1. Introduction
2. Scheduling of SOSNA Zoning Meetings
3. Requirements for Presentation to the SOSNA Zoning Committee
4. Meeting Notice
5. Meeting Procedures
6. Meeting Outcomes

1. Introduction

   The Zoning Committee, a standing committee established by the SOSNA Board, holds monthly meetings to discuss all applications for zoning variances within the SOSNA boundary area.

   A variance is required by the City of Philadelphia whenever the proposed size or use of a property does not conform to the Philadelphia zoning or building codes. A variance must be obtained from the Philadelphia Zoning Board of Adjustment (ZBA). Prior to appearing before the ZBA, applicants are advised to schedule an appearance before the SOSNA Zoning Committee as outlined below.

   The purpose of the Zoning Committee Meeting is to provide a public forum for the discussion and review of all zoning variance applications occurring with in the SOSNA boundary area. Through these meetings, residents of the SOSNA area are able to provide direct neighborhood input into this important civic decision-making process. All Zoning Committee Meeting attendees who reside within the SOSNA boundary area will have the opportunity to express their opinion by registering one of the following responses to each project: ‘support’, ‘not-opposed’ or ‘opposed’.

2. Scheduling of SOSNA Zoning Meetings

   Zoning Committee Meetings are typically held on the 3rd Wednesday of each month. Applicants should contact SOSNA @ 215-732-8446 to request and schedule a spot at the next available Zoning Committee Meeting; as the meeting calendar often fills in advance, applicants are advised to plan ahead and contact the SOSNA offices, a minimum of two weeks prior to the targeted meeting date. See our online events calendar for specific information related to upcoming Zoning Committee Meetings. 

   Please contact the SOSNA Office employee prior to submitting your documents so we can send you the application.

3. Requirements for Presentation to the SOSNA Zoning Committee

   Applicants are to deliver the following documents to the SOSNA offices a minimum of ten days prior to the date of the scheduled SOSNA Zoning Committee Meeting.  Please include six (6) copies of each of the following with your request:

   1. Deed or Agreement of Sale
   2. Zoning Refusal, listing number and type of proposed variances
   3. Design Documentation mounted on 24” x 36” presentation boards, including the following:
      
      1. Site Plan - at a measurable scale of 1/8” = 1’-0”. The site plan must dimension all site limits and the building footprint. The site plan must show the relationship of the application property to neighboring properties and to the closest street intersection.
      2. Floor Plans - at a measurable scale of ¼” = 1’-0”
      3. Elevations – street front, side (if applicable), and rear elevations must be shown at a measurable scale of ¼” – 1’-0”. Elevations must show the property in the context of the adjacent properties (a minimum of 2 in either direction). All elevations must be annotated to clearly indicate the materials of construction.
      4. Site Photos – must show the application property in the context of neighboring properties.
      5. Six (6) copies of items A, B, and C in an 11”x17” format

   Should the applicant fail to provide the documents as described above by the date due, the applicant will be not be placed on the meeting calendar and the SOSNA Zoning Committee will request a continuance from the Philadelphia Zoning Board of Adjustment (ZBA). This will prevent applicants from being permitted to present their projects before the SOSNA Zoning Committee.

   Prospective zoning applicants are strongly encouraged to contact SOSNA as early as possible to minimize the possibility of a request for continuance. If a timely meeting date cannot be met, SOSNA encourages the applicant to request a continuance of the ZBA. If an applicant refuses to present before the SOSNA Zoning Committee or cannot be contacted, SOSNA will ask the ZBA directly for a continuance. SOSNA will submit a request for continuance to the ZBA if a zoning applicant has not requested a meeting with the SOSNA Zoning Committee.

4. Meeting Notice

   SOSNA distributes leaflets notifying all neighbors in a 1 to 2 block area of the proposed zoning site, indicating date and location of the meeting, nature of construction and, if possible, all requested variances. If the property involved is a corner property, both adjoining blocks as well as the affected block, EW and NS shall be leafleted. If the property involved is situated within the center of a block, both sides of the affected block, at least half of the adjoining blocks, as well as both side blocks will be leafleted. Meeting information as well as meeting agendas are also placed on the SOSNA Website at www.southofsouth.org. Individual residents receiving the leaflets are encouraged to ask their neighbors to attend.

5. Meeting Procedures

   The Chair will call the meeting to order by explaining that the purpose of the Zoning Committee Meeting is to provide a forum for the applicant to present his/her proposal and obtain input from the SOSNA Zoning Committee and concerned members of the community who live within the SOSNA boundary area.

   An attendance sheet will be distributed for each zoning request on the agenda. All attendees, including committee members and applicants, will be asked to sign in, giving names, addresses, phone numbers and email addresses on the attendance sheet. At the end of each individual presentation, attendees will be asked to indicate their ‘support’ or ‘non-support’ on this same sign- in sheet. A copy of this attendance sheet will be forwarded to the Councilperson, verifying support or non-support for the project by community members.

   The order in which applications will be heard is to be predetermined by the Zoning Committee Chair and shall be indicated on the published agenda. This order is typically based on the anticipated length of time required for adequate discussion. The Zoning Committee Chair will introduce each applicant, read aloud the refusal explaining the variances sought, and ask the applicant to present their proposal to the Zoning Committee. A minimum of one property owner must represent the applicant property at the Zoning Committee Meeting if the requested variance is to be voted on. As previously mentioned, the applicant is strongly encouraged to have his/her architect, attorney, or other representatives present.

   After the applicant, his/her attorney, architect, or other representative has completed their presentation to the Zoning Committee, the Committee Members shall have first opportunity to ask questions and or comment on the project presented. After the Zoning Committee has no further questions, the Committee Chair will ask if any community members in attendance have questions or comments. Questions and comments from the floor are encouraged and will be moderated by the Zoning Committee Chair. Members of the community are encouraged to actively participate in meetings. In order for everyone to have a fair chance to participate, community members are asked to speak only when recognized by the chair. Questions and comments should be brief and the floor should be relinquished after the initial questions or comments are presented. If a question or comment has not been addressed to the satisfaction of a community member, he or she should request the opportunity to speak again and not engage in dialogue with the applicant. Interaction between community members and applicants is expected to be conducted in an orderly manner at all times and not to become argumentative.

6. Meeting Outcomes

   Every effort will be made to reach consensus on each presented project. The Zoning Committee may propose provisos (special limitations specific to a particular application, see below). If consensus is reached, a letter will be written by the SOSNA Zoning Committee Chair directly to the Chair of the Philadelphia Zoning Board of Adjustment, with a copy to the applicant and the district councilperson, stating SOSNA’s support of the application and including any provisos.

   If no consensus can be reached, the Zoning Committee Chair will inform the applicant that SOSNA, on behalf of the community, does not support the application; the Zoning Committee Chair will write a letter to the ZBA stating this non-support together with an explanation. If no consensus on provisos can be reached at the meeting, but there is clear willingness on the part of all parties to continue discussion, the Zoning Committee Chair will ask the applicant to return to the next SOSNA Zoning Committee Meeting and will request a continuance from the ZBA if needed. In unusual instances, the Zoning Committee Chair may write a letter to the ZBA stating that SOSNA has no opinion in the matter at hand, leaving the decision to the discretion of the ZBA and existing zoning codes. The results of the SOSNA Zoning Committee Meeting are not the final outcome. The City of Philadelphia Zoning Board of Adjustment makes the final decision with respect to all variances.

   Members of the SOSNA Zoning Committee may appear at any ZBA hearings to reinforce SOSNA’s position on applications. In addition, all neighbors are advised that they have the right to appear at the ZBA hearing to speak for or against any application, whether or not a consensus agreement is reached at the SOSNA meeting.

   The goal of the SOSNA Zoning Committee Meetings will be to inform the SOSNA community and variance applicants of the zoning issues involved and their respective rights. The SOSNA Zoning Committee Meetings are a public forum.

Provisos:

The ZBA is willing to include community recommendations as provisos as long as they are enforceable by License and Inspection (L&I). If the community and developers have come to an agreement that are beyond the ability of L&I to enforce, these agreements need to be put into writing and signed by both community representatives and the owner/applicant. As long as the agreements are reasonable, the ZBA will read them into the record of the ZBA proceeding so that they become part of the case record.