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City Cast Philly

Siani Colón

The sale of a neglected lot, long cared for but not owned by stewards in a neighborhood, can be devastating.

Dominique Johnson, a North Philly resident and member of the newly formed 

, tended a vacant lot next to his family’s home for two decades. He even attempted to purchase it from the 

, which acquires vacant and tax-delinquent properties for redevelopment, without success.

“Every once in a while, I will go in and just kill the weeds, try and cut down some of the trees,” Johnson said. “I had a weed whacker, and I would try and keep it tidy, get rid of the trash.”

Last summer, Johnson said the city removed a gate that had been there, and since then, it has become a regular hangout for smoking and other late-night activities. “Since we don't have a gate, a lot of people walk in and out,” Johnson said. “Sometimes they don't have the best intentions.”

Johnson understood something like this could happen, as neither he nor his neighbor officially owned the land despite being the main caretakers. That’s why, on his mother’s behalf, in 2018 he reached out to the Philadelphia Land Bank to express interest in the property.

“But I didn't get any type of confirmation email,” he said. “So I just waited and waited and never heard back.”

He made another attempt the following year, once again expressing his interest but unaware that these attempts were not formal applications. This time he received an email response saying he’d hear back in 30 days. But he never did.

Then last month Johnson found a flyer on his door informing him that 

“I got frustrated really quick because I've been trying to get this space for some time now. My neighbor was also trying to get the space.” Johnson said. “My main worry is if there's going to be damage done to my home and my neighbor's home [due to development]. That's one of the primary reasons that I was trying to see if I could still acquire it.”

Johnson contacted Ryan Gittler-Muñiz, organizer for the Philadelphia Land Stewards Union. An 

 to request that the Land Bank’s board stop the sale. But at the Land Bank's meeting, it became clear to Johnson that development of the property was long in motion.

The sale could not be prevented, but it wasn’t a total loss for Johnson. “If anything positive came out of the board meeting, it was that a lot of people showed up to support me,” Johnson said. “I really, really appreciate that, and I will somehow return the favor.”

Johnson shared his story at the Philadelphia Land Stewards Union’s first meeting last weekend. Its membership has grown to about 100 members.

“I can be connected to individuals who have either experienced something similar to what I'm going through, who might be going through it now, and that I can really help them in some type of way,” Johnson said.

“I'm hurt, a little upset, definitely frustrated, but I'm still going to fight. I still want to try and do something to keep pushing forward,” Johnson said. “If I can help somebody somehow who's going through what I'm going through, I’ll show up for them when they have to go to their board meeting.”

A representative from the Land Bank did not return requests for comment.

🎧 Gittler-Muñiz spoke with City Cast Philly about why community members are using a union model to have a say in what development happens in their neighborhoods. 

Listen to our full conversation about the Philadelphia Land Stewards Union.

The union is giving residents a collective voice when advocating for their communities and demystifying the Land Bank’s process. 

Land Stewards Union Says It’s All About Empowering Residents

What Philadelphians have been wondering. We break down why things in Philadelphia are the way they are and how they work.

Philly, Explained

Philly is no stranger to development (or lack thereof). We’ve witnessed 

preserve the character of their neighborhoods

On corridors like Baltimore Avenue, where residents are seeing more commercial vacancies, 

, from bakeries and restaurants to hardware stores and daycare centers.

But to see these visions come to fruition in any neighborhood, there’s a legal process to get approval from the city. So, how exactly does that work, and how can you get involved in the decision-making process?

Zoning is a set of local laws and regulations that determines how land can or cannot be used. The zoning process can ensure that projects are safe, healthy, and compatible with the character and needs of the community.

Each property in Philadelphia is zoned under a specific category.

There are ten main zoning categories for properties in the city:

Vehicle and Vehicular Equipment Sales and Services

It doesn’t end there, though. There are 

 of subcategories within these categories determining how these properties can function. Residential properties may be single-family or multi-family; for commercial properties, an eating or drinking establishment might be designated for prepared food or take-out. Then there’s personal services, like tattoing and fortune-telling (even though 

fortune-telling is still banned in Pennsylvania

 can alter the zoning code. The Council also creates zoning overlays, a hyperlocal set of rules in specific parts of the city, like bans on

Department of Licenses & Inspections (L&I)

 grants permits and licenses and enforces the zoning code.

is made up of mayoral appointees who grant variances and hear appeals on zoning decisions.

 alerts the ZBA, applicants, and community groups about zoning cases.

 are community groups like civic associations and ward committees that hold public meetings where community members can speak about potential projects in their neighborhoods. RCOs  vote on whether or not to support a project. They don’t get the final say, but feedback can help sway a zoning board decision.

Developers with plans for a property need zoning permits to proceed.

 permits are issued by the Philadelphia Department of Licenses & Inspections if a project’s use is consistent with the property’s zoning designation.

If not, the Philadelphia Zoning Board can approve permits 

 if the project is deemed to be compatible with the neighborhood.

 from the board, citing specific reasons why a project should proceed even if it’s not in adherence to the code for the property.

Applications to proceed with a project that conflicts with the permitted use can be rejected for a variety of reasons, including concerns about increased congestion and danger to the health and wellbeing of the neighborhood.

If you want to have a say on a proposed development in your neighborhood, you could:

Attend your local RCO’s zoning meeting. Find your RCO by using the 

. At this meeting, you can vote on whether the RCO should support the project or not, and provide feedback. Note that different RCOs have different voting procedures.

Attend a Zoning Board of Adjustment hearing, with projects 

Don’t go to these meetings alone! Share what you know about a project with your neighbors, and invite them to a hearing.

Sign a petition in favor of or in opposition to a project, and gather support. Neighbors are typically informed of proposed projects nearby, and applications include signatures to demonstrate support.

. These workshops organized by the Philadelphia City Planning Commission equip regular Philadelphians with the tools and resources needed to engage with the planning process and launch projects in their own communities.

For a deeper understanding of Philadelphia’s zoning laws, refer to the 

Getting properties developed in the city requires going through zoning, but what does that involve?

An Introductory Guide to Zoning in Philly

How Does Zoning in Philly Work?

Philadelphia is still trying to process how and why the Sixers reneged on a plan to revitalize Center City with a new arena and instead partner with Comcast to stay in South Philly. While some Philadelphians are relieved, and others are furious, all of us are confused. Here’s a sampling of what we heard on Monday, the day after this news was revealed.

We’d love to hear your thoughts too! Call/ text us at 215-259-8170, email us at 

, and we’ll try to include your comment in the newsletter or podcast.

: “This sham of a process laid bare what Philadelphians have long known: Decisions about the future of neighborhoods are not being made by the people who live there or have their best interest in mind, but by a select few who care only about their own bank accounts, and a City Hall that’s bought and paid for.”

: “This is a great day for Philadelphia and the fans of our storied sports franchises.’’

: “I’m so livid right now I don’t even know what to do. I feel as though I was used as a pawn.”

“This new collaboration will result in real tangible benefits for the people of Philadelphia.”

“We were clear from day one that it was dangerous to play in the viper pit with billionaires, but City Hall toyed with the snakes, and they got bit. 12 of 17 Councilmembers turned their backs on decades of research on the false promise of stadium developments, common sense, their voters, and the 70% of Philadelphians who opposed this arena."

"Philadelphia will now benefit from two developments instead of one. At the sports complex we will work together to build the very best arena in the country -- a home for the Sixers and Flyers that will bring the most exciting concerts and events to the city all year."

They [the Sixers] owe the city an apology. This was such a contentious project and debate. It pitted neighbors against neighbors. It pitted the community against labor unions. And all for nothing at the end of the day.”

Wanda Sykes, comedienne and actress, who is working to get a WNBA team to Philly: 

"I don’t think our odds can be any more favorable [to getting a WNBA team] … And go Birds.”

: “The fact that Mayor Parker & Council Council Pres. Johnson didn’t acknowledge they have egg on their faces and, even more importantly, didn’t acknowledge the pain & turmoil the Chinatown community was put through as a result of this process is mind-boggling.”

"I don't have the luxury as mayor to have my pride, my ego, or my emotions to drive my decision-making. I am driven by that revenue...I'll let other people Monday-morning quarterback about whether we were pawns in the game."

City Council President Kenyatta Johnson: 

"I wish you could've actually gotten the deal done before we went through the process. My members and I don't regret the eight hearings, the thousands of hours going back and forth … I could not be prouder of the 12 [council] members who stepped up to the plate and said this is in the best interest of Philadelphia."

Ryan Briggs, Philadelphia Inquirer reporter

: "The Sixers arena spin session happening now has gotta be one of the strangest city hall pressers I've ever seen."

: “There’s definitely a ‘when elephants fight, ants tremble' element to this drama. We thought we had a policy debate about mass transit usage and how to animate a sleepy mall, but it was a business dispute about corporate dollars and global influence.”

✏️ We know you’ve got opinions on this, Philly! Leave us a voicemail or text at 

. You can also fill out the Google form below, and we’ll try to include your comment in the newsletter or podcast.

Philadelphia is still trying to process how and why the Sixers reneged on their plan to revitalize Center City with a new arena and instead partner with Comcast to keep its home in South Philly. While some are relieved, and others are furious, all of us are confused. Here’s a sampling of what we heard on Monday, the day after this news was revealed.

city planning

Land Stewards Union Says It’s All About Empowering Residents

How Does Zoning in Philly Work?

Philly Reacts to the Sixers Arena Switcheroo

Latest articles

Land Stewards Union Says It’s All About Empowering Residents

How Does Zoning in Philly Work?

Philly Reacts to the Sixers Arena Switcheroo