Update on Proposed Housing Developments along Herron
There are three big residential developments that could happen in the neighborhood, and we’ll probably know for sure one way or the other in the next 12 months.
Local Income and Housing Trends
In Polish Hill, the median income is about $45,500 (the median income per household in Allegheny County is about $80,000), and about 120 of our residents are living below the poverty line (about 9.6% of the neighborhood's total population). The federal poverty limit is determined by household income, starting at $12,760 for someone living by themselves, and increasing by roughly $4,500 per each additional resident in the home.
54% of residents live in owner-occupied housing, and 46% in rentals. The median home value is $147,471; median rent $679/month. To see more detailed demographic info check out this link to our neighborhood's US Census data.
Today, despite the effect the pandemic is having on many people's ability to make ends meet, the housing market nationally is seeing a ton of activity. That is also the case in Pittsburgh, where the number of home sales jumped by nearly 26%, from July 2019 (2,672) to July this year (3,364). That has pushed prices up dramatically, raising the median listing year-over-year prices by 23%. What you might find surprising, in contrast, is that the average cost to rent a studio apartment in Allegheny County has fallen by 15% from last September to September 2020--the median studio rent is now about $1,000 (we're tied for the 5th largest decline by percentage in the country, along with Honolulu and NYC!). To see a compelling, broad GIS analysis of how a person's race and income dramatically affects their access to housing in Pittsburgh, check out this link.
In Polish Hill specifically, even before this current spike in housing, between 2015-2018, the median sale price more than tripled, from $67,500 to $217,500. We haven't been able to track down how Polish Hill, in particular, has been affected by the jump in home sale prices this year, but we'd guess that it would be consistent with the trend across the city.
Proposed Development Projects
Two proposed projects are adjacent to the Herron Avenue Busway Station. Both developers have said they expect to charge "market rates." This will likely mean that costs will be significantly above the median rent and home value in Polish Hill right now.
One development, on Liberty Avenue, proposed by RDC Design Build, recently announced that they closed on financing, so it seems likely to move forward. The project, which they are calling Brewers Block, will consist of 370 residential units. The units will be a combination of studio, 1-bedroom, 2-bedroom apartments, and a few townhomes. The PHCA has been advocating for the inclusion of affordable housing in this project, but we are limited in the means we have available to us to make sure that happens. We continue to press the developer to explore this option, however. We will keep you posted as we learn new information about this project--and hope to invite the developer to speak to the community some time in the next few months.
The other proposed development near the busway station is at the Donny's Place site. The developer, Laurel Communities, proposes a 27 townhome project, but has faced strong opposition at community meetings. The PHCA, along with numerous residents, have lodged their formal objection against zoning variances the developer has requested. The Zoning Board of Adjustment (ZBA) will issue its decision on whether or not those variances will be granted some time before December 6th.
Affordable Housing at the Fire Site
Finally, some promising news on affordability in the neighborhood. The City of Bridges Community Land Trust, which has been working with the PHCA for over 3 years now to try and bring permanently affordable homes to the Fire Site (the vacant lots between Brereton and Dobson), has some good news. Thanks to strong support from the Mayor's Office and recent positive news from state and federal funding agencies, it seems likely that this project could move forward next year. This would consist of 8 new homes in the heart of the neighborhood. We will get final confirmation in December, so be sure to stay tuned!
Please feel free to contact John Rhoades (john@phcapgh.org), Housing & Development Committee Co-Chair, if you have any questions or if you'd like to get involved in the Housing & Development Committee.