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 2023, all types.

3,409
Appealed permits
57%
…with a unit count
13,348
Units in those projects
1,008
Units where a C.O. is recorded

These are units in the projects at each step, as the permit or appeal describes them. They are not net new homes: a duplex conversion counts as two. Only appealed permits are shown, because the unit count comes from the appeal and is missing for most other zoning permits. A few large projects hold a big share of the units, so read the permit count beside each total.

ZONING PATHPERMITBUILDING PERMITCERTIFICATE OF OCCUPANCYAppealed: granted → Zoning permit issued: 8,790Appealed: granted → Not issued (denied, expired or cancelled): 434Appealed: denied → Zoning permit issued: 157Appealed: denied → Not issued (denied, expired or cancelled): 417Appealed: withdrawn or dismissed → Not issued (denied, expired or cancelled): 1,425Appealed: awaiting decision → Not issued (denied, expired or cancelled): 2,125Zoning permit issued → Building permit (confirmed): 3,063Zoning permit issued → Building permit (inferred): 806Zoning permit issued → No linked record: 5,078Building permit (confirmed) → C.O. recorded: 980Building permit (confirmed) → No C.O. recorded yet: 2,083Building permit (inferred) → C.O. recorded: 28Building permit (inferred) → No C.O. recorded yet: 778Appealed: granted9,224 units (69%) · 1,236 permitsAppealed: denied574 units (4%) · 132 permitsAppealed: withdrawn or dismissed1,425 units (11%) · 216 permitsAppealed: awaiting decision2,125 units (16%) · 359 permitsZoning permit issued8,947 units (67%) · 1,181 permitsNot issued (denied, expired or cancelled)4,401 units (33%) · 762 permitsBuilding permit (confirmed)3,063 units (23%) · 441 permitsBuilding permit (inferred)806 units (6%) · 43 permitsNo linked record5,078 units (38%) · 697 permitsC.O. recorded1,008 units (8%) · 135 permitsNo C.O. recorded yet2,861 units (21%) · 349 permits
Units in projects at each step
Appealed: granted9224 units, 1236 permits
Appealed: denied574 units, 132 permits
Appealed: withdrawn or dismissed1425 units, 216 permits
Appealed: awaiting decision2125 units, 359 permits
Zoning permit issued8947 units, 1181 permits
Not issued (denied, expired or cancelled)4401 units, 762 permits
Building permit (confirmed)3063 units, 441 permits
Building permit (inferred)806 units, 43 permits
No linked record5078 units, 697 permits
C.O. recorded1008 units, 135 permits
No C.O. recorded yet2861 units, 349 permits

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