Ardmore Blvd’s Mixed‑Use Overlay: Opportunities & Risks

Thinking about adding apartments over a storefront on Ardmore Blvd but not sure where to start? You are not alone. Mixed-use overlays can unlock value, yet the rules, approvals, and costs can feel muddy. In this guide, you will learn what a mixed-use overlay is, the documents to pull first, common feasibility drivers, risk points, and smart next steps tailored to Forest Hills. Let’s dive in.

Mixed-use overlay basics

A mixed-use overlay is a zoning layer placed on top of the existing base district. It often encourages ground-floor commercial with residential above, allows more height or density, adjusts parking, and sets design standards to support a walkable corridor. Along a corridor like Ardmore Blvd, the goal is to invite reinvestment, diversify housing, and shape redevelopment so it fits community priorities.

For you as an investor, the overlay can change the math. It might expand permitted uses, allow residential over retail, or reduce parking, which can make smaller buildings pencil out. It can also add design expectations or public-realm upgrades that increase upfront cost and time. The key is to verify the exact standards for your parcel before you model the deal.

Confirm zoning documents first

Before you tour a building or draft a proforma, collect the zoning documents that control feasibility:

• Official zoning map showing the overlay boundary and the base district for your parcel.
• Full overlay ordinance text, including permitted uses, dimensional standards, and design requirements.
• Dimensional tables for both base and overlay: height, stories, setbacks, lot coverage, and any floor-area ratio limits.
• Complete use list: permitted, accessory, conditional or special exception, and prohibited uses.
• Parking and loading ratios, shared parking rules, on-street credits, or in-lieu fee options.
• Design and frontage standards: storefront transparency, minimum ground-floor height, build-to lines, façade articulation, signage, and materials.
• Streetscape requirements: sidewalk width, street trees, and frontage improvements within the right-of-way.
• Administrative process: site plan review, design review, conditional use, variance, public hearings, and which boards review applications.
• Impact study triggers: traffic, stormwater, or environmental study thresholds.
• Any incentives mentioned: façade grants, tax abatement, density bonuses, or similar.

Also check planning commission and borough council meeting minutes to understand the overlay’s intent and any conditions discussed during adoption.

Who to contact early

• Borough zoning and code enforcement staff for ordinance text and interpretations.
• Planning commission staff for process sequencing and meeting schedules.
• Allegheny County planning for regional context and applicable county standards.
• PennDOT district office if Ardmore Blvd is a state-controlled route or if any new curb cuts are proposed.
• Local water, sewer, electric, and gas providers for capacity letters and connection costs.
• County or regional stormwater authority and PA DEP for stormwater requirements and Act 167 compliance.

A pre-application meeting with borough staff can save months by surfacing deal killers early.

Uses and density checks

Start by confirming whether mixed-use stacking is allowed by right or requires conditional use. Some overlays mandate ground-floor commercial on primary frontages while allowing residential above or behind. Verify whether live/work units, small offices, restaurants, or personal services are permitted. Pay attention to exclusions like bars, drive-thrus, heavy retail, or auto service.

On density and massing, look for the maximum stories and height, any FAR or lot coverage cap, and whether additional height is allowed for public benefits like sidewalk improvements or affordable units. Minimum unit sizes, if present, will influence your unit count and construction cost per unit.

Parking and access realities

Parking often makes or breaks a small mixed-use deal. Confirm:

• Residential parking ratios and any reductions for shared parking, on-street credits, or walkability.
• Commercial ratios per 1,000 square feet and whether shared parking is allowed across uses with different peak hours.
• Loading requirements for ground-floor commercial tenants.
• Driveway standards and curb cut spacing, especially on busy corridors where new driveways may be limited.

In auto-oriented contexts, codes may require 1.0 to 1.5 spaces per dwelling unit. Urban overlays sometimes allow 0.5 to 1.0 spaces per unit with shared parking. Retail can range from 2 to 4 spaces per 1,000 square feet, with reductions possible in overlays. Treat these ranges as a starting point and confirm Forest Hills specifics.

Design standards that affect cost

Design provisions improve corridor quality but can add cost to your rehab or infill. Common items to verify:

• Ground-floor transparency percentage and minimum storefront height.
• Recessed entries, minimum storefront depth, and corner treatments.
• Required façade materials, modulation, and allowed signage types.
• Awnings, lighting, and exterior equipment screening.

These details affect storefront shell budgets, glazing costs, and façade upgrades. They also impact leasing, since a well-detailed storefront is easier to rent.

Infrastructure, utilities, and site conditions

Confirm water and sewer capacity, connection points, and tap fees. Request capacity letters early. Identify whether on-site stormwater detention is required or if off-site mitigation is allowed, and at what disturbance threshold stormwater rules apply. For older commercial buildings, budget time and funds for upgraded service laterals and utility upsizing.

Environmental due diligence is essential along older corridors. Order a Phase I Environmental Site Assessment to flag potential contamination. If issues surface, plan for testing and potential remediation. Review county GIS for topography and floodplain mapping, since steep slopes or mapped floodways can complicate site planning.

Approval process and timeline

Know which approvals are administrative and which are discretionary. Conditional uses and variances involve public hearings and add time and uncertainty. Typical steps include pre-application meetings, planning commission review, public hearing notices, and council action. Depending on complexity and community feedback, timelines can stretch from several months to a year.

Your project will also need to comply with Pennsylvania Uniform Construction Code for life safety, egress, mixed-occupancy fire separation, accessibility, and potentially sprinklers. Mixed-use conversions often trigger greater code scope than a simple residential remodel.

Market and financial due diligence

Pair your zoning research with a local market scan:

• Apartment demand for studios and one-bedrooms, achievable rents, and vacancy trends in and around Forest Hills.
• Retail appetite for small footprints, especially service and convenience users such as coffee, bakery, salon, professional office, or medical.
• Transit, walkability, and nearby anchors that support daytime traffic.

Translate that into a conservative proforma. Account for:

• Net rentable area after circulation and code-driven space losses.
• Commercial shell buildout costs, separate metering, and storefront glazing.
• Upper-floor conversion costs for kitchens, baths, mechanicals, and sprinklers.
• Required frontage improvements, parking construction or shared parking agreements, and stormwater measures.
• Higher insurance premiums and tax assessment shifts due to the commercial component.

For financing, expect lenders to underwrite both residential and commercial cash flows, often with personal guarantees. Shorter commercial lease terms and tenant improvement requests should be modeled with reserves.

Example project types to test

Here are common small mixed-use formats encouraged by overlays. Run each against your parcel’s standards and market data:

• Ground-floor neighborhood retail with 4 to 8 apartments above. Storefronts of 800 to 2,000 square feet can suit coffee, bakery, salon, or small office users.
• Live/work or professional lofts. Flexible ground-floor spaces integrated with residential entries often have lower parking demand if used for professional services.
• Small infill with a single medical or dental tenant plus apartments. Medical users can drive stable leases but require specialized buildouts and clear parking.
• Adaptive reuse of a former single-use commercial building. Converting upper storage or office to apartments can work if structure and systems support it and if code upgrades are manageable.

Key risks and how to mitigate

• Zoning risk: Conditional uses, narrow permitted lists, or strict design standards can limit feasibility. Mitigate by getting interpretation letters and, if possible, securing approvals before closing.
• Parking constraints: High minimums may require costly structured parking. Mitigate with shared parking, on-street credits, or in-lieu options if available.
• Utility capacity: Limited sewer or water capacity can stall your schedule. Mitigate by obtaining capacity letters early and budgeting for upgrades.
• Environmental exposure: Older sites may hide contamination. Mitigate with a Phase I ESA and plan for testing and grants if needed.
• Community opposition: Concerns about height, parking, or traffic can extend hearings. Mitigate with outreach, context-sensitive design, and visible public-realm benefits.
• Time and carrying costs: Discretionary approvals add months. Mitigate by phasing entitlements and building a realistic schedule with contingencies.

Step-by-step diligence checklist

Follow this sequence to reduce surprises and sharpen your underwriting:

1. Verify the overlay boundary and obtain the overlay ordinance and zoning map for your parcel.
2. Confirm permitted uses, conditional uses, and design standards that apply to your frontage.
3. Pull the property’s zoning determination history and any open code violations.
4. Request a zoning verification or interpretation letter from the borough.
5. Obtain water and sewer capacity letters and connection fee estimates from utilities.
6. Download municipal and county GIS layers for parcel lines, topography, floodplain, and tax assessment.
7. Gather recent traffic counts for Ardmore Blvd and confirm if PennDOT permits are required for access.
8. Order a Phase I Environmental Site Assessment and budget for further testing if needed.
9. Read planning commission and council minutes related to the overlay to spot common conditions.
10. Request sample approved site plans within the overlay to understand precedent.
11. Commission a preliminary survey and concept plan to test height, setbacks, parking, and massing.
12. Get cost estimates for sidewalks, street trees, and frontage work, including any public contribution expectations.
13. Speak with local lenders and brokers about small-balance mixed-use loan options and underwriting standards.
14. Engage an architect or planner experienced in Allegheny County and Forest Hills to refine unit counts, parking strategy, and design costs.

What this means for your next move

A mixed-use overlay along Ardmore Blvd can open the door to sensible small projects that combine neighborhood retail with new apartments. The upside is the potential for more units, flexible uses, and shared parking. The tradeoff is higher design quality, possible discretionary reviews, and close coordination on utilities and stormwater.

If you line up the ordinance, utilities, market data, and approvals early, you can move confidently from concept to closing. When you are ready for local guidance and a clear plan to evaluate a Forest Hills opportunity, reach out to Unknown Company. Together we can simplify the path and position your project for success.

FAQs

What is a mixed-use overlay in Forest Hills?

• It is a zoning layer that modifies uses, density, parking, and design along a corridor like Ardmore Blvd without changing the base zoning everywhere.

How do I confirm if my Ardmore Blvd parcel is inside the overlay?

• Ask the borough for the official zoning map showing overlay boundaries and request a zoning verification letter for your parcel.

Are apartments over a storefront allowed by right?

• It depends on the overlay text; some corridors permit residential above ground-floor commercial by right while others require conditional use.

What parking ratios should I expect for small mixed-use?

• Codes often range from 1.0 to 1.5 spaces per dwelling unit and 2 to 4 spaces per 1,000 square feet of retail, with potential reductions in overlays.

Will I need PennDOT approval for access on Ardmore Blvd?

• If the roadway is state-controlled or if you propose a new curb cut, coordinate with the PennDOT district office to confirm permits and spacing.

What studies could the borough require for my project?

• Depending on size and impact, you may need traffic, stormwater, or environmental analyses triggered by thresholds in the ordinance.

How long do mixed-use approvals usually take?

• Timelines vary by complexity; with discretionary reviews, expect several months to a year from pre-application to final action.

What are common tenant types for small storefronts?

• Neighborhood services like coffee, bakery, hair or salon, small grocery, professional office, or medical can fit 300 to 2,000 square foot spaces.