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hanrahanrahanra.bsky.social
Jon Hanrahan
@hanrahanrahanra.bsky.social
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local resident
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hanrahanrahanra.bsky.social
an important thing to keep in mind is that there are bugs to go outside and look at
A leafhopper with elaborating speckling on its face staring out from a leaf a very young virstute sharpshooter with underdeveloped coloring but bright orange stripes, hanging out on a strawberry leaf some kinda very small shiny black beetle crawling up a red bud branch a sharpshooter nymph looks back from the stem of a bee balm plant
April 20, 2025 at 12:48 PM
hanrahanrahanra.bsky.social
traffic calming is my passion
squiggly lane stripes on a wide suburban road in eastern pennsylvania meant to act as traffic calming (but at least one knocked-over traffic cone seems to suggest this pilot is not likely to succeed). source: https://www.cbsnews.com/pittsburgh/news/road-design-montgomery-township-grays-lane/
April 1, 2025 at 1:16 PM
hanrahanrahanra.bsky.social
The reason *for* an IZ that applies city-wide, even in Lincoln Place and Greenfield, is so that builders can have uniform rules to follow — and so that the mayor doesn’t have to spend so much time providing concierge service to campaign donors.
“Obviously the city can’t do it all by ourselves. We don’t have any money,” O’Connor said. “As the mayor, you have to go and negotiate with developers and say, I know you want to build 20 units. In this market, we deserve 10 that’s affordable, or whatever the number is. Different markets are different.” Jake Pawlak, Gainey’s deputy mayor, said he’s not surprised developers are wishing for more access to the mayor’s office. “I am a little surprised they would say it out loud so openly,” Pawlak said. “What they are talking about is what has long been an unspoken way of doing business in Pittsburgh, which is calling in political favors to get preferred treatment. That’s something that’s been done a lot in the past that we absolutely don’t do.”
March 25, 2025 at 5:30 PM
hanrahanrahanra.bsky.social
If Corey understood his old council district, the mayor’s zoning legislation, or even the existing zoning code, he would know that Greenfield and Lincoln Place are almost entirely R1 and R2, so wouldn't be impacted by IZ hardly any, if at all. www.publicsource.org/pittsburgh-m...
O’Connor said he voted for inclusionary zoning to apply to Lawrenceville when he was a council member. “But Lawrenceville’s market is different than Lincoln Place’s market, and West End’s market is different than Greenfield’s market.”
March 25, 2025 at 5:29 PM
hanrahanrahanra.bsky.social
sure enough! god damn. I expected that a new office tower might not pan out, but this is a total fold.
March 17, 2025 at 7:19 PM
hanrahanrahanra.bsky.social
sizzling: www.vox.com/housing/3996...
Let’s talk more about this link between affordable housing and mobility. You note that while 19th- and early 20th-century tenements had real problems, many residents weren’t actually unhappy or feeling degraded by their living situations. When I wrote about converting vacant offices into adult dorm-style SROs last year, some progressives criticized it as undignifying, especially the idea of sharing bathrooms. Do you see parallels between these older housing reform movements and today’s resistance to certain affordable housing models? How do we balance housing quality concerns with the risk that imposing middle-class preferences might harm those we’re trying to help? Tenements were really surprising to me. I thought I knew the story of tenements: that it was greedy landlords exploiting vulnerable immigrants and making them live in really horrifying conditions. But for most immigrants, tenements were a temporary housing solution that enabled them to come to a country with better prospects to find jobs, to care for their families and to move up. Housing reformers tended to highlight the very worst examples of tenements they could find, but the more comprehensive government reports which looked at the overall quality of the housing stock found that most tenements were well-maintained, clean, and worked well for their inhabitants. The great fear is usually that these housing conditions will become permanent. You can hear that in today’s housing debates, too. You don’t want anyone to be stuck. You don’t want somebody to be housed in a way that’s not them making a conscious trade-off but rather a blighted condition that’s being imposed on them from which they can’t escape.
February 26, 2025 at 3:15 PM
hanrahanrahanra.bsky.social
sooooo are the czech beavers available to build dense, walkable neighborhoods www.nytimes.com/2025/02/12/w...
For years, officials in the Czech Republic had pushed a dam project to protect a river south of Prague, and the critically endangered species living in it. But the project, hamstrung by land negotiations, stalled. In the meantime, a group of chisel-toothed mammals — renowned for their engineering skills and work ethic, and unencumbered by bureaucracy — decided to take on the task. The beavers of Prague simply built dams themselves. The rodents’ fast work saved the local authorities some 1.2 million euros, according to a news release from the Nature Conservation Agency of the Czech Republic, a government agency responsible for conservation across the country. “Nature took its course,” Bohumil Fišer, the head of the Brdy Protected Landscape Area, where the revitalization project was planned, said in the statement. The beavers, he added, had created the ideal environmental conditions “practically overnight.”
February 13, 2025 at 5:25 PM
hanrahanrahanra.bsky.social
zoning's deservedly the Hot Topic these days, but I hope someone out there's working on a big-brain plan for the next big thing: unfucking affordable housing finance www.wesa.fm/development-...
“It's typical on our … projects to have 11, 12, 13 [funding] sources — each one of those having different requirements that we have to keep track of,” said ACTION Housing’s Eash. “And it takes time and certainly money to make sure that we're following all the rules that are tied to these funding sources.” If there were one source of funding to cover the cost of an entire project, such projects would be cheaper, said Kendall Pelling, executive director of nonprofit Rising Tide Partners. “Each layer of requirements adds more things that have to be done,” he said, both physical changes, and process or legal changes.
February 12, 2025 at 11:32 PM
hanrahanrahanra.bsky.social
worth underlining — o'connor needs support from both arch-yimbys and true nimbys; it would be a shame if someone were to drive a wedge right in there... canibemeanforasecond.substack.com/p/the-choice...
As an aside, I only watched a few minutes of the 14th Ward Independent Democratic Club’s Barbara Daly Danko event yesterday with the two mayoral candidates. In a coincidence I did not need, I caught O’Connor’s chat with Ann Belzer about zoning. He seems to be running to the right of Charland’s bill probably in an effort to ride the fence between conservative NIMBYs who don’t want change at all and his developer funders who want to build with no limitations or consideration for affordability.
February 3, 2025 at 9:17 PM
hanrahanrahanra.bsky.social
I simply don’t have the time to lay out here how faulty Councilmember Charland’s anti-IZ proposal is — how insanely unimplementable that rough, rough draft of a bill is — so I’ll just let PCRG’s analysis of that bill speak for itself:
Once again, the bill’s details run contrary to its stated goals. While there is a carveout for neighborhoods that were covered under the existing version of the IZ overlay, the ordinance itself guts that previous bill, leaving questions as to whether any new neighborhoods could opt into the existing IZ ordinance that covers Lawrenceville, Bloomfield, Polish Hill, and Oakland. While the EIZ legislation leaves unclear the specific process for a neighborhood to elect to adopt IZ within its boundaries, one thing it’s clear on is that there will be a 42 number of onerous and expensive hurdles for a neighborhood to opt in, requiring “the performance of a Housing Needs Assessment for the neighborhood” and continue to have a new assessment completed every five years, along with public hearings. For comparison, Pittsburgh’s latest Housing Needs Assessment cost the City $100,000 and took more than a year to complete. In a City of 90 neighborhoods, presumably a citywide IZ program would cost millions of dollars in these assessments, repeating every five years. Such a bureaucratic and expensive process is far from “empowering” to neighborhoods.
January 24, 2025 at 4:12 PM
hanrahanrahanra.bsky.social
Not only did PHP miscount projects within Lawrenceville, they (either deliberately or not) neglected to mention the projects in their control group, the supposed non-IZ neighborhoods, that have voluntarily opted into IZ:
For another example, Billings and Vatz compare Lawrenceville’s change in housing production to South Side Flats and the Strip District, yet they conveniently leave out that almost half of the units in the South Side completed since IZ went into effect in Lawrenceville voluntarily opted into the same requirements as IZ (Southside, n.d.). Another project in the Strip District in the pipeline (but not yet completed) has also voluntarily opted into IZ’s requirements (Schooley, 2024). This obviously runs against their argument that IZ is stifling development, yet they fail to even acknowledge it. Similarly, they ignore comparison to other neighborhoods like East Liberty, Squirrel Hill, Shadyside, and Downtown, which according to their own (admittedly faulty) datasets, all saw much more significant decreases in housing completions than Lawrenceville, despite not having any IZ requirements.
January 24, 2025 at 4:10 PM
hanrahanrahanra.bsky.social
Regarding Pro-Housing Pittsburgh’s IZ “study,” not only did PHP admit that their own results were not statistically significant due to their small sample size, PCRG’s study finds that PHP’s small sample was also riddled with errors:
The Pro-Housing Pittsburgh data is wrong For starters, since the data they rely on is open source, a quick look shows that the authors have compiled extremely incomplete and poor data to conduct their empirical analysis. For example, while they state they collected data on “all buildings of 20 units or more built within the Pittsburgh city limits since 2012,” a look at what they included from Lawrenceville shows that they missed almost as many qualifying projects during this timeframe as they included, including Mews on Butler (68 units) (Sinichak, 2019), The Square on Butler aka Doughboy Square Apartments (45 units) (Schooley, 2022), Lawrenceville Place (36 units) (Schooley, 2012), Locomotive Lofts (34 units) (Locomotive Lofts, n.d.), and the Catalyst Building (20 units) (Schooley, 2015). All these projects received occupancy within the study's timeframe. Furthermore, within the projects they included, they appear to have duplicated multiple developments. Both the Foundry and the first phase of Arsenal 201 have some or all units listed twice in their project counts, skewing their numbers by over 200 units. Finally, another project included in their dataset, McCleary School Condos, is erroneously listed as 33 20 units, when in fact it has 25 units (McCleary School Condos & Townhouses — E Properties and Development, n.d.).
January 24, 2025 at 4:09 PM
hanrahanrahanra.bsky.social
The study emphasizes the positive impact of IZ in Lawrenceville: affordable production tripled, new voucher-friendly units restoring two-thirds of voucher-holders displaced previously, all while market-rate production has doubled:
As table 7 shows, not only was there a 229% increase in the number of affordable units entitled per year since IZ went into effect, but total units entitled per year nearly doubled. This represents a significant increase in the pipeline of housing units, during a period that has been notable for challenging dynamics for development, including a COVID-19 related construction ban, supply disruptions, increased construction costs, ballooning interest rates, and rising property insurance rates. Furthermore, real estate investment is notoriously cyclical, with bust periods following boom periods, and IZ was introduced at the tail end of a decade of new investment in Lawrenceville that saw an 11% increase in Lawrenceville’s total housing units. While any rigorous study of the effects of IZ would need to carefully control for these and other factors to isolate any impacts of IZ, this empirical data offers encouraging evidence that housing production has not slowed since IZ went into effect, despite many other headwinds during this period that were beyond local control. In fact, housing production has only increased in Lawrenceville since IZ was enacted. According to community organizations Lawrenceville United and Lawrenceville Corporation, who co-facilitate the development review process for the neighborhood, there are no housing projects to date that have been brought to their attention that have failed to move forward because of IZ.
January 24, 2025 at 4:08 PM
hanrahanrahanra.bsky.social
Against claims that the existing IZ policy is “unfunded,” and that developers alone bear the full cost of IZ, the study reminds us of the tax abatements and voucher incentives enacted alongside our existing IZ:
While the IPOD addressed the “mandatory” part of the “incentivized mandatory framework,” the “incentive” part was accomplished through separate legislation, as the City’s tax abatement program was restructured to align with the financial modeling and recommendations from the IHIZ Exploratory Committee. This included an increase to the maximum tax abatement up to $250,000 per year, elimination of the “step down” schedule across the 10 years of abatement (so that the abatement isn’t decreased while in effect), and alignment with the standards for affordability in IZ. The fact that the “offset” for IZ exists in a separate part of the City’s code from IZ has unfortunately created some misperceptions that IZ in Pittsburgh has been “unfunded” or has failed to offer any offsets. In truth, the offset was carefully synchronized and modeled with the IZ requirement from the start.
January 24, 2025 at 4:07 PM
hanrahanrahanra.bsky.social
Against the argument that “what’s right for Lawrenceville isn’t right for [X],” the study reminds us that the original white papers that led to the Lawrenceville pilot were on city-wide data, and on the assumption of city-wide adoption:
Expanding citywide While some critics have suggested that a policy that works in Lawrenceville may not work everywhere in Pittsburgh, the current IZ policy was based on multiple feasibility studies that modeled the program citywide and found it feasible in all neighborhoods, as discussed above. It is also worth noting that Lawrenceville shares many market similarities with other neighborhoods. As of the latest Market Value Analysis, all of Lawrenceville fell in the “B” market or below, which is a “robust market” but not the top end of housing prices in Pittsburgh. By contrast, the areas of Shadyside, Squirrel Hill, Highland Park, Point Breeze, and Regent Square were all ranked higher. None of these areas are currently covered under IZ. And many other “B” markets exist that also are not covered under IZ, including areas of Strip District, South Side Flats, East Liberty, North Side, Duquesne Heights, Point Breeze North, Morningside, and Greenfield. As yet another example, for the 2025 Voucher Payment Standard tiers released by HACP, which are based on how far each census tract’s median gross rent fell above/below Allegheny County’s, none of Lawrenceville was included in the City’s highest payment standard tier, and most of Lawrenceville was in the middle of the payment tiers (Housing Authority of City of Pittsburgh (HACP) & Allegheny County Housing Authority (ACHA), n.d.).
January 24, 2025 at 4:06 PM
hanrahanrahanra.bsky.social
Against the notion that we are “rushing” into IZ, the study reiterates the “15 years of local studies, financial modeling, expert and community input, and adjustments, all informed by the best national practices from empirical studies” that led to IZ in Lawrenceville:
Here in Pittsburgh, local practitioners have been studying and modeling IZ for our region since at least 2011, when the Housing Alliance of Pennsylvania formed a working group on the subject called the Southwest Pennsylvania Building Inclusive Communities Working Group. In July 2014, the Falk Foundation provided a grant to the Housing Alliance’s working group to produce further research on IZ, which resulted in a report compiled by attorney Bob Damewood of Regional Housing Legal Services (RHLS), titled “Building Inclusive Communities: A Review of Local Conditions, Legal Authority and Best Practices for Pittsburgh.” (Damewood & Regional Housing Legal Services, 2015). In the 55-page report, RHLS looked at housing market trends in Allegheny County, reviewed the literature on IZ programs, and researched the statutory authority for Pittsburgh to enact IZ legislation and withstand constitutional challenges. It concluded that Pittsburgh’s housing market was strong enough to support an IZ policy, that the City has the legal authority to enact IZ and provided a number of recommendations about policy design based on national best practices. (This report was updated in January 2022 with fresh analysis.) (Davenport, 2022) In 2015, Councilman Lavelle introduced legislation to establish the City’s first Affordable Housing Task Force. The Task Force comprised 30 leaders representing public agencies, elected officials, housing experts, for-profit and nonprofit developers, labor, financial institutions, and community development corporations. Shortly after its creation, affordable housing in Pittsburgh suddenly became an even larger topic of public attention in the summer of 2015, when the owner of the Penn Plaza Apartments in East Liberty gave the 200 residents there a notice to vacate within 90 days.
January 24, 2025 at 4:04 PM
hanrahanrahanra.bsky.social
four birds
a stern little carolina wren at the bird feeder in the snow a fat little junco on the fence in the snow a pretty puppy in the snow an alert little sparrow on the fence in the snow
January 19, 2025 at 5:19 PM
hanrahanrahanra.bsky.social
...and so I had to check whether the pgh adu proposal has a similar glitch. sorta yeah, sorta no, here's how it stands currently:
8. For Accessory Dwelling Units that are accessory to a Residential use, the maximum number of accessory dwelling units is 2 per zoning lot. 9. For Accessory Dwelling Units that are accessory to a Community Center or Religious Assembly uses, the following additional standards shall apply: a. There shall be no maximum number of accessory dwelling units; and b. Developments with more than 10 units shall be subject to Site Plan Review in accordance with Section 922.04.
January 18, 2025 at 7:30 PM
hanrahanrahanra.bsky.social
what the hell are you lazy bums doing, how is this spring garden baby child still on the market www.zillow.com/homedetails/...
front of a tiny old pittsburgh house, wood clad and barely holding on interior, living room, wood panel, ceiling falling apart, shag carpet, garbage bags, boarded-up windows completely wood-paneled attic kitchen with tile floors, bright-green walls, and drop ceiling
January 10, 2025 at 7:10 PM
hanrahanrahanra.bsky.social
!! Anita Prizio is not running for re-election, per WESA newsletter:
After multiple incumbents decide to step aside, new faces are coming to council By Julia Zenkevich Allegheny County Council races tend to be sleepier affairs than other local contests: Council members work part-time, and most balance day jobs with their government responsibilities. But the 15-member body is poised to see significant turnover this year, as one of council’s first true progressives plans to step aside, along with its longest-serving Democrat and most prominent Republican. In the six seats up for election this fall, three current office holders have decided not to run. Add to that another member who plans to resign next week, and a year from now, more than one-quarter of council members will be new faces. By contrast, the 2023 elections — when nine seats were on the ballot — resulted in only two new members. Incumbent Democrats Jack Betkowski of District 1, Anita Prizio of District 3, and Bob Macey of District 9 have decided not to run for reelection. And as first reported by KDKA TV, Republican at-large Sam DeMarco will depart to work as Southwestern Pennsylvania regional director for newly elected U.S. Sen. David McCormick. Incumbents Pat Catena of District 8, Michelle Naccarati-Chapkis of District 9, and Bob Palmosina of District 12 all say they plan to run again. Prizio was one of the first progressive voices on council when she was elected in 2017, and among the first local candidates to win with support from the local chapter of the Democratic Socialists of America. She said she modeled her run after Bernie Sanders.
January 9, 2025 at 9:30 PM
hanrahanrahanra.bsky.social
this was the hardest and most consequential decision I've ever made in my entire life www.alleghenycounty.us/Government/E...
Ten "I voted" stickers proposed for Allegheny County voters with various designs, including skylines, bridges, the incline, a bison, flags, animals, and a pickle.
January 7, 2025 at 8:25 PM
hanrahanrahanra.bsky.social
we’re riding 2024 out on a rail
a tiny bottle of bubbly chilling in an Amtrak-branded plastic cup of crunchy ice
January 1, 2025 at 3:52 AM
hanrahanrahanra.bsky.social
found this beaut on a day-trip to stoughton yesterday:
December 30, 2024 at 6:02 PM
hanrahanrahanra.bsky.social
IZ is fine, IZ isn't the end of the world, but IZ is far from the only item on the menu www.publicsource.org/pittsburgh-p...
If the intention is to assist the city’s poorest renters, some say that inclusionary zoning isn’t enough. “Inclusionary zoning isn’t the cure-all they’re presenting it as,” said Chris Soult, deputy director of the city’s Commission on Human Relations. The city agency is tasked with civil rights enforcement and investigates discrimination issues. The Commission on Human Relations recently questioned the transfer of winter shelter from Downtown to Perry South, and they provide resources to people regarding their rights. New housing “buildings are often constructed in gentrifying neighborhoods and the amenities in the area won’t fit for people who genuinely struggle with low income and low wealth resources,” Soult said, arguing that social capital is just as important and low income families who move into these developments will struggle to create social capital from scratch. Soult said that there has to be a stronger emphasis on subsidized, public housing if the goal is to provide housing for low-income families and stem the loss of those families from the city.
December 28, 2024 at 5:05 PM
hanrahanrahanra.bsky.social
they tore down butthole window for a parking lot
Blueprint for a new parking lot with 52 spaces at 4518 Penn Ave. Source: https://www.pittsburghpa.gov/files/assets/city/v/1/dcp/documents/dcp-zdr-2024-05192_4518-penn-ave_zba-request-2-1-combined.pdf
December 17, 2024 at 5:06 PM