Zoning Adjustment Board approves variances for Carrick Senior Living Complex

[Carrick Community Council]

A Cleveland developer has secured crucial zoning relief in its bid to build a 52-unit apartment complex for seniors in Carrick, a project proponents view as an economic catalyst for the neighborhood.

The Pittsburgh Zoning Board of Adjustment approved four variances and a special exception related to the development, which would replace a decrepit housing complex plagued by fires and criminal activity and condemned by the city in 2014.

In a six-page decision issued Monday, the three-member board concluded that the relief sought by CHN Housing Partners represented the “minimum necessary” and was “appropriate in the context of the site” at 2531 Brownsville Road within Carrick’s commercial corridor.

CHN intends to demolish the seven vacant buildings on the former Berg Place property and build Carrick Senior Apartments, a three-story complex featuring 52 apartment units and 1,200 square feet of office space at street level.

“The residential use proposed would be consistent with the historic use of the site and would not have any detrimental impacts on the surrounding neighborhood. The limited office use on the first floor would be consistent with the general character of the area and would not have any impact,” the zoning board stated in its ruling.

CHN needed variances and a special exception associated with use, height and setbacks to move forward with the project. The use variance was required because the R1D-L site zoning prohibited housing for seniors involving 30 or more units. It also needed the height variance to build to 45 feet in a district where the maximum permitted is 40 feet.

In its decision, the zoning board noted that the side of Brownsville Road opposite the proposed development is zoned for local neighborhood commercial use. That district, it pointed out, would permit the senior housing, the office use, and the 45-foot height. It also stated that the dimensional variances and setback relief sought by CHN “are appropriate in the context of the site and are the minimum necessary.”

“Consistent with the evidence and the testimony presented, and the applicable legal standards governing variances and special exceptions, the board concludes that approval of the request is appropriate,” it stated.

The CHN senior housing proposal has broad community support. Backers include city Councilman Anthony Coghill, who represents the neighborhood, and the Carrick Community Council.

“We are very pleased the Zoning Board of Adjustment has ruled in favor of the requested variances necessary for redevelopment,” said Laura Doyle, secretary of the Carrick Community Council. “It’s exciting that an investment is being made into a property that will have a positive impact on the Carrick community while providing safe and affordable housing to seniors.”

She described the former Berg Place property as being a “blight on the community and a source of crime and drug activity.”

In planning the redevelopment, CHN and partner Amani Christian Community Development Corporation have been responsive to suggestions from the community, she said.

“We feel very lucky to be working with partners we trust and respect. We cannot imagine working with nicer people. CHN will manage the property for 40 years. Having a trusted property manager was also an important factor,” Ms. Doyle said. “The plans for this senior living complex are just beautiful. We are confident that this new development will spur additional investment in Carrick.”

The property is currently owned by the Pittsburgh Urban Redevelopment Authority, which acquired it at sheriff sale last year. It then issued a request for proposals for its reuse, with CHN winning out.

Ray Baum, CHN attorney, called the senior housing redevelopment the “poster child” for variances.

“It meets all of the requirements because of the way the property has been used and because of everything around it,” he said.

All of the apartment units will be affordable to seniors at or below 60% of the area median income. Mr. Baum has said that a “substantial” number will be offered to those at or below 50% of the AMI and a handful to those at or below 20%.

The developer is seeking federal low-income housing tax credits through the Pennsylvania Housing Finance Agency to help fund much of the project. Because of that, the zoning board, at Mr. Baum’s request, expedited its decision, releasing it 18 days after the hearing. Such rulings typically take 45 days.

CHN must get its application in for the low-income tax credits before a Jan. 11 deadline.

“I think this one has a very good chance of being funded because the URA will rank it highly. The PHFA does look to the URA for city priorities,” Mr. Baum said.

He added that it will probably take six to eight months to get a decision. If CHN is successful in securing the tax credits, it will likely start work on the development in mid-2025.

Mark Belko: mbe...@post-gazette.com 

First Published December 8, 2023, 5:30am