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Zoning and Use

The Philadelphia Zoning Code regulates development within the city. Zoning regulations govern land use, the height and size of buildings, population density, parking requirements, signage placement and the character of development on private property, and property uses.  For detailed information on the Zoning process, please review the Zoning Administrative Manual

The Zoning code governs two types of permits:

  • Zoning Permits authorize construction or an addition to a building. A zoning permit is required for the following:
    • All new construction
    • Building an extension to an existing structure
    • Creating a lot or subdividing a lot
    • Demolition or partial demolition of a structure
    • Billboards and certain signs
    • Construction of masonry fences above two (2) feet
    • Construction of fences above legal height limits allowed by Zoning Code in the specific Zoning classification ruling that property.  (See the Zoning Code or the Zoning Quick Reference Guide.)
    • Creation of off-street parking or reconfiguration of existing parking
    • Installation of some signs  in addition to the actual sign permit
  • Use Registration Permits authorize a particular use of the building or ground. A use registration permit is required for the following situations:
    • Changes in any activity in an existing building
    • New business use for a property
    • Increases or decreases in the number of dwelling units
    • Elimination of an existing use in a property
    • Billboards and most signs

Completion of the Application for a Zoning and Use Registration Permit is necessary for both types of zoning approvals. Both types of permits may be required before a building permit can be issued for construction.  Any construction will also require a building permit

Zoning and Use Application

Zoning Use Registration Permit Application

Zoning Checklist for Permit Application

Site Plan Information Requirements coming soon

A new EZ Zoning Sign Installation Permit has been established for sign installation to an existing building that allows for immediate issuance of sign permits in limited applications. Deviations will require submission of plans to the Department of Licenses and Inspections with your permit application.

Sample Fence Requirements

The Zoning Process and Timeline

  • An L & I plans examiner will review the Application to determine if it complies with the Philadelphia Zoning Code. The examiner will also answer any questions you might have. If your request must be approved by another department or agency before a permit is issued, the examiner will direct you to that agency.
  • You will be notified when your permit is ready or that your permit has been denied. This review may take up to 20 business days.
  • After your review is completed, if your proposal meets the requirements of the Zoning Code, you will be issued one of the following:
    • Zoning Permit
    • Use Registration Permit
    • Zoning and Use Registration Permit
    • Certification of Permit Not Required
  • Expiration Dates:
    • Zoning Permit – An approval or permit granted under this Zoning Code shall expire if construction or operation pursuant to the permit or approval has not begun within three years after the date the permit or approval was granted.
      • A conditional zoning approval shall be valid for a period of one year after the date the Conditional Zoning Approval was granted.
    • Use Registration – valid for a period of six months unless an application for a Certificate of Occupancy is submitted for that use within such period.
    • Refusal or Referral  Right to appeal – Expires thirty (30) days from date of issue
  • Filing Fees: All zoning permit applications require a $100 filing fee ($25 for one- and two-family dwellings) at the time of application. This non-refundable filing fee will be credited toward the final permit fee.
  • The acceleration of an application reduces the review time from 15 business days for 1 and 2 family dwellings or 20 business days for all other application types to 5-10 business days. The fee for this service is added to the standard permit fee and is due upon application submission. This fee is not credited toward the final permit fee. The Accelerated Plan Review Fee is $420.

Appealing a Zoning Decision

  • If the examiner concludes that a project does not conform to the Philadelphia Zoning Code, a Notice of Refusal will be issued. If you wish to appeal this decision, you must file a Petition of Appeal to appear before the Zoning Board of Adjustment (ZBA) and request a variance to the Zoning Code.
  • Residents who wish to apply for a variance from the Zoning Board of Adjustments (ZBA) must submit a tax clearance form along with their application to prove that they are in tax compliance. The intent of this law is to better ensure that Philadelphians looking for variances have paid their taxes.

Applicants should fill in the required information, press submit, and then print the following screen, which is the applicant’s certificate of tax suitability. The applicant should then submit the tax suitability form along with their request for an appeal to the ZBA. Applicants that experience difficulty obtaining a tax suitability form should contact the Revenue Department at (215) 686-6600.


Special Requirements

Certain zoning requests are subject to special requirements. This includes the following:

  • Flood Plain Areas
    • Zoning maps designate approximate areas of the City that are subject to “base floods”. These are floods that are expected to occur at periodic intervals (years, decades, or centuries). Construction located in designated flood plain areas must meet special requirements of the Zoning Code. These requirements affect minimum elevation and may require that the plans be certified by a registered professional engineer or architect. For the exact boundaries contact the City Planning Commission.
  • Flood Plan Information Form shall be submitted with the Building Permit application (if applicable) for development within a Special Flood Hazard Area (SFHA).
  • Storm water discharge
  • Sub-divided parcels of land
    • If a parcel or area of a deeded property is sub-divided into two or more parcels, the plot plan must be approved by the City Planning Commission.
  • Projects that extend into the street or sidewalk
    • Zoning Application proposing new buildings, additions, or other structures that would extend partly or wholly into any street, verified on the official City map, will be referred to the Streets Department.
  • Traffic-related issues
    • All curb cuts, driveways, and parking facilities for more than two (2) slots must be approved by the Streets Department.

Please keep in mind that certain projects will require approvals from multiple Departments such as Streets Department, Health Department, the Planning Commission and the Water Department. Advanced preparation of all department requirements will help ensure a quick turnaround time for a Zoning permit approval.

Zoning Administrative Adjustment

Changes to the Zoning Administrative Adjustment Review Process were put into place with the passing of Bill No. 180489-AAA on October 18, 2018.

Refer to the Guide for an outline of the requirements and steps of the revised review process* before submitting the Zoning Administrative Adjustment Application.


*For complete requirements, please refer to Section 14-303(16) of the Philadelphia Zoning Code.


Zoning Resources

  • Learn about the zoning of a specific parcel.
    • Access all previous applications, approved uses and site drawings for a parcel of land.  This is an on-line interface that allows individuals to search and view documents and drawings related to specific properties.
  • Read the Zoning Code
    • A detailed record of approved and prohibited uses within each zone in the city (see Title 14 in the menu along the left side of the page).
    • The Zoning Quick Reference Guide gives an overview of the zoning use tables