ZCC adjusts Civic Design Review timeline
FixItPhilly Coalition/BIA Government Affairs
ZCC Work Plan Committee chair Peter Kelsen and executive director Eva Gladstein attended the coalition’s monthly meeting to address concerns about the draft zoning code’s proposed Civic Design Review (CDR). Peter Kelsen reiterated that CDR is advisory only and explained that development thresholds that trigger CDR are set intentionally high. A sample timeline was distributed to illustrate how CDR would play out for a by-right project. Review and reporting time is now limited to 60 days for two meetings and the ZCC is talking about introducing a two-stage permitting process.
Peter Kelsen explained each step of the timeline, starting when an applicant submits a proposal to L&I. L&I staff will determine if CDR is required based on development thresholds outlined in the zoning code and notify the applicant. Once the application is turned over to the CDR committee, a maximum of 60 days is allowed to conduct and document two meetings. If the process is not concluded within 60 days, the project is deemed acceptable. At 60 days in any case, the applicant can go to L&I and get a permit whether or not the proposal is changed in response to CDR review, as long as the application is complete. Overall, CDR may add another 20 days to the process; more if applying for an accelerated review at L&I. (Click here to view the timeline.)
In order to give applicants the level of certainty needed to move forward, the ZCC is considering offering a preliminary permit for by-right projects that would confirm compliance with uses, dimensions, FAR bonuses, TODs, open space and natural resource requirements, subdivision regulations, and amount of parking. The preliminary permit would be issued before CDR begins. After the 60 day process for CDR, final permit would be issued based on compliance with form and design controls and standards for parking design, connectivity, landscaping, fencing, lighting, and signs.
Mr. Kelsen noted that very little by-right development gets a permit in less than a month and most applications currently go to the ZBA, which adds another six to eight weeks. In his experience with large projects, even by-right proposals take 90 days from pre-application to permit in pocket. Eva Gladstein added that for larger projects that need ZBA or City Council approval, CDR would take the place of the first information only meeting at PCPC.
While coalition members were initially concerned about CDR expanding the approval timeline overall, some consider the new form and design standards in the code a more significant change. Craig Schelter of the Development Workshop described the new controls. “These are ideal standards which are now codified,” he said. “If you don’t meet them – no final permit.” Mr. Schelter believes a more workable model would address such design issues at a meeting of experts where the standards the city wants to uphold serve as guidelines for the discussion. In response, Peter Kelsen explained that the form and design controls are still an open issue at the ZCC, but stressed that it is necessary to make CDR meaningful to communities, especially since more projects will be by-right under the new zoning code. “We cannot create a process that is so abbreviated that the community is not meaningfully engaged,” he said.
Zoning Watch 2010 Archives
ZCC
- 12/21/2010 Deadline for comments on draft code extended to January 21     (CurrentCurrentCurrentCurrent)
- 12/15/2010 Zoning code discussion focuses on timing and process; vote could be delayed     (Current)
- 12/15/2010 ZCC still debating form and design controls; bonuses for green building stay as is     (CurrentCurrent)
- 12/13/2010 ZCC adjusts Civic Design Review timeline     (CurrentCurrent)
- 12/12/2010 New draft consolidated code released     (CurrentCurrent)
- 12/02/2010 ZCC addresses comments from BIA and others: Civic Design Review is modified and a two-stage permit process is introduced     (CurrentCurrent)
- 12/02/2010 Track code updates at Zoning Matters     (CurrentCurrent)
- 12/01/2010 Vote on draft zoning code moved to January 2011     (CurrentCurrent)
- 11/11/2010 Draft zoning code on fast track to City Council     (Current)
- 11/11/2010 Get the latest code updates at Zoning Matters     (Current)
- 11/11/2010 Civic engagement process sets new standard     (Current)
- 11/11/2010 Councilman O’Neill cautions ZCC about new code     (CurrentCurrentCurrentCurrent)
- 11/09/2010 Final open house culminates an open process     (CurrentCurrent)
- 10/27/2010 Final comments on draft zoning code due November 12     (CurrentCurrent)
- 10/27/2010 Final open house November 9 – time to weigh in on draft zoning code     (CurrentCurrent)
- 10/27/2010 ZCC responds to input     (CurrentCurrent)
- 10/06/2010 ZCC refines zoning code in preparation for December 8 vote     (CurrentCurrent)
- 10/04/2010 Comment period on draft zoning code extended to November 12     (CurrentCurrentCurrentCurrent)
- 09/22/2010 New “open house” format offers residents another chance to comment on draft code     (CurrentCurrent)
- 09/22/2010 Zoning Commission briefs City Council on draft zoning code     (CurrentCurrentCurrentCurrent)
- 09/20/2010 Open houses on draft zoning code start September 22     (CurrentCurrent)
- 09/17/2010 Councilman O’Neill wants draft zoning code passed into law     (CurrentCurrent)
- 09/08/2010 Full draft code is released; comments due by October 12.     (CurrentCurrent)
- 09/07/2010 City Planning Commission briefed on proposed zoning code     (CurrentCurrent)
- 08/17/2010 Zoning Code Commissioner resigns     (CurrentCurrentCurrentCurrent)
- 08/11/2010 ZCC plans ambitious fall schedule for approving new code     (CurrentCurrentCurrentCurrent)
- 08/11/2010 Final change memo on draft code is released     (CurrentCurrentCurrentCurrent)
- 08/11/2010 Proposed development standards are mostly well-received     (CurrentCurrentCurrentCurrent)
- 07/27/2010 Public weighs in on module 3 of draft code     (CurrentCurrent)
- 07/26/2010 Take survey on draft code    
(
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) - 07/14/2010 Mayor asks ZCC to “be bold” as third and final module of the draft code is released     (CurrentCurrentCurrentCurrentCurrentCurrentCurrentCurrent)
- 07/10/2010 Community meetings for module 3 of the draft zoning code scheduled; new survey online     (CurrentCurrent)
- 06/09/2010 Changes to modules 1 and 2 of the draft zoning code continue; module 3 to be released July 14     (CurrentCurrent)
- 06/09/2010 PIDC to release report on the future of industrial lands in Philadelphia     (CurrentCurrentCurrentCurrent)
- 05/12/2010 Council approves one-year extension, but draft zoning code is expected this fall     (CurrentCurrent)
- 04/28/2010 Public reaction to Module 2 – Zoning Districts and Uses     (CurrentCurrent)
- 04/14/2010 Public involvement guidelines re development proposed; Civic Design Review introduced     (CurrentCurrent)
- 04/14/2010 New zoning districts and uses proposed     (CurrentCurrent)
- 04/14/2010 Public meetings scheduled for Module 2     (CurrentCurrent)
- 03/19/2010 Forum looks at ongoing efforts to make zoning and building codes green     (CurrentCurrent)
- 03/10/2010 Public reaction to draft chapters 1 and 2 more positive than negative; ZCC members focus on details     (CurrentCurrent)
- 03/10/2010 ZCC responds favorably to principles for involving the public in project review     (CurrentCurrent)
- 03/04/2010 Public reacts to key changes in the draft zoning code     (CurrentCurrent)
- 02/19/2010 Report on public input released     (CurrentCurrent)
- 02/17/2010 Draft procedures for the new zoning code aim to fix how things get done in Philadelphia     (CurrentCurrent)
- 02/17/2010 PCPC adopts policy for accepting community-based plans as official guidance documents     (CurrentCurrent)
- 01/28/2010 Developers, community groups hash out public’s role in project review; opportunity to comment on draft procedures next month     (CurrentCurrent)
- 01/24/2010 Neighborhood leadership wants to level the playing field for the public in development review     (CurrentCurrent)
- 01/23/2010 Community groups form network to appeal to ZZC     (CurrentCurrent)
- 01/20/2010 Development community workshop explores how and when the public should have a say in project review     (CurrentCurrent)
- 01/13/2010 Consultants ask for feedback on draft procedures; recommend more decision-making authority for L&I and PCPC     (Current)
- 01/13/2010 Consultants ask for feedback on draft procedures; recommend more decision-making authority for L&I and PCPC     (Current)
- 01/13/2010 ZCC sub-committee tackles non-conforming uses and structures     (CurrentCurrent)
ZBA
- 01/12/2010 New appointments at the Zoning Board of Adjustment     (CurrentCurrent)