Philadelphia Zoning & Land Use Guide
Key Zoning Facts
Philadelphia Zoning Overview
Philadelphia is the largest city in Pennsylvania and the sixth-most populous city in the United States. As a consolidated city-county, Philadelphia has a single government overseeing both municipal and county functions. The city adopted a comprehensive new zoning code in 2012, replacing an outdated 1962 code. The new code modernized the city's land use regulations, introduced mixed-use districts, and better reflected Philadelphia's dense, historic urban fabric of rowhouses and neighborhood commercial corridors.
Philadelphia's zoning is administered by the City Planning Commission for long-range planning and the Department of Licenses and Inspections (L&I) for permits and enforcement. The city's distinctive development pattern -- dense rowhouse neighborhoods, mixed-use commercial corridors, and a major downtown core -- is reflected in its specialized zoning categories including the RSA (Residential Single-Family Attached) districts that accommodate the city's extensive rowhouse stock.
Key Zoning Districts
Philadelphia's zoning code includes residential detached (RSD), residential single-family attached (RSA), residential multi-family (RM-1 through RM-4), commercial mixed-use (CMX-1 through CMX-5), industrial (I-1, I-2, I-3), and special purpose districts. The CMX districts are particularly notable for encouraging mixed commercial and residential uses along the city's neighborhood main streets. Center City has its own high-density commercial designations.
ADU Regulations
Philadelphia allows accessory dwelling units in residential zones under provisions in the 2012 zoning code. ADUs must meet size and setback requirements, and the property owner must reside on the premises. Pennsylvania has no statewide ADU mandate, so these provisions are entirely local. Given Philadelphia's dense built environment, ADUs are often accommodated through conversions of existing garages or carriage houses.
Development Process
Development applications are reviewed by the Department of Licenses and Inspections (L&I). Projects requiring zoning variances or special exceptions go before the Zoning Board of Adjustment. The Planning Commission reviews projects on the Civic Design Review list and larger developments. The Historical Commission reviews exterior alterations in designated historic districts.
Regulatory Layers That Apply in Philadelphia
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Pennsylvania
- Building Code: PA Uniform Construction Code (2018 IBC)
County — Philadelphia County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 1,440 sq ft
- Max Height
- 38 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 9 ft
- Min Lot
- None
- Max Height
- 45 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
- Min Lot
- None
- Max Height
- 38 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 0 ft
ADU Rules in Philadelphia
- Max Size
- 800 sq ft
- Max Height
- 20 ft
- Rear Setback
- 3 ft
- Side Setback
- 3 ft
- Parking
- None required
- Owner Occupancy
- Required
- Permit Timeline
- 6-12 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Philadelphia are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Philadelphia permit fees →