Develop PGH Bulletins: Strip Loft Proposal Spurs Concerns About Neighborhood's Future

Pittsburgh PA

18 July, 2021

9:36 AM

Description

By Rich Lord, Public Source July 18, 2021 A proposal by developer Westrise Capital to build an eight-story, 243-unit residential building near the south end of the 31st Street Bridge isn't out of step with the direction the Strip District has been taking for several years. It did, however, make City Planning Commission Chair Christine Mondor wonder whether the iconic warehouse and retail district will be recognizable in the future. Westrise wants to build the Crucible Lofts on the block bounded by Smallman Street, 31st Street, 32nd Street and Mulberry Way, the developer's representatives told the commission in an initial briefing. The block is currently made up of several industrial or warehouse buildings. Covering the full block except for a small plaza along 32nd Street, Crucible Lofts would use masonry, glass, steel and potentially a gantry crane to meld the Strip's industrial aesthetic with a modern residential feel, said Karl Smeltzer of the design firm Gensler. The commission could hold a hearing and vote on whether to approve it on June 27, and at its initial briefing, members had no specific objections. Mondor admired "the simplicity of the facade" and the evocation of the Strip's warehouse context, she said. She noted, though, that the city doesn't seem to have tools to address the changes the Strip is experiencing. "We have multiple small parcels being consolidated and built upon in a big project type," Mondor said. "As we get more and more of these projects that are maximizing their [allowable size] and their density, the character and granularity of the Strip District that we know and love, the ability to have multiple building types, to have activity out on the street and to have mixed use, begins to get scrubbed from the neighborhood." She called the Crucible Lofts plan "a very long building, which isn't out of character with some of the large warehouses that are there." But she added that the city should think about its stance toward the consolidation of multiple Strip lots and buildings into larger wholes. "How do we, as a planning commission, as a city, have the tools to think about the Strip District and account for open space, and account for walkable streets, and account for a kind of granularity that isn't block by block, so that when we look at the neighborhood 20 years from now, we don't say, 'Boy, this used to be the Strip, but I'm not sure what it is now?'" she asked. The city is in the midst of a comprehensive plan called Forging PGH, meant to guide development in all 90 neighborhoods, which the City Planning Department has hoped to complete this year. Carnegie Mellon University's Skibo Hall was designed by renowned early 20th Century architect Henry Hornbostel. In the 21st Century, though, the hall doesn't quite work, according to participants in a briefing to the City Planning Commission on a proposal to partially demolish and redevelop it. "We've wrestled with this for a long time," said Bob Reppe, CMU's senior director of planning and design. The university prefers not to demolish, "especially a Hornbostle building," he said, "but it's really not a functional building." It lacks elevators and air conditioning, and its roof is not all at one level, making redevelopment difficult, he said. CMU wants to preserve the existing gymnasium, but convert it into a combination track and turf surface for multi-sport training. The rest of the building would be demolished and rebuilt into a new gym, plus activity and office space that would bring together the university's health, wellness, counseling, psychiatric and athletic offices and functions. A single roof matching the current gymnasium's height would cover the 160,000-square-foot center. The commission could vote on CMU's plan for the hall on July 27. Twelve dilapidated row houses along Bates Street and Coltart Avenue could be demolished if the City Planning Commission approves. What would replace them? Details weren't forthcoming at the commission's initial briefing on the proposed demolition. Developer Walnut Capital is expected to buy the graffiti-strewn row houses, visible from the Boulevard of the Allies, raze them and transfer the land to the University of Pittsburgh. "This has been a top priority for Oakland in the past several years to get these properties demolished," said Jonathan Kamin, one of Walnut Capital's attorneys, in the briefing. "Some of them do not even have floors in them. You open the door and fall right into the basement." Asked by commissioners whether the university plans to build on the site, Kamin said that would depend on the results of a holistic look at that section of Oakland. "Pitt will eventually be buying this, but this is step one of probably a 25- or 30-step process," he said, in which there are "a lot of pieces at play." The commission is expected to hear public testimony and vote July 27. The first redeveloped section of the mammoth 178-acre Hazelwood Green site could get a new 96,000-square-foot office and lab building, per a presentation made to the City Planning Commission. The Mill 19 portion of the site is named for the skeletal relic of a steelmaking building that spans it and holds a vast solar array. To date, two-thirds of the area under that skeleton has been redeveloped. Though it does not yet have a tenant lined up, the nonprofit Regional Industrial Development Corp. wants to fill the rest with office, lab and research space. RIDC owns the Mill 19 part of Hazelwood Green. As much as half of the new building's power will be provided by the solar arrays, according to RIDC's presentation. The City Planning Commission is expected to vote on July 27 on the proposal. Eviction filings in Allegheny County rose in June, following two months of relatively low case counts. Landlords filed 469 cases against tenants in June. That's less than half of a typical pre-pandemic month but the highest total since October. Since mid-March 2020, a series of federal, state and local actions driven by the COVID-19 pandemic have restricted eviction filings. Rent relief programs for tenants whose livelihoods have been affected by the pandemic have also helped some renters to stay current or pay overdue balances. The Centers for Disease Control and Prevention (CDC) order in place since September was recently extended through the end of July. But the CDC has indicated that it does not anticipate a further extension. During the first quarter of 2021, Baldwin, McKeesport and Penn Hills were hotspots for eviction filings. During the second quarter, the largest concentrations of filings by landlords were in and around Wilkinsburg, Monroeville, Pittsburgh's Hilltop neighborhoods, Braddock and Duquesne, McKees Rocks and Stowe, and North Versailles. — Nick Tommarello contributed. News from the City Planning Commission, Urban Redevelopment Authority, Housing Authority of the City of Pittsburgh and more Soaring rents, waning options: For tenants on tight budgets, the North Hills isn't a friendly place Inclusionary zoning is taking hold in Lawrenceville. Is the rest of Pittsburgh next? Can East Hills residents reverse 'blightlining' and 'rotrification' on Park Hill Drive? Some Pittsburgh environmental groups are trying to undo a legacy of neglect by prioritizing projects in underserved communities Why is UPMC spending millions on affordable housing? It's less about the mayor than about health and investments Renters: Here is how to find legal help, mental health support and shelter in Allegheny County Pittsburgh's oldest Black church was demolished as 'blight' in the 1950s Lower Hill. Today, members seek justice. Tenant Cities: Portraits of households facing displacement in the pandemic May development coverage Rich Lord is PublicSource's economic development reporter. He can be reached at [email protected] or on Twitter @richelord. Develop PGH has been made possible with funding from The Heinz Endowments. This article was produced by PublicSource.org, a nonprofit news organization serving the Pittsburgh region. PublicSource tells stories for a better Pittsburgh. Sign up for their free email newsletters at publicsource.org/newsletters.