Who Decides What — Philadelphia's Building & Development Bodies

Land Disposition

Philadelphia Land Bank (PLB)

Approves the sale and transfer of most city-owned land to developers, nonprofits, and community organizations.

Type

Quasi-Judicial / Administrative

What it decides

Whether to sell or transfer specific city-owned parcels — to whom, on what terms, and at what price. Also approves amendments to disposition agreements. City Council must still sign off; individual councilmembers can block deals in their district through inaction (no vote needed).

Discretion level

Very High

Members (11 total — as of Nov. 2025)

Angela D. Brooks (chair) — Chief Housing & Urban Development Officer Nicholas Dema (vice chair) — Council Exec. Dir. of Housing & Community Development Andrew Goodman (secretary) — Dir. of Equitable Development, Office of CM Gauthier Rebecca Lopez Kriss (treasurer) — Deputy Commissioner, Dept. of Revenue Alex Balloon — Executive Director, PARC Darwin Beauvais — Partner, Obermayer, Rebmann, Maxwell & Hippel Cornelius Brown — Principal & Regional Manager, Bohler Engineering Maria Gonzalez — President, HACE CDC Jenny Greenberg — Executive Director, Neighborhood Gardens Trust Kelvin Jeremiah — President & CEO, Philadelphia Housing Authority Michael Johns — Principal, Mdesigns + MWJ Consulting

Appointing authority

Mayor appoints 5 members; City Council President appoints 5; the 11th seat is elected by the board itself. In Oct. 2025, Mayor Parker removed founding chair Herb Wetzel and member Majeedah Rashid, installing her Chief Housing Officer Angela Brooks as chair to accelerate the H.O.M.E. initiative's 30,000-unit goal.

Vote & quorum

Six votes required to approve or reject a disposition under the Pennsylvania Land Bank Act — regardless of how many members are present. Quorum rules were reformed in 2024 to allow hearings with fewer members, but the six-vote threshold for a final decision remains.

Meetings

Monthly, second Tuesday, 10 a.m. — 1234 Market St., 17th Floor. Public and livestreamed.

Public comment

Yes. Written comments accepted before each meeting and read into the record. Members of the public and RCO representatives may sign up to speak.

Appeal / override path

PLB approval → City Council resolution. Councilmembers can block through inaction. Court of Common Pleas for procedural challenges.

Political fault line

The board has long split between members favoring affordable/nonprofit development and those favoring faster market-rate disposition. Parker's 2025 reshuffle tilted the board toward the latter. Council appointees reliably vote as a bloc against mayor-aligned projects in politically contested districts.

BPN coverage

Covered monthly by BPN

Official website

phillylandbank.org

Land Disposition

Philadelphia Redevelopment Authority (PRA)

Older urban renewal authority with its own land portfolio, operating alongside — and sharing staff with — the Land Bank.

Type

Administrative / Quasi-Judicial

What it decides

Sale, transfer, and redevelopment terms for PRA-owned properties and land. The PRA predates the Land Bank by decades and retains its own distinct portfolio. Since 2019, it shares staff with the PLB under PHDC (Philadelphia Housing Development Corporation). For parcels owned by the City rather than the PRA or PLB, the Commissioner of Public Property issues disposition authority.

Discretion level

High

Members (5 total — mayoral appointees)

David S. Thomas (chair) — President & CEO, PHDC Jessie Lawrence (vice chair) — Director, Dept. of Planning & Development Otis Bullock (2nd vice chair & asst. secretary) — Exec. Dir., Greater Phila. Community Alliance Sarah Novak (treasurer) — Chief of Staff, Office of the Director of Finance Ryan Boyer, Jr. (secretary) — Regional Business Rep., Laborers District Council Benefits Fund

Appointing authority

Mayoral appointees. Board is a distinct legal entity from the PLB, though the two share executive staff under PHDC.

Official website

phdcphila.org/pra-board

Planning & Zoning

Philadelphia City Planning Commission (PCPC)

Sets the city's comprehensive plan and reviews zoning legislation, remappings, large projects, and the capital budget.

Type

Advisory / Administrative

What it decides

Recommends on all zoning legislation introduced in City Council (Council must still vote). Reviews and approves large development projects requiring PCPC sign-off. Oversees the comprehensive plan (Philadelphia2050). Manages the Registered Community Organization (RCO) process. Reviews the city's capital budget. Also runs Civic Design Review (CDR) as a program.

Discretion level

Moderate

Appointed members

Joyce S. Lee, FAIA — Urban Planner Patrick Eiding — Community Rep. Maria Gonzalez — Community Rep. Ximena Valle, AIA — Architect Vacant — Traffic Engineer Vacant — Land Use Attorney Vacant

Ex-officio members (with designees)

Adam Thiel, Managing Director → Brian Clinton Rob Dubow, Finance Director → Tavare Brown Karen Fegely, Acting Commerce Dir. → Dawn Summerville Jessie Lawrence, Planning & Dev. Dir. → John Mondlak

Appointing authority

Mayor appoints all appointed members. Ex-officio members serve by virtue of their city roles and typically send a designee to meetings.

Meetings

Monthly, typically third Thursday — 1515 Arch St., 18th Floor, Room 18-029. Public and livestreamed on Zoom.

Public comment

Yes. Public may attend in person or virtually, and submit written comments. Applicants and Council offices present to the Commission before votes.

BPN coverage

Covered monthly by BPN (Ashlei Tracy)

Official website

phila.gov/pcpc

Planning & Zoning

Zoning Board of Adjustment (ZBA)

Hears appeals of L&I zoning decisions and grants variances and special exceptions to the Zoning Code.

Type

Quasi-Judicial

What it decides

Grants or denies zoning variances (use and dimensional), special exceptions, and appeals of L&I zoning decisions. If a proposed use or building doesn't comply with the Zoning Code, the developer must get ZBA approval to proceed. ZBA decisions can only be appealed to the Court of Common Pleas.

Discretion level

High

Members (7 total — all Parker appointees, Council-confirmed June 2024)

William Bergman Tya Winn Michael Johns Tonetta Graham James Snell Ismail Shahid Cheryl Gaston

Required expertise

By charter: one urban planner, one architect, one zoning attorney, one person with construction industry experience, and at least two recognized community organization leaders. The Director of Planning & Development serves as an alternate member.

Appointing authority

Mayor appoints all seven members, with advice and consent of a majority of City Council. The ZBA's historic ties to organized labor (electricians union, building trades) were a longstanding source of political controversy; Parker's 2024 appointees diversified the board's composition.

Vote & quorum

Simple majority. Quorum reforms in 2024 allow votes to proceed with four of seven members present — addressing the pandemic-era backlog that caused six-month wait times.

Meetings

Tuesdays and Wednesdays — 1515 Arch St., 18th Floor, Room 18-002. Cases are listed on the ZBA appeals calendar.

Public comment

Yes. Any member of the public may attend and comment. RCOs have the specific responsibility to hold a community meeting before many ZBA hearings and report the outcome to the board. Written comments accepted.

Appeal path

ZBA decisions may only be appealed to the Court of Common Pleas — not to Council or any other city body.

Context

Philadelphia's ZBA historically granted over 90% of variance requests — a stat that reformers cite as evidence of excessive developer-friendliness. The proliferation of neighborhood zoning overlays (often added by Council) has pushed more routine projects into ZBA hearings even when no one opposes them.

BPN coverage

Not yet covered regularly by BPN

Official website

phila.gov/zba

Planning & Zoning

Civic Design Review (CDR)

Advisory design review for large development projects — no binding vote, but can shape a project's public face.

Type

Advisory Only

What it decides

CDR is a design review process run by PCPC staff — not a separate board with binding authority. It applies to large projects (typically 100,000+ sq ft or 50+ residential units) and results in advisory recommendations on massing, facades, open space, and pedestrian experience. Developers are encouraged but not legally required to incorporate the feedback.

Discretion level

Low (advisory)

Panel composition

A rotating panel of design professionals including urban designers, architects, and a community representative designated by PCPC. Members are not fixed appointees in the same way as board members.

Meetings

As-needed, coordinated with PCPC's project review calendar.

Public comment

Yes — CDR meetings are public and community members may comment.

Official website

phila.gov/cdr

Historic Preservation

Philadelphia Historical Commission (PHC)

Designates historic properties and approves or rejects proposed changes to buildings on the Philadelphia Register of Historic Places.

Type

Quasi-Judicial

What it decides

Approves or denies nominations to the Philadelphia Register of Historic Places. Issues Certificates of Appropriateness (COAs) for any proposed changes to designated historic properties — exterior work, demolition, additions. Staff reviews 90%+ of permit applications without full commission referral; contested or complex cases come to the full commission or its advisory committees.

Discretion level

Moderate–High

Appointed members

Zachary Frankel (chair) — Real Estate Developer Dan McCoubrey — Architect Emily Cooperman — Historian Stephanie Michel — Community Organization Rep. Kim Washington — CDC Rep. Robert Thomas — Architectural Historian Franz Rabauer — Open Position

Ex-officio members (with designees)

Kenyatta Johnson, Council President → Thomas Holloman Jessie Lawrence, PCPC Chair → Donna Carney Karen Fegely, Acting Commerce Dir. → Kareema Abu Saab Jessie Lawrence, DPD Director → Matthew Treat Basil Merenda, L&I Commissioner → John Lech Joseph Brasky, Public Property Commissioner → Kyle O'Connor

Appointing authority

Mayor appoints all seven appointed members. Member roles are designated by expertise: real estate, architecture, history, community organizations, and CDCs.

Advisory committees

Three supporting committees meet separately: the Architectural Committee (reviews permit applications), the Committee on Historic Designation (reviews nominations), and the Committee on Financial Hardship. All meet on Zoom.

Meetings

Monthly, second Friday, 9 a.m. — 1515 Arch St., 18th Floor, Room 18-029. Hybrid format; public may attend in person or via Zoom.

Public comment

Yes. Written comments accepted before noon one business day prior. In-person and virtual testimony accepted at the meeting.

BPN coverage

Covered monthly by BPN (Brendan Illis)

Official website

phila.gov/phc

Building Code

Board of Building Standards (BBS)

Grants variances from the building code — the construction equivalent of what the ZBA does for zoning.

Type

Quasi-Judicial

What it decides

Variances and modifications from the Philadelphia Building Construction and Occupancy Code. When a construction project can't strictly comply with building code requirements — structural, fire safety, accessibility — developers can appeal to BBS for an alternative approach. Entirely separate from zoning variances at the ZBA.

Discretion level

Moderate

Members (4 appointed + L&I Commissioner)

Wayne Miller (chair) Ted Agoos Pradeep Parekh Amy Rivera Basil Merenda — L&I Commissioner (ex-officio)

Appointing authority

Mayoral appointees. Members are required to have technical expertise in construction, architecture, or engineering.

BPN coverage

Not currently covered by BPN

Official website

phila.gov/building-standards

Building Code

Board of License and Inspection Review (BLIR)

Hears appeals of enforcement decisions and permit actions taken by L&I — the appeals court for day-to-day code enforcement.

Type

Quasi-Judicial

What it decides

Appeals of L&I enforcement actions, permit denials, and code violation orders — except for zoning matters, which go to the ZBA. BLIR is the venue for property owners who believe an L&I inspector got it wrong on a code or licensing decision.

Discretion level

Moderate

Members (8 total)

Kenneth Woodson (chair) Steve Pettit Ralph Pinkus Beverly Penn Roger Tenant, Sr. Ken Washington Edward Jefferson Ava Westfield

Appointing authority

Mayoral appointees.

BPN coverage

Not currently covered by BPN

Official website

phila.gov/blir

Taxes

Board of Revision of Taxes (BRT)

Hears appeals of property tax assessments set by the Office of Property Assessment — a critical venue for development economics.

Type

Quasi-Judicial

What it decides

Whether to adjust the assessed value of a property as determined by the Office of Property Assessment (OPA). Lower assessments mean lower tax bills — so BRT appeals are a key lever for developers and property owners. BRT also handles homestead exemption disputes. Decisions can be further appealed to the Court of Common Pleas.

Discretion level

Moderate

Board of Revision of Taxes (7 members)

James T. Dintino (chairman) Hon. Eugene E.J. Maier (vice chairman) Wayne A. Johns (secretary) John Paul Simpkins, Esq. Janice M. Sulman, Esq. Hon. Renee Cardwell-Hughes Daniel A. Rendine, Esq.

Board of View (3 members)

James J. O'Connell, Esq. (chairman) Eileen H. Lynn, MAI, AI-GRS, R/W-AC Ronald C. Panepinto

Appointing authority

Mayoral appointees. BRT was significantly restructured in recent years as OPA was established as the primary assessment body. The BRT now functions purely as an appeals board rather than a primary assessment authority.

BPN coverage

Not currently covered by BPN

Design & Public Realm

Philadelphia Art Commission (PAC)

Approves the design and aesthetics of construction projects on city property and public art acquired or placed by the city.

Type

Quasi-Judicial / Regulatory

What it decides

Approves the design and location of: all construction projects on city property or funded with city money; anything built on or over the public right-of-way (awnings, newsstands, bridges, EV chargers); and all public art acquired by or placed on city property. Also reviews signs in certain locations. Established 1911 — one of the oldest such bodies in the U.S.

Discretion level

High

Members (6 appointed + 2 vacant + Public Property Commissioner)

Raed Nasser (chair) — Parks & Recreation Commission rep Rebecca Segall — Painter Carmen Febo San Miguel — Business Executive Matthew Jordan-Miller Kenyatta — School of Art or Architecture Pepón Osorio — School of Art or Architecture James Lowe — Designee of the Commissioner of Public Property Vacant — Landscape Architect Vacant — Sculptor Vacant — Architect

Required expertise

By charter: one painter, one sculptor, one architect, one landscape architect, one member of the Parks & Recreation Commission, one experienced business executive, and two faculty or governing body members from a school of art or architecture. Commissioner of Public Property is an ex-officio voting member.

Appointing authority

Mayor appoints all eight appointed members.

Meetings

Monthly, second Wednesday, 9:30 a.m. — 1515 Arch St., 18th Floor, Room 18-029. A Signs & Streetery subcommittee meets on the fourth Wednesday.

Public comment

Yes. Public may comment on agenda items during meetings, in person or via Zoom.

BPN coverage

Not currently covered by BPN

Official website

phila.gov/art-commission

Administrative Chokepoints

Administrative

Dept. of Licenses & Inspections (L&I)

Issues building permits, conducts inspections, and enforces the building and property maintenance codes — the starting line for almost every project.

Type

Executive / Administrative

What it decides

Issues or refuses building permits, zoning permits, use registrations, and demolition permits. When L&I refuses a zoning permit, the developer must appeal to ZBA. When L&I issues a permit someone else objects to, the neighbor can appeal to ZBA. L&I also enforces code violations and refers licensing matters to BLIR.

Discretion level

Low (code-bound)

Leadership

Basil Merenda — Commissioner

Appointment

Commissioner appointed by and reports to the Mayor. L&I is a line department, not a board — decisions are administrative, not voted on.

Appeal path

Zoning-related refusals → ZBA. Non-zoning code/enforcement decisions → BLIR. Permit issuances can be challenged by neighbors at ZBA.

Official website

phila.gov/li

Administrative

Streets Department

Controls the public right-of-way — curb cuts, sidewalk openings, streeteries, and street closures. A quiet gatekeeper for any ground-floor project.

Type

Executive / Administrative

What it decides

Permits for curb cuts (driveways accessing the street), sidewalk openings, temporary street closures for construction, streetery installations (outdoor dining), and work within the right-of-way. Any project that touches the street or sidewalk needs Streets approval — separate from and in addition to any L&I permits.

Discretion level

Low–Moderate

Leadership

Kristin Del Rossi — Commissioner

Appointment

Appointed by Mayor Parker in Feb. 2024. Parker split the old Streets Department into two — transportation/infrastructure (Del Rossi) and a separate sanitation operation under a Chief Sanitation Officer. Del Rossi began her career in Streets in 2003 as a district traffic engineer and rose through engineering and operations roles.

Official website

phila.gov/streets

Administrative

Philadelphia Water Department (PWD)

Sets stormwater management requirements that shape what can be built — and at what cost — especially on infill sites.

Type

Executive / Administrative

What it decides

Approves stormwater management plans for development projects. Philadelphia's Green Stormwater Infrastructure (GSI) requirements apply to projects disturbing 15,000+ sq ft of impervious surface — adding real cost and design constraints. PWD also approves water and sewer connections, and manages the Wissahickon Watershed Overlay District (WWO) rules administered through PCPC.

Discretion level

Low–Moderate

Leadership

Benjamin Jewell — Water Commissioner

Appointment

Appointed by Mayor Parker in Oct. 2025.

Why it matters for development

Stormwater requirements are a significant cost driver on larger projects, particularly in dense urban infill where green space is limited. Developers must demonstrate compliance with PWD's Stormwater Management Guidance Manual before L&I will issue certain permits.

Official website

phila.gov/water

Political Chokepoints

Political

Philadelphia City Council

The legislative body that enacts the Zoning Code, approves Land Bank dispositions, and holds power over almost every major land use decision.

Type

Legislative

What it decides

Enacts and amends the Zoning Code. Passes zoning remapping legislation. Approves or blocks Land Bank disposition resolutions. Confirms mayoral appointments to boards like the ZBA. Passes the city budget, which funds planning agencies. Introduces legislation affecting development regulations, inclusionary zoning, and historic preservation processes.

Discretion level

Extremely High

Composition

17 members: 10 elected by district, 7 elected at-large. Majority caucus controls the agenda and committee chairs.

District members (10)

District 1 — Mark Squilla District 2 — Kenyatta Johnson (Council President) District 3 — Jamie Gauthier District 4 — Curtis Jones, Jr. District 5 — Jeffery Young, Jr. District 6 — Michael Driscoll District 7 — Quetcy Lozada District 8 — Cindy Bass District 9 — Anthony Phillips District 10 — Brian J. O'Neill

At-large members (7)

Katherine Gilmore Richardson Isaiah Thomas Jim Harrity Nina Ahmad Rue Landau Kendra Brooks (Working Families) Nicolas O'Rourke (Working Families)

Official website

phlcouncil.com/council-members

Political

Committee on Rules

The Council committee with jurisdiction over zoning, remapping, and land use legislation — where bills can stall indefinitely before reaching the full Council.

Type

Legislative / Committee

What it decides

Whether zoning bills, remapping legislation, and Land Bank resolutions advance to a full Council vote. Under Council rules, the committee has jurisdiction over "all matters relating to municipal development and zoning, the City Planning Commission, Housing and Redevelopment Authorities, the Art Commission." It also recommends amendments to Council's rules of parliamentary procedure. The chair has significant agenda-setting power; bills referred to committee but never scheduled for a hearing are effectively dead — no Council vote can happen without committee action first.

Discretion level

Very High

Chair

Cindy Bass

Vice Chair

Mark Squilla

Members

Katherine Gilmore Richardson Curtis Jones, Jr. Brian J. O'Neill Isaiah Thomas Jamie Gauthier

Official website

phlcouncil.com

Political

Councilmanic Prerogative / Deference

The unwritten norm — not a law, not a board — that effectively gives each district councilmember a veto over land use decisions in their district.

Type

Informal / Political Norm

What it means in practice

By longstanding informal convention, Council members vote in deference to their district colleague's position on land use matters affecting that district. If the local councilmember opposes a remapping, a zoning bill, or a Land Bank disposition — the full Council will almost certainly follow their lead, even without a formal hearing or vote. This gives each district member enormous leverage over development in their territory.

Discretion level

Absolute (within district)

How it operates

A councilmember who opposes a project doesn't need to introduce a bill to block it — they simply don't act. A Land Bank disposition sits unsigned. A remapping bill never gets a hearing. A community meeting gets cancelled. The power is exercised through inaction as much as action.

Legal status

Not codified in law. Arguments have been made — including in a YIMBY Law report cited by BPN — that using deferral to block by-right development may violate state zoning law. Those arguments have not been tested in Pennsylvania courts.

Why it matters for BPN

Councilmanic prerogative is the final chokepoint in nearly every significant development story BPN covers. The Civetta/Norris Square project cleared the Land Bank board 6–4 — and is now sitting on Councilmember Lozada's desk, indefinitely.