What are Philadelphia's unique front setback rules?

Philadelphia uses a prevailing setback system — your front setback must match the established building line of your block rather than a fixed distance. This means the front setback varies block by block. For rowhouse zones (RSA-5), this is typically 0-15 feet. Your site plan must reference the established building line. Check atlas.phila.gov for your block's setback pattern.

What are the typical residential setbacks in Philadelphia?

For RSA-5 rowhouse zones (most common), side setbacks are 0 feet (party wall), rear setback is 9 feet minimum, and open area must be at least 20%. RSA-2 detached zones require 4-foot side and 9-foot rear setbacks with 50% minimum open area. RSA-1 large-lot zones require 8-foot side setbacks and 60% open area.

What is the difference between by-right and variance permits?

By-right projects comply with all zoning requirements and are approved by L&I without discretionary review. If L&I issues a refusal, you can appeal to the Zoning Board of Adjustment for a variance (hardship-based) or special exception (criteria-based). ZBA hearings are scheduled monthly. Most residential additions and renovations in conforming zones proceed by-right.

What stormwater management is required?

Projects disturbing more than 15,000 sq ft or creating 5,000+ sq ft of new impervious surface need a Stormwater Management Plan approved by PWD. Green infrastructure (rain gardens, bioswales, pervious pavement, green roofs) is required. Property owners can reduce monthly stormwater charges by installing certified green infrastructure and obtaining PWD credits.

What historic preservation rules apply?

Over 10,000 individually designated properties and 15+ historic districts require Philadelphia Historical Commission review. A Certificate of Appropriateness is needed for exterior alterations, additions, new construction, and demolition. Buildings over 50 years old may need demolition review even if not designated. PHC review adds 30-60 days to the timeline.

Can I build an ADU in Philadelphia?

Philadelphia permits accessory dwellings in most residential zones, but they typically must be within or attached to the primary dwelling (no detached ADUs in most zones). Size is limited to 30% of the primary dwelling's floor area. Owner occupancy is required. No additional parking is needed in parking-exempt areas, which cover most of the city.

How do I submit plans to L&I?

Submit through eCLIPSE at eclipse.phila.gov for electronic plan review. Upload plans in PDF, pay fees, and track status online. Walk-in service is at the Municipal Services Building, 1401 JFK Boulevard, Concourse Level. By-right residential permits take 10-20 business days.

How long does the Philadelphia permit process take?

By-right residential permits take 10-20 business days. Commercial permits take 20-40 business days. ZBA variance hearings add 30-60 days (monthly meetings). PHC review for historic properties adds 30-60 days. PWD stormwater review adds 15-30 days. Civic Design Review for large projects adds 60-90 days.

Philadelphia Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Everything you need to know about creating site plans for building permits in Philadelphia, including L&I requirements, the new zoning code, and eCLIPSE submission.

Philadelphia Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Philadelphia, Pennsylvania requires meeting specific requirements set by the Department of Licenses and Inspections (L&I). Philadelphia's development is governed by the Philadelphia Zoning Code (Title 14), one of the most comprehensive zoning codes in the country, adopted in 2012 as a complete modernization of the city's land use regulations.

What Is a Site Plan and Why Does Philadelphia Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. L&I requires a site plan for all building permit applications to verify compliance with Title 14 (Zoning Code) and the Philadelphia Building Construction and Occupancy Code. Look up your property's zoning through the city's Atlas at atlas.phila.gov or the Planning Commission's zoning map.

Required Site Plan Elements for L&I

L&I requires the following elements on all site plans:

Property boundaries with accurate dimensions and total lot area
Setbacks from all property lines per Title 14
Location of all existing structures with square footage, height, and use
Proposed construction clearly distinguished from existing structures
Open area calculation (Philadelphia's equivalent of lot coverage, expressed as required minimum)
Floor Area Ratio (FAR) for applicable districts
Parking spaces per Zoning Code Section 14-803 (where applicable — many areas are parking-exempt)
Accessory structures with dimensions and setbacks
Green roof or stormwater management features per Philadelphia's Green City, Clean Waters program
North arrow and scale
Office of Property Assessment (OPA) number

Philadelphia Zoning and Setback Requirements

Philadelphia's 2012 Zoning Code organizes the city into these common residential categories:

RSA-1 (Detached, large lot): Front varies by block, side 8 feet minimum, rear 9 feet minimum. Open area min 60%. Height max 38 feet.
RSA-2 (Detached, medium lot): Front varies, side 4 feet, rear 9 feet. Open area min 50%.
RSA-3 (Semi-Detached): Front varies, side 4 feet (on exposed side), rear 9 feet. Open area min 30%.
RSA-5 (Rowhouse): Front varies by block (typically 0-15 feet), no side setback (party wall), rear 9 feet. Open area min 20%. This is Philadelphia's most common residential zone.
RSD-1 through RSD-3 (Special Districts): Modified standards for specific neighborhoods.

Philadelphia's front setbacks are unique — they follow the prevailing setback of the block rather than a fixed distance. Your site plan must reference the established building line.

By-Right vs. Variance/Special Exception

Philadelphia distinguishes between by-right development and projects requiring additional approvals:

By-right: Projects that comply with all zoning requirements receive permits from L&I without discretionary review
Zoning permit (refusal and appeal): If L&I determines a project doesn't comply, the applicant receives a refusal and can appeal to the Zoning Board of Adjustment (ZBA) for a variance or special exception
Civic Design Review (CDR): Required for projects over 100,000 sq ft or on sites over 1 acre in most commercial zones
Historical Commission review: Required for properties on the Philadelphia Register of Historic Places

Stormwater Management Requirements

Philadelphia's Green City, Clean Waters program has transformed stormwater requirements:

Stormwater Management Service Charges: Monthly fees based on impervious area and gross area
Earth disturbance: Projects disturbing more than 15,000 sq ft or creating more than 5,000 sq ft of new impervious surface require a Stormwater Management Plan
Green infrastructure: PWD (Philadelphia Water Department) requires green infrastructure including rain gardens, bioswales, pervious pavement, green roofs, and rainwater harvesting
Stormwater credits: Property owners can reduce monthly charges by installing green stormwater infrastructure and obtaining PWD credits
PWD approval: Required for all projects meeting disturbance thresholds, reviewed separately from L&I permits

Historic Preservation Requirements

Philadelphia has extensive historic preservation protections:

Philadelphia Historical Commission (PHC): Reviews all permits for properties on the Philadelphia Register of Historic Places
Over 10,000 individually designated properties and 15+ historic districts including Society Hill, Old City, and Rittenhouse-Fitler
Certificate of Appropriateness: Required for exterior alterations, additions, new construction, and demolition
Demolition review: Properties not on the Register but over 50 years old may require a demolition review

ADU Requirements in Philadelphia

Philadelphia permits ADUs under specific conditions per the 2012 Zoning Code:

Accessory dwellings permitted in most residential zones
Must be within or attached to the primary dwelling (no detached ADUs in most zones)
Size limit: Cannot exceed 30% of the primary dwelling's floor area
Parking: No additional parking required in most of the city due to parking-exempt areas
Owner occupancy: Required in either the primary dwelling or the ADU

How to Submit Your Site Plan

eCLIPSE Online Portal

Submit through eCLIPSE at eclipse.phila.gov for electronic plan review. Upload plans in PDF format, pay fees, and track your application status.

In-Person Submission

Walk-in service at Municipal Services Building, 1401 JFK Boulevard, Concourse Level for permit applications and questions.

Permit Fees and Timeline

Zoning permit fees: Based on project type and scope
Building permit fees: Calculated from construction cost per L&I fee schedule
No impact fees: Philadelphia does not charge traditional development impact fees
PWD review fees: For projects requiring stormwater management plans
Timeline: By-right residential permits 10-20 business days. Commercial 20-40 business days. ZBA hearings scheduled monthly (add 30-60 days for variance appeals). PHC review adds 30-60 days. PWD review adds 15-30 days.

Creating Your Philadelphia Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Philadelphia property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for L&I submission.

Frequently Asked Questions

What are Philadelphia's unique front setback rules?: Philadelphia uses a prevailing setback system — your front setback must match the established building line of your block rather than a fixed distance. This means the front setback varies block by block. For rowhouse zones (RSA-5), this is typically 0-15 feet. Your site plan must reference the established building line. Check atlas.phila.gov for your block's setback pattern.
What are the typical residential setbacks in Philadelphia?: For RSA-5 rowhouse zones (most common), side setbacks are 0 feet (party wall), rear setback is 9 feet minimum, and open area must be at least 20%. RSA-2 detached zones require 4-foot side and 9-foot rear setbacks with 50% minimum open area. RSA-1 large-lot zones require 8-foot side setbacks and 60% open area.
What is the difference between by-right and variance permits?: By-right projects comply with all zoning requirements and are approved by L&I without discretionary review. If L&I issues a refusal, you can appeal to the Zoning Board of Adjustment for a variance (hardship-based) or special exception (criteria-based). ZBA hearings are scheduled monthly. Most residential additions and renovations in conforming zones proceed by-right.
What stormwater management is required?: Projects disturbing more than 15,000 sq ft or creating 5,000+ sq ft of new impervious surface need a Stormwater Management Plan approved by PWD. Green infrastructure (rain gardens, bioswales, pervious pavement, green roofs) is required. Property owners can reduce monthly stormwater charges by installing certified green infrastructure and obtaining PWD credits.
What historic preservation rules apply?: Over 10,000 individually designated properties and 15+ historic districts require Philadelphia Historical Commission review. A Certificate of Appropriateness is needed for exterior alterations, additions, new construction, and demolition. Buildings over 50 years old may need demolition review even if not designated. PHC review adds 30-60 days to the timeline.
Can I build an ADU in Philadelphia?: Philadelphia permits accessory dwellings in most residential zones, but they typically must be within or attached to the primary dwelling (no detached ADUs in most zones). Size is limited to 30% of the primary dwelling's floor area. Owner occupancy is required. No additional parking is needed in parking-exempt areas, which cover most of the city.
How do I submit plans to L&I?: Submit through eCLIPSE at eclipse.phila.gov for electronic plan review. Upload plans in PDF, pay fees, and track status online. Walk-in service is at the Municipal Services Building, 1401 JFK Boulevard, Concourse Level. By-right residential permits take 10-20 business days.
How long does the Philadelphia permit process take?: By-right residential permits take 10-20 business days. Commercial permits take 20-40 business days. ZBA variance hearings add 30-60 days (monthly meetings). PHC review for historic properties adds 30-60 days. PWD stormwater review adds 15-30 days. Civic Design Review for large projects adds 60-90 days.

How to Create a Site Plan in Philadelphia

Look Up Your Property Information: Use Philadelphia Atlas at atlas.phila.gov to find your zoning district, historic designation status, prevailing front setback, and any overlay districts. Note your OPA (Office of Property Assessment) number.
Determine By-Right Compliance: Review Title 14 requirements for your zoning district to determine if your project is by-right or requires a variance/special exception. Check if the property is on the Philadelphia Register of Historic Places or subject to Civic Design Review.
Create Your Site Plan: Enter your Philadelphia address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines matching your zoning district and the prevailing front setback.
Include All Required Elements: Ensure your site plan includes property boundaries, setbacks (including prevailing front), open area calculation, FAR, parking (if not exempt), stormwater features, and north arrow with scale.
Prepare Stormwater and Historic Documents: If triggering PWD thresholds, prepare a Stormwater Management Plan with green infrastructure. For historic properties, prepare materials for PHC review including photos and architectural descriptions.
Submit Through eCLIPSE: Upload plans through eCLIPSE at eclipse.phila.gov. Pay permit fees and track your application. Submit PWD stormwater plans separately if required. For historic properties, submit to PHC concurrently.
Manage Review and Obtain Permit: Track your application through eCLIPSE. If by-right, permit is issued after plan review. If refused, file an appeal with ZBA. Once all approvals are obtained, pay final fees and receive your building permit.