Philadelphia Historical Commission
Philadelphia Historical Commission is the city agency responsible for designating and protecting historic buildings and districts in Philadelphia, running one of the nation's strongest municipal preservation programs. Established in 1955, the commission reviews proposed changes to designated properties, ensuring that alterations and demolitions don't compromise the city's architectural heritage. It maintains the Philadelphia Register of Historic Places, which includes over 12,000 individually designated properties and numerous historic districts encompassing thousands of additional buildings. Through its regulatory authority and advocacy, the commission has helped preserve Philadelphia's position as one of America's most architecturally significant cities.[1]
History and Authority
The Philadelphia Historical Commission was established by city ordinance in 1955. It was one of America's earliest municipal preservation agencies. At the time, people were getting worried. Historic buildings were being torn down left and right, and it became clear that asking folks to preserve things voluntarily just wasn't working.[2]
Early on, the commission focused on colonial and Federal-era buildings in the historic core. But its scope has expanded significantly over the decades to include buildings from any era and type throughout the city. You'll find everything from working-class rowhouses to industrial structures now getting protection.
The commission gets its authority from the Philadelphia Home Rule Charter and implementing ordinances that establish designation criteria, review procedures, and enforcement mechanisms. This legal framework is what sets it apart from advisory bodies that lack real power. Property owners can't just do whatever they want with a designated building. They've got to get approval first. The commission's authority covers all exterior changes visible from public rights-of-way, from window replacement to complete demolition.[1]
Designation Process
Properties get designated through a process that requires documentation of historical or architectural significance. Anyone can nominate something. Property owners, community groups, the commission's staff, or any interested party can submit nominations. Staff evaluates each nomination against established criteria and prepares reports assessing the property's significance and integrity. Then the commission holds public hearings where property owners and community members can testify before designation decisions are made by commission vote.[2]
What makes something eligible? It needs significance in one or more categories: historical importance, architectural merit, association with significant persons or events, or contribution to a historic district. But that's not enough. The property must also retain sufficient integrity. Original fabric needs to survive to convey that significance. A building that's been gutted and rebuilt? It probably won't qualify for designation, even if it was historically important, because the physical evidence is gone.[1]
Review Process
Want to alter a designated building? You'll need to submit an application to the commission first. Staff reviews applications against the Secretary of the Interior's Standards for the Treatment of Historic Properties, which are nationally recognized guidelines defining appropriate preservation approaches. Clear-cut applications get staff approval. Anything questionable goes to the full commission for hearing and decision. They can approve as submitted, approve with conditions, or deny the application if it'd compromise historic character.[2]
Demolition requests get especially tough scrutiny. The commission's whole mission is preventing loss of historic resources. Anyone wanting to demolish a designated building has to prove that preservation isn't economically viable or that the building poses an immediate public safety threat. Even when applicants claim economic hardship, the commission can deny demolition if viable alternatives exist. That's what makes Philadelphia's system strong. Other cities let owners tear things down whenever they want. Not here.[1]
Commission Composition
Fifteen members make up the commission. The Mayor appoints them and City Council confirms them. You've got architects, historians, realtors, attorneys, and community representatives all sitting around the table together. This diversity matters. Professional expertise gets balanced against community knowledge and street-level understanding of neighborhoods. Members serve staggered terms, so you get continuity but also new perspectives rolling in regularly. Monthly meetings handle designation nominations and permit applications.[2]
Professional staff do the actual work behind the scenes. They review applications, prepare designation reports, provide technical assistance to property owners, and conduct enforcement. This expertise matters enormously. It lets the commission address the technical questions preservation decisions require while managing the volume of applications Philadelphia's large historic building inventory generates. Property owners can also get staff guidance before submitting formal applications, which helps them understand requirements and find appropriate approaches.[1]
Enforcement
The commission's enforcement strategy combines education, negotiation, and legal action. Staff identify violations through inspections, complaint investigations, and monitoring of permit applications. When someone does work without required approvals, they get violation notices requiring correction. The commission tries to work with property owners to achieve compliance, either through restoration of improperly altered buildings or after-the-fact approval of acceptable work. Those who persist in violating requirements may face fines and liens that attach to properties.[2]
Limited staff and budget constrain enforcement capacity, though. The commission can't catch everything that needs catching. That's where community members come in. They report violations they spot, extending the commission's reach beyond what limited resources would allow. The system's effectiveness really depends on civic participation and political support for preservation. Governmental programs can't work without people caring enough to help.[1]
See Also
- Philadelphia Register of Historic Places
- Historic Preservation in Philadelphia
- National Register of Historic Places
- Society Hill Restoration
- Preservation Alliance