ZBA Watch

From zoning application to certificate of occupancy.

Where zoning permits go: refused or not, whether the ZBA hears an appeal, and how many reach a building permit and a certificate of occupancy.

Measure
PermitsUnits (appealed only)
Units are known only for appealed permits.
Cohort: year applied
2020 on2021 on2023 on
Building-permit links barely exist before 2020.
Permit type
New constructionAll zoning permits
Change-of-use permits never need a building permit.
Pipeline activity (hop tiles)
12 months24 months5 years

Flow: where a group of permits ended up

Permits applied for since 2020, all types.

36,753
Zoning permit applications
19%
Refused at first review
6,412
Appealed to the ZBA
76%
Appeals granted (of decided)
53%
Issued permits with a confirmed or inferred building permit
ZONING PATHPERMITBUILDING PERMITCERTIFICATE OF OCCUPANCYBy right → Zoning permit issued: 28,713By right → Not issued (denied, expired or cancelled): 1,125Refused, no appeal found → Zoning permit issued: 98Refused, no appeal found → Not issued (denied, expired or cancelled): 405Appealed: granted → Zoning permit issued: 4,122Appealed: granted → Not issued (denied, expired or cancelled): 206Appealed: denied → Zoning permit issued: 43Appealed: denied → Not issued (denied, expired or cancelled): 419Appealed: withdrawn or dismissed → Zoning permit issued: 15Appealed: withdrawn or dismissed → Not issued (denied, expired or cancelled): 889Appealed: awaiting decision → Zoning permit issued: 4Appealed: awaiting decision → Not issued (denied, expired or cancelled): 714Zoning permit issued → Building permit (confirmed): 16,047Zoning permit issued → Building permit (inferred): 1,496Zoning permit issued → No linked record: 15,452Building permit (confirmed) → C.O. recorded: 5,937Building permit (confirmed) → No C.O. recorded yet: 10,110Building permit (inferred) → C.O. recorded: 656Building permit (inferred) → No C.O. recorded yet: 840By right29,838 (81%)Refused, no appeal found503 (1%)Appealed: granted4,328 (12%)Appealed: denied462 (1%)Appealed: withdrawn or dismissed904 (2%)Appealed: awaiting decision718 (2%)Zoning permit issued32,995 (90%)Not issued (denied, expired or cancelled)3,758 (10%)Building permit (confirmed)16,047 (44%)Building permit (inferred)1,496 (4%)No linked record15,452 (42%)C.O. recorded6,593 (18%)No C.O. recorded yet10,950 (30%)
Permit counts at each step
By right29838
Refused, no appeal found503
Appealed: granted4328
Appealed: denied462
Appealed: withdrawn or dismissed904
Appealed: awaiting decision718
Zoning permit issued32995
Not issued (denied, expired or cancelled)3758
Building permit (confirmed)16047
Building permit (inferred)1496
No linked record15452
C.O. recorded6593
No C.O. recorded yet10950

Census: where housing projects with an appeal sit now

Housing projects with a ZBA appeal on record and activity in the last 24 months, counted at the furthest hop they have reached. This is a snapshot, not a share of the group above, so don't read it as attrition.

339
Zoning review
103
Appeal pending
113
Building permit
571
Under construction
688
Stalled

Projects at: Stalled

Most recent 40 of 688
  • 4063 N 6TH ST
    3 units · District 7 · last activity 2026-04-18
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2620 FRANKFORD AVE
    24 units · last activity 2026-04-17
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 736 CHURCH LN
    2 units · District 8 · last activity 2026-04-16
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 3916 BROWN ST
    3 units · District 3 · last activity 2026-04-16
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1325 W LIPPINCOTT ST
    1 unit · District 5 · last activity 2026-04-15
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 216 W RITTENHOUSE ST
    1 unit · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1332 E HUNTING PARK AVE
    3 units · District 7 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2041 CASTOR AVE
    2 units · District 6 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1409 N 17TH ST
    7 units · District 5 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 4601 MARPLE ST
    2 units · District 6 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 436-40 E WYOMING AVE
    5 units · District 7 · last activity 2026-04-14
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 11201 ACADEMY RD
    48 units · last activity 2026-04-13
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 119 S 31ST ST
    98 units · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2444 N 30TH ST
    2 units · District 5 · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 231 LEVICK ST
    2 units · District 9 · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 735 S 10TH ST
    1 unit · District 2 · last activity 2026-04-10
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 3954 PARRISH ST
    3 units · District 3 · last activity 2026-04-09
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2019 N VAN PELT ST
    2 units · District 5 · last activity 2026-04-09
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2601 N 12TH ST
    2 units · District 5 · last activity 2026-04-09
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1903 N 52ND ST
    2 units · District 4 · last activity 2026-04-08
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 8779 ASHTON RD
    3 units · District 6 · last activity 2026-04-08
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 5622 W GIRARD AVE
    4 units · District 4 · last activity 2026-04-08
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1501 MASTER ST
    8 units · District 5 · last activity 2026-04-07
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 549 SELMA ST
    1 unit · District 10 · last activity 2026-04-07
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1014 N 64TH ST
    District 4 · last activity 2026-04-06
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 4400 ALDINE ST
    2 units · District 6 · last activity 2026-04-06
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 828 RITNER ST
    2 units · District 1 · last activity 2026-04-06
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 9966 SANDY RD
    1 unit · District 10 · last activity 2026-04-05
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 6122 LANCASTER AVE
    District 4 · last activity 2026-04-01
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1302 W HUNTING PARK AVE
    1 unit · District 5 · last activity 2026-03-31
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2208 N 29TH ST
    3 units · District 5 · last activity 2026-03-30
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2537 E DAKOTA ST
    1 unit · District 1 · last activity 2026-03-30
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2040 N CARLISLE ST
    3 units · District 5 · last activity 2026-03-30
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 5122 ARCH ST
    3 units · District 3 · last activity 2026-03-30
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 4622 MERION AVE
    3 units · District 3 · last activity 2026-03-30
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 1733 W BUTLER ST
    3 units · District 8 · last activity 2026-03-29
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 2116 N 20TH ST
    2 units · District 5 · last activity 2026-03-27
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 6249 HAVERFORD AVE
    4 units · District 4 · last activity 2026-03-27
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 7311-17 OXFORD AVE
    1 unit · District 10 · last activity 2026-03-27
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record
  • 109 HILLTOP RD
    1 unit · District 8 · last activity 2026-03-26
    1. Zoning: reached
    2. Appeal: reached
    3. Building permit: no record
    4. Construction: no record
    5. C.O.: no record

Filled dot: reached. Open ring: no record found, which is not the same as a project failing.

How we read these numbers

  • Confirmed building permits name the zoning permit's job directly. Inferred ones are a later new-construction permit on the same parcel. No linked record means we found neither. It does not mean the project failed.
  • Appeals are matched to the permit they contest. Permits are counted once, even when recorded on more than one parcel.
  • Cohorts start in 2020 because links from zoning permits to building permits barely exist before then.
  • Counts by council district use the appeal's district where there is one, otherwise the parcel's.
Permit Pipeline | ZBA Watch