Specific Procedures.
Philadelphia Code § 14-304
in effect§ 14-304. Specific Procedures.
Notes
245.1 | Amended, Bill No. 240971 (approved December 23, 2024). Bill No. 240971 was subsequently repealed by Bill No. 250243 (approved May 14, 2025).
(1) Authority to Prepare and Adopt the Comprehensive Plan.
Only the Commission may prepare and adopt a Comprehensive Plan pursuant to the Philadelphia Home Rule Charter. The City or any public or quasi-public agency may submit a proposed amendment to the Comprehensive Plan for approval pursuant to § 14-304(2) (Comprehensive and Other Plan Adoption).
(2) Comprehensive and Other Plan Adoption.
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(a) Applicability.
This section applies whenever a Comprehensive Plan or other plan is intended to become the adopted policy of the City and to guide the approval of rezonings, permits, or approvals, including special exception approvals, in the area of the City covered by the plan.
(b) Review and Action by the Commission.
(.1) No plan shall become the adopted policy of the City unless it is approved by the Commission. 246
(.2) The Commission shall review the plan in at least one Commission meeting. The Commission may schedule additional public meetings to review the plan, and notice of those meetings shall be provided by the Commission as set forth for in § 14-303(13) (Public Notice).
(.3) In the case of the Comprehensive Plan or other plan prepared by the City or any public or quasi- public entity, if the Commission determines that the plan will promote the best interests of the City and that it should become the policy of the City, it shall adopt the plan, or adopt it with changes, and the plan shall then be considered an amendment to the Comprehensive Plan. If the Commission determines that the plan will not promote the best interests of the City, or that it should not become the policy of the City, it shall not adopt the plan.
(c) Effect of Approval.
Plans adopted by the Commission as amendments to the Comprehensive Plan shall be considered by the Commission or the Zoning Board as a factor in its decision to approve, approve with conditions, or deny a permit, special exception, variance, or other approval.
(d) Amendment.
An adopted plan may be amended through the same process used for initial review and decision on the plan.
Notes
246 | Amended, Bill No. 120774-A (approved January 14, 2013).
(3) Zoning Map and Text Amendments.
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(a) Applicability.
The zoning map and text amendment procedures of this subsection apply to ordinances for amendments to the text of this Zoning Code and to amendments to the official zoning map.
(b) Review by the Commission.
(.1) No ordinance amending the text of this Zoning Code or amending the official zoning map shall be adopted by City Council unless it is first reviewed by the Commission, except as provided in Section 2-307 of The Philadelphia Home Rule Charter.
(.2) Notice of any public meeting of the Commission on a zoning ordinance shall be provided by the Commission as set forth in § 14-303(13) (Public Notice).
(.3) The Commission shall forward to City Council, through the Mayor's office, a recommendation for approval, approval with changes, or disapproval of the ordinance based on whether it meets the criteria in § 14-304(3)(d) (Criteria for Review) or § 14-304(3)(e) (Special Provisions for Master Plan Districts). 247
(c) Action by City Council.
The City Council shall consider the ordinance in the manner set forth in the Home Rule Charter. As established by Section 2-307 of the Philadelphia Home Rule Charter, the City Council shall not act until it has referred the proposed ordinance to the Commission for comment and waited at least 45 days following the introduction of any ordinance affecting land subdivision plans and at least 30 days following the introduction of any other zoning ordinance to receive the Commission's recommendation on the ordinance. Such periods may be extended by the Commission, as provided in Section 2-307 of The Philadelphia Home Rule Charter. City Council may approve, approve with changes, or disapprove the ordinance, regardless of the recommendation of the Commission.
(d) Criteria for Review.
The Commission shall consider the following criteria when making its recommendation that the ordinance be approved or approved with changes:
(.1) Whether the ordinance is consistent with the Comprehensive Plan;
(.2) Whether the ordinance is consistent with other plans adopted by the City as amendments to the Comprehensive Plan for the area affected by the ordinance;
(.3) Whether the adoption of the ordinance is in the best interest of the City;
(.4) Whether the impacts of the ordinance on areas surrounding the land affected by the ordinance will be positive and whether any negative impacts are unavoidable or will be mitigated to the extent reasonable; and
(.5) If the ordinance proposes a new overlay district, whether the same result cannot be achieved more easily through amendments to an existing base or overlay district or the text of this Zoning Code.
(e) Special Provisions for Master Plan Districts.
Table 14-304-1: Master Plan Districts
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District Name | Previously Known As
Residential Mixed-Use - 1 (RMX-1) | RC-6
Residential Mixed-Use - 2 (RMX-2) | WRD, ITD
Institutional Development (SP-INS) | IDD
Entertainment (SP-ENT) | CED
Sports Stadium District (SP-STA) | SS
(.1) Master Plan Districts Generally.
The procedures of this § 14-304(3)(e)(.1) apply to the master plan districts listed in Table 14-304-1, other than the SP-ENT, Entertainment (Special Purpose) District. See § 14-304(3)(e)(.2) below for procedures relating to the SP-ENT, Entertainment (Special Purpose) District.
(.a) Before any rezoning of such land into that district and any change to the official zoning map may become effective, City Council shall approve by ordinance a master plan for the development of that land. 248
(.b) Any ordinance proposing the designation of any lands into a master plan district shall be reviewed and approved as described in either subsection (i) or (ii), below.
(i) The ordinance may be accompanied by a master plan for the area to be rezoned that meets the requirements of this Zoning Code. In this case, the ordinance and master plan shall be reviewed concurrently, any recommendation by the Commission shall address both the ordinance and plan, any action by City Council shall address both the ordinance and the plan, and the rezoning and master plan shall become effective immediately upon City Council action.
(ii) As an alternative to subsection (i), above, City Council may approve the amendment without approving a master plan. In this case, the amendment shall not become effective until a master plan for the property has been submitted, the Commission has reviewed that plan and made a recommendation to City Council, and City Council has approved a master plan pursuant to this Zoning Code.
(.c) Any master plan submitted for approval must: 249
(i) Contain the information required by the regulations of the Commission; and
(ii) Complete the civic design procedures set forth in § 14-304(5) (Civic Design Review), except that major amendments to master plans shall only be subject to civic design review as required by the regulations of the Commission and minor amendments shall not be required to complete civic design review.
(.d) The Commission is authorized to consult with other City agencies in its consideration of and recommendations for Master Plan approval.
(.2) SP-ENT, Entertainment (Special Purpose) District.
The procedures of this § 14-304(3)(e)(.2) apply to the SP-ENT, Entertainment (Special Purpose) District.
(.a) The owner of any lot within a proposed or adopted SP-ENT district may submit to the Commission a proposed master plan for the Commission's review and recommendation. The master plan must contain the information required by the regulations of the Commission.
(.b) The Commission shall review and approve the proposed master plan if it finds that the master plan is (1) consistent with the purposes of the SP-ENT district, (2) otherwise in compliance with the provisions of this Zoning Code applicable to the SP-ENT district, and (3) otherwise appropriate in terms of scale, density, accessibility, and design for the neighborhood where it is located.
(.c) City Council shall designate, by ordinance, such SP-ENT districts in such areas as City Council deems appropriate. For each such district, such designations shall become effective upon the adoption of an ordinance designating the district boundaries; and the approval by the Commission of a master plan for the district pursuant to § 14-304(3)(e)(.1)(.b) above. Upon the designation becoming effective, the underlying zoning classification for all lots within the district shall be superseded, and no permits shall be issued for any use within the district other than as permitted by the approved master plan and this Zoning Code.
(.d) In the event that the owner of a lot within an SP-ENT district submits a proposed master plan to the Commission and the Commission fails to approve, disapprove, or table consideration of it within 45 days after submission, it will be deemed approved by the Commission.
(f) Special Provisions for Neighborhood Conservation Overlay Districts.
(.1) A petition requesting that the Commission initiate the process towards creating an /NCO district shall be filed with the Commission either (1) by a Local Registered Community Organization located within the proposed /NCO district, or (2) containing the signatures of at least thirty percent (30%) of all property owners or at least thirty percent (30%) of all owners of owner- occupied housing units located within the proposed /NCO district. The petition shall include a draft map of /NCO district boundaries and draft design guidelines that would apply to the /NCO district.
(.2) The Commission shall establish, by regulation, the criteria for accepting a petition to create an /NCO district. Upon review and acceptance of a petition, the Commission shall convene at least one public meeting within the /NCO district's proposed boundaries in order to seek public comment on the proposed /NCO district and design guidelines. 250
(.3) City Council shall not enact any ordinance creating an /NCO district if, by the date of the City Council public hearing, at least fifty-one percent (51%) of all property owners or fifty-one percent (51%) of all owners of owner-occupied housing units located within the proposed /NCO district have filed in writing with the Clerk of Council a statement of opposition to creation of the /NCO district. Those written statements may include petitions with multiple signatures opposing the creation of the /NCO district.
(.4) City Council shall consider the proposed /NCO district ordinance, design guidelines, and map in the same manner as other zoning ordinances, but shall not approve or approve with changes a proposed /NCO district unless it finds that the proposed /NCO district area has a consistent physical character as a result of a concentration of residential buildings of similar character or a continuity established by an overall plan. The City Council decision shall not include any areas within the /NCO district that were not included in the proposed boundaries of the /NCO district as set forth in the map attached to the proposed ordinance.
(.5) The boundaries of an /NCO district may be amended using the same procedures used to create the district. 251
(g) Pending Ordinance Doctrine. 252
(.1) Definitions.
(.a) A "pending ordinance" is any bill not yet enacted into law that would amend either the Zoning Code or the Zoning Maps, if a Committee of Council has voted to report the bill and the bill remains under active consideration. 253
(.b) A bill "remains under active consideration" if either:
(i) not more than four meetings of Council have passed since the date of the Committee vote to report the bill;
(ii) no later than the fourth meeting of Council after the date of the Committee vote to report the bill, Council has adopted a resolution declaring that the bill remains under active consideration, in which case the bill shall be considered under active consideration until such date as Council sets forth in the resolution or six months after the date of the Committee vote to report the bill, whichever date is earlier; or
(iii) the bill has been passed by the Council and the time for the bill to become law under Section 2-202 of the Home Rule Charter has not yet passed.
(.2) L&I (in reviewing any application for a zoning permit) or the Zoning Board (on any appeal to the Board) shall apply any applicable provision of any bill that had become a pending ordinance at or before the time when the application was filed with L&I, as if the bill had become law, but only to the extent that such provision is more restrictive than the applicable provision of this Zoning Code or zoning maps, except that this § 14-304(3)(h)(.2) shall not apply if either:
(.a) the bill has been withdrawn by a vote of the Council;
(.b) the bill has been defeated on a final passage vote;
(.c) the bill has been disapproved by the Mayor and the time for further consideration by Council has expired; or
(.d) the bill provides for an effective date subsequent to the date it becomes law or contingent upon an event that has not yet occurred.
(.3) In giving effect to a pending ordinance, L&I and the Board shall give effect to the bill as it may be amended from time to time by the Council or by a Committee of Council.
Notes
247 | Amended, Bill No. 120774-A (approved January 14, 2013).
248 | Amended, Bill No. 130804 (approved December 18, 2013).
249 | Amended, Bill No. 150766 (approved December 8, 2015).
250 | Amended, Bill No. 120774-A (approved January 14, 2013).
251 | Amended, Bill No. 120774-A (approved January 14, 2013).
252 | Former subsection (3)(g) deleted and former subsection (3)(h) renumbered, Bill No. 170162 (approved July 11, 2017).
253 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012.
(4) Amendments to Master Plans.
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(a) Applicability.
The procedures of this subsection apply to the amendment of any master plan required in a master plan district listed in Table 14-304-1 (Master Plan Districts).
(b) Action by the Commission on Minor Amendments. 254
Any minor amendment shall be submitted to the Commission for approval and must contain the information required by the regulations of the Commission. The Commission may approve, approve with modifications, or deny the Minor Amendment.
(c) Action by City Council on Major Amendments.
City Council shall consider a Major Amendment to a Master Plan as a proposed new master plan for the district in the same manner required by the Home Rule Charter for zoning ordinances. Major Amendments to Master Plans require approval by ordinance pursuant to the procedures set forth in § 14-304(3)(e) (Special Provisions for Master Plan Districts). Any major amendment submitted for approval must contain the information required by the regulations of the Commission.
(d) Criteria for Commission Approval.
The Commission shall approve a proposed amendment as a Minor Amendment to a Master Plan only if it determines that the amendment complies with all of the following criteria:
(.1) The amendment is consistent with the stated purpose of the district, the stated purpose of the existing master plan, the sound development needs of the district, and the requirements of any applicable overlay district.
(.2) The amendment only includes uses permitted by right in the district in which the land is located as set forth in Chapter 14-600 (Use Regulations).
(.3) The amendment complies with all dimensional requirements listed in Chapter 14-700 (Development Standards) for the district in which the land is located.
(.4) The amendment only approves:
(.a) Changes to the location or design of required parking, loading, or landscape areas that do not reduce the total amount of parking, loading, or landscape area shown in the approved master plan; or
(.b) Temporary facilities or structures that are consistent with the overall intent of the adopted master plan; or
(.c) Additions to buildings or changes in building footprints, including the footprints of new buildings, that do not increase impervious surface within the district by more than five percent (5%) or by more than 2,500 sq. ft., measured collectively from the date of the latest amendment to the Master Plan; or 255
(.d) Additions to buildings that do not increase the gross floor area by more than 2,500 sq. ft, measured collectively from the date of the latest amendment approved by Council to the Master Plan. 256
Notes
254 | Amended, Bill No. 120774-A (approved January 14, 2013).
255 | Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 210075 (approved March 29, 2021).
256 | Added, Bill No. 120774-A (approved January 14, 2013).
(5) Civic Design Review.
(a) Civic Design Review Committee.
(.1) Establishment. 257
Where this Zoning Code requires review by the Civic Design Review Committee, such review shall be performed by the Commission, which shall function as the Civic Design Review Committee, until such time as the Chair of the Commission certifies to the Council that the Mayor has established one or more separate Civic Design Review Committees, as set forth in § 14-304(5)(a)(.2) (Composition) below.
(.2) Composition. 258
The Civic Design Review Committee shall be composed of two Pennsylvania-licensed architects, one sustainability professional, one Pennsylvania-licensed landscape architect, one urban design professional, one developer or builder, one person with experience reviewing projects on behalf of civic associations, including a person who previously served or currently serves on a zoning, land use, or similar committee of a Registered Community Organization, and one rotating seat for a representative of a Registered Community Organization whose boundaries include the applicant's property, except that in the case of multiple overlapping Registered Community Organizations, there shall be up to two seats, one for each Registered Community Organization, and at the discretion of the district councilperson, one seat to be occupied by a designee of the district councilperson whose district includes the application property. A member of the Commission will be the Chair of the Civic Design Review Committee and will fill one of the designated positions. The Executive Director of the Commission (or appointed designee) will advise the Civic Design Review Committee but will have no vote.
(b) Applicability.
(.1) Required Review.
(.a) The civic design review procedures of this subsection apply to any development that meets the criteria in Table 14-304-2 (Civic Design Review Triggers) and to master plans as set forth in § 14-304(3)(e)(.1), except for: 259
(i) development on lots located within the SP-ENT, SP-PO, and SP-STA districts, provided that SP-STA district master plans shall remain subject to any required civic design review;
(ii) A building in the I-1, I-2, I-3, or I-P district with a primary use in the industrial use category or the wholesale, distribution, and storage use category and that does not affect property in any residential district, as defined by § 14-304(5)(b)(.2) (Affected Properties); 260
(iii) Wireless service facilities; and
(iv) Development on a lot located within the SP-INS district that does not front on a legally open confirmed street, provided that SP-INS district master plans shall remain subject to any required civic design review.
(.b) L&I shall not issue a final decision on an application for any development that meets the criteria in Table 14-304-2 until review by the Civic Design Review Committee has been completed pursuant to the procedures of this subsection; provided, however, that, upon request of an applicant, L&I shall promptly issue any refusal or referral, without awaiting completion of review by the Civic Design Review Committee. Where L&I issues a refusal or referral on an application for a development that meets the criteria in Table 14-304-2 and the applicant files an appeal to the Zoning Board pursuant to § 14-303(15), the Zoning Board shall not commence a hearing on the application until review by the Civic Design Review Committee has been completed pursuant to the procedures of this subsection. 261
(.2) Affected Properties.
For purposes of Table 14-304-2 (Civic Design Review Triggers) only, a property is "affected" by the applicant's property if any of the following conditions exist:
(.a) it shares all or part of a side or rear property line with the applicant's property (see "A" on the Civic Design Review Triggers illustration);
(.b) it is separated from the applicant's property by only an alley or shared driveway (see "B" on the Civic Design Review Triggers illustration);
(.c) it is located on the same blockface and any portion of the property is within 200 ft. of the applicant's property (see "C" on the Civic Design Review Triggers illustration); or
(.d) it is located on the blockface located across a street from the front lot line of the applicant's property and (i) the cartway separating the two properties is less than 100 ft. wide, and (ii) the property or a portion of the property is within 200 ft. of the applicant's property (see "D" on the Civic Design Review Triggers illustration).
Table 14-304-2: Civic Design Review Triggers 262
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Civic Design Review is required in the following two cases:
Location of Applicant's Property | Covered Types of Applications
Case 1: The applicant's property is located in any district, except as provided in § 14-304(5)(b)(.1). | AND the application includes new construction or an expansion that:1. Creates more than 100,000 sq. ft. of new gross floor area, excluding any floor area within an existing structure; or2. Creates more than 100 additional dwelling units, excluding any dwelling units within an existing structure.
Case 2: The applicant's property:1. Is located in any district except as provided in § 14-304(5)(b)(.1); and2. Affects property in any Residential district, as defined by § 14-304(5)(b)(.2) (Affected Properties). | AND the application includes new construction or an expansion that:1. Creates more than 50,000 sq. ft. of new gross floor area, excluding any floor area within an existing structure; or2. Creates more than 50 additional dwelling units, excluding any dwelling units within an existing structure.
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(.3) Optional Review.
Applicants with development proposals that do not meet the criteria in § 14-304(5)(b)(.1) (Applicability) may elect to submit their application for review under the civic design review procedures of this subsection. Optional reviews will be carried out by the Civic Design Review Committee if the applicant submits an application for optional review and the chair of the Civic Design Review Committee and the Executive Director of the Commission agree that Design Review would be in the best interests of the City.
(c) Neighborhood Notice and Meetings Required. 263
(.1) Upon introduction of an ordinance to rezone any land into certain master plan districts as set forth in § 14-304(3)(e)(.1), the person or entity that requested the rezoning of land shall comply with the neighborhood notice and meeting requirement in § 14-303(12) (Neighborhood Notice and Meetings).
(.2) L&I will determine whether a zoning permit application meets the criteria of Table 14-304-2 and is required to complete Civic Design Review. If Civic Design Review is required, the applicant is required to comply with the neighborhood notice and meeting requirement in § 14-303(12) (Neighborhood Notice and Meetings).
(d) Advisory Review. 264
Design review under this section shall be advisory. The applicant is encouraged to accept the results of design review and incorporate them into the design. Neither L&I, the Zoning Board nor the Commission is required to abide by the recommendations of the Civic Design Review Committee, but the Zoning Board and the Commission may consider those recommendations in any discretionary review of any application that may come before them.
(e) Review by Civic Design Review Committee.
(.1) L&I shall notify the Commission and the applicant, in writing, when L&I determines that an application for a permit is subject to civic design review. 265
(.2) The Civic Design Review Committee shall meet at least once per calendar month as long as there is at least one submission meeting the requirements of § 14-304(5)(e)(.4)(.a). 266
(.3) The Civic Design Review Committee's meetings must be open to the public and provide opportunity for public comment. Agendas must be posted online and distributed in advance of each meeting.
(.4) The Civic Design Review Committee shall review each proposal and make its recommendation as follows: 267
(.a) The applicant must submit application materials (in accordance with regulations of the Commission) to the Civic Design Review Committee at least 14 days before the scheduled date of the Civic Design Review meeting.
(.b) The Committee shall not conduct its meeting on the application unless the applicant documents, prior to the meeting, that there has been compliance with the requirements of § 14-304(5)(c) ("Neighborhood Notice and Meetings Required").
(.c) The Civic Design Review Committee may require a second review meeting if significant issues remain unresolved after the initial review meeting.
(.d) The Civic Design Review Committee must deliver a written recommendation to the Commission and shall attach to its recommendation the applicant's Project Information Form, if preparation of such Form is required by Section 18-503 ("Project Information Form Required"). The Civic Design Review Committee's recommendation may incorporate recommendations from other design entities, such as the Art Commission and Historical Commission. The Commission shall post the written recommendation of the Civic Design Review Committee on the Commission's website. So long as the applicant has participated in good faith in Civic Design Review, the application shall be deemed to have completed Civic Design Review within 150 days of written notification from L&I to the applicant that Civic Design Review is required. 268
(f) Criteria for Review.
Design review shall focus on the impact of building and site design on the public realm, particularly streets, sidewalks, trails, public parks, and open spaces. The Civic Design Review Committee's review is not intended to evaluate the architectural style or compositional aspects of a project outside of their clear impact on the public realm. Criteria for review shall include the following, and any recommendations for changes to the proposal shall be directed toward improving performance in the following areas:
(.1) Whether the design, including but not limited to the streetscape, curbside management, internal parking circulation, and vehicular and pedestrian access points, contributes to the walkability of adjacent streets;
(.2) Whether the ground level design of the proposal contributes to street activity on adjacent streets;
(.3) Whether the design of open spaces within the boundaries of the proposal are appropriate for their intended function and reinforce the importance, safety, and enjoyment of public use of those spaces;
(.4) Whether the design allows adequate light and air for nearby public streets, sidewalks, trails, parks, open spaces, and adjacent properties;
(.5) Whether the design reinforces and protects the desirable characteristics of the surrounding neighborhood through gradual transitions in bulk and scale and, if appropriate, buffers between the proposed building(s) and the adjacent area;
(.6) Whether the design is consistent with the intended character of streets, sidewalks, trails, parks, and open spaces indicated in the Comprehensive Plan and master plan, if applicable;
(.7) Whether the design is environmentally sustainable; and 269
(.8) Any additional criteria stated in the regulations of the Commission for the purposes of clarifying or implementing the criteria in this § 14-304(5)(f) (Criteria for Review).
Notes
257 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012; amended, Bill No. 160966 (approved December 20, 2016), effective January 1, 2017.
258 | Amended, Bill No. 120889 (became law January 24, 2013), effective March 25, 2013; amended, Bill No. 130657 (approved January 31, 2014). See note 199 for effective date provisions. Amended, Bill No. 160966 (approved December 20, 2016), effective January 1, 2017.
259 | Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 130804 (approved December 18, 2013); amended, Bill No. 150766 (approved December 8, 2015).
260 | Amended, Bill No. 210078-A (approved April 28, 2021).
261 | Amended, Bill No. 120897 (approved January 14, 2013).
262 | Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 130804 (approved December 18, 2013); amended, Bill No. 150264 (approved June 14, 2015).
263 | Amended, Bill No. 120774-A (approved January 14, 2013).
264 | Amended, Bill No. 120774-A (approved January 14, 2013).
265 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012.
266 | Amended, Bill No. 210078-A (approved April 28, 2021).
267 | Amended, Bill No. 170335-A (approved June 6, 2017), effective December 6, 2017.
268 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012.
269 | Added and subsequent subsection renumbered, Bill No. 160966 (approved December 20, 2016), effective January 1, 2017.
(6) Lot Adjustments.
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(a) Applicability.
The procedures of this section apply to all lot adjustments.
(b) Procedure.
(.1) L&I shall not issue any zoning permits for a lot adjustment unless the lot adjustment, as shown on a plot plan, has been first reviewed and approved by the Commission.
(.2) No activity described in § 14-304(6)(a) above shall occur, and no street, driveway, sanitary sewer, stormwater sewer, water main, public service, or other facilities in connection with the lot adjustment shall be constructed, maintained, opened, or dedicated for public use or for the common use of occupants of buildings abutting on them, and no record of lot shall be created, until a plot plan has been approved and compliance with the procedures of this § 14-304(6) has been established.
(.3) The procedure for review and decision on a lot adjustment is:
(.a) The Commission shall review and approve, approve with conditions, or deny the plot plan using the criteria in § 14-304(6)(c) below. The Commission shall review and approve, approve with conditions, or deny the plot plan within 45 days of application submission or the plot plan shall be deemed approved.
(.b) If it disapproves the plot plan, the Commission shall notify the applicant in writing of its action and the reasons for the decision within seven days after the decision.
(.c) The applicant must record deeds and the approved survey plan with the Department of Records. The deed or deeds must include the legal description of, and the proposed street address and tax account number assigned by the Office of Property Assessment for, each lot on the approved survey plan. 270
(c) Criteria for Approval.
The Commission shall approve a lot adjustment if it finds that:
(.1) It is not a subdivision subject to § 14-304(7) (Subdivisions and Subdivision Plats); and
(.2) It complies with the lot dimension and street frontage requirements of this Zoning Code.
Notes
270 | Amended, Bill No. 150645 (approved November 10, 2015).
(7) Subdivisions and Subdivision Plats.
(a) Applicability. 271
The procedures of this subsection apply to any subdivision (as defined in § 14-203(328) (Subdivision)), except for a lot adjustment.
(b) Property Data Map.
(.1) Every person who wishes to subdivide his or her property shall file with the Commission two copies of a Property Data Map meeting the requirements in the regulations of the Commission prior to preparing the Preliminary Plat.
(.2) Following the filing of the Property Data Map and prior to the preparation of the Preliminary Plat, the Commission shall refer the Property Data Map to the Streets Department to verify its accuracy. If the Streets Department has not responded within 30 days, the Commission may assume that the Property Data Map is accurate. The Commission shall also notify the subdivider of (a) any elements of adopted plans and (b) any planned or anticipated public works or public land acquisitions that should be taken into consideration in the design of the subdivision.
(c) Preliminary Plat. 272
(.1) The Planning Commission shall not approve a Preliminary Plat that would require a change to the City plan unless an ordinance has been enacted approving such City plan change, subject to the Commission's approval of the Preliminary Plat.
(.2) The applicant shall submit to the Commission the Preliminary Plat and supplementary data meeting the requirements of the regulations of the Commission.
(.3) The applicant shall submit the proposed Stormwater Management Plan to the Water Department. The Water Department shall approve the proposed method of control of stormwater runoff before the Commission may approve the Preliminary Plat.
(.4) The Commission shall act on the application for approval of the Preliminary Plat at its first regularly scheduled meeting held not less than 30 days following the date of filing of the Preliminary Plat. If it approves the Preliminary Plat, the Commission shall express its decision as a conditional approval and shall notify the subdivider and the Department of Streets of that decision. If it disapproves the Preliminary Plat, the Commission shall notify the subdivider in writing of its action and the reasons for the decision within seven days after the decision.
(.5) The Streets Department shall review and approve, approve with conditions, or deny the application.
(.6) Approval of a Preliminary Plat shall not constitute approval of the Final Plat, but shall be deemed an expression of approval of the layout submitted as a guide to the preparation of the Final Plat.
(d) Criteria for Approval of Preliminary Plat.
The Commission shall approve a Preliminary Plat only if it finds that:
(.1) It complies with all technical requirements for the plat document in the regulations of the Commission;
(.2) It complies with the subdivision standards set forth in § 14-708 (Subdivision Standards); and
(.3) The proposed street layout and design have been approved by the Streets Department.
(e) Final Plat.
(.1) The subdivider shall submit a Final Plat to the Commission within 15 months after approval of the Preliminary Plat; otherwise the Preliminary Plat shall become null and void unless an extension of time is applied for and granted by the Commission.
(.2) At the subdivider's option, a Final Plat may consist of a portion of the approved Preliminary Plat.
(.3) The Commission shall act upon the application within 30 days of submission, or the subdivision shall be deemed approved.
(.4) If the Final Plat is approved, the approval of the Commission shall be noted on the Final Plat.
(.5) The subdivider must record with the Department of Records deeds and, in full or by section, the approved Final Plat. The deed or deeds must include the legal description of, and the proposed street address and tax account number assigned by the Office of Property Assessment for, each lot on the approved Final Plat. 273
(.6) An approved Final Plat shall be valid for three years, but if no recording of any portion of the Final Plat occurs within three years, the Final Plat shall become null and void.
(.7) If it disapproves the Final Plat, the Commission shall notify the subdivider in writing of its action and the reasons for the decision within seven days after the decision.
(.8) When new streets are involved in any subdivision, the Commission may require, as a condition of its approval, confirmation by the Streets Department Board of Surveyors of the appropriate City Plan changes.
(f) Criteria for Approval of Final Plat.
The Commission shall approve a Final Plat shall only if it finds that it:
(.1) Complies with all the technical requirements of the plat document in the regulations of the Commission; and
(.2) Is in substantial conformity with the approved Preliminary Plat.
(g) Compliance with Technical and Engineering Standards.
Following approval of the Final Plat, all improvements such as streets, driveways, water mains, and sewers shall be constructed in accordance with the specifications established by the City departments having jurisdiction over those improvements.
(h) Waiver of Subdivision Standards.
The Commission may authorize such waivers or partial waivers from the terms of this section as will not be contrary to the public interest and where, owing to special conditions, a literal enforcement of the provisions of the standards otherwise applicable to the subdivision will result in serious practical difficulty.
(i) Records and Review.
The Commission shall keep a record of its findings, decisions, waivers and recommendations relative to all subdivision applications filed with it. All such records shall be public records.
Notes
271 | Amended, Bill No. 120774-A (approved January 14, 2013).
272 | Amended, Bill No. 160525-A (approved September 27, 2016).
273 | Amended, Bill No. 150645 (approved November 10, 2015).
(8) Designation of Historic Structure or District.
See § 14-1004 (Designation).
(9) Construction, Alteration, or Demolition in a Historic Area.
See § 14-1005 (Regulation).
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/0-0-0-289129Fetched: 10/27/2026