Philadelphia Zoning Code

The Philadelphia Zoning Code is Title 14 of the Philadelphia Code and regulates what may be built where in the city: permitted uses, building height and bulk, parking, signs and community-notice rules. Zoning is a function of city government under the Home Rule Charter and Pennsylvania's Municipalities Planning Code. Because Philadelphia is a consolidated city and county, there is a single citywide code rather than separate municipal codes.

1 History of the 2012 rewrite

Philadelphia's earlier code dated to 1962 and had been amended so often that it was widely seen as unwieldy. Voters approved a 2007 Charter amendment creating the Zoning Code Commission, which drafted a new code. Council enacted it in 2011 and it took effect in August 2012, simplifying district names, adding "by-right" categories and formalizing community notice.^[1] The Code has been amended many times since.

2 Districts and overlays

The Code groups land into base districts: residential (such as RSA and RM series for single-family and multifamily), commercial and commercial mixed-use (CMX), industrial (I series), special-purpose districts, and others. Overlays add extra rules in particular areas, for example height or design controls near the Delaware waterfront, along corridors, or in historic and neighborhood conservation areas. Each district lists permitted, special-exception and prohibited uses, plus dimensional standards.

3 Approval paths

• By right. A project that complies with the Code receives a zoning permit from L&I without a hearing.
• Variance or special exception. A refusal or referral can be taken to the ZBA within 30 days; see that article for the steps and fees.
• Civic Design Review. Large projects undergo design review by the City Planning Commission.
• Legislative change. An owner may ask Council to rezone land or amend the Code by ordinance, which goes through Planning Commission review and Council committee and floor votes.

4 Community involvement

Section 14-303 sets rules for community involvement and notice. Neighborhood groups register with the Planning Commission as Registered Community Organizations. For projects needing a ZBA hearing or Civic Design Review, applicants must notify affected RCOs and nearby residents and hold a community meeting, and the ZBA considers the record of that process.^[2]

5 Amendments and remapping

Only Council can amend the Code or the zoning map. Bills are introduced by members, referred to committee, and reviewed by the Planning Commission before hearings; see How a Bill Becomes Law in Philadelphia. District Council members' practical say over projects in their districts is discussed in Councilmanic Prerogative. Citywide efforts to increase housing supply, for example by revisiting restrictive districts, are common subjects of Council debate and are tied to affordability goals in the Department of Planning and Development's housing plan.

See also: Philadelphia Historical Commission, Rental Licensing and Landlord-Tenant Law in Philadelphia, Developers and the Real Estate Lobby.

References

1. Zoning Code Commission, Philadelphia Zoning Code materials, City of Philadelphia (2007-2012); Philadelphia Code, Title 14.
2. Philadelphia Code, section 14-303 (Registered Community Organizations and community involvement); "The New Code: Big Changes for Zoning in Philadelphia (Part 2)," JD Supra.
3. City of Philadelphia, Zoning Board of Adjustment and City Planning Commission pages, phila.gov (accessed October 2026).