I’ve been predicting for some time that the Philadelphia zoning code revision is going to be the next flashpoint for progressives. I’ve been concerned that a zoning code commission heavily weighted towards developers will attempt to limit the power of community groups to guide development in their neighborhoods.
So I’m not surprised to that at YPP Matt Ruben has pointed out that a provision in the zoning code revision would undermine the impact of community groups over the zoning process. Matt and others have suggested some ways to improve the process. I’m not yet sure we have the best solution although some of the ideas put forward on that thread are good starting points.
But one problem with the whole reform process is being missed in this discussion. Paul Boni points out that community groups generally are welcome at the ZBA, Planning Commission, and Historical Commission. This is true and very helpful although, as he also points out, it would be best if that standing were reaffirmed in law, especially given that Act 193 limited the legal standing of community groups before the ZBA in Philadelphia.
One reason we are invited into the process, however, is precisely that the zoning code is a total mess right now and no one can build anything of substance in the city without getting a variance. And that means that community groups can always throw a monkey wrench into a developer’s plans by threatening to sue to block a variance.
That gives us power not only over requests for variances but over the entire development process. I’m sure West Mt. Airy Neighbors is not the only community group that has traded our support for a variance a developer needs for some other change in a project that made it fit better into the neighborhood.
My concern is that once the zoning code is reformed and simplified, and substantial development projects can go forward without variances, community groups will lose a lot of leverage not only over zoning issues but over development as a whole.
That is bad for neighborhoods. And, any good developer will admit that it is bad for developers as well because the long term prospects for any project depend on the health of the neighborhood in which it is built. And there is an enormous amount of local knowledge in the leaders and residents of our neighborhoods that, if allowed to influence the process, will shape development in a way that strengthens neighborhoods.
One way to preserve neighborhood power is to get community groups deeply involved in redrawing the neighborhood zoning maps. So far, I don’t see a plan to do that city wide. I don’t seen neighborhoods without the resources of, say, West Mt. Airy or Center City, being able to have the kind of influence they should over the process.
A second way is to guarantee a role for every established community organization in the development process, regardless of whether zoning variances are needed. I’m not sure how to do that but I think we need to be thinking hard about that now and looking for models in progressive cities around the country on which we might be able to draw.
And to get us started, I think that we need to get a bunch of community groups together to forge a common strategy on zoning reform as soon as possible.
I wish I could say that I could help make that happen but until health care reform passes, I’m otherwise occupied. But if others move forward on, I’d be happy to put help do out-reach on this.