Negley Corridor - City of Pittsburgh

Negley Corridor Development Strategy Partners 

East End Neighborhood Forum 

Alpha Terrace 

Bloomfield-Garfield Corporation (BGC) 

East Liberty Development, Inc. (ELDI) 

Friendship Development Associates (FDA) 

Friendship Preservation Group (FPG) 

Garfield Jubilee Association (GJA) 

Highland Park Community Club (HPCC) 

Highland Park Community Development Corporation (HPCDC) 

Negley Place Neighborhood Alliance (NPNA) 

The Community Builders (TCB) 

Community Design Center of Pittsburgh (CDCP) 

City of Pittsburgh Department of City Planning (DCP) 

Klavon Design Associates, Inc. 

City of Pittsburgh 

Tom Murphy, Mayor 

Pittsburgh City Council 

Councilman Dan Cohen 

Councilman Jim Ferlo 

Councilwoman Valerie McDonald 

Councilman Michael Diven 

Councilman Alan Hertzberg 

Councilman Bob O’Connor, president 

Councilman Dan Onorato 

Councilman Gene Ricciardi 

Councilman Sala Udin 

Eloise Hirsh, Director of City Planning

Contents 

Overview...............................................................................................1 

Development Strategy 

and Action Agenda ...............................................................................7 

Project Implementation Chart .............................................................29 

Development Principles.......................................................................35 

Existing Conditions Data .....................................................................43

The Negley Corridor Initiative is a collaboration among 

community groups surrounding Negley Avenue. 

The following organizations are involved in the effort: 

Alpha Terrace 

Bloomfield-Garfield Corporation (BGC) 

East End Neighborhood Forum (EENF) 

East Liberty Development, Inc. (ELDI) 

Friendship Development Associates (FDA) 

Friendship Preservation Group (FPG) 

Garfield Jubilee Association (GJA) 

Highland Park Community Club (HPCC) 

Highland Park Community Development Corporation (HPCDC) 

Negley Place Neighborhood Alliance (NPNA) 

The Community Builders (TCB) 

Community Design Center of Pittsburgh (CDCP) 

City of Pittsburgh Department of City Planning (DCP)

I. Overview 

Negley Corridor 


Overview 1

I. Overview 

*NOTE: To avoid 

confusion, in this report 

"Highland Park" will be 

used to refer to the 

regional park; the 

neighborhood will be 

specified as "Highland 

Park neighborhood." 

Negley Avenue is a primary corridor in Pittsburgh’s East End. It connects 

neighborhoods and commercial centers, is a major transportation 

thoroughfare, and provides access to Highland Park and the Pittsburgh 

Zoo. Many neighborhoods border on Negley; it can connect 

neighborhoods and be a boundary between them. Unfortunately, Negley 

Avenue has often been more of a barrier than a connection, with no 

community taking "ownership" of the corridor. This report and the 

broader Negley Corridor Initiative is an attempt to view Negley Avenue 

as a common thread weaving together the neighborhoods of East Liberty, 

Highland Park, Garfield, and Friendship. 

Several East End neighborhood groups have joined together in an effort 

to focus attention on development strategies for northern Negley 

Avenue. This report is the product of that effort and can be used as a 

resource document for all those involved in development on this 

corridor. The Negley Corridor is defined in this report as properties 

fronting onto Negley Avenue from Centre Avenue north to the street’s 

terminus in Highland Park. 

The Department of City Planning has completed this document on 

behalf of the East End Neighborhood Forum (EENF) and the Negley 

Corridor Initiative Oversight Committee, a collection of community 

representatives from each neighborhood adjacent to the Negley Corridor 

study area. This development strategy details a long-term vision for the 

corridor to set the context for future private and public development 

decisions. Rather than describing short-term fixes, this vision articulates 

what the corridor can become with the concerted effort of residents who 

live along the corridor, private and non-profit developers, community 

organizations, and the public sector. 

City Planning Role 

While the Department of City Planning is preparing this phase of the 

Negley Corridor Development Strategy, it is not a city-initiated effort. 

City Planning is acting as a consultant to the Negley Corridor Initiative 

under the auspices of EENF; Phase One, Existing Conditions, was 

undertaken by Environmental Planning and Design (see Chapter V). 

The planners involved are offering their expertise and their perspective, 

but are acting under the direction of the Negley Corridor Initiative 

Committee. Moreover, although the Department of City Planning is 

Overview 3

producing the report, it should not be considered a plan detailing future 

city budget expenditures. The City of Pittsburgh currently has no funds 

budgeted for the implementation of this plan. Upon completion of the 

strategy, the Negley Corridor Initiative Committee may elect to seek 

funding, both public and private to see that the recommendations are 

implemented. This document is meant to guide all development that takes 

place along the corridor, most of which will be private development. 

A Vision for the Negley Corridor 

When the strategy recommendations are implemented, what will the 

Negley Corridor be like? The following statements offer a sense of how 

one may experience the new Negley Avenue. 

The vision for the Negley Corridor is that of a grand residential street that culminates at one 

of the city’s premier regional parks. 

At the corridor’s southern boundary, one finds an abundance of large-scale, auto-oriented 

commercial activity on Baum Boulevard. Even so, the intersection of Baum Boulevard and Negley 

Avenue is a beautiful, lushly landscaped gateway to the Negley Corridor. Although there is not 

actually a park there, the amount of landscaping on each property facing the intersection reminds 

one of Highland Park at Negley Avenue’s northern terminus. 

Commercial activity is located at specific focal points and faces the side streets, rather than fronting 

on Negley. Parking for commercial uses is provided either at the rear or side of the structures. 

The corridor’s zoning accurately reflects these various land uses. Directional signage points 

the way from Negley Avenue to nearby neighborhood commercial districts. 

Technically, Negley Avenue is the border separating four neighborhoods along the 

corridor’s length. However, instead of each neighborhood turning its back to Negley Avenue, 

it is a focal point for development activity and has been the vehicle for the various neighborhoods 

to jointly work toward common goals. Negley Avenue now functions as a seam that binds several 

neighborhoods. 

The corridor contains many amenities, including street trees, attractive bus shelters and trash 

receptacles, consistent lighting, clear and uniform signage, and highly visible textured crosswalks. 

There is a consistent pattern of development along the corridor because a common setback – 

distance between buildings and the street – has been established for nearly all the buildings and 

their front yards. 

Traffic is calmed, but still flows efficiently along the corridor because there is consistent on-street 

parking and well-timed lights. The on-street parking contributes to pedestrian safety by creating a 

buffer between moving vehicles and persons on the sidewalk. Bus shelters, street trees, and visible 

textured crosswalks also help to improve conditions for pedestrians. 

All structures along the corridor are well maintained and in compliance with city codes. Single family 

structures are maintained for single family use. Multiple family structures are kept clean, have 

adequate parking for residents, and contribute to Negley Avenue’s residential identity; their front 

yards, porches, and landscaping are similar to that of single family homes. Porches are no longer 

removed from the fronts of homes. In fact, porches have been restored to those facades from 

which they were once removed. These homes now have a much stronger presence along the street 

because their porches provide gracious entry points to the home and maintain the common setback 

along the corridor. 

These characteristics create an important sense of place and a unique identity for the Negley 

Corridor. 

4 Overview

Community Contribution to the Document 

An extensive public process has helped to direct each phase of this 

report, including visioning, data collection, and recommendations. 

The Negley Corridor Initiative Oversight Committee, convened by EENF, 

has met at critical junctures in the process to provide direction and 

feedback to the consultants. The oversight committee is made up of 

activists and professionals with knowledge of the obstacles to and 

opportunities for development along the corridor. Committee members 

represented each Negley Corridor neighborhood to ensure that all voices 

were heard throughout the process. Broader representation was obtained 

at three public meetings hosted by EENF where consultant work was 

presented to the attendees for their input. 

This public process and implementation strategy should set the stage 

for an effective, coordinated implementation effort. Residents and 

activists who know about the strategy because of taking part in preparing 

the strategy’s recommendations are more likely to get involved 

in the implementation. Work has begun on implementation of this strategy's 

recommendations. The companion document, Negley Corridor 

Initiative Site Analysis Study, has been completed; this document 

presents detailed information on redevelopment options for four strategic 

sites on Negley Avenue. Community discussions regarding the issue 

of absentee landlords have been held as well. The community should 

form other committees to oversee the implementation of this strategy, 

using the implementation chart in Chapter III of this document. 

Overview 5

Overview of Document 

The next chapter contains the development strategy recommendations: 

from improving crosswalks to developing vacant properties, from 

increasing home ownership to improving traffic flow. The 

recommendations, once implemented, will achieve the vision for the 

Negley Corridor discussed above. To assist implementation, a chart 

for tracking the action agenda is included in Chapter III. Chapter IV 

contains four sets of design principles that will inform development 

and renovation decisions so that they contribute to the quality of the 

corridor’s built environment. Chapter V discusses the challenges and 

opportunities existing in the Negley Corridor. Issues such as property 

maintenance, traffic and parking, vacant land, etc. are contrasted with 

the opportunities such as strong community-based organizations, 

architectural quality, and good centralized location. In total, this 

development strategy report is meant to be a tool for those involved 

in returning Negley Avenue to a grand residential street. 

6 Overview

II. Development Strategy and Action Agenda 

coverstock 



Development Strategey and Action Agenda 7

II. Development Strategy and Action Agenda 

The vision statement in Chapter I describes a grand residential street 

with plentiful landscaping, handsome structures, and many public 

amenities. Once the recommendations in this chapter are implemented, 

this will be the experience for Negley Avenue residents and visitors. 

The recommendations begin with development, then discuss the public 

realm, property maintenance, traffic, and zoning. A series of design 

principles are outlined in Chapter IV to guide specific development 

efforts. 

The following illustrative plan represents the changes recommended 

to reach the vision for the Negley Corridor. The plan is shown in two 

sections because the corridor is long and narrow. Section One, Figure IIa, 

contains the southern portion of the corridor, from Centre Avenue to 

Black Street; Section Two, Figure IIb, repeats the East Liberty 

Boulevard/Black Street area and continues from there to Negley Avenue’s 

terminus at Highland Park. 

Development and Rehabilitation 

The most dramatic changes to the Negley Corridor will be made 

through development projects. There are many opportunities for new 

construction on vacant parcels and opportunities for rehabilitation 

of degraded properties. The priority development sites are shown 

on the development strategy plan. In addition to working on actual 

development projects, we recommend that the community focus on 

development review, maintenance of a Negley Avenue property database, 

and outreach to developers doing projects or considering projects in the 

corridor. 

In addition to the development projects and rehabilitation opportunities 

discussed in detail below, it is recommended that the area's CDCs and 

the EENF coordinate an outreach strategy to developers and property 

owners to inform them about the goals of the Negley Corridor 

Development Strategy. The community must advocate for the strategy's 

design principles and development goals and encourage increased home 

ownership as opportunities arise. A committee should be formed to 

review development projects and provide one voice for community input 

regarding development proposals. The database created during the first 

phase of this study should be maintained on a regular basis and used as a 

resource for identifying potential development opportunities. Such an 

organized effort targeting appropriate development is essential to the 

success of this strategy. 


The Negley Corridor 

Figure II a. 

N 

10 Development Strategey and Action Agenda

Figure II b. 

N 


Companion Document: Negley Corridor Initiative Site Analysis Study 

Prior to the printing of this development strategy document, the community began studying the 

feasibility of redeveloping four high-priority development sites on the Negley Corridor. The following 

sites are included in the study, which is now complete: 

• 5531 Penn Avenue, a former Gulf gasoline station at the corner of Negley and Penn Avenues; 

• 500 North Negley Avenue, an apartment building of architectural significance at the corner of 

East Liberty Boulevard and Negley Avenue; 

• 251 North Negley Avenue, a former Texaco gasoline station; and 

• 120 - 138 South Negley Avenue, a series of rental properties, the porches and entranceways of 

which have been removed or significantly altered. 

The Community Design Center of Pittsburgh and The Community Builders collaborated on this 

project, with participation from Negley Corridor Initiative community representatives. The aim of 

the analysis was to research development options in order to determine acquisition and 

redevelopment costs and to demonstrate a cohesive strategy for moving ahead on the community's 

vision for the corridor. The Community Design Center of Pittsburgh (CDCP) provided funding to 

hire an architect to do preliminary architectural analysis of the sites. The architect provided site 

plans/renderings and construction costs for each site; community preferences for future 

development of each site were taken into account. The Community Builders (TCB) provided 

economic development assistance to refine the initial analysis and provided the architect 

with the initial site information. 

This analysis will facilitate development of the sites in a "package," which will increase the likelihood 

of success over each project being structured separately. Implementation of Negley Corridor 

Initiative Site Analysis Study is included in Chapter III of this document, "Project 

Implementation Chart." 

High Visibility Sites 

The Negley Corridor Initiative should first concentrate on development 

sites with the highest visibility. Thus, the vacant lot at the corner 

of Penn and Negley (the former Gulf station) is the highest priority 

for development. Three neighborhoods and two commercial districts 

intersect at this property. Development of this site will also reinforce the 

investment currently underway at New Pennley Place, a project that will 

have a dramatic positive impact on the aesthetics and quality of life on 

Negley Avenue. 

This strategy document recommends that the former Gulf station 

site be redeveloped for a commercial or a mixed-use development. 

The new building should create a strong presence on the corner and be 

at least two stories tall to complement the corridor’s urban character. 

Suburban-style development with a one-story building and a large 

parking lot between the building and the street should be avoided. 

The most likely way to achieve such high quality urban development 

is for the local CDCs participating in the Negley Corridor Initiative to 

acquire the property and control the development. This site is one of 

four included in Negley Corridor Initiative Sites Analysis Study, a 

companion document to this report. Please refer to that report for more 

detailed information. 


Another highly visible commercial site is the former car dealership 

showroom at the intersection of Negley Avenue and Baum Boulevard. 

The strategy recommendation is that the original building remains intact 

and that it be redeveloped with a first floor retail use and office/studio or 

residential uses on the upper floors. The existing building has a strong 

presence on the corner and now serves as a buffer for the Friendship 

neighborhood from the traffic and noise on Baum Boulevard. 

Redevelopment of the site would present an opportunity to install 

additional landscaping to enhance the appearance of the southern 

terminus of the Negley Corridor. This will contribute to the landscaping 

of the Baum/Centre node to create a green entrance to the corridor (see 

"Greening the Corridor" later in this chapter for a description of the 

landscaping improvements). Greening this area will help to create a more 

distinct sense of place, will reduce the harshness of the current landscape, 

and will reflect Highland Park at the corridor’s northern terminus. 

The corner of Penn Avenue and Negley Avenue is a high priority for redevelopment. 


This property at the corner of Baum Boulevard and Negley Avenue is an important 

development opportunity. Construction of a drug store is now underway. 

Penn and Negley is the corridor's most important intersection and the least residential in character. Penn Avenue is 

one of the area's major arteries and leads to commercial districts in Garfield and East Liberty. Because many 

properties at this intersection are currently commercial, mixed use or commercial development is encouraged at the 

vacant site across from New Pennley Place in order to reinforce Penn Avenue as a commercial corridor and to 

provide retail opportunities to residents nearby. New structures should be at least two stories and built up to the 

sidewalks to reinforce the urban character of the intersection and to complement development 

at New Pennley Place. 


When a major chain drugstore proposed to demolish the former car dealership showroom at 

the intersection of Baum Boulevard, Roup Avenue, and Negley Avenue and replace it with 

a suburban-style box store, the Friendship community sprung into action. The neighborhood 

activists were concerned that the proposed development would be unsightly and cause adverse 

impacts on the quality of life in Friendship. The showroom building currently buffers the 

neighborhood from much of the noise and traffic on Baum Boulevard. A neighborhood committee 

was formed who then met with the drugstore chain officials to explain their opposition to the 

project as proposed. The committee showed the company how to work with the existing structure 

and convinced the company of the soundness of the Friendship-supported alternative. As a result, 

the community’s privacy and integrity will be preserved. 

Thus, in response to neighborhood concerns, the drugstore chain is considering keeping the 

existing Roup and Baum building standing. The company will house its operations in the first floor 

and leave the upper floors vacant. The company has decided against allowing for loft-style 

apartments on the top floors, because it feels the residents would compete with customers 

for the limited parking spaces. 

The site plan preserves the character of the historic showroom building, but the triangular 

two-story section of the building will be demolished to provide drive-thru lanes. The plan also 

includes removal of the canopy along Baum Boulevard, the ramps along Stratford, and the auto 

service facility next door on Negley. The plan includes a canopy over the drive-thru lanes. Details 

remain to be worked out regarding lighting, the delivery side along Stratford, and about fencing, 

but the community agrees that this proposed solution is much more neighborhood-friendly. 

- Friendship Journal, January 1999 and February 1999 

This action on the part of Friendship residents is an excellent model for community activism in 

support of good design and positive development projects. The Friendship activists recognized 

community assets, communicated directly with developers and business people, persuaded them to 

consider their ideas, and resolved the situation in a way satisfactory to all involved. This example is 

potentially different from future cases because many of those involved were professional architects. 

Community activists without such particular expertise should not be deterred however, because 

being an expert is not a requirement for success. Also, when technical assistance is needed, activists 

may request it from community organizations, governmental bodies, or various technical assistance 

providers. 

Reuse of the existing building with retail at street level and plenty of landscaping would be ideal. 


Residential Development Priorities 

Residential development is recommended for the other high-priority 

development sites along Negley Avenue, in keeping with the vision 

of Negley Avenue as a grand residential street. The following vacant sites 

present excellent opportunities for high quality development along 

Negley. The site of a former Texaco gas station at 251 North Negley 

Avenue should be developed for mixed-use or residential use. If 

contamination issues prevent such development, the property should 

be improved and brought into use as a parking lot with landscaped 

sitting areas. Development of this property will be an appropriate 

compliment to New Pennley Place across the street. The vacant site at 

Negley Avenue and Hays Street is a priority development opportunity 

because of its prominent corner location. At that location, The Negley 

Corridor Initiative recommends multi-family dwellings designed to 

replicate the historic grand residences found on Negley Avenue. 

Redevelopment of this prominent corner, at Hays Street, would have a big impact 

on the corridor. 

There are also opportunities to improve the appearance of the corridor 

through rehabilitating highly visible residential properties. First, the 

rental properties across from Penn Plaza near the intersection of Negley 

and Penn Avenues are currently unsightly and poorly maintained. The 

committee has focused on rehabilitation of these structures due to their 

prominent location and because they have the potential once again to be 

attractive residences (see Negley Corridor Initiative Site Analysis 

Study for more information). 

Second, another structure with great potential is the apartment building 

on the northeast corner of Negley Avenue and East Liberty Boulevard, 


500 N. Negley Avenue, which is currently in disrepair. Without attention 

in the near future, this once-handsome structure will deteriorate to such 

an extent that it will be excessively costly to renovate. The prominent 

location of this building is the main reason for its inclusion here, but its 

rehabilitation can also serve as an example to spark interest in the 

rehabilitation of nearby buildings on Negley Avenue and on East Liberty 

Boulevard (see Negley Corridor Initiative Site Analysis Study for 

more information). 

Should rehabilitation of the apartment building at 500 N. Negley Avenue 

be infeasible, the following design considerations should be followed for 

new construction on the site and similar sites. First, a building 

constructed on the site should be substantial in scale, such as a two- or 

three-story building, to make a strong presence on the corner site. 

Second, the building should be built as close to the corner of the 

property as possible, again, to reinforce the urban character of Negley 

Avenue. Finally, parking and refuse containers should be hidden from 

view of Negley Avenue and East Liberty Boulevard. The four sets of 

design principles found in Chapter IV should be consulted for this 

project and all others throughout the corridor. 

Finally, the apartment building at the northwest corner of Negley Avenue 

and Black Street should be redeveloped as well. In yet another key 

location, this building is oriented away from Negley Avenue and is 

unsightly. The property would be an asset to the corridor were it to 

create a strong presence on the corner with the main entrance facing 

Negley Avenue. 

New development along the Negley Corridor should complement the existing residential architecture. New singleand 

multi-family housing should be similar in scale and massing to the larger, single-family homes on the street. 

New buildings, such as the one in this illustration, should be oriented to the street, with the main entrance and 

entry porch facing Negley Avenue. The gabled roofs, windows, and detailing reinforce the residential identity of the 

corridor, as well as the adjoining side street. The structure is built to established setback lines along both streets, 

creating a strong presence on the corner and maintaining the rhythm of the street. 


In the longer term, the Negley Corridor Initiative should encourage the 

redevelopment of Penn Plaza apartments similarly to New Pennley Place. 

Should the opportunity arise to rehabilitate Penn Plaza in a similar 

manner, it should be done. Local streets could then be reconnected 

through the property and the residences could have a stronger, more 

attractive presence on Negley Avenue. The vacant lot and auto repair 

shop at 222 - 226 Negley Avenue at the intersection of Negley Avenue 

with Rural Street should be considered for redevelopment to better 

compliment New Pennley Place as well. In addition to these suggested 

targets, the Negley Corridor Initiative will focus on additional residential 

properties as opportunities present themselves. 

All development and property maintenance activity along the Negley 

Corridor should be undertaken in accordance with the development 

guidelines prepared as part of this strategy. Charts containing the 

guidelines and accompanying text are found in Chapter IV. The 

guidelines, which can be used by homeowners, CBOs, and developers, 

will help to achieve high quality developments that complement nearby 

properties and enhance the overall image of the corridor. 

Property Maintenance 

Property maintenance is one of the biggest challenges facing the Negley 

Corridor. The problems associated with absentee landlords are the major 

concern, but property maintenance issues also pertain to individual 

homeowners and multi-family buildings with local management. 

This is discussed in greater detail in Chapter V, as is the issue of 

homeowners struggling with the high cost of renovations and 

maintenance. Improving property maintenance throughout 

the corridor will require a concerted effort with a variety of techniques. 

Financial Resources 

A major resource for this effort will be the housing programs available 

through the Urban Redevelopment Authority of Pittsburgh (URA). URA 

programs can be utilized in a variety of ways to improve property 

maintenance. Homeowners can use low interest loans for maintenance of 

and improvements to their homes. Most of these URA programs are 

available citywide but low-income neighborhoods have higher income 

limits and/or purchase price limits. So for the Negley Corridor, Garfield, 

Friendship, and East Liberty are target neighborhoods, while Highland 

Park neighborhood residents can access the programs if they meet the 

lower income and purchase price limits. 

URA programs can also be used to support homeownership, which is a 

goal for Negley Corridor Initiative members. Most of the URA programs 

require that the applicant occupy the house or a unit in the house. 

Encouraging the use of these programs will further the goals of the 

Negley Corridor Initiative to increase homeownership and reduce 

absentee landlords. The major focus should be on marketing the existing 

programs. A concerted effort must be made to educate owners about the 


available programs, encourage them to take advantage of them, and to 

develop relationships with participating bank representatives. This task 

can begin immediately and remain ongoing. 

Community development corporations (CDCs) in the area are instrumental 

in putting together financial packages to make development projects 

happen. They are able to access financial resources beyond the URA, 

including bank financing, other developers, foundation funding, and 

state/federal programs. 

Historic tax credits may also be a resource for improving the 

maintenance of properties along the corridor. The Federal government 

encourages the preservation of historic buildings through various means, 

including preservation tax incentives. The Federal Historic Preservation 

Tax Incentives program is one of the Federal government's most 

successful and cost-effective community revitalization programs. 

These incentives reward private investment in rehabilitating historic 

properties such as offices, rental housing, and retail stores. 

Current tax incentives include: 1) a 20% tax credit for the certified 

rehabilitation of certified historic structures and 2) a 10% tax credit for 

the rehabilitation of non-historic, non-residential buildings built before 

1936. The 20% rehabilitation tax credit is available for properties 

rehabilitated for commercial, industrial, agricultural, or rental residential 

purposes, but it is not available for properties used exclusively as the 

owner's private residence. This tax credit is the one most likely to be 

applicable to most properties on Negley Avenue because the 10% tax 

credit cannot be used for residential buildings. Those interested in 

learning more about this tax incentive program should call the 

Pennsylvania Historic Preservation Officer at (717) 787-2891. 

Information can also be accessed by visiting http://www.cr.nps.gov. 

The following programs are available through the Urban Redevelopment Authority of 

Pittsburgh (URA). 

PITTSBURGH HOME OWNERSHIP PROGRAM (PHOP) 

The PHOP helps low and moderate income people to become homeowners. This 

program provides mortgages at a fixed below-market interest rate for a term of 30 years to eligible 

home buyers within any city neighborhood. Both the income limits and the purchase price limits 

are higher in Target Neighborhoods (including Garfield, Friendship, and East Liberty) than in 

Program Neighborhoods (Highland Park neighborhood). 

HOUSING RECOVERY PROGRAM (HRP) 

The HRP is the most affordable mortgage program for City of Pittsburgh borrowers who want to 

purchase or refinance older homes and make substantial home repairs to them. The purchase and 

remodeling costs are combined in one payment. In certain areas of the city (including Garfield, 

Friendship and East Liberty), borrowers who meet certain income requirements can have the 

repayment of a portion of the HRP loan deferred at a 0% interest rate. The deferred portion 

will not have to be repaid until the sale of the property. Many of the houses located along the 

Negley Corridor are older and architecturally interesting; HRP can help those who like homes 

with character. 


(URA Programs, cont.) 

HOME IMPROVEMENT LOAN PROGRAM (HILP) 

Low-Interest Home Improvement Loans can be in any amount up to $25,000 and can be used for 

any home improvement or repair. The qualifying amount will be based on the work needed on the 

home, the amount of the homeowner's income, and other financial obligations. The Negley 

Corridor neighborhoods of East Liberty, Friendship, and Garfield are in a target area, so there are no 

income limits. Since no equity is needed to qualify, one can apply even if he or she just purchased a 

home. The home can have 1-4 units; however, the homeowner must occupy the home in order to 

be eligible for this program. This program could be used to address the issue of porches that have 

been removed from the facades of many Negley Avenue homes. 

PITTSBURGH HOME REHABILITATION PROGRAM (PHRP) 

The PHRP offers the lowest interest rate available for home improvements, starting with the necessary 

repairs. This program is focused on single-family or two-unit homes and is available only to 

low-income homeowners. 

For more information, contact the URA’s Housing Office at 255-6566 or visit their website at 

www.ura.org/housing.htm 

The URA is located at 200 Ross Street, 10th Floor in Downtown Pittsburgh. 

Homeowners may also wish to take advantage of the Renovation Information Network, a community 

resource for home renovation consultation. Call the Community Design Center of Pittsburgh at 

391-4333 for more information. 

Code Enforcement 

Another immediate and ongoing task is to embark on a code 

enforcement effort, particularly to target the negligent absentee landlords 

on the corridor. First, acquisition should be the strategy to deal with the 

most troublesome property owners. Those who have long histories of 

non-compliance are unlikely to come around; the community should 

focus on purchasing properties from such owners. 

Next, a code compliance effort should be initiated for the majority of 

problem properties. This will involve prioritizing the properties of 

concern, putting pressure on public agencies to enforce the codes, 

keeping track of the progress of the code enforcement effort, testifying 

at housing court, etc. It is also highly recommended that the 

community work in earnest to develop positive relationships with code 

enforcement agencies and to become educated about the often-frustrating 

legal processes involved in cleaning up problem properties. 

Community activists will find that learning about the process will help 

them to have productive interactions with code enforcement agencies. 

Also, the CBOs and CDCs involved in the effort should focus on 

developing relationships with property owners. This course is more 

likely to lead to improved property conditions over the long term; 

collaboration, rather than conflict, should be pursued as a matter 

of course. Extreme confrontational tactics will be needed as well, 

but should be used as a last resort because a lasting agreement with 

commitment from each party is unlikely to arise from confrontation 

alone. 


Finally, the relationships built during the code enforcement effort can 

be utilized to improve the conditions of multi-unit rental properties 

beyond what is required under the various city and county codes. 

This will involve improving the appearance of the buildings, planting 

additional landscaping, screening of tenants more closely, etc. This 

effort can be accomplished with a combination of property acquisition 

and cajoling of property owners. The community’s constant vigilance, 

aptitude for developing working relationships with property owners/ 

enforcement agencies, and ability to maximize on opportunities 

will be required to make this successful. 

The Negley Corridor Initiative members may find that mediation is a valuable tool for 

resolving problems between community organizations and problem property owners, if they are 

willing to talk to one another. The biggest challenge will be to get property owners to the table; 

once that is done, mediation is likely to be successful. Mediation can be used to resolve disputes 

among other parties as well (e.g., neighbors, organizations, landlord/tenants, youth/adults, etc.). 

Mediation is a voluntary process where people involved in a conflict talk to each other with the help 

of trained mediators who are impartial. Each person is given a chance to explain his or her point of 

view without being interrupted, and then everyone jointly decides what problems need to be 

solved. With the help of the mediators, the people involved consider possible solutions and choose 

the ones that work best for everyone. The end result of a successful mediation is a written 

agreement that all parties sign and intend to uphold. 

Approximately 85% of mediations reach agreement. Participants are more likely to live up to a 

decision they made themselves than one that was made for them by others. 

Contact the Pittsburgh Mediation Center for help with a conflict by calling (412) 381-4443. 

Porchless houses such as these detract from the 

vision of Negley Avenue as a grand residential 

street. 


Restore Porches 

The removal of porches from houses on Negley Avenue is a major 

community concern because this practice significantly detracts from the 

architectural quality of each individual structure and from the streetscape 

as a whole. Front porches have a strong visual and social impact on the 

streetscape. They provide a gracious entry to the home, as well as 

sheltered outdoor space for the residents. The property maintenance 

effort should include a "porch program" focused specifically on halting 

the removal of front porches and providing incentives for owners to 

replace porches that have been removed. The URA's Home Improvement 

Loan Program, discussed in an earlier sidebar, is a possible source of 

funding for this effort. The "porchless" houses in the 100-block of 

S. Negley Avenue were included in the Negley Corridor Initiative Site 

Analysis Study, a companion document to this report. Please refer to that 

document for more detailed information. 

Front porches have a strong visual and social impact on a streetscape. They provide a gracious entry to the home, 

as well as a sheltered outdoor area for the residents. The porches on the row of facades in this rendering give the 

homes a strong presence along the street, reinforcing the character of Negley Avenue as a grand residential street. 

The drawing also illustrates proposed street improvements including a planting strip between the street and the 

sidewalk that provides a buffer between pedestrians and cars, and an opportunity to plant street trees. 


Public Space Improvements 

We recommend public space improvements in "nodes" at high traffic 

intersections or near assets along the corridor. Those nodes are labeled 

and marked with pink circles on the plan, at locations where Negley 

intersects with the following major streets: Centre Avenue, Baum 

Boulevard, Friendship Avenue, Penn Avenue, East Liberty Boulevard, 

Black Street, Stanton Avenue, Wellesley Street, Bryant Street, and Mellon 

Terrace. The improvements for each node would include enhanced crosswalks, 

improved lighting where necessary, bus shelters, tree planting, 

public trash receptacles, and improved signage for wayfinding. These 

nodes will enhance the appearance of Negley Avenue as a whole and 

make the intersections safer and more pedestrian-friendly. Proper maintenance 

of public space improvements must be considered from the start; 

street cleaning of Negley Avenue should be considered as well. For more 

information on intersection treatments, please see Chapter IV. 

This drawing includes many public space improvements: highly visible crosswalks, bus 

shelters, landscaping, and pedestrian-oriented design of buildings and infrastructure. 


Greening the Corridor 

Landscaping is recommended throughout the corridor to beautify it and 

improve the quality of life for residents and visitors. Landscaping 

recommendations for individual residences and new developments can 

be found in Chapter IV. To make a significant impact at the southern 

terminus of the study area, we recommend that landscaping be increased 

on each parcel at the Baum/Negley intersection. This will create a visual 

terminus for the corridor to act as a portal entrance to the Negley 

Corridor Initiative neighborhoods. This landscaping will contribute to 

Negley Avenue’s sense of place by reflecting Highland Park at the 

corridor’s northern end. 

Trail connections can be made to increase accessibility to parks 

and open space in the vicinity of the corridor. For example, an on-street 

bike route could be installed along East Liberty Boulevard in order to 

connect the Negley Corridor to Negley Run and lower portions of 

Highland Park. Similarly, a greenway containing informal trails could be 

created from Negley Avenue up the hills to Garfield. This will increase 

passive recreational opportunities and create a better connection between 

the Garfield neighborhood and Negley Avenue. The two are close to one 

another, but because of the topography they seem quite far apart. 

Additional connections can also be made from Negley Avenue to 

Highland Park and the Pittsburgh Zoo at the northern end of the 

corridor. Although the park and zoo are accessible now from streets, 

creating trail access off of Negley Avenue would be a significant amenity 

for residents and visitors to the area. A connection may also be possible 

from Negley Avenue through the King Estate to the Heth's Run area near 

the zoo parking lot. 

Improvements to Highland Park itself are recommended as well. 

At the northern end of Negley Avenue, where it ends at the park, we 

recommend that the fountain be restored to create a visual terminus 

for the corridor. This will be the final touch to reestablishing Negley 

Avenue’s former grandeur. A master plan is currently underway for 

the city's four regional parks, including Highland Park. The Parks 

Master Plan will address community connections and park 

improvements in detail. 

Development at Negley and Baum that includes significant landscaping will create a distinct entrance 

to the Negley Corridor and reflect Highland Park at the terminus of Negley Avenue. 


The existing conditions and Negley Avenue and Baum Boulevard reflect the need for 

increased landscaping. 

Improvements are needed here, where Negley Avenue terminates at Highland Park. 


The City of Pittsburgh is fortunate to contain an abundance of parks and open space, allowing 

residents and visitors to enjoy many outdoor and recreational activities within their urban neighborhoods. 

Pittsburgh’s four regional parks - Frick, Highland, Schenley and Riverview - are significant 

amenities for the city and represent an important asset used by the entire region. Maintenance and 

management of the parks, however, continue to be the sole responsibility of the City of Pittsburgh, 

with partial funding from the Regional Asset District. To guide the long-term management, 

renovation, and maintenance of the parks, the City of Pittsburgh has received funding from the 

Pennsylvania Department of Conservation and Natural Resources (DCNR) to prepare master plans 

for each of these parks. Community-based task forces have been established in each of the four 

parks to provide input and guide the development of the master plans. 

During 1999 and 2000, the Department of City Planning will work with the Pittsburgh Parks 

Conservancy, park task forces, technical consultants, and other City of Pittsburgh departments to: 

• Study the current physical, environmental and use conditions in each park; 

• Develop a set of policy guidelines for each park; and 

• Prepare a master plan for each park, which will include maintenance, management and 

implementation plans. 

Transportation Improvements 

Traffic flow is a crucial component of this strategy because it has a 

significant impact on quality of life. Negley Avenue is a major 

transportation corridor carrying heavy traffic daily in each direction. 

The streetscape improvements discussed above will improve the 

environment for drivers by making crosswalks more visible and 

increasing signage. We must go further, however, if we are to 

significantly improve traffic conditions along Negley Avenue. 

Negley Avenue traffic congestion at peak hours is especially problematic 

at the intersections of Negley Avenue with Penn Avenue and East Liberty 

Boulevard, where two lanes merge into one. This process of going from 

one lane to two and back to one again seems to create congestion 

because of the merging. A turn-only lane would be an improvement, 

as it would allow for adequate flow through intersections without the 

backup caused at merge points. The proposed solution is to allow street 

parking along Negley Avenue so that there will be one lane of traffic in 

each direction with turn lanes at major intersections. An added benefit 

that is anticipated with this strategy is that the street parking would also 

serve as a buffer between cars traveling on the street and pedestrians 

walking along the sidewalk. 

A transportation and urban design study is currently underway in East 

Liberty, particularly focusing on creating options to improve Penn Circle. 

As part of this study, traffic flow on Negley Avenue has been analyzed. 

The study team will examine a variety of alternate traffic patterns for 

Penn Circle and impacts on adjacent streets will be analyzed as well. 

The information collected as part of the Penn Circle study will be useful 

for making changes to improve conditions on Negley Avenue. With this 

information, the city traffic planners and engineers can then better 

determine, along with the community, whether to test and/or implement 

the on-street parking and turn lanes. 


Any adjustments to the traffic flow should include an analysis and 

adjustments to the timing of the traffic lights and crosswalk lights. 

This is necessary to ensure that traffic flow is not disrupted and that 

pedestrian safety is considered. Two intersections, East Liberty 

Boulevard and Black Street, are of particular concern regarding the 

timing of traffic signals. 

Traffic congestion on Negley Avenue is a major quality of life concern. 

Land Use and Zoning 

There are two main zoning considerations for the corridor. First, an 

analysis of densities should be conducted to determine whether the 

density of the existing built environment matches the zoning districts. 

The zoning analysis should be considered in terms of housing type and 

market trends. Second, Negley Avenue should not be used as a zoning 

district boundary. This will help to reinforce the notion that the avenue 

is a seam connecting neighborhoods rather than a boundary between 

them. 

The new Urban Zoning Code that went into effect in February 1999 has 

prompted a citywide analysis of whether existing zoning districts are 

appropriate. This analysis is underway and the Negley Corridor "cluster" 

of neighborhoods is one of the first areas of the city being studied. After 

the land use analysis and associated public discussion is complete, any 

changes to zoning district boundaries thought to be necessary will be 

introduced as zoning map changes before City Planning Commission 

and City Council. This project to analyze zoning district boundaries in 

conjunction with the new zoning code is called “Map Pittsburgh: Zoning 

for your Neighborhood”. 



III. Negley Corridor Development Strategy 

Implementation Chart 



Negley Corridor Development Strategy Implementation Chart 29

III. Negley Corridor Development Strategy 

Implementation Chart 

Project/Activity 

Responsible 

Party 

Priority 

Comments 

1 Development and Rehabilitation 

1a. Package development of the four target sites 

identified in the Negley Corridor Initiative 

Sites Analysis Study (see companion 

document). Conduct any further study that is 

necessary. See below for suggestions regarding 

strategic development opportunities not 

included in this analysis. 

CDCs, URA 

1 

Strategic sites analysis is 

complete. 

1b. Develop vacant site at Penn and Negley. 

This is the priority location for development in 

order to reinforce investment at New Pennley 

Place. It is also highly visible and is the 

intersection of three neighborhoods and two 

commercial districts. 

CDCs, EENF, 

URA 

1 

High priority. High cost. Long 

term. 

1c. Develop other high visibility commercial sites 

• Former auto showroom at Roup/Baum 

Boulevard and Negley Avenue; 

• Auto body shop at 222-26 N. Negley 

(currently commercial, but residential use 

should be considered). 

CDCs, EENF, 

URA, Private 

Developers 

2 

Baum & Negley 

redevelopment underway. 

1d. Residential development priorities 

• Vacant site at Hays Street; 

• Rental properties with unsightly front 

facades at 120 - 138 S. Negley; 

• Apartment building at 500 N. Negley; 

• Rental property at Black Street. 

CDCs, EENF, 

URA, Private 

Developers 

2 

Some of these included in 

strategic sites analysis. 

1e. Long-term development projects 

• Redevelop Penn Plaza Apartments ala New 

Pennley Place; 

• Redevelop vacant lot and auto repair shop 

at 222 - 226 N. Negley. 

CDCs, URA, 

Private 

Developers 

3 

Long Term, costly. 



Responsible 

Party 

Priority 

Comments 

1f. Engage in outreach to developers to 

encourage development that would contribute 

to the goals of this strategy. Advocate for the 

compliance with this strategy’s design 

principles (uniform setbacks, build to corners, 

maintain architectural integrity of original 

structure, etc.). 

EENF/ 

CDCs/ 

CBOs 

ongoing 

Low cost, cooperative effort. 

1g. Form EENF committee for Negley Corridor 

development review. The guidelines included 

in this strategy will assist this effort. 

EENF 

1 

Low cost, cooperative effort. 

1h. Maintain a property database. 

CDCs/EENF 

ongoing 

Low cost. 

1i. Encourage increased home ownership 

• HRP; 

• affordable housing development; 

• market existing URA programs; 

• financial counseling. 

CDCs/ 

CBOs 

1 

Marketing can be done 

immediately and remain 

ongoing. 

1j. Research development financing opportunities 

such as historic tax credits. 

CDCs/ 

CBOs 

2 

2 Property Maintenance 

2a. Improve the appearance of apartment 

buildings (use historic tax credits). 

CDCs/ 

CBOs/ 

owners 

2 

Seize opportunities as they 

arise. 

2b. Focus efforts on code enforcement. 

City/CDCs/ 

CBOs 

1 

Can begin immediately. 

Low cost. 

2c. Improve home maintenance; market existing 

URA programs. 

CDCs/ 

CPOs/ 

owners, 

URA 

ongoing 

Can begin immediately. 

Low cost. 

2d. Address absentee/negligent landlord issues: 

• code compliance; 

• develop relationships; 

• sidewalk maintenance; 

• improve condition of properties beyond 

code compliance; 

• obtain properties from the most troublesome 

owners. 

CDCs, 

EENF, 

CBOs, City 

ongoing 

2e. Porch Program: 

Target existing URA programs for property 

owners to rebuild front porches on their 

properties. Discourage other property owners 

from removing existing porches. 

City, URA, 

CDCs 

1 

See strategic sites analysis 

report. 

32 Negley Corridor Development Strategy Implementation Chart


Responsible 

Party 

Priority 

Comments 

3 Public Realm 

3a. Public space improvements in nodes along the 

corridor: 

• tree planting; 

• bus shelters; 

• lighting; 

• crosswalks; 

• public trash receptacles; 

• improved way finding (signage). 

City 

2 

Could be implemented 

incrementally. 

3b. Make physical improvements to the 

intersection of Penn and Negley. 

City, 

Developers 

2 

4 Greening The Corridor 

4a. Increase landscaping on each parcel at the 

Baum/Centre/Negley intersection. 

Developers, 


2 

4b. Install on-street bike route on East Liberty 

Blvd. from Negley Avenue to Negley Run. 


2 

4c. Explore the creation of a greenway on the 

hillside between Negley Avenue and Garfield. 

CBOs, City 

3 

Low cost. 

4d. Create trail connections from Negley to the 

Pittsburgh Zoo and to the Heth's Run area. 


3 

Long-term, dependent on 

outside funding sources. 

4a. Improvements/maintenance to Highland Park 

at Negley Avenue's northern terminus (restore 

fountain, increase landscaping and 

connections). 


2 

This will be part of the Parks 

Master Plan underway by 

DCP. 

5 Traffic and Parking 

5a. Explore increased on-street parking to buffer 

pedestrians, serve residents, and potentially 

reduce congestion caused by merging 

between one and two lanes on Negley. 


2 

Long term issue. 

5b. Improve the timing of traffic lights so that 

traffic flows more effectively. 


3 

Long term issue. 



Responsible 

Party 

Priority 

Comments 

5c. Install safety signs to improve the safety for 

children and pedestrians. 


1 

6 Land Use and Zoning 

6a. Conduct a zoning re-mapping process as part 

of the newly adopted City of Pittsburgh Urban 

Zoning Code. 

DCP 

1 

Low cost. Currently underway. 

Key: 

1: High priority 

2: Medium priority 

3. Low priority 

CBOs: 

CDCs: 

City: 

DCP: 

EENF: 

URA: 

Community-based organizations 

Community development corporations 

City of Pittsburgh 

Department of City Planning 

East End Neighborhood Forum 

Urban Redevelopment Authority of Pittsburgh 

34 Negley Corridor Development Strategy Implementation Chart

IV. Development Principles 



Development Principles 35

IV. Development Principles 

This chapter contains a series of principles intended to inform 

development decisions for the Negley Corridor. The goal of these 

principles is not to enforce generic uniformity on Negley Avenue 

development, but to encourage development that adds to the quality of 

the corridor and brings the area closer to becoming once again a grand 

residential street. CDCs, private developers, and individual homeowners 

will find the principles helpful for making appropriate choices in terms 

of zoning, building placement, landscaping, etc. This section of the 

report will be a practical and useful reference tool as this strategy 

is being implemented. 

Urban Principles 

The Urban Principles provide general guidelines to comply with the 

zoning code and to fit in with the urban context of Negley Avenue. 

This set of principles is quite general and includes single-family, multifamily, 

and local commercial uses. Planned-unit developments would be 

subject to requirements specific to each particular project. They should, 

however, be encouraged to follow the principles detailed in this plan. 

Intersection Principles 

The Intersection Principles address development of properties adjacent to 

intersections as well as the public space improvements at intersections along 

the corridor. The intersections included in the strategy are divided into four 

categories with different recommendations for building placement, building 

height, landscaping, and site furnishings. Development sites at these 

intersections are considered especially important to the success of the strategy’s 

goals because corner sites tend to have more impact and are more noticeable 

than others. As development of these sites takes place, the Negley Corridor 

Initiative should make an effort to have the landscaping and site furnishings 

included as part of the development. 

Development Principles 37

Architectural Principles 

The Architectural Principles discuss building and site materials 

appropriate for single-family, multi-family, planned unit development, 

and local commercial land uses. These standards allow for a variety 

of options yet are specific enough to have an impact on the image 

of the corridor. 

Landscape Principles 

The Landscape Principles provide prototypical-landscaping designs and 

suggested species for each planting type. Prototypes have been created 

for both residential and non-residential development. This chart will 

prove to be extremely helpful for developers and homeowners making 

landscaping decisions. The planting suggestions have been chosen 

specifically for the Negley Corridor environment, so they are highly 

likely to succeed. The Negley Corridor Initiative should be vigilant that 

appropriate attention is paid to the landscaping of multi-family and 

non-residential development projects. 

38 Development Principles

BUILDING PLACEMENT 

Use the relevant zoning district 

setback requirements and the 

existing setbacks of adjacent lots 

to set contextual front, side and 

rear setbacks. 

BUILDING HEIGHT 

Use the zoning district maximum 

building height limit and the building 

height of the adjacent lot to 

set contextual heights limits for 

new buildings. 

LANDSCAPING 

SITE FURNISHINGS 

Transit Shelters 

Benches 

Trash Receptacles 

Bike Racks 


CLASS I 

Friendship Avenue & Negley Avenue 

Wellesley Avenue & Negley Avenue 

Bryant Street & Negley Avenue 

30' Front Yard 

30' Rear Yard 

15' - 29' Streetside Yard 

3' - 5' Interior Side Yard 

40' Height or 3 Stories Maximum 

Use single family prototype 

Optional 

Required 

Required 

Optional 

CLASS II 

Stanton Avenue & Negley Avenue 

Black Street & Negley Avenue 


25' Rear Yard 




Use multi-family prototype 

Optional 

Required 

Required 

Optional 

CLASS III 

Penn Avenue & Negley Avenue 

East Liberty Boulevard & Negley 

Avenue 


25' Rear Yard 




Use local commercial and 

multi-family prototypes 

Required 

Required 

Required 

Required 

CLASS IV 

Baum Boulevard & Negley Avenue 

0' - 25' Front Yard 

0' - 25' Rear Yard 




Use local commercial 

prototype 

Required 

Required 

Required 

Required 

I N T E R S E C T I O N P R I N C I P L E S

STREET TREES 

Acer buergeranum - Trident Maple 

Acer ginnala - Amur Maple 

Amelanchier canadensis - Common 

Serviceberry (Tree Form) 

Cercis canadensis - Eastern Redbud 

(Tree Form) 

Fraxinus pennsylvanica - Green Ash 

Cladrastis kentukea - Yellowwood 

Gleditsia triacanthos - Honeylocust 

Pyrus calleryana - Bradford Pear 

Sorbus species - Mountain Ash 

Tilia cordata - Little Leaf Linden 

Zelkova serrata - Zelkova 

SHADE TREES 

Acer species - Maples 


Cladrastis kentukea - Yellowwood 

Gleditsia triacanthos - Honeylocust 

Fraxinus Species - Ash 

Quercus species - Oaks 

Tilia species - Linden 

Ulmus species - Elm 

Zelkova serrata - Zelkova 

SMALL FLOWERING TREES 

Amelanchier canadensis - Common 

Serviceberry 


Cornus florida - Flowering Dogwood 

Prunus serrulata - Oriental Cherry 

Magnolia stellata - Star Magnolia 

EVERGREEN TREES 

Picea abies - Norway Spruce 

Pinus strobus - White Pine 

Pinus nigra - Austrian Pine 

Tsuga canadensis - Canadian Hemlock 

DECIDUOUS SHRUBS 

Euonymus alata ‘Compacta’ - Dwarf 

Burningbush 

Cornus alba ‘Argento-marginata’ - 

Silverblotch Dogwood 

Cornus alba ‘Sibirica Bloodgood’ - 

Bloodgood Siberian Dogwood 

PLANTING SUGGESTIONS 


Cornus kousa - Chinese Dogwood 

Cotoneaster apiculata - Cranberry 

Cotoneaster 

Forsythia suspensa - Weeping Forsythia 

Potentilla species - Potentilla 

Prunus glandulosa ‘Rosea’ - Pink 

Flowering 

Almond 

Rhododendron species - Rhododendron 

Rosa rugosa - Rugosa Rose 

Viburnum species - Viburnum 

EVERGREEN SHRUBS 

Buxus sempervirens - Boxwood 

Ilex species - Holly 

Juniperus chinensis pfitzenana - Pfitzer 

Juniper 

Pieris japonica - Japanese Andromeda 

Pinus mugo - Mugho Pine 

Taxus species - Yews 

GROUNDCOVER 

Euonymus fortunei ‘Colorata’ - Purpleleaf 

Wintercreeper 

Pachysandra terminalis - Japanese 

Pachysandra 

Vinca minor - Periwinkle 

ORNAMENTAL GRASSES 

Liriope muscari ‘Big Blue’ - Big Blue 

Liriope 

Imperata cylindrica ‘Red Baron’ - 

Japanese Blood Grass 

Miscanthus sinensis “Gracillimus’ - 

Maiden Grass 

Pennisetum alopecuroides - Fountain 

Grass 

PERENNIALS 

Hemerocallis species - Daylilies 

Astible Hybrids - Astible 

Lavadula angustifolia ‘Hidcote’ - 

English Lavender 

Liatris spicata - Spike Gayfeather 

Rudbeckia fulgida speciosa ‘Goldsturm’ - 

Black Eyed Susan Sedum x ‘Autumn 

Joy’ - Autumn Joy Sedum 

SINGLE-FAMILY 

LOCAL COMMERCIAL 

6'-8' GRASS BUFFER STRIP 

GROUNDCOVER 

EVERGREEN TREES / SHRUBS 25' O.C. 

DECIDUOUS SHRUBS 3'-4' O.C. 

SMALL FLOWERING TREE 

GROUNDCOVER 

STREET TREE 

RESIDENTIAL PROTOTYPES 

NON-RESIDENTIAL PROTOTYPE 

LAWN 

STREET TREES 25' O.C. 

ORNAMENTAL 

FENCE 

SHADE TREE 

DECIDUOUS 

SHRUBS 

PARKING 

PATIO / DECK 

EVERGREEN HEDGE 3' O.C. 

SMALL FLOWERING TREE 12' O.C. 

MULTI-FAMILY 


EVERGREEN TREE / SHRUB 

ORNAMENTAL FENCE / GARDEN WALL 



DECIDUOUS SHRUB 4' O.C. 

EVERGREEN HEDGE 4' O.C. 

PARKING 


SMALL FLOWERING 

TREE 12' O.C. 

*O.C. - ON CENTER 

EVERGREEN 

HEDGE 3' O.C. 

DECIDUOUS 

SHRUBS 4' O.C. 

PARKING 

EVERGREEN SHRUB 3' O.C. 

L A N D S C A P E P R I N C I P L E S

BUILDING PLACEMENT 

Use contextual setbacks of the adjacent 

lot uses to set front, side and rear setbacks. 

BUILDING HEIGHT 

Use contextual heights of adjacent buildings 

to set the height of any new building. 

Building measurement is from the finished 

grade to average height between eaves and 

ridge. Stories can include the basement 

and mezzanine. 

OFF-STREET PARKING 

Parking is permitted within the rear 

setback. 

PERMITTED FEATURES 

Fences, walls, balconies, porch, deck, 

driveways, storage sheds, gazebo, 

swimming pool, walks. 


SINGLE-FAMILY MULTI-FAMILY LOCAL COMMERCIAL 

20' MIN. 

30' MIN. 30' MIN. 

40' HT. MAX. 

OR 3 STORIES 

30' MIN. 

5' MIN. 

RESIDENTIAL 

RESIDENTIAL 

RESIDENTIAL 

20' MIN. 

5' MIN. 

20' MIN. 

5' MIN. 

30' MIN. 

WAY REQUIRED 

20' MIN. 

25' MIN. 25' MIN. 

55' HT. MAX. 

OR 4 STORIES 

30' MIN. 25' MIN. 

*LOT 50' X 110' 

5' MIN. 

RESIDENTIAL 

RESIDENTIAL 

RESIDENTIAL 

RESIDENTIAL 

20' MIN. 

5' MIN. 

25' MIN. 

25' MIN. 

WAY REQUIRED 

40' HT. MAX. 

OR 3 STORIES 

20' MIN. 

25' MIN. 20' MIN. 

25' MIN. 

5' MIN. 

RESIDENTIAL 

RESIDENTIAL 

COMMERCIAL 

20' MIN. 

5' MIN. 

20' MIN. 

PARKING 1/200 S.F. 

PUBLIC & PLANNED 

UNIT DEVELOPMENT 

All public open spaces and planned unit 

developments are decided on a case by 

case basis and are required to go through 

the appropriate planning approval process. 

U R B A N P R I N C I P L E S

BUILDING & SITE MATERIALS 

ROOF 

WALLS 

Two or more materials may be combined 

on one facade. 

COLUMNS 

All columns shall match the principle building 

wall material. Unfinished wood is prohibited. 

WINDOWS & DOORS 

FENCES & WALLS 

Fences and walls located in the front yard shall 

not exceed a maximum height of 4’. Fences and 

walls located in the side and rear yards shall not 

exceed a maximum height of 6 1/2’. 

STREET FURNITURE 

Benches - Painted steel 

Trash Receptacles - Painted steel 

Tree Grates - Cast iron 

Bike Racks - Painted steel 

Bollards - Painted steel 

TRANSIT SHELTERS 

All transit shelters shall be aluminum framework 

and electrostatically painted. 

SIGNAGE 

Business 

STREET LIGHTING 

Retrofit existing poles with new luminaires 

wherever possible. Provide new poles and 

luminaires on an as needed basis. Stagger 

lighting location on opposite sides of street. 

Provide banner support arms (optional). 

BANNERS 

(Optional) 


SINGLE-FAMILY 

Asphalt, slate shingles 

Wood, brick, stone, stucco 


Aluminum, wood, vinyl-clad wood 

Wood, cast iron, brick, stucco 

Required (intersections only) 

Required (intersections only) 

Not applicable 

Optional (intersections only) 

Not applicable 

Optional 

8 SF max. 

Union metal pole ‘Octaflute’ with 

holophane luminaire ‘Port Huron’ 

48" x 72" cloth or vinyl 

MULTI-FAMILY 

Asphalt, slate shingles 




Wood, cast iron, brick, stucco 

Required 

Required 

Optional 

Optional 

Optional 

Optional 

8 SF max. 




PLANNED UNIT 

DEVELOPMENTS 

Asphalt shingles 

Wood, brick, stone, stucco, pre-cast concrete 

Wood, brick, stone, stucco, pre-cast concrete 


Wood, cast iron, brick, stucco, 

aluminum, steel 

Required 

Required 

Required 

Required 

Required 

Required 

(Advertising optional in commercial planned districts) 

8 SF max. 




LOCAL COMMERCIAL 

Asphalt shingles, galvanized steel, flat roof 

Brick, stucco, stone, pre-cast concrete 

Brick, stucco, stone, pre-cast concrete 

Aluminum 

Cast iron, brick, aluminum, steel, stucco 

Required 

Required 

Required 

Required 

Required 

Required 

(Advertising optional) 

Wall mounted 80 SF max.; 

ground mounted 50 SF max. 



Sterner pole with shoebox luminaire 


ARCHITECTURAL PRINCIPLES

V. Existing Conditions: Challenges and Assets 



Existing Conditions: Challenges and Assets 43

V. Existing Conditions: Challenges and Assets 

In 1997, Eastside Alliance, now known as East End Neighborhood Forum 

(EENF), received a grant from the Department of City Planning (DCP) 

to conduct a development strategy for the Negley Corridor. The original 

consultant completed Phase One of the project, including data collection 

and identification of issues, assets, and general recommendations. Their 

report is entitled Negley Corridor Renaissance: A Strategic Plan for Negley 

Avenue and Adjoining Eastside Neighborhoods, July 25, 1997 (prepared 

for the Negley Corridor Initiative by Environmental Planning and Design 

(EPD) and Urban Market Research). EPD provided an inventory of 

properties and public space improvements along Negley Avenue as well 

as an analysis of demographics, real estate trends, zoning, roadway 

conditions, and public services. The team also described the various 

issues and assets found in the Negley Corridor study area; their 

findings are summarized here in this chapter. 

The first section of this chapter contains the issues and assets that 

community members expressed when asked about the area in various 

forums. These items are primarily their perceptions, although some 

community members based their responses on actual experience. To test 

the community perceptions, the Phase One consultant team and Negley 

Corridor Initiative Community Representatives collected data on existing 

conditions. As is described in the Existing Conditions Data section, 

the community perceptions were closely in line with the reality. 

Challenges 

The Negley Corridor presents a wide range of challenges to residents and 

community-based organizations. The following information is from City 

Planning analysis as well as a review of the Phase One report completed 

by Environmental Planning and Design. 

Property Maintenance 

A major concern along Negley Avenue is property maintenance. 

Deteriorated or unkempt buildings and properties can have a negative 

impact on surrounding properties and a neighborhood overall. The most 

serious complaints refer to absentee landlords who do not keep their 

properties in good condition. Many multi-family rental properties are 

owned by out-of-town or off-site owners who do not attend to basic 

building maintenance, proper trash disposal, parking compliance, etc. 

Thus, the properties deteriorate, present a blighting influence on the 


area, and often disturb neighbors. In addition, some owners of multifamily 

buildings have removed significant architectural features of their 

buildings, such as porches, so as to reduce potential maintenance. 

Removing porches, bricking in windows, etc. detracts from the corridor’s 

attractiveness. 

It must be kept in mind that the high cost of property maintenance is a 

major issue in itself. The high cost of renovation and maintenance is a 

very serious concern for many property owners – both individual homeowners 

and landlords of multi-unit properties. An owner who wants to 

complete improvements may need assistance with accessing financing to 

do so. 

Reduction of Owner Occupants 

A related issue is the increased number of rental properties along Negley 

Avenue. This trend toward investment properties rather than resident 

owner-occupied housing is often perceived to be a problem because of 

the property maintenance issues discussed above. A reduction in 

homeowners can be a de-stabilizing factor in a neighborhood because 

landlords and tenants are often viewed as not being conscientious 

or focused on community involvement. 

Traffic and Parking 

Negley Avenue is a major artery serving surrounding neighborhoods, 

park and zoo visitors, and commuters. Thus, there is a great deal of 

Vacant properties, like this one, that are not well maintained, are detrimental to the 

Negley Corridor's image. 

46 Existing Conditions: Challenges and Assets

traffic on the street each day. Many perceive this in itself as a problem. 

The high traffic speeds and motorists who disregard traffic laws are 

additional problems. Traffic also backs up at certain intersections at rush 

hours due to lights that are not well timed and traffic merging between 

sections of the street that are one lane and portions where two lanes 

form (see Chapter II). There is no community consensus on whether 

increasing on-street parking or placing additional parking restrictions 

would serve to improve traffic conditions and pedestrian safety on 

Negley Avenue. Finally, additional traffic signage is needed to highlight 

street crossings near schools and other areas of high pedestrian activity. 

Vacant Land 

Additional challenges are presented by vacant properties along Negley 

Avenue. Vacant property is often not routinely maintained and is liable 

to be unsightly because of dumping and excess vegetation. Even with 

adequate maintenance, vacant lots and buildings still make an area seem 

unattractive, abandoned, and unsafe. The vacant property at the 

intersection of Penn and Negley Avenues is the most visible case of the 

detrimental effect of vacant property. Development of this site is a 

priority in order to take advantage of this high profile location. 

Opportunities 

There are many assets upon which the community can build during 

the implementation of this development strategy. Like the challenges 

discussed above, the following items have been discussed at public 

forums, noted during fieldwork, and contributed by DCP staff and 

Negley Corridor Initiative Committee members. As is often the case, 

some of the challenges mentioned above are found again here as 

opportunities. 

Community-based Organizations (CBOs) 

Numerous community organizations are active in the Negley Corridor 

neighborhoods (see list on inside cover). The Negley Corridor Initiative is 

an effort to focus collectively on Negley Avenue issues. The CBOs have 

completed a variety of successful development projects, community 

planning activities, and other special projects – some of which are 

currently underway on Negley Avenue. The various staff people and 

board members have a great deal of expertise and are adept at utilizing 

the available development assistance tools. The CBOs know each other 

well and under the umbrella of the EENF are in a position to work 

together to implement the recommendations contained in this 

development strategy. In fact, cooperation among CDCs in an effort 

to specialize and effectively allocate resources is already taking place. 

One current project on Negley Avenue is New Pennley Place at the 

intersection of Penn Avenue. One of the local CDCs, East Liberty 

Development, Inc., is a partner in this project, which is expected to 

transform the heart of the Negley Corridor, stabilize the residential 

mix of the area, and spark other revitalization projects nearby. 


Architectural Diversity and Quality 

The architectural quality of many Negley Corridor buildings is a 

significant asset. The development of the corridor was that of traditional 

neighborhoods and is often not adhered to in modern construction. 

Even in the cases where structures are in poor condition currently, the 

quality of the architecture makes such homes long term assets. Therefore, 

rather than trying to recreate Negley Avenue through new construction, 

often appropriate reuse and renovation is more feasible and economical. 

Such actions can then serve to preserve or recreate existing architectural 

features. 

The development of new structures, through infill development on the 

numerous vacant properties, should be held to the high design standards 

established in the corridor. Architectural features, including large, grand 

porches, intricate window and door treatments, consistent rooflines, 

and residential landscaping add a sense of quality, as well as a residential 

atmosphere, to the corridor. The combination of such new structures, 

with the existing housing stock, can enhance the appearance of the 

corridor and make the Negley Corridor vision into a reality. 

Convenient, Centralized Location with Good Transportation 

Access 

The Negley Corridor communities are conveniently located in the heart 

of the East End. Downtown Pittsburgh is a fast and easy commute, either 

by car or transit. There are numerous bus routes to Downtown and 

Oakland serving Negley Corridor neighborhoods. Major arterial streets, 

Negley Avenue being one, through the area facilitate commutes by car 

to Downtown and Oakland as well. Negley Avenue buses also serve 

destinations other than Downtown/Oakland. Many stores and service 

providers are located in nearby commercial districts, such as Bloomfield, 

Garfield, Shadyside, and East Liberty. Negley Avenue provides convenient 

access to the Highland Park Bridge and Waterworks shopping center. 

Proximity to Regional Destinations 

Residents in the study area have easy access to Highland Park, one of the 

city’s four regional parks, with amenities including walking trails, 

playgrounds, a swimming pool, tennis courts, and lovely views of the 

Allegheny Valley. Also in Highland Park is the Pittsburgh Zoo, a popular 

regional destination open throughout the year. Because Negley Avenue is 

a major transportation thoroughfare, it is important to surrounding 

neighborhoods and to the city that we present the best possible image 

to visitors traveling through the area. 

Physical and Social Attributes 

Compared with much of Pittsburgh, the Negley Corridor is remarkably 

flat, with fewer physical obstacles to development or obstructions of view 

corridors. The built environment along the Negley Corridor is at a 

pleasing scale – development is neither too dense nor too sparse. The 

diversity of the Negley Corridor residents is another strength to build 

upon. Residents are comprised of a variety of income levels, different 

races, and various ages. This is beneficial because with diversity there is 

vitality, a variety of resources upon which to draw, and attributes that are 

attractive to a variety of potential new residents and businesses. 


Existing Conditions Data 

This section reviews the data that was collected during the first phase of 

this project. The data confirm much of what the community has 

expressed as challenges and opportunities for the corridor. We focus here 

on Land Use, Building Condition and Ownership, Real Estate, and 

Zoning. The data was collected by members of the Negley Corridor 

Initiative and by Environmental Planning and Design. 

Land Use 

A wide variety of land uses are found on Negley Avenue, but the 

predominant use by far is residential. Commercial and institutional 

uses are scattered throughout the corridor, as seen in the Appendix. 

Use Number Percentage 

Residential Buildings 216 87% 

Commercial, 

Commercial/Residential 12 5% 

Parking 7 3% 

Vacant 7 3% 

Institutional 5 2% 

School 1

Housing Type Number Percentage 

Original single family buildings 44 20% 

Original duplex buildings 49 23% 

Multi-family conversion buildings 99 46% 

Original apartment buildings 24 11% 

Over half of the corridor’s buildings are in excellent or good condition; 

less than ten percent are in poor condition. This information supports 

our strategy to prioritize development activity on a few, visible sites and 

highlight maintenance of the rest of the corridor’s properties. 

Real Estate 

As discussed above, the primary land use on the Negley Corridor is 

residential. The report by Environmental Planning and Design (EPD) 

states that there are a variety of housing types, the highest percentage 

being those buildings converted to multi-family dwellings (p. 21). 

That study also found that structures considered to be assets were more 

likely to be single family structures in good condition. Over half of the 

multi-family conversions were considered to be assets, however, so that 

"when properly constructed and maintained, multi-unit buildings do not 

degrade the surrounding area" (p. 21). The EPD report also argued that 

their analysis of the real estate data showed that single family housing 

tends to appreciate in comparison to multi-family conversion properties. 

Thus, "it makes more economic sense to maintain single family housing 

in its original condition" (p. 22). 

Zoning 

The Department of City Planning has recently completed a complete 

re-writing of the City’s zoning code. The Pittsburgh Urban Zoning Code 

went into effect on February 26, 1999. A chart was created to convert the 

previous zoning districts into the new ones; a map was created 

displaying the conversion as well. The conversion map was passed with 

the new zoning code text and is now in effect as well. An initiative 

is underway now through the Department of City Planning to analyze 

the boundaries of the converted zoning districts to determine their 

appropriateness. This effort is referred to as "zoning re-mapping." The 

neighborhoods involved in the Negley Corridor Initiative will be 

considered early in this process and any proposed changes to the 

zoning district boundaries will then be submitted through the 

legislative process and made legal. 


The following is a list of the zoning districts found in the Negley Corridor study 

area: 

RT-2 

RM-3 

RM-4 

RM-5 

RP 

LNC 

PO 

Two-Unit Residential, Low-Density 

Multi-Unit Residential, Moderate Density 

Multi-Unit Residential, High Density 

Multi-Unit Residential, Very-High Density 

Specially Planned Residential 

Local Neighborhood Commercial 

Parks and Open Space 

The boundaries of these districts are shown in the Appendix. 

Please call 255-2471 for zoning information. 


VI. Appendix 



Appendix 53

Appendix 55

56 Appendix

Appendix 57 

1

Appendix 58 1

Negley Corridor - City of Pittsburgh

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