EAST LIBERTY LAND USE 42 Key Commercial & Industrial Commercial Vacant Commercial Industrial Residential Residential Residential Condominium Residential Large-scale Rental Apartment Institutional Government Utilities Source: <strong>City</strong> <strong>of</strong> <strong>Pittsburgh</strong> & Allegheny County GIS | Studio fSP
Land Use Analysis Current Annual Property Tax Revenue: Today East Liberty already has many <strong>of</strong> <strong>the</strong> attributes <strong>of</strong> <strong>the</strong> idealized Mixed Use Center TOD. The neighborhood contains a broad mix <strong>of</strong> uses including a variety <strong>of</strong> residential types and price points, complemented by main street retail, churches, <strong>of</strong>fice, industrial and government/school facilities. However despite this diversity, most <strong>of</strong> <strong>the</strong> activity occurs within segregated areas. Unlike an idealized Mixed Use Center TOD East Liberty Station has only lower density residential use immediately adjacent to <strong>the</strong> primary transit <strong>station</strong> and <strong>the</strong>y are only found close to <strong>the</strong> <strong>station</strong> to <strong>the</strong> immediate south. Moving in o<strong>the</strong>r directions <strong>the</strong> adjacent land use is dominated by automobile oriented commercial uses, surface parking and <strong>of</strong>fice and retail uses. The residential density <strong>of</strong> <strong>the</strong> half-mile radius around <strong>the</strong> <strong>station</strong> varies widely from block to block with an average <strong>of</strong> only 4.5 across <strong>the</strong> entire study area. While some block have no housing, o<strong>the</strong>rs have densities upwards <strong>of</strong> 25 units an acre. The current residential density pattern is less than ideal, with entire areas around <strong>the</strong> <strong>station</strong> devoid <strong>of</strong> housing particularly to <strong>the</strong> north and <strong>east</strong> <strong>of</strong> <strong>the</strong> <strong>station</strong>. These areas tend to be dominated by single use retail or <strong>of</strong>fice areas as well as large expanses <strong>of</strong> supporting surface parking. Looking to <strong>the</strong> future <strong>of</strong> TOD in East Liberty, a more mixed use pattern <strong>of</strong> development should be encouraged as should higher density residential uses particularly in <strong>the</strong> quartermile radius around <strong>the</strong> <strong>station</strong>. Gross Residential density Source: U.S. Census Bureau Housing Units 2010 Census Blocks units / acre 10.1 - 15 < 2.5 2.5 - 5 5.1 - 10 15.1 - 20 20.1 - 25 > 25 Considered in terms <strong>of</strong> property value, <strong>the</strong> half mile radius around <strong>the</strong> East Liberty Busway <strong>station</strong> comprises 390 acres currently assessed at approximately $513 million. Within this study area, 33% <strong>of</strong> <strong>the</strong> acreage, currently assessed at $139 million, is tax exempt. This represents approximately $4 million <strong>of</strong> annual property tax revenue forgone by <strong>the</strong> local taxing bodies. The <strong>City</strong>, government authorities, and parking/utilities control 60% <strong>of</strong> this exempt land area (40% <strong>of</strong> exempt assessed value) with <strong>the</strong> majority <strong>of</strong> <strong>the</strong> rest utilized for religious purposes. Current annual property tax revenues <strong>of</strong> approximate $11 million are generated by taxable properties within <strong>the</strong> study area. <strong>City</strong> <strong>of</strong> <strong>Pittsburgh</strong> $3,998,717.97 Pgh School District $5,153,903.16 Allegheny County $1,736,480.30 Total $10,889,101.44* Parcel Sizes Taxable Exempt < 1 acre 2,139 284 1-2 acres 21 14 2-3 acres 3 2 3+ acres 12 7 Source: Allegheny County Office <strong>of</strong> Property Assessments *Does not include exempt property including parcels designated KOZ or within active TIF Districts The study area contains nearly 2,500 tax parcels with approximately 90% currently generating property tax revenue. Less than 3% <strong>of</strong> <strong>the</strong>se parcels are larger than 1 acre. Of <strong>the</strong>se sizable parcels, only 15 have been estimated as suitable for development given <strong>the</strong>ir current status or use. Property assemblage will be necessary for large scale redevelopment initiatives. A ra<strong>the</strong>r high percentage <strong>of</strong> parcels are currently underutilized. Approximately 15% <strong>of</strong> parcels within <strong>the</strong> study area have an improvement to land value ratio <strong>of</strong> less than .95. Much <strong>of</strong> this area is currently poorly utilized surface parking, or larger parcels with inefficient development patterns. Over 10% <strong>of</strong> <strong>the</strong> total land area is currently classified as vacant. 43
Change language