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The intent of these standards is to promote development of buildings that enhance their surroundings through facades that contribute to street activity, the safe circulation of pedestrians and bicycles to and around buildings, and reduced visibility of utilities and equipment related to buildings.
(a) Site Design.
(.1) Entries.
Each principal building shall have one or more entry doors facing and visible from an adjacent public street.
(.2) Screening.
Utility equipment, transformers, ground mounted chillers or cooling towers, and loading docks including trash loading facilities shall be located in areas that are not visible from adjacent public streets or nearby residential uses, or shall be screened from view. Screening shall be opaque and may include configuration of buildings, permitted fences, lattice structures, topographical changes, and/or plants. Rooftop-mounted equipment shall be screened from view from adjacent public streets, public spaces, or nearby residential uses through the use of parapet walls, roof design configuration, or equipment screens at least as tall as the equipment being screened.
(.3) Access.
(.a) When the lot abuts uses in the parks and open space use categories that are administered by DPR, the site design shall provide access for building occupants to the adjacent parks and open space use if appropriate and permitted by DPR.
(.b) Where the Commission's Philadelphia Pedestrian and Bicycle Plan show a bicycle or pedestrian path or trail abutting the application site, the site design shall provide connections to those paths or trails.
(.4) Multi-Building Projects.
The standards in this § 14-703(5) (Multi-Family Residential, Commercial, and Institutional) shall apply to each building that would be considered a principal building as if it were the only building on the lot.
(b) Building Design.
Facade articulation is required for each building frontage that is greater than 100 ft. wide and that faces a public street 40 ft. or wider. The intent is to ensure that public streets will not be fronted by featureless, monolithic walls. Between the average ground level and a height of 25 ft., a minimum of thirty percent (30%) of the wall area must include one or more of the following features listed in subsections (.a) through (.c).
(.a) Ornamental and structural detail;
(.b) Projections, recesses, bays, overhangs, or other variations in planes; or
(.c) Transparent windows or other transparent glazed area.
(.2) Exposed Side Walls.
The following standards apply to the exposed portion of a wall abutting a side lot line.
(.a) The total height of the exposed portion of a wall abutting a side lot line may be a maximum of 25 ft. in height without any required facade articulation.
(.b) When the exposed portion of a building wall abutting a side lot line exceeds 25 ft. in height, the portion of the wall above 25 ft. must have at least fifteen percent (15%) of its total surface consisting of articulation that indicates the floor level or implied window openings or other elements and materials to provide visual relief consistent with the architecture of the building and the neighborhood. This may be accomplished by, but is not limited to:
(i) blind windows,
(ii) material color or texture change,
(iii) architectural screens, lattices, or baffles, or
(iv) articulated structural spandrels.
Notes
| 836 | Amended, Bill No. 120774-A (approved January 14, 2013). |
The open space and natural resource standards of this section are intended to promote safe and compatible development throughout the City of Philadelphia that avoids adverse impacts and degradation of the environment through open space preservation, protection of steep slopes, erosion control, and water quality protection.
These steep slope protection requirements shall apply to development, earth moving activity, and site clearing within the “Steep Slope Protection Area”, as shown on the City of Philadelphia Steep Slopes Map maintained by the Commission. The steep slopes map shown below is for illustrative purposes only.
{For printable PDF version of image, click HERE}
{For printable PDF version of image, click HERE}
{For printable PDF version of image, click HERE}
(b) Exceptions.
These steep slope protection requirements shall not apply to the following:
(.1) Lots which do not include slopes of fifteen percent (15%) or greater.
(.2) Development, earth moving activity, or site clearing with a cumulative total limit of a disturbance area of 1,400 sq. ft. or less, excluding the earth disturbance area within the public street.
(.3) Stream restoration projects. For the purposes of this subsection, stream restoration projects are defined as activities that satisfy all of the following conditions:
(.a) The applicant has obtained a general permit or a water obstruction and encroachment permit for the project from the Pennsylvania Department of Environmental Protection pursuant to Title 25, Chapter 105 or Chapter 106 of the Pennsylvania Code or a Joint Permit pursuant to section 404 of the Federal Clean Water Act.
(.b) The project is intended to restore a watercourse’s natural forms and processes, reduce erosion and sedimentation, or mitigate the effects of erosion on water or sewer infrastructure.
(.c) The project does not increase the area of impervious coverage.
(c) Review and Approval by the Commission.
(.1) Applications for a permit under this Zoning Code are subject to prerequisite approval from the Commission per § 14-301(3)(c)(.1)(.j). The Department shall not issue a zoning permit for an application that is subject to these steep slope protection requirements until the Commission approves the zoning permit application as meeting all applicable requirements of this Zoning Code.
(.2) The Commission may require that the applicant submit a topographic survey, prepared by a licensed engineer or surveyor, confirming the locations of slopes of fifteen percent (15%) or greater, but less than twenty-five percent (25%) and twenty-five percent (25%) or greater, as well as a plan showing the limit of earth moving or site clearing activities.
(d) Restrictions on Disturbance.
(.1) On those portions of the lot where the slope of the land is fifteen percent (15%) or greater but less than twenty-five percent (25%), site clearing or earth moving activities shall be permitted only in conformance with an earth moving plan described in § 14-704(2)(e) below.
(.2) On those portions of the lot where the slope of land is twenty-five percent (25%) or greater, no site clearing or earth moving activity is permitted.
Where an earth moving plan is required pursuant to any provision of this Zoning Code, that plan must be prepared by a professional engineer who is licensed in the state of Pennsylvania, in accordance with regulations approved by the Commission, and must set forth the measures by which erosion and sedimentation are to be controlled during the earth moving and construction process. Such plans shall be filed with and approved by the Commission before the Department may issue a zoning permit. A professionally-sealed earth moving plan must be maintained on site for the duration of earth moving and construction, and must be available for inspection by the City during normal business hours.
Notes
| 837 | |
| 838 | Amended, Bill No. 220418 (approved November 30, 2022). |
| 839 | Amended, Bill No. 210075 (approved March 29, 2021). |
(a) Applicability and Exceptions.
(.1) These standards apply in all zoning districts to earth disturbances that create a significant risk of water pollution from stormwater runoff, erosion, or sedimentation. The Water Department shall establish, by regulation, the threshold of earth disturbance that constitutes a sufficient risk of water pollution requiring Water Department review.
(.2) The standards of this section do not apply to development activities on individual lots that are part of a larger subdivision that has a stormwater management system previously approved by the Water Department, provided that the construction conforms to all of the requirements of the approved system.
(.3) In addition, any development located in the /WWO Overlay district described in § 14-510 must comply with the stormwater management provisions of that overlay district.
(b) Permit Required.
(.1) No zoning or building permits shall be issued unless the Water Department confirms that the proposed activity and related stormwater management plan complies with the regulations of the Water Department designed to reduce the risk of water pollution.
(.2) The proposed stormwater management plan will be deemed to comply if the Water Department fails to approve or disapprove the plan within 45 days after it receives a copy of the application.
(c) Stormwater Management Plan.
A stormwater management plan submitted with a permit application shall comply with the regulations of the Water Department.
(a) Applicability.
These special restrictions and regulations shall apply to the Special Flood Hazard Areas along the Delaware and Schuylkill Rivers, Poquessing Creek, Byberry Creek, Walton Run, Pennypack Creek, Wooden Bridge Run, Tacony-Frankford Creek, Wissahickon Creek, Darby Creek, Cobbs Creek, and Indian Creek, more fully defined by the Flood Insurance Study and Flood Insurance Rate Maps of the U.S. Department of Homeland Security Federal Emergency Management Agency. The Commission shall make the maps available for public inspection upon request.
(b) Disclaimer of Liability.
The degree of flood protection sought by the provisions of this Zoning Code is considered reasonable for regulatory purposes and is based on accepted engineering methods of study. Larger floods may occur or flood heights may be increased by man-made or natural causes, such as bridge and sewer openings restricted by debris. This Zoning Code does not imply that areas outside any identified floodplain areas, or that land uses permitted within such areas will be free from flooding or flood damages.
(c) Special Regulations.
The following special regulations are imposed to regulate setbacks, construction, and earth-moving activity along watercourses subject to flooding. These regulations are in addition to the requirements of the Pennsylvania Department of Environmental Protection. 840
(.1) Within the Floodway.
(.a) No encroachment (including fill, new construction, or any development) is permitted; except that docks, public utilities, trails, roadways, and bridges are permitted as long as they cause no increase in the Base Flood Elevation. 841
(.b) Public utility companies shall not place mobile homes or offices within the floodway.
(.c) Construction or substantial improvement of any structure used for the following is prohibited:
(i) the production or storage of: acetone; ammonia; benzene; calcium carbide; carbon disulfide; celluloid; chlorine; hydrochloric acid; hydrocyanic acid; magnesium; nitric acid and oxides of nitrogen; petroleum products (gasoline, fuel oil, and the like); phosphorus; potassium; sodium; sulphur and sulphur products; pesticides (including insecticides, fungicides, and rodenticides);
(ii) any activity requiring the maintenance of a supply of any of the materials listed in § 14-704(4)(c)(.1)(.c)(i) in excess of 550 gallons or an equivalent volume; or
(iii) any purpose involving the production, storage, or use of any amount of radioactive substance.
(.2) Within the Special Flood Hazard Area.
(.a) For residential structures, any new construction or substantial improvement shall have the lowest floor elevation (including basement or cellar) elevated up to, or above, the regulatory flood elevation. 842
(.b) For non-residential structures, any new construction or substantial improvement shall have the lowest floor elevation (including basement or cellar) elevated up to, or above, the regulatory flood elevation of 18 in. above the Base Flood Elevation, or be designed and constructed so that the space enclosed below the regulatory flood elevation:
(i) Is floodproofed so that the structure is watertight with walls substantially impermeable to the passage of water;
(ii) Has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
(iii) All buildings and structures shall be firmly anchored in accordance with accepted engineering practices to prevent flotation, collapse, or lateral movement. Additionally, all air ducts, air conditioning systems, utilities, large pipes, storage tanks, and other similar objects or components located below the regulatory flood elevation shall be raised to the Regulatory Flood Elevation and shall be securely anchored or affixed to prevent flotation.
(.c) Fully enclosed space that is below the lowest floor of the building and that is used solely for the parking of a vehicle, building access, or incidental storage shall be designed and constructed to allow for the automatic entry and exit of flood waters for the purpose of equalizing hydrostatic forces on exterior walls. The term "fully enclosed space" shall include crawl spaces. For these spaces, a minimum of two openings having a total area of not less than one square inch for every square foot of enclosed space shall be included and shall be no higher than one foot above grade to provide that they permit the automatic entry and exit of flood waters. 843
{For printable PDF version of image, click HERE}
(.d) If fill is used to raise the elevation of the site for residential construction, the fill area shall extend out laterally at a maximum slope of one percent (1%) for the minimum required rear yard dimension but in no case less than 15 ft. beyond the proposed structure. The grade from the edge of the rear yard to the floodway line shall not exceed twenty percent (20%) unless a retaining wall is constructed.
(.e) Construction or substantial improvement of any structure used for the following is prohibited unless it is elevated or floodproofed to remain completely dry to the Regulatory Flood Elevation: 844
(i) the production or storage of: acetone; ammonia; benzene; calcium carbide; carbon disulfide; celluloid; chlorine; hydrochloric acid; hydrocyanic acid; magnesium; nitric acid and oxides of nitrogen; petroleum products (gasoline, fuel oil, and the like); phosphorus; potassium; sodium; sulphur and sulphur products; pesticides (including insecticides, fungicides, and rodenticides);
(ii) any activity requiring the maintenance of a supply of any of the materials listed in § 14-704(4)(c)(.2)(.e)(i) in excess of 550 gallons or an equivalent volume; or
(iii) any purpose involving the production, storage, or use of any amount of radioactive substance.
(.f) The following uses are prohibited within a Special Flood Hazard Area: 845
(i) Hospitals.
(ii) Group Living uses housing elderly or disabled persons or persons with limited mobility.
(iii) Detention or correctional facilities.
(iv) A new manufactured home park or manufactured home subdivision, or substantial improvement to an existing manufactured home park or manufactured home subdivision.
(.a) Within the Approximate Zone A, development shall be permitted on the same conditions applicable to the Special Flood Hazard Area in subsection (.2) above, except as noted in this subsection (.3).
(.b) For Approximate Zone A areas, elevation and floodway information from other Federal, State, or other acceptable sources shall be used when available. Where other acceptable information is not available, the base flood elevation may be determined by the Floodplain Administrator using contour interpolation, if applicable. In lieu of the above, the Floodplain Administrator may require the applicant to determine the elevation with hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by the Floodplain Administrator. 847
Manufactured homes are prohibited in identified floodplain areas.
The Commissioner of Licenses and Inspections is hereby appointed to administer and enforce this § 14-704(4) and is referred to herein as the Floodplain Administrator. The Floodplain Administrator may: (a) fulfill the duties and responsibilities set forth in these regulations, (b) delegate duties and responsibilities set forth in these regulations to qualified technical personnel, plan examiners, inspectors, and other employees, or (c) enter into a written agreement or written contract with another agency or private sector entity to administer specific provisions of these regulations. Administration of any part of these regulations by another entity shall not relieve the City of Philadelphia of its responsibilities pursuant to the participation requirements of the National Flood Insurance Program as set forth in the Code of Federal Regulations at 44 C.F.R. § 59.22.
Base elevation and floodway information shall be identified from the Flood Insurance Study (FIS) and accompanying Flood Insurance Rate Map (FIRM) issued by the Federal Emergency Management Agency (FEMA), except as follows:
(.1) For AE zones where no floodway has been identified in the FIS, floodway information from other Federal, State or other acceptable sources shall be used when available.
(.2) For Approximate A zones, elevation and floodway information from other Federal, State or other acceptable sources shall be used when available. Where other acceptable information is not available, the base flood elevation shall be determined by using the elevation of a point on the boundary of the identified floodplain area which is nearest the construction site.
The identified floodplain area may be revised or modified by the Floodplain Administrator where studies or information prepared by a qualified agency or person and provided by an applicant documents the need for such revision. However, prior to any such change to the Special Flood Hazard Area, approval must be obtained from FEMA. Additionally, as soon as practicable, but not later than six months after the date such information becomes available, the applicant shall notify the Floodplain Administrator and FEMA of the changes to the Special Flood Hazard Area by submitting technical or scientific data.
Prior to altering, relocating, or encroaching into a watercourse, all applicants shall obtain a permit for such action from the Pennsylvania Department of Environmental Protection Southeast Regional Office, shall notify by certified mail all adjacent municipalities which may be affected by such action, and shall submit copies of such notification to FEMA and the Pennsylvania Department of Community and Economic Development.
(h) No permit for construction within the Special Flood Hazard Area shall be issued unless the applicant has provided written confirmation that all other necessary government permits required by state and federal laws have been obtained, including but not limited to those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended); the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended); the Pennsylvania Clean Streams Act (Act 1937-394, as amended); and the U.S. Clean Water Act, § 404, 33 U.S.C. § 1344. 853
Notes
| 840 | Amended, Bill No. 180346-A (approved July 18, 2018). |
| 841 | Amended, Bill No. 130764 (approved December 18, 2013). |
| 842 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 843 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 844 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 845 | Added, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 846 | Amended, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 847 | Amended, Bill No. 180346-A (approved July 18, 2018). |
| 848 | Added, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 849 | Added, Bill No. 120431 (approved June 27, 2012), effective August 22, 2012. |
| 850 | Added, Bill No. 120645 (approved October 17, 2012). |
| 851 | |
| 852 | |
| 853 |
(a) Applicability.
The waterfront setback requirement shall apply to all lots sharing a boundary with any watercourse designated for protection, on the Hydrology Maps established by the Water Department and approved by the Ordinance amending this subsection (5)(a), for purposes that may include, but are not limited to, restoring and maintaining the City's water resources, restoring and maintaining drinking water sources; restoring and maintaining the base flow of streams; reducing and controlling erosion and sedimentation; reducing and controlling storm water runoff; stabilizing stream banks; and restoring and maintaining riparian habitats.
(b) General Standards.
(.1) All development shall provide a waterfront setback at least 50 ft. wide measured perpendicular to and horizontally from the top-of-bank for all watercourses identified on the Hydrology Maps established by the Water Department and approved by ordinance pursuant to § 14-704(5)(a).
{For printable PDF version of image, click HERE}
(.2) The following activities and uses are prohibited within the waterfront setback: 855
(.a) Permanent or temporary structures, except for docks, piers, and structures accessory to public parks and open space.
(.b) Outdoor storage of materials;
(.c) Streets and driveways, except that driveways that are necessary to access any permanent or temporary structure permitted under subsection (.a) above are permitted; 856
(.d) Parking lots; and
(.e) Any other directly connected impervious surface (see § 14-203(95) (Directly Connected Impervious Surface), except for recreational trails, which must conform to any design regulations adopted by the Commission.
(.3) Portions of the lot within the waterfront setback area may be counted towards any required open space on the lot.
(.4) Plantings within the waterfront setback may count toward the minimum landscape requirements required by § 14-705 (Landscape and Trees). Any new landscape within the waterfront setback shall use the plantings included on the native and non-invasive planting list in the Philadelphia Stormwater Management Guidance Manual.
(.5) Stormwater management functions, approved by the Water Department, are permitted in the waterfront setback.
(c) Special Controls for the Delaware and Schuylkill Rivers.
(.1) Additional Permitted Uses.
Notwithstanding the provisions of subsection (b)(.2), above, the following additional activities and uses shall be permitted within the waterfront setbacks along the Delaware River and Schuylkill River provided they are permitted by the underlying zoning:
(.a) Marine-Related Industrial;
(.b) Marinas;
(.c) Airport Related Facilities;
(.d) Basic and Major Utilities and Services;
(.e) City-owned facilities of any type.
(d) Transition.
Permits and approvals that are valid on the date this subsection becomes effective shall remain valid until their expiration date. Projects with valid approvals or permits may be carried out in accordance with the development standards in effect at the time of approval, provided that the permit or approval is valid and has not lapsed. No provision of this subsection shall require any change in the plans, construction, or designated use of any structure for which a building permit has been issued prior to the effective date of this subsection. Any re-application for an expired permit or approval, including special exception and regulated use approvals, shall meet the standards in effect at the time of re-application.
Notes
| 854 | |
| 855 | Amended, Bill No. 190811-A (approved December 30, 2019). |
| 856 | Amended, Bill No. 200628 (approved March 29, 2021). |
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