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New zoning districts and uses proposed

04/14/2010 | 

ZCC Regular Session

ZCC members learned today how consultants propose to structure zoning districts and regulate uses in the new code. Kirk Bishop of Duncan Associates presented Module 2 – Zoning Districts and Uses, which includes draft chapters 3, 4 and 5. The proposed language reduces the total number of base and overlay districts by more than 50 percent and creates a system of use categories and subcategories to replace a long list of 200-300 very specific use types.

The consultant team consolidated 52 existing base and special purpose districts into 31 new districts and reduced 36 overlays to 11. Six current districts are proposed for elimination and three new districts are introduced. The goals for this phase of the project were to reduce confusion, employ a more intuitive naming system, eliminate redundancies, provide greater consistency, and make the new code easier to administer. The draft Module 2 represents an initial attempt at bringing regulations from numerous code sections together into one place.

Proposed uses in the new code are organized into 10 broad categories intended to guide the user where to look first. The 65 subcategories are meant to capture the important use-related distinctions and are key to the future regulation of Philadelphia. The subcategories retain a fair amount of detail, but do not attempt to identify every possible use. A system of use tables will be incorporated into the code that indicates whether a use is prohibited or permitted by right or conditional use, and where special requirements apply.

Consultants highlighted other proposed changes, including the introduction of new uses and accessory uses, modifications to regulated uses, and amendments to the Wissahickon Watershed provisions, where riparian setbacks and steep slope controls were removed. They will recommend citywide application of such environmental protection standards in Module 3.

ZCC reaction to the Module 2 presentation was mixed. While most members agree that the changes will make the code easier to use and understand, others expressed concern that the consolidation of districts and use categories may do neighborhoods harm. “We need to know exactly how different the proposed changes are. It needs to be crystal clear,” Councilman O’Neill said. “The only difference between districts G-1 and G-2 is billboards, but this was not based on a whim. It can take a lot of thought and compromise on the part of the neighborhood.” ZCC chair Alan Greenberger noted that zoning can be an easy attack point for bad behavior, which is often the source of use-related problems that Councilman O’Neill is talking about. “We have to come to terms with what we want this zoning code to do,” Greenberger said.

The consultants are asking the ZCC to take a long, hard look at Module 2. They want members to think about what is right for Philadelphia’s future as they review the document, not just look for what has been removed from the existing code. Detailed discussions on Module 2 will take place at the ZCC’s May and June sessions. Civic engagement begins April 27.

Download a copy of Module 2 – Zoning Districts and Uses. Draft definitions are also available.
View the PowerPoint presentation on Module 2.
Change Memo for Module 1.
Module 1 survey.
Module 2 survey.

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