Pittsburgh Planning Commission raises concerns about proposed Oakland Crossings development

Members of the Pittsburgh Planning Commission and representatives of Shadyside-based developer Walnut Capital sparred over a proposal for a large-scale development in the city’s Oakland neighborhood during a meeting that lasted more than two hours Monday.

Walnut Capital, best known for revitalizing the East End’s Bakery Square, has proposed a major transformation of a 17-acre section of Oakland. The potential development, called Oakland Crossings, would bring a grocery store, green space and a pedestrian bridge crossing the Boulevard of the Allies.

The mixed-use development would require a zoning change to create what’s known as a fifth “open public realm” subdistrict in Oakland.

The developer has said it is developing its plans with input from residents, though more than 30 residents spoke out against the development during a public hearing before City Council in early October.

Some have raised concerns that community members are developing a 10-year master plan known as the Oakland Plan, and it’s not expected to be completed until early next year. They have called for Walnut Capital to allow the community to finish that first and then use it as a roadmap for the proposed development.

Members of the Planning Commission expressed similar concerns Monday.

“We have not yet been briefed on the Oakland Plan, so we’re kind of relying on your interpretation of that plan,” Planning Commission Chairwoman Christine Mondor said, suggesting the developer should have waited until that plan was finished.

Walnut Capital attorney Jonathan Kamin said the proposed development would be “fully harmonious” with the forthcoming Oakland Plan, and representatives for the developer said they have held public meetings and reached out to the community while developing its plans.

They also noted that, although the Oakland Plan is set to be released in the next few months, the entire process set forth by the plan could continue for more than a year, which would be a major delay for their development goals.

“We can’t hit pause during a planning process,” Chief of Staff Dan Gilman said, arguing that the plan addresses major needs — including the need for a grocery store, additional housing and pedestrian safety — that residents have been seeking for years.

Mayor Bill Peduto and Allegheny County Executive Rich Fitzgerald have publicly supported the proposed development.

Planning commissioners also questioned what Mondor called a “highly unusual” process that brought the proposal before them.

The legislation was introduced by Mayor Bill Peduto’s office and then sent to City Council, which amended it before sending it to the Planning Commission. Typically, such zoning changes would be initiated within the zoning department or by community groups. They would then go to the Planning Commission before going to City Council.

“I’m befuddled, just that a mayor would sidestep his own planning department … it sounds like it’s old-timey planning long before we had a citizen ladder of citizen participation,” Commissioner Sabina Deitrick said. “You totally sidestepped what we would call community involvement and the planning department.”

Mondor said the unusual process has left the commission in an “awkward position,” saying that City Council voting to send the measure to the commission appeared to send a message that council would offer final approval regardless of the Planning Commission’s recommendations.

City Councilman Bruce Kraus said the council is “deeply mindful and deeply respectful” of the Planning Commission’s role “and believes in the importance of that process.”

Planning commissioners also raised concerns with specifics aspects of the plan itself, including how much emphasis it truly placed on affordable housing.

Walnut Capital representatives said the plan would set aside 10% of the housing units for so-called walk-to-work housing units that would cost no more than 30% of the renter’s income. The proposal is not based on average median income, as many affordable housing projects in the city are.

“You need to mandate a larger percentage of truly affordable housing that these people at the bottom end of the scale can afford,” said Planning Commissioner Holly Dick, an Oakland resident. “These are the people who can least afford to commute to work.”

Commissioner Fred Brown questioned whether Walnut Capital had given proper considerations to ensuring the proposed development would focus on diversity amid the neighborhood’s recent drops in Black population.

Commissioners asked for more details on a variety of other issues.

The commission asked the developer to bring additional information to address its concerns and questions. Ultimately, the commission will vote to recommend, not recommend or recommend the plan with conditions. City Council would then vote on the proposed development.