Hazelwood Green (site) is a 178-acre area along the Monongahela River in the neighborhood of Hazelwood and adjacent to the Hot Metal Bridge. The site is relatively flat, with the exception of the river-edge (a slope and elevation change of roughly 20 to 40 feet). Additionally, a steep slope – part of the “Hazelwood Greenway” – runs north-south, adjacent to most of the site, providing a generally lush, wooded backdrop for a majority of the site. This slope is roughly 300 feet higher than the site and largely uninhabited. The site is part of the Greater Hazelwood neighborhood of Pittsburgh, Pennsylvania, and adjacent to South Side, Oakland, the Pittsburgh Technology Center (PTC), and Greenfield. The iconic Mill 19 building is due to open its first phase in Spring, 2019 with Carnegie Mellon University’s Manufacturing Futures Initiative, Advanced Robotics Manufacturing (ARM), and Catalyst Connections as the first tenants.
Following a six-month approval process, the new Preliminary Land Development Plan (PLDP) and SP-10 Zoning Text Amendment were approved in September 2018 and January 2019, respectively. The new PLDP includes requirements that will create a high quality urban design framework while also allowing for flexibility in the location of uses and other parameters that require market adaptability over the timeframe of development.
Each future vertical development on the site is required to complete a Final Land Development Plan (FLDP) for the proposed project. The FLDP is evaluated by the City of Pittsburgh Planning Department and Planning Commission based on what is set forth in the PLDP and the SP-10 Zoning Text. As such, the PLDP shall be used as the primary document for government officials, developers, design teams, site users, and adjacent community members to understand the vision, intent, and plan for Hazelwood Green.
The Three Districts
The plan comprises three distinct districts: the Mill District, the Flats District, and the River District. Each District is a unique urban place framed by the differences in adjacent uses, and existing site conditions and boundary lines. The public realm elements of each District are intended to work together with existing conditions and the built form to support a walkable community with site-wide opportunities for social interaction and economic vitality.
The PLDP allows for a variety of uses as market needs – and the workplaces of tomorrow – change. With a median development target of 4.36 million square feet of nonresidential development and 3.64 million square feet of residential development across the entire site, the plan’s goal is to create a healthy balance of residents and jobs on site.
Improvements Completed & Underway
The site was purchased in 2002 by Almono LP and the most significant site improvements began in 2012. By the end of 2019, all improvements will be completed to make over two-thirds of site Blocks directly accessible to new public streets and ready for development. In addition to site acquisition costs, a total investment of $51 million in public and private loans, along with $14 million in grant funds have been committed to site for the improvements that are summarized below.
REMEDIATION. The site is a brownfield project undergoing redevelopment and remediation in accordance with Pennsylvania’s Land Recycling and Environmental Remediation Standards Act (PA Act 2), a voluntary land recycling program that provides uniform and streamlined standards intended to facilitate the recycling of existing industrial sites. PA Act 2 clearance for all land uses has been received with environmental requirements related to earth movement and construction onsite, as well as restrictions on infiltration of rainwater within the Area B.
GRADING. The site has been filled and raised with nearly 800 cubic yards of fill. All parcels are rough graded and require a final cap of an impervious surface (i.e. building foundation, pavement) or 12” of clean fill cap for final pervious surfaces, as per the environmental covenants.
STREETS. Blair Street and Hazelwood Avenue became public streets and open to the public in April 2019, following completion of one of two protective canopies under the CSX Spur rail overpass. The opening of this combined 1.4-mile street provides new entries to the site from Second Avenue. Construction of Lytle Street, Beehive Street (formerly Street “C”, and Eliza Street (formerly Street “F”) is nearing completion, and anticipated to be publicly dedicated by the end of 2019. Separate cycle paths are provided along Blair Street, Hazelwood Avenue, Lytle Street, and Beehive Street.
UTILITIES. Pathways for utilities are in place within all new streets, and build-out will occur as level of service is determined. The site is served by public water (Pittsburgh Water & Sewer Authority) and sewer (ALCOSAN), Duquesne Light Company provides electrical service, and natural gas lines have been installed by Peoples Natural Gas. There is ample service capacity and conduits are in-place for new telecommunication lines.
STORMWATER. Green infrastructure has been installed in conjunction with the street projects to-date to retain all rainwater on site, most predominately the Blair Street & Hazelwood Avenue work. Lytle Street will also include three blocks of 100% green infrastructure to be used for monitoring and testing of performance.
BUILDINGS. Three structures remain on the site with the intent for restoration and redevelopment. This includes the Roundhouse (built in 1887 – 22,619 SF), the Mill 19 building (1943 – 180,000 SF) and the Pump House (built in 1870 – 3,405 SF). Renovation of the Mill 19 structural frame is complete by RIDC with the first phase of new construction officially occupied as of July 2019. Almono LLC has completed remediation and stabilization work on the Roundhouse, to ready it for redevelopment and fit-out for a tenant in the future.
PARKING. One temporary parking lot will provide ~340 pay parking spaces to the public beginning in Summer 2019. A second temporary parking lot with ~350 spaces has begun construction and is expected be open by Spring 2020. Approximately 520 on-street parking spaces are also available to accommodate early stages of development.
PUBLIC PLAZA. Construction on the public open space, a 2-acre Plaza south of the Mill 19 building has begun, with an expected opening in two stages - the lower lawn in Fall 2019 and the upper lawn/water feature in Summer 2020. This civic center is the first of a total of about 30-acres of urban open space (17% of total area) to be developed on the site.
Financial assistance and support has been provided through the following public and private sources:
City of Pittsburgh, Mayor William Peduto
Commonwealth Financing Authority
Commonwealth of Pennsylvania; Honorable Tom Wolf, Governor
County of Allegheny County, County Executive Rich Fitzgerald
Pennsylvania Department of Transportation
Pennsylvania Industrial Development Authority
Pittsburgh Public Schools
Power of 32 Site Development Fund Partners LP
Redevelopment Assistance Capital Program (RACP)
Redevelopment Authority of Allegheny County
Urban Redevelopment Authority of Pittsburgh