It’s the simplest way to clear the bottleneck. The variance process costs small developers tens of thousands and months of delay, so only big players build. As-of-right upzoning cuts that friction and lets mid-size builders compete—that’s how you actually get units on the ground.

Minneapolis proved this works without the predicted displacement. Their 2040 plan added 1,200 transit-corridor units per year for three years, and rents in upzoned areas actually stabilized because supply met demand. Philadelphia can borrow that model directly.

What stops a developer from buying up row homes and flipping them into luxury five-flats? The overlay applies to every lot within a half-mile—that’s a huge area with no density cap. We’ve seen this script before in Washington D.C.: upzone first, affordability promises later.

This unlocks the single biggest underused asset Philadelphia has: transit infrastructure already in place. More units means more riders for SEPTA, more foot traffic for small businesses, and a stronger tax base to fund schools. Lower North Philly can grow without losing its character.