Welcome to the first edition of Coffee with a Commissioner.
My goal is for this to be a weekly series of live streams answering questions from members of the community. You can find more information about the series at https://openlebo.com/coffee-with-a-commissioner/ including links to the recordings and a link to add future events to your calendar.
In this episode we cover the following topics that are based on the most frequently asked questions in the past few weeks:
- Real estate development
- Permits
- Working with contractors
- Construction updates
- Sports field study
Remember, if you have questions you’d like answered in a future livestream send them in via the form at https://openlebo.com/question.
Coffee with a Commissioner #1 was live-streamed to YouTube on friday August 23, 2024 at 12:00 pm eastern time. The video can be viewed in its entirety on YouTube or through the embed below:
Let’s get started with the first topic: real estate development.
Real Estate Development in Mt Lebanon
To understand real estate development in Mt Lebanon it’s important to first understand the local regulations, property types, and the development process overall.
Real estate development is bound by local, county, and state rules. These regulations are crucial to understand, as they decide the overall process that developers must follow when they develop new or modify existing property in Mt Lebanon.
It’s also important to understand the term “real estate development” applies to new, larger developments and not to simple remodels, which are covered in the permit section of this article. A developer wanting to create a new development of 10 homes would go through the real estate development process, whereas a homeowner seeking to remodel their bathroom would not – the latter would simply apply for permits.
Property Types
The types of property one can develop typically include industrial, commercial, and residential.
Industrial properties are typically large factories or manufacturing spaces. While we don’t have many of these in Mt Lebanon.
Commercial property is a diverse category that includes retail stores, restaurants, bars, and service-based businesses like florists and custom framing shops. Office spaces, meanwhile, house professionals like doctors and lawyers, consultants, etc.
Residential property includes single-family homes, apartments, townhouses, and condominiums. Residential properties can be considered commercial if they have five or more units. For example, a building with 50 apartment units is technically a commercial enterprise, even though its made up of residential living units.
Now, let’s move on to the rules which govern development in Mt. Lebanon. There are two main rules that govern the development and rehabilitation process in Mt Lebanon: the zoning code and the subdivision and land development ordinance.
These are local laws passed by the commission with recommendations from the municipal engineer, planner, and staff. They are amended from time to time to allow for updates within the city, cultural updates, and to address recent changes in the local laws or laws from higher governing bodies, like the state or federal government.
Zoning Codes in Mt Lebanon
The first step in any development process is to understand what can be built in an area. For that, you consult the zoning code.
Zoning codes are the regulations that determine what and where you can build in Mt Lebanon. Zoning codes are known as a basic police power, which is a power given to municipalities to determine and control how their area is built. Mt Lebanon’s zoning codes can be found at https://mtlebanon.org/about/mt-lebanon-code.
You’ve likely heard of zones like R1, R2, or Uptown Commercial—these define the rules for the area. For instance, R1 zones are for single-family homes only, while Uptown Commercial allows for a mix of commercial businesses and residential units. The zoning rules also cover setbacks, which determine how close your building can be to the street or your neighbors. These vary depending on the zone and property type.
If you’re planning a new development, you’ll need to be aware of the subdivision and Land Development ordinance, often referred to as the Salo. This covers the practicalities of installing infrastructure, like sewers, and sets the boundaries for developments.
Subdivision and Land Development Ordinance
The Subdivision and Land Development Ordinance (SALDO) sets out rigorous guidelines governing new developments and how land can be developed. This law ensures local development aligns with the needs of the community and adheres to a consistent set of standards.
The SALDO requires developers provide certain things related to the proposed development, like plans for the proposed development. These plans are scrutinized by the Planning Commission, a resident-based and volunteer body elected to oversee development applications. They review plans, ensure they meet the necessary codes, and provide preliminary approvals.
The Development Process
Now that we’ve covered the basics laws that govern real estate development in Mt Lebanon, let’s look at the process a developer would go through to develop.
In short, the process follows a few steps:
- A development is proposed with plans submitted to the Planning Board
- The Planning board reviews the proposed plans and issues a ruling
- The Commission votes on recommendations from the Planning Board
Mt Lebanon actively seeks to involve the community in its development projects. Public discussions, emails, and meetings are all part of the municipality’s strategy to keep residents in the loop. This open dialogue ensures that projects are discussed extensively, leading to well-informed decisions.
The municipality also encourages residents to reach out to their staff for any clarifications or further understanding of the projects. This accessibility fosters trust and transparency, which are pivotal in gaining community acceptance and fostering a sense of community.
So, if you’re curious about the progress of constructions in your area or have questions or feedback on the plans, Mt Lebanon invites you to reach out and make your voice heard. Your input is valuable in shaping the future of your community!
Proposed Developments and the Planning Board
Mt Lebanon uses a planning board as the first line of proposed development review. The planning board is a group of volunteer residents who review proposed developments to determine adherence to our local rules, zoning, SALDO, etc.
The role of the Planning Board is invaluable in the development process. With their expertise and local knowledge, they vet proposals, offering valuable insights and recommendations.
The planning board has regular meetings, usually once a month, where they review proposed projects. This is a great opportunity for public engagement, ensuring that residents can have a say in what gets built in their neighborhood. Furthermore, direct communication between residents and developers is encouraged, ensuring transparent discussions and managing expectations.
After the planning board reviews a proposal they arrive at a decision which can be one of the following:
- Preliminary approval
- Recommendations for edits
- Denial
If a project fits our local rules, the planning board issues a “preliminary approval” and the project goes to the commission for a vote.
If a project fits our local rules but there are some considerations the board wants the developer to take into account, or if there are minor changes that need to be made to fit the local rules, the board will make recommendations for edits. This is often where the municipal engineers will make recommendations. The developer can then choose to make the changes – bringing the proposed development into compliance with our rules or they can ask for a variance. A variance is permission to develop something that does not fit our rules. There are two types of variances: a variance from the zoning code and a variance from the SALDO. The latter is typically called a waiver.
Zoning variances are reviewed by the Zoning Hearing Board, another group of resident volunteers. This is not a subjective process. There are legal rules which must be met to approve a variance. Mt Lebanon is very strict with this process. If the developer is seeking a variance of the SALDO, that request will go to the commission during the final approval process.
SALDO variances, typically called waivers, go to the commission for review.
If a project does NOT fit our local rules, the planning board will deny the application, essentially ending the prospect of the project moving forward.
If a developer is seeking multiple variances, the planning commission may hold off on issuing a preliminary approval or denial until the developer can meet with the zoning hearing board to discuss the variance requests.
Developers can challenge a planning board denial by appealing to the Court of Common Pleas. Historically, Mt Lebanon’s stringent guidelines, embodied in the Zoning code and the SALDO, have stood the test of legal challenges and ensured responsible development. This meticulous planning process, involving community input, expert commissions, and strict guidelines, has proven to encourage a well-managed development that considers the community’s present and future needs.
If the court rules that the Planning Board or Commission erred in their judgement, they will allow the development to proceed or ask the local governing bodies to review the proposal again. Over the past seven years I’ve spent on the commission, the court has always upheld the decisions of the Mt Lebanon planning board and commission, essentially denying developers’ challenges of our rules.
The Role of the Commission in the Development Process
Once the planning board issues a preliminary approval, the project will go in front of the Commission for review. A hearing will be held for residents to attend and provide public comment. Then, a vote will be scheduled where the commission will approve, deny, or recommend changes.
It’s important to understand that once the planning board issues a preliminary approval there is generally a path for overall project approval unless the developer has made substantial or material changes between the time of preliminary approval and request for final approval. Also, the Commission has purview over SALDO waivers and projects can and have been denied based on non-adherence to the SALDO, despite preliminary planning board approval recommendations.
What Happens When a Project is Approved
When a project is approved it is allowed to proceed and the developer can start work according to the approved plans. Usually, the first step in the work process is to obtain any necessary permits that must precede actual work.
Obtaining Permits for Work in Mt Lebanon
If you’re planning any kind of development and most remodeling or property changes, chances are you’ll need a permits. Permits ensure the work adheres to the necessary regulations and codes. It’s a crucial part of the development or rehab process.
The type of permit you need depends entirely on your project. For instance, adding a bathroom will require a building permit and probably a separate plumbing permit from the County. Want to add a fence in your yard, that’s a special permit too. Developers must similarly obtain permits for different phases of their projects.
Applying for permits can be a straightforward process, especially if you consult the experts first. Our municipal planner or code enforcement officer can tell you exactly what you need and point you in the right direction. Mt Lebanon’s website is an excellent resource, with all the necessary links and phone numbers to get you started. The permit process is detailed online at: https://mtlebanon.org/departments/permits-zoning.
You’ll generally need to submit your application, along with a small fee, to the municipal planner or code enforcement officer. It’s a good idea to have all your plans and surveys ready, including stormwater management plans if necessary. Some permits may require extra approvals, such as engineering sign-offs. For smaller projects, sometimes all you need is a one page permit application with a simple drawing or description of the project.
The processing time for permits can vary, but it’s often much quicker than you think, sometimes taking just a few days. Working with Contractors
Larger projects might require architectural or engineering drawings or sign-offs from licensed professionals. Of course, contractors can help with this part of the process. General contractors especially can manage the permit application process for you. They work with the municipality and county to ensure everything is done correctly. But remember, contractors should only be part of the process if they understand the local regulations and requirements. You don’t want any nasty surprises halfway through the job!
Speaking of contractors, this is often an essential part of the development process. But it’s a area where problems can easily arise. That is covered in our next section.
Once you apply for a permit, our code enforcement office reviews the application and issues and approval, request for more info or edits, or a denial. Work cannot start unless a permit is approved and obtained. Work that starts without a permit can be stopped. In some cases, work done without permits can be ordered torn down or removed.
Working with Contractors
Contractors can be a huge asset when navigating the complexities of development, but choosing the wrong one can lead to all kinds of headaches. I’ve heard so many horror stories from residents who have had nightmare experiences due to cowboy builders. These range from failing to obtain the necessary permits—which can halt the entire project—to cutting corners and performing substandard work which can be dangerous or even life-threatening.
To avoid any permit-related issues, make sure your contractor knows the local process inside and out. They should be willing and able to produce evidence of their expertise, whether that’s through previous jobs or qualifications. It’s also vital that your contractor is aware of any specific Mt Lebanon requirements in the zoning code or SALDO.
Remember, contractors should be working with you to ensure your project stays on track. That means keeping you informed and managing the application process if needed. A good contractor will keep the lines of communication open and ensure you’re part of the process every step of the way.
If you’re planning any significant development, you’ll likely need to engage with several contractors to get the job done. As mentioned earlier, general contractors can help manage the project, including the permit application process. But you’ll also need specialized contractors for specific jobs, like plumbing or electrical work.
So, how do you select the right contractor for your project?
First, do your research! If a contractor has worked in Mt Lebanon before, they’re more likely to understand the local regulations and processes. Ask them about their previous experience in the area and what types of projects they’ve worked on. If they’re unfamiliar with Mt Lebanon, offer to put them in touch with the municipal planner or code enforcement officers. These experts can brief them on the requirements and ensure the contractor is up to speed.
You should also ask for references and check their insurance and licensing. Reputable contractors will have no issue providing details of previous clients or evidence of their qualifications. Don’t be afraid to call these references and ask about their experience working with this contractor. Remember, a contractor’s job is to make the process smoother, so they should be willing to help you navigate the permit process and communicate clearly with the relevant authorities.
It’s also a good idea to get several quotes to compare. It’s essential to understand the total projected cost and what’s included. Cheaper isn’t always better, but nor is an exorbitantly high price tag a guarantee of quality. Shop around, and if a contractor seems exceptionally expensive or cheap, ask them to justify the price.
Communication and Transparency
Clear communication skills are essential in any contractor. Ensure they keep you in the loop and are willing to involve you in the process. You should feel comfortable contacting them and expecting a prompt response. They should also be open to working with the municipal planner and code enforcement officers to ensure everyone is on the same page.
Contractors should also be transparent about timelines and keep you updated on progress. If they commit to a timeline, they should stick to it—or at least provide a reasonable explanation if delays occur. Some unscrupulous contractors may try to rush through the job, so it’s essential they take the time to understand the scope of your project and what’s involved.
And remember, if a contractor seems pushy or tries to pressure you into making a quick decision, that’s a significant red flag. The same goes for door-to-door sales pitches or any high-pressure tactics. Don’t be afraid to say no and walk away if you feel uncomfortable.
By doing your due diligence and selecting a reputable contractor, you can help ensure your project runs smoothly. Take the time to build a good working relationship, and don’t be afraid to ask questions and seek clarification throughout the process.
Common Contractor Problems
One of the complaints I hear most often is that the municipality is being unreasonable with their demands. This is typically a false flag promoted by developers or contractors that don’t understand the Mt Lebanon codes.
When investigating these complaints, what I’ve typically found is a situation where a resident has hired a contractor who promised to take care of permits, and who applies for the necessary permits, but then doesn’t follow the process through and actually obtain the permits. Instead, they do the work according to how they’ve always done it and when code enforcement finds out about the project or comes to inspect, the project doesn’t meet code. Realizing their mistakes, and recognizing the contractor must now perform more work, or redo the work they did, they will incur expense overruns, and if they’ve agreed to a price with the resident they realize they can’t finish the project and stop returning phone calls. This leaves the resident with a half-done project that cannot be permitted or finished. That’s why its important that residents manage the process, even with a contractor on board, and make sure work doesn’t start until permits are obtained.
Most local contractors who have worked with our code enforcement officers understand our local rules and are able to bring jobs to completion successfully.
If you have questions about the types of permits that might be required for your job, contact the planning office or ask to speak with a code enforcement officer. They will give you a list of things you need for your permit application. If you still have questions, you can always contact your commissioner who can help you work with the municipality.
Sports Field Study: Enhancing Community Recreation
The municipality is committed to ensuring that our sports facilities are fit for purpose and accessible to everyone in the community. To achieve this, we recently conducted an extensive Sports Field Utilization Report to evaluate current field usage and identify areas for improvement.
The study revealed that most of our sports fields are at full capacity, with high demand across the board. This is a testament to the vibrant sports culture in Mt Lebanon. However, it also highlights the need for strategic planning to ensure sustainable field usage and accommodate the needs of our residents.
One of the key findings of the study is the potential to increase field utilization hours by adding lighting to certain fields. This would expand playing time and relieve some of the pressure on our sports facilities.
The study recommended that the municipality and the school board review the cost structure for field usage to encourage more efficient booking and reduce the financial burden on users. This is particularly important as we aim to enhance accessibility and promote a healthy, active lifestyle for all our residents.
The study recommends development of McNeilly Field, which sits on over 23 acres on the outskirts of Mt Lebanon, to include additional fields, concessions, stands, walking trails, residential developments, and more. The sports board, now part of the Parks and Recreation Board, presented their findings to the Commission, which is now considering the recommendations for future development.
The study also recommends involving the school board and potentially expanding the fields for use by school teams. This synergistic approach could foster partnerships and create a sense of shared purpose between the municipality and local schools.
Of course, as with any proposal, there are considerations and challenges. But the potential benefits of developing this sports field as a community asset are significant. It’s a great reminder of the power of construction projects to transform not just physical spaces but also social dynamics and community spirit.
If you have any questions about the Sports Field Study or future plans for recreational development, please don’t hesitate to reach out to your local commissioner. You can also email me directly, and I’ll be happy to share the study with you or provide any further clarification.
Communicating Officially with the Municipality
It’s important to understand this article is the opinion of just one person. And while I am a commissioner, I am only one of five people, three of which are required to agree and vote on a topic before it can be implemented.
And while I speak only for myself, it has been my experience that each commissioner acts in the best interest of all residents and our community as a whole. That’s why it’s important to make your voice heard and to communicate regularly with your commissioner and the commission on the whole.
OpenLebo.com is a community website created by Craig Grella. This is not affiliated with Mt Lebanon in any way.
If you want to communicate officially with the municipality, there are a few ways you can do this.
Emails
Sending an email is a convenient way to reach the entire commission. You can email commission@mtlebanon.org which will be delivered to all the commissioners.
You can also email individual commissioners at the contact information posted on the commission’s web page https://mtlebanon.org/about/commissioners.
Typically, when someone emails the entire commission, they will receive a reply from their elected commission representing their ward. If you’re not sure the ward in which you live, you can view the ward locator: https://mtlebanon.org/about/commissioners/ward-district-locator.
Phone Calls
You can call the municipal office and request to speak with the municipal manager, who will guide you to the right department for your specific query. The main phone number is displayed on the municipal website, and at the time of this writing is (412) 343-3400.
For quick clarifications or specific department inquiries, you can also call the relevant department phone number. These contact details are available on the website as well.
In-Person Meetings
In-person meetings are also encouraged! If you’d prefer to discuss your questions or ideas face-to-face, reach out to schedule an appointment with the relevant commissioner or municipal staff member. This personal approach allows for detailed discussions and often provides a deeper understanding of the topics.
You can also attend commission meetings which typically occur the second and fourth Tuesday of each month at the municipal building and through zoom.
As always, you can contact me directly via email. Official Mt Lebanon business can be directed to cgrella@mtlebanon.org.
OpenLebo Community Website
For questions about the OpenLebo community website, please send your queries to craig@craiggrella.com or fill out the form at https://openlebo.com/question.
For more information on future episodes of Coffee with a Commissioner please view this page: https://openlebo.com/coffee-with-a-commissioner/.
If you’ve got a question for a future episode, submit it at https://openlebo.com/question.
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