RCO Groups Discuss Legal Protections

The Philadelphia Cross Town Coalition PCC, a coalition of 38 Registered Community Originations (RCOs) and growing, held its Meeting at the American Heritage Credit Union Community Room on March 25th.

The Coalition is a non-partisan, non-profit organization that brings together RCOs from Philadelphia’s neighborhoods to share experiences and ideas and work together on issues affecting all communities.

The major issues were how RCOs be protected from developers’ frivolous “Slapp Suits,” strategic lawsuits against public participation lawsuits intended to force RCOs into bankruptcy and to threaten RCO volunteers with million-dollar judgments  the issues created by transforming homes into “Air B&Bs,” roads being used illegally for drag racing or by “ATV” “dirt bikes” or other non-licensed vehicles; and to discuss if there is any way RCO’s can ensure meetings with developers remain civil and lead to productive discussions.

The Meeting opened with an address by PA State Senator Jimmy Dillon, in whose district it was held. Senator Dillon stated that he supported the efforts of the PCC. “The last thing someone should face when volunteering for their neighborhood is a lawsuit.” Senator Dillon was not optimistic that the Republican Controlled State Senate would call a vote on the bill protecting RCOs that passed the State House, HB 1466. 

Senator Dillon stated that the fine for using non-licensed vehicles on roads was too small and that his office was reviewing what would be a deterrent.

The focus of the Meeting turned to protecting RCOs from SLAPP Suits. Former Council President Clarke led the effort to place the question on this primary’s ballot. PCC reviewed the ballot questions on this year’s primary ballot: “Should the Philadelphia Home Rule Charter be amended to require the City to provide for the indemnification and defense of registered community organizations in connection with claims made against them arising directly out of their lawful participation in the City’s zoning variance process?”

The non-partisan web page Ballotpedia writes: ” Rules about how land and buildings can be used and built are called zoning. Registered community organizations, or “RCOs,” are community groups that provide input on how those zoning rules are applied in their communities. For example, RCOs provide input when a landowner requests an exception from standard zoning rules, called a variance. Sometimes, lawsuits are brought against RCOs related to their participation in the variance request process, which can be costly and limit community input.

If you vote “yes” on this ballot question, that means you approve of requiring the City to devise a system to help RCOs pay for the costs of defending against such lawsuits, which may include the costs associated with losing or settling the lawsuits.” (

The group concluded that while the charter change wasn’t perfect, as it leaves it to the City’s Law Department to define the specifics, it was important that the question passed. As some RCOs have discovered, even if an RCO has board insurance for one year, a SLAPP suit will either make the group uninsurable or cause the premiums to skyrocket to an unaffordable level.

RCOs across the City may let their members know about the ballot question.

The issue of Air B&Bs was raised. Many believed that allowing unlimited air B&Bs on a block would destroy the neighborhood feel. People would no longer know their neighbors, and there would no longer be people interested in block and park clean-ups, as Air B&B renters have no stake in what happens after they leave. In many cases, the absentee owner of the Air B&B is unaware of what their “renters” do and does not answer community concerns.

Neighborhoods near hospitals have decided that a limited number of Air B&Bs that allow families to be near hospitalized loved ones without having to stay in a hotel make sense. The question is, what rules make the most sense?

PCC is asking other RCOs for their thoughts. The ideas being considered are limiting the number of Air B&Bs on any block and limiting the license to two years. This would make it more likely that the owner will maintain the property so it is not a burden on the neighborhood. Owners who are not responsive to neighborhood complaints will have their renewal application opposed.

Other thoughts were to limit the Air B&Bs to larger streets, increase the licensing fee, and use the proceeds to enforce regulations so neighborhoods have someone to call and enforce the law if the owner. 

There was agreement that unregulated Air B&Bs hurt neighborhoods and made it harder for families to find livable, affordable homes.