ZCC to make tough decisions on zoning recommendations

ZCC Regular Session

The Zoning Code Commission was briefed today on the major changes consultants are proposing to update Philadelphia’s zoning system. The 90-page report of detailed recommendations is organized to serve as an outline for the new code. Consultants call for big reforms, reducing the number of base districts from 55 to 32 and consolidating 33 overlay districts into 11. They want to introduce graphics and tables to make development standards clear and simplify use regulations. The most radical changes are related to approval procedures. The consultants asked the ZCC if there is support for reducing variances by making more uses by-right, based on stronger and more objective standards.

The recommendations are grounded in a detailed assessment of the existing code, an analysis of best practices from other cities, and input gathered from code user interviews, public outreach meetings, an online survey, and ZCC feedback. Proposed changes reflect the ZCC’s overarching goals to simplify the code and streamline approval processes. The new code would be reorganized from 21 chapters down to six and significant changes related to each chapter as presented in the report are identified below:

1. General Provisions
   All provisions addressing authority, interpretation, and relationship to other regulations located in one place.
   New section clarifying the role of adopted plans in zoning administration.
   Transitional provisions to explain how the city will manage the transition from the old code to the new code.
2. Administration and Procedures
   All decision-makers, approval procedures, decision criteria, and procedural requirements consolidated into one chapter.
   Review bodies, decision-makers, and appeal bodies for each type of approval summarized in one table.
   Notice requirements refined and summarized in one table.
   Variance procedures narrowed and criteria strengthened.
   More decisions made at staff level based on more objective standards.
3. Zone Districts
   All zone districts grouped into residential, commercial/mixed use, industrial/special purpose, and overlay zones.
   Base districts reduced from 55 to 32.
   Overlay districts reduced from 33 to 11.
   New consolidated Center City Overlay district.
   Each zone organized to include a purpose statement and district-specific standards, if any.
4. Use Regulations
   All permitted, certificated, special, and regulated uses consolidated into four use tables – one for each group of zone districts.
   All use-specific standards consolidated in one place and cross-referenced to the uses they affect.
   Certificated uses changed to by-right subject to objective standards where possible.
   Accessory uses and structures listed and clarified to reduce needs for variances or interpretations on decks, porches, etc.
   New temporary uses section.
5. Development Standards
   All regulations on how land and buildings are developed consolidated in one chapter.
   All dimensional standards consolidated into five tables.
   New standards on sustainability, circulation and mobility, landscaping, natural areas, and lighting.
   Form and design standards expanded to address residential/commercial boundaries and commercial corridors.
   More objective and enforceable standards to support administrative decision-making.
   Sign provisions consolidated into one section based on a permitted sign table.
   All off-street parking requirements consolidated into one table.
6. Definitions
   All definitions consolidated into one chapter.
   Rules of grammar and text construction defined to support more predictable administrative decision-making.
   Rules of construction for key parameters – building heights, setbacks, build-to lines, and open space – defined to support more predictable administrative decision-making.
   Appendices
   Index

Initial comments from the ZCC focused on public reaction to consolidating residential and neighborhood corridor districts and reducing the number of variances – the same issues consultants need to know the ZCC supports in order to move forward with the code rewrite. Members discussed how best to communicate proposed zoning changes to the general public, especially when many recommendations still require debate and the commission is on a fast track to get the new code completed.

Each ZCC member will have about two weeks to review the recommendations and identify critical issues before comments are compiled in advance of the briefing to City Council on September 24. A city-wide public hearing is tentatively planned for October 7. Issues raised by the commission, members of council, and the general public will be discussed at the next regular meeting of the ZCC on October 14 at 8AM, 1515 Arch Street, 18th floor.

Click here to view today’s PowerPoint presentation on the recommendations. Click here to view the full 90-page report.