Reviewers and Decision Makers.
Philadelphia Code § 14-301
in effect§ 14-301. Reviewers and Decision Makers.
(1) Purpose.
This section summarizes the roles and responsibilities of appointed and elected government officials and bodies primarily involved in the administration of this Zoning Code. Additional officials or agencies may be involved based on the character of the application or the size or type of development involved. No provision of this section adds to or detracts from a power, duty, or responsibility granted to any board, commission, department, committee, or agency of the City by a grant of power, duty, or responsibility in another section of the Philadelphia Home Rule Charter or The Philadelphia Code. In the case of any conflict between the provisions of this § 14-301 (Reviewers and Decision Makers) and other provisions of the Philadelphia Home Rule Charter or The Philadelphia Code, including this Zoning Code, the provisions of the Philadelphia Home Rule Charter or The Philadelphia Code shall govern.
Notes
152 | Amended, Bill No. 120774-A (approved January 14, 2013).
(2) City Council.
(a) General Authority.
The City Council serves as the legislative body for the City of Philadelphia. The powers of the City Council relating to this Zoning Code are established in §§ 1-101 and 2-307 of the Philadelphia Home Rule Charter.
(b) Authority for Final Action.
The City Council is responsible for final action regarding:
(.1) Amendments to the text of this Zoning Code or the official zoning map. See § 14-304(3) (Zoning Map and Text Amendments).
(.2) Master plans and major amendments to master plans in master plan districts. See § 14-304(3)(e) (Special Provisions for Master Plan Districts) and § 14-304(4)(c) (Action by City Council on Major Amendments).
(3) City Planning Commission.
(a) General Authority. 153
The Commission is established by Sections 3-100 and 3-908 of the Philadelphia Home Rule Charter and has those powers set forth in Article IV, Chapter 6 of the Philadelphia Home Rule Charter.
(b) Authority for Final Action.
The Commission is responsible for final action regarding:
(.1) A Comprehensive Plan for the City and amendments to that plan. See § 14-304(2) (Comprehensive and Other Plan Adoption).
(.2) Other plans for specific areas, facilities, services, or aspects of development in the City, and amendments to those plans. See § 14-304(2) (Comprehensive and Other Plan Adoption).
(.3) Minor Amendments to master plans in master plan districts. See § 14-304(4)(b) (Action by the Commission on Minor Amendments).
(.4) Land subdivision plans. See § 14-304(7) (Subdivisions and Subdivision Plats).
(c) Review and Prerequisite Approval Authority.
(.1) The Commission provides prerequisite approvals for:
(.a) Zoning permits regarding lot adjustments. See § 14-304(6) (Lot Adjustments).
(.b) Building permits and certificates of occupancy for new uses and changes of use in the SP- ENT, Entertainment (Special Purpose) District with regards to site, building, and lighting design. See § 14-405(9)(a) (Review Procedure). 154
(.c) Building permits regarding facades in certain subareas of the /CTR Overlay District. See § 14-502(8)(a) (Planning Commission Review).
(.d) Building permits regarding facades in the /RAN Ridge Avenue Neighborhoods Overlay district. See § 14-541(3)(g). 154.1
(.e) Building permits in the /NCO Neighborhood Conservation Overlay district. See § 14-504(3) (Planning Commission Review).
(.f) Screening for Wireless Service Facilities (Freestanding Towers) that does not conform to the list of trees recommended by the Commission. See § 14-603(16)(d) (Screening). 155
(.g) Building permits regarding site layout and landscape plans in the /CAO, City Avenue Overlay district. See § 14-509(3)(r) (Development Design Standards).
(.h) Zoning permits in the /WWO Wissahickon Watershed Overlay district. See § 14-510 (/WWO, Wissahickon Watershed Overlay District).
(.i) Zoning permits regarding CMX-4 and CMX-5 lots subject to compliance with the sky plane controls of this Zoning Code. See § 14-701(5)(b) (Option A: Sky Plane Controls).
(.j) Zoning permits regarding steep slopes. See § 14-704(2) (Steep Slope Protection).
(.k) Certain zoning and building permits in the /CDO Central Delaware Overlay District. See § 14-507(12) (Optional Special Standards, Review, and Exemptions). 156
(.l) Zoning permits regarding parking garages in RMX-3, CMX-3, CMX-4, and CMX-5 districts and parking garages of at least 250 parking spaces on lots in or adjacent to any other residential or commercial district. See § 14-803(4)(b)(.4) (Parking Garage Review). 157
(.m) Zoning permits regarding landscape and screening for parking lots. See § 14-803(5) (Parking Landscape and Screening). 158
(.n) Zoning permits regarding signs in the Market Street East Advertising District. See § 14-906 (Market Street East Sign Regulations 159 ). 160
(.o) Zoning permits regarding properties bounded by two streets where the determination of primary frontage(s) or side and rear lot lines is necessary for L&I to approve or deny an application. See § 14-701(1)(d) (Requirements for Lots with Multiple Street Frontages). 161
(.p) Zoning permits regarding properties located within Subarea C of the Main Street/Manayunk and Venice Island /NCA, Neighborhood Commercial Area Overlay District that abut the Schuylkill River. See § 14-503(4)(c)(.2)(.e). 162
(.q) Building permits regarding developments earning a Public Space floor area or height bonus. See § 14-702(6) (Public Space). 163
(.r) Zoning permits regarding properties that are covered by two or more zoning districts and that meet the criteria of § 14-107(2)(d). 164
(.s) Certain zoning permits regarding on-site landscape and tree requirements, as directed by § 14-705 (On-Site Landscape and Tree Requirements) and the regulations of the Commission and of L&I. 165
(.t) Building permits regarding facades in the Mt. Airy Subarea of the Germantown Ave /NCA Neighborhood Commercial Area. See § 14-503(3)(c)(.1) (Facade Review). 166
(.u) Zoning permits regarding developments earning a Mixed Income Housing floor area, height, or dwelling unit bonus. See § 14-702(7) (Mixed Income Housing). 166.1
(.v) Zoning permits regarding developments defined as a Residential Housing Project located within the /MIN, Mixed Income Neighborhoods Overlay District. See § 14-533 (/MIN, Mixed Income Neighborhoods Overlay District). 166.2
(.w) Applicable zoning permits and building permits within the /UCO, University-Community Overlay District. See § 14-546(5) (Planning Commission Approval). 166.3
(.2) The Commission reviews and makes recommendations to the authority responsible for final action regarding:
(.a) Amendments to the text of this Zoning Code or the official zoning map. See § 14-304(3) (Zoning Map and Text Amendments).
(.b) Master plans and major amendments to master plans in master plan districts. See § 14-304(3)(e) (Special Provisions for Master Plan Districts) and § 14-304(4)(c) (Action by City Council on Major Amendments).
(.c) Variances. See § 14-303(8) (Zoning Variances).
(.d) Special exceptions. See § 14-303(7) (Special Exception Approval).
(.3) The Commission may recommend, as appropriate, conditions consistent with § 14-303(9) (Conditions on Approvals) on the items set forth in § 14-301(3)(c)(.1) and § 14-301(3)(c)(.2) above.
(d) Other Authority.
Other responsibilities of the Commission related to this Zoning Code include:
(.1) Preparing proposed zoning ordinances and maps and amendments to zoning ordinances and maps for consideration by City Council. See Section 4-601 [renumbered to subsection 4-604(b)] of the Philadelphia Home Rule Charter.
(.2) Preparing regulations governing the subdivision of land for consideration by City Council. See Section 4-603 [renumbered to subsection 4-604(d)] of the Philadelphia Home Rule Charter.
(.3) Establishing and maintaining an annual registry of Registered Community Organizations. See § 14-303(11A) 167 (Registered Community Organizations).
(e) Civic Design Review Committee.
(.1) General Authority.
The Civic Design Review Committee is established pursuant to § 14-304(5)(a) (Civic Design Review Committee).
(.2) Review Authority.
The Civic Design Review Committee reviews and makes advisory recommendations on zoning applications regarding developments requiring Civic Design Review under § 14-304(5) (Civic Design Review).
Notes
153 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012; amended, Bill No. 130764 (approved December 18, 2013); amended, Bill No. 210075 (approved March 29, 2021).
154 | Amended, Bill No. 120774-A (approved January 14, 2013).
154.1 | Amended, Bill No. 240421 (approved September 4, 2024).
155 | Deleted, Bill No. 120654 (approved December 11, 2012). Bill No. 120774-A (approved January 14, 2013) purported to amend this subsection, but the subsection had already been deleted. Added, Bill No. 150264 (approved June 16, 2015).
156 | Deleted, Bill No. 180346-A (approved July 18, 2018); added, Bill No. 190811-A (approved December 30, 2019).
157 | Amended, Bill No. 150766 (approved December 8, 2015).
158 | Amended, Bill No. 150264 (approved June 16, 2015).
159 | Revised by Code editor to conform to section's caption.
160 | Amended, Bill No. 120774-A (approved January 14, 2013).
161 | Added, Bill No. 150766 (approved December 8, 2015); amended, Bill No. 161003-A (approved May 8, 2017); amended, Bill No. 190380 (approved July 24, 2019).
162 | Added, Bill No. 210075 (approved March 29, 2021).
163 | Added, Bill No. 210075 (approved March 29, 2021).
164 | Added, Bill No. 210078-A (approved April 28, 2021); amended, Bill No. 220418 (approved November 30, 2022).
165 | Added, Bill No. 220414 (approved September 13, 2022). Section 2 of Bill No. 220414 provides: "This Ordinance shall become effective immediately, except that (1) Section 14-705(1)(c)(.8) (Waivers) and Section 14-705(1)(c)(.9) (In-Lieu Fee) shall become effective immediately after the Commissioner of L&I, the Commissioner of Department of Parks and Recreation, and the Executive Director of the Commission each certify to the Chief Clerk of Council that they are prepared to administer the waiver process, including review of applications and collection of fees, but in no event more than 60 days following the effective date of the remainder of the bill; and (2) For any zoning permit application or amendment that is filed subsequent to the enactment of this ordinance that is substantially similar (in terms of the location, use, and design of the associated proposed development) to a zoning permit application that was filed prior to the enactment of this ordinance and for which the Civic Design Review committee has completed its review, only Section 14-705(1)(c)(.8) (Waivers) and Section 14-705(1)(c)(.9) (In-Lieu Fee) of this ordinance shall apply."
166 | Added, Bill No. 220418 (approved November 30, 2022). Enrolled bill numbered this as subsection (.s); renumbered by Code editor. Amended, Bill No. 240421 (approved September 4, 2024).
166.1 | Added, Bill No. 250523 (approved June 13, 2025).
166.2 | Added, Bill No. 250523 (approved June 13, 2025).
166.3 | Added, Bill No. 250804-A (became law January 22, 2026).
167 | Cross reference had read § 14-303(12)(a); revised by Code editor to conform to Bill No. 130657 (approved January 31, 2014).
(4) Zoning Board of Adjustment.
(a) General Authority. 168
The Zoning Board is established by Section 3-911 of the Philadelphia Home Rule Charter and has those powers set forth in Section 4-607 of the Philadelphia Home Rule Charter and § 14-103(4) (Zoning Board of Adjustment).
(b) Authority for Final Action.
(.1) The Zoning Board is responsible for final action regarding:
(.a) Appeals pursuant to § 14-303(15) (Appeals).
(.b) Variances. See § 14-303(8) (Zoning Variances)).
(.c) Special exceptions. See § 14-303(7) (Special Exception Approval).
(.2) The Zoning Board may impose conditions consistent with § 14-303(9) (Conditions on Approvals) on items § 14-301(4)(b)(.1)(.a) through § 14-301(4)(b)(.1)(.c) above.
Notes
168 | Amended, Bill No. 210075 (approved March 29, 2021).
(5) Department of Licenses and Inspections.
(a) General Authority.
L&I is established by Section 3-100 of the Philadelphia Home Rule Charter and has those powers set forth in § 14-103(3) (Department of Licenses & Inspections).
(b) Authority for Final Action.
L&I is responsible for final action regarding zoning permits. See § 14-303(6) (Zoning Permits).
(6) Board of License and Inspection Review.
(a) General Authority.
The Board of License and Inspection Review is established by Section 3-100 of the Philadelphia Home Rule Charter.
(b) Authority for Final Action.
The Board of License and Inspection Review has responsibility for final action regarding appeals of decisions of the Historical Commission. See § 14-1008 (Appeals).
(7) Historical Commission.
(a) General Authority.
The Historical Commission is the City of Philadelphia's historic preservation regulatory agency. Its creation and duties are described in Chapter 14-1000 (Historic Preservation).
(b) Zoning Permit Review Authority.
The Historical Commission shall certify to L&I whether a building or structure is designated historic or contributes to the character of a historic district wherever such certification is necessary for the purposes of L&I's review of zoning permits. See § 14-604(11)(d)(.1), § 14-602(7), 170 and § 14-801(2)(d).
Notes
169 | Amended, Bill No. 210075 (approved March 29, 2021).
170 | Enrolled bill referenced § 14-602(8); reference corrected by Code editor.
(8) Art Commission.
(a) General Authority. 171
The Art Commission is established by Sections 3-100 and 3-910 of the Philadelphia Home Rule Charter and has those powers set forth in Section 4-606 of the Philadelphia Home Rule Charter.
(b) Prerequisite Approval Authority.
The Art Commission provides prerequisite approvals for:
(.1) Building permits regarding the erection or alteration of any building or other construction, including open spaces, abutting the Benjamin Franklin Parkway Area or the Independence Hall Area of the /CTR overlay district as set forth in § 14-502(8) (Special Review Areas).
(.2) Zoning permits regarding signs in the following areas:
(.a) The Convention Center Area, Center City Commercial Area, Parkway Buffer, South Street/Head House Square Area, Vine Street Area, Washington Square, and Independence Hall Area of the /CTR overlay district, as set forth in § 14-502(7) (Sign Regulations);
(.b) Reserved; and 172
(.c) The Cobbs Creek Parkway, Roosevelt Boulevard Area, and Fairmount Park Area set forth in § 14-904(4) (Special Controls for Cobbs Creek, Roosevelt Boulevard, and Department of Parks and Recreation Land) 173 .
(.3) Zoning permits regarding public art submitted to meet the requirements of § 14-405 (SP-ENT, Entertainment (Special Purpose) District).
(.4) Zoning permits regarding public art submitted to meet floor area bonus provisions of § 14-702 (Floor Area Bonuses).
Notes
171 | Amended, Bill No. 210075 (approved March 29, 2021).
172 | Subsection (8)(b)(.2)(.b) originally read "The Passyunk Avenue area of the /NCA overlay district set forth in § 14-503(5) (Passyunk Avenue)", but § 14-503(5) was repealed by Bill No. 120430-A; deleted by Code editor.
173 | Cross-reference previously read § 14-904(7) (Signs Requiring Special Review and Approval); updated by Code editor.
(9) Streets Department.
(a) General Authority.
The Streets Department is established by Section 3-100 of the Philadelphia Home Rule Charter and has those powers set forth in Title 11 and Title 12 of The Philadelphia Code.
(b) Prerequisite Approval Authority.
The Streets Department provides prerequisite approvals for:
(.1) Zoning permits regarding open-air parking that provides spaces for more than three vehicles as required by § 14-803(4)(a)(.3) (Approval by the Streets Department).
(.2) Parking elements of SP-ENT master plans. See § 14-405 (SP-ENT, Entertainment (Special Purpose) District).
(.3) Parking elements of SP-STA master plans. See § 14-406 (SP-STA, Sports Stadium (Special Purpose) District).
(.4) Building permits regarding parking garages in RMX-3, CMX-3, CMX-4, and CMX-5 districts and parking garages of at least 250 parking spaces on lots in or adjacent to any other residential or commercial district. See § 14-803(4)(b)(.4) (Parking Garage Review). 174
(.5) Zoning permits regarding bicycle parking facilities in the public right-of-way that are proposed to satisfy the bicycle parking requirements of § 14-804 (Bicycle Parking).
Notes
174 | Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 150766 (approved December 8, 2015).
(10) Water Department.
(a) General Authority.
The Water Department is established by Section 3-100 of the Philadelphia Home Rule Charter.
(b) Review Authority.
The Water Department provides prerequisite approvals for zoning and building permits regarding:
(.1) Stormwater runoff, erosion, and sedimentation impacts. See § 14-704(3) (Stormwater Management).
(.2) Requests for additional impervious surfaces in the /WWO overlay district. See § 14-510 (/WWO, Wissahickon Watershed Overlay District).
(.3) Review of anticipated stormwater discharge for developments covered by § 14-507(12) (Optional Special Standards, Review, and Exemptions). 175
(.4) Review of stormwater management systems for developments that seek to earn a Stormwater Management bonus. See § 14-702(14) (Stormwater Management). 176
Notes
175 | Added, Bill No. 190811-A (approved December 30, 2019).
176 | Added, Bill No. 190811-A (approved December 30, 2019).
(11) Department of Planning and Development.
(a) General Authority.
The Department of Planning and Development is established by § 3-100 of the Philadelphia Home Rule Charter.
(b) Review Authority.
The Department of Planning and Development provides prerequisite approvals for zoning and building permits regarding developments earning the Mixed Income Housing bonus.
Notes
177 | Added, Bill No. 210075 (approved March 29, 2021).
Source: City of Philadelphia, The Philadelphia Code and Home Rule Charter (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/philadelphia/latest/philadelphia_pa/0-0-0-288635Fetched: 10/27/2026