Development
The Site
Overview
Located on 178 acres along the Monongahela River, Hazelwood Green is part of Pittsburgh’s Greater Hazelwood neighborhood. The site’s development is guided by a 2018 Preliminary Land Development Plan and 2019 SP-10 Zoning Text Amendment, which together outline the site’s vision, as well as recommended and required design criteria. At full build-out, the site is anticipated to comprise 4.3 million square feet of nonresidential development (e.g. office, retail, community uses) and 3.6 million square feet of residential development. The plan for Hazelwood Green is to create a healthy balance of uses at the site, including housing and jobs.
Future proposed vertical development projects must submit a Final Land Development Plan (FLDP), which will be evaluated by the City of Pittsburgh Planning Department and Planning Commission.
The Three Districts
The scale of Hazelwood Green, together with the varied uses of land on its adjacent borders, contributed to the shaping of three distinct districts within the site’s boundaries: the Mill District, Flats District, and River District, each with its own site conditions. Public spaces, as well as street and bike path design, serve to thread the districts together and support the creation of a welcoming, accessible, walkable community.
THE MILL DISTRICT
The Mill District is located in the central portion of the site and includes Mill 19 and the new public Plaza.
Development in and around the Mill 19 building will reflect the rich heritage of the steel production that once took place on the site, while celebrating Pittsburgh’s growing innovation economy through the tenants that occupy the space. The Plaza is the central, civic heart of the District and the site, while the northern end of the Mill District lends itself to production-oriented, light industrial uses.
THE RIVER DISTRICT
Located at the northern end of site, The River Districts edges the Hot Metal Bridge, with the Roundhouse building as its most notable feature. The River District neighbors the Pittsburgh Technology Center, an employment and innovation hub, and is intended as Hazelwood Green’s highest density area. In addition to office, research, residential, and commercial uses, a number of public open spaces are intended in the River District, including public gardens outside the Roundhouse.
THE FLATS DISTRICT
The Flats District, located at the southern end of the site, is intended to be a natural extension of the existing Hazelwood neighborhood. Hazelwood Green’s north-south streets — Langhorn Street, Blair Street, Lytle Street, and Gloster Street — continue from the existing Hazelwood neighborhood, bridging old and new and connecting the site to the community. Residential development in the Flats District is intended to be lower in density than that of the Mill and River districts. Community facilities, office, and commercial uses are also permitted. It is anticipated that more than six acres of public open space will be planned in the Flats District, potentially connecting Hazelwood Avenue and a future riverfront trail. Aurora currently leases the southernmost portion of the site as a test track for autonomous vehicles.
Site map of Hazelwood Green, 2018.
Improvements Completed & Underway
The site was purchased in 2002 by Almono LP and significant site improvements began in 2012. Over two-thirds of site blocks have been made directly accessible to new public streets and are 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 improvements.
REMEDIATION. Hazelwood Green 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, streamlined standards 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 Area B.
STREETS. Blair Street and Hazelwood Avenue provide new entries to the site from Second Avenue. Construction of Lytle Street, Beehive Street and Eliza Street was completed in January 2020. Separate cycle paths are provided along Blair Street, Hazelwood Avenue, Lytle Street, and Beehive Street.
PARKING. A temporary parking lot currently provides ~340 pay parking spaces to the public. A second temporary parking lot with ~350 spaces is under construction and is expected to open summer 2020. Approximately 520 on-street parking spaces are also available to accommodate early stages of development.
STORMWATER. Green infrastructure has been installed to manage all rainwater on site. Lytle Street also includes three blocks of 100% green infrastructure that will be used for monitoring and testing of performance.
BUILDINGS. Three structures remain on the site with the intent for renovation and redevelopment. These include the Roundhouse (built in 1887), Mill 19 (built in 1943) and the Pump House (built in 1870). RIDC renovated Mill 19’s structural frame and the first two phases of construction are completed and occupied. Almono LLC completed remediation and renovation work on the Roundhouse in 2021. The building is now home to OneValley’s Pittsburgh Innovation Center, which supports startups, accelerator partners, VCs, non-profits, and corporate innovation leaders. The project incorporates original elements such as the turntable and operator cab, crane, fume hood room, and track rails. Open exterior space will accommodate a variety of programs and events.
Plans are underway for construction of the new Robotics Innovation Center (RIC) at Hazelwood Green. The RIC will occupy approximately 150,000 square feet when completed, enabling Carnegie Mellon University to invest in and expand its work in the rapidly developing area of robotics innovation. The RIC is expected to be completed by 2025 or 2026.
PUBLIC PLAZA. A two-acre Plaza south of Mill 19 officially opened spring 2021. The brand new outdoor space is designed for relaxation, recreation, and events. Bring a blanket to lounge on the lower lawn, stroll along the central courtyard, or sit on a bench to observe the tranquil water feature. Visit the Hazelwood Local website to learn about upcoming events at the Plaza and around the neighborhood. Interested in holding an event at the Plaza? Fill out this inquiry form.
Project Funding
Additional 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