Stakeholders weigh in on development standards and how to encourage good design

ZCC Special Public Session

The April 27 X-Change focused on new development standards, including citywide form and design controls and provisions for natural resources. The biggest issue was whether the zoning code is the place to try to encourage good design and how far such controls should go.

The draft zoning code includes baseline form and design standards for different building types in all zoning districts. Philadelphia’s current code does not have design controls for base zoning districts; overlay districts for Center City and neighborhood commercial areas have been created over time to address such issues. The Zoning Code Commission considers the new standards necessary to promote higher quality design. “This is the bare minimum,” ZCC member Graciela Cavicchia said. While most neighborhood representatives agreed, Craig Schelter of the Development Workshop said that most developers would like to see design guidelines in the administrative manual. “Developers will want variances from these standards,” he said. “We don’t have that level of design information at the zoning permit stage. It is unrealistic and will discourage investment in this city.” Design professionals at the X-Change challenged that position, questioning whether such minimum standards would really thwart projects. “Making the design standards ‘guidelines’ will essentially kill them,” said architect Tim Kerner of the Center City Residents Association.

ZCC director Eva Gladstein added that this section of the code has changed a great deal in response to stakeholder input and that the goal of the new code is to have a submission process that is no more burdensome than the current system. Ms. Gladstein described new provisions for a two-stage permitting process and self-certification, which are intended to address both neighborhood and developer concerns. Mr. Schelter acknowledged ZCC progress, but pointed out that the new code requires a signed and sealed statement and then gives L&I discretion on whether or not it will accept it. “If you require professionals to certify the submission, then you have to accept that certification,” he said. Mr. Schelter added that he will press the issue about form and design controls with the Chamber of Commerce and City Council. “Arbitrary standards coupled with new provisions for how the ZBA will review projects will create problems,” he said.

Other concerns raised at the X-Change focused on new open space and natural resource standards. Participants questioned language related to previously developed land, which they say may actually allow development on steep slopes. Eva Gladstein replied that the ZCC agrees the wording is problematic and is working with the Philadelphia Water Department and Planning Commission to refine the standards. “We were attempting to distinguish between man-made slopes and natural conditions,” she said.

Stephanie Kindt, staff attorney for the Society Created to Reduce Urban Blight (SCRUB) raised the final issue addressed at the meeting. The draft code has been recently changed to prevent citywide associations from registering as a community organization for a particular neighborhood. Ms. Kindt wanted to know why the ZCC made this revision. “What about areas of the city that have no other representation?” she asked. ZCC Program Coordinator Natalie Shieh replied that the purpose of the new RCO process is to incentivize community participation and stressed that this specialized neighborhood process does not trump the public hearing process where citywide groups will continue to have an opportunity to be heard.

The last X-Change on parking and signs is scheduled for Tuesday, May 3 at 8 AM, 1515 Arch Street, 18th floor. A revised draft code will be available at http://www.zoningmatters.org/ next week.