You Can’t Build That Here - H.G. Imhoff House - 100 N Linden Ave
For our fifteenth entry in our “You Can’t Build That Here!” series, we jog up Murray Ave through Squirrel Hill and take Linden Ave to Point Breeze.
Each entry in this series highlights a currently existing building that would be illegal to build under the existing zoning code. The purpose is to highlight how flawed our zoning code is.
We now turn our attention to 100 N Linden Ave, Pittsburgh, PA 15208—a three-story, ten-unit apartment building situated at the corner of Penn Ave and N Linden Ave in a single family zoned bit of the East End. Located in a walkable and very bikeable neighborhood, this building is a 15 minute walk from the Trader Joe’s at Bakery Square and less than 10 minutes from Mellon and Westinghouse parks. Four bus lines have a stop near the property, with the 71C stopping directly in front of the building (4,67,69 stop on N Dallas).
Historical Context
This property was built between 1882 and 1890 and was one of three adjacent houses belonging to the Imhoff family. Two of the three are still standing and have been converted into apartments while the third, the oldest and largest of the three, was demolished and its lot subdivided allowing for the construction of six duplexes and six apartment buildings each of which could have their own You Can’t Build That Here entry. In fact there is only one house on the whole block which conforms with the zoning code.
Zoning Analysis - Why you can’t build it!
The property occupies a 9,164 square foot lot and is located in an R1D-L (Residential Single-Unit Detached, Low Density) zoning district. Under the current zoning regulations, the following constraints apply:
Density Restrictions: The R1D-L zoning designation permits only single-family detached homes. The existing ten-unit apartment building exceeds this limitation.
Lot Size Requirements: The zoning code mandates a minimum lot size of 3,000 square feet per dwelling unit. For ten units, a total of 30,000 square feet would be required. With only 9,164 square feet available, the property provides approximately 916 square feet per unit, falling significantly short of the requirement.
Parking Requirements: According to Section 914.02 of the Pittsburgh Zoning Code, multi-unit residential buildings are required to provide one off-street parking space per unit. Therefore, ten off-street parking spaces are necessary for this property. Currently, no off-street parking is provided.
Setback Requirements: The R1D-L zoning code requires a minimum rear setback of 30 feet. The existing structure does not conform to this requirement, further contributing to its non-compliance with current zoning laws.
Affordability
Currently listed units are going from roughly $700 to $1000 which is substantially less than the area median.
[Screen Caps 12/15/2024]
Implications and Recommendations
The current zoning regulations render the existing structure non-compliant, meaning that if it were destroyed or significantly altered, rebuilding it in its current form would be prohibited. This situation underscores broader issues within urban zoning practices:
Parking Minimums: Mandatory parking minimums can lead to inefficient land use and increased housing costs. Reducing or eliminating these requirements, especially in walkable neighborhoods with access to public transit, could promote more efficient land use and reduce housing costs.
Lot Size Minimums: Large minimum lot sizes per unit restrict housing density, limiting the availability of affordable housing options. Reevaluating these standards could facilitate the development of diverse housing types, including "missing middle housing," which encompasses duplexes, triplexes, and other multi-unit configurations that bridge the gap between single-family homes and large apartment complexes.
Zoning Flexibility: Allowing multiple units on a single lot, particularly in areas with historical precedence for such structures, can enhance housing diversity and affordability. Implementing more flexible zoning policies that permit multi-family units by right could encourage the development of diverse housing types that meet contemporary needs.
Setback Requirements: Current setback requirements often make it difficult to maximize the use of available land, especially in older urban neighborhoods with established building patterns. Loosening setback requirements can allow for more efficient use of space. This change would enable developments to better align with historical structures and support higher density in walkable areas.
Urban Evolution and Policy Considerations
Urban landscapes are dynamic, evolving from farmland to large estates, to single-family homes, and eventually to dense, walkable neighborhoods. Current zoning policies turn this natural progression on its head, stifle urban vitality, and limit housing options. By resisting the organic densification of neighborhoods, such policies may inadvertently contribute to housing shortages and increased living costs.
Reforming zoning laws to accommodate higher density and mixed-use developments can facilitate the organic evolution of cities, promoting vibrant, inclusive, and sustainable urban environments. Embracing this evolution is essential for fostering communities that reflect the diverse needs and aspirations of their residents.
In conclusion, the case of 100 N Linden Ave illustrates the challenges posed by bad zoning regulations that hinder the development of diverse and affordable housing options. Addressing these challenges through thoughtful policy reforms can pave the way for a more inclusive and dynamic urban future.
Yet again, we see a great building and know that YOU CAN’T BUILD THAT HERE!
By Vlad Kaplun with contributions by Jack Billings
