Permits have been issued for the construction of a three-story mixed-use building at 2455 Frankford Avenue in East Kensington, Philadelphia. The structure will contain four residential units and a vacant commercial space, rising on existing foundations located on the west side of Frankford Avenue between Trenton Avenue, East Cumberland Street and East Letterly Street. The project replaces a previously vacant structure at the site The development is being carried out by property owner Manosca Francisco. Design work is led by Ambit Architecture. GuardHouse Construction LLC is serving as the general contractor.
2455 Frankford Avenue Zoning Plan via Ambit Architecture
2455 Frankford Avenue First Floor Plan via Ambit Architecture
The approved zoning permit authorizes the construction of an attached building not to exceed 38 feet in height. The scope includes residential use on the second and third floors and a commercial component on the basement and ground floors. The commercial space occupies the required minimum depth of 30 feet from the front building line. The structure also features rear decks at the second and third stories, which will overlook the rear yard.
2455 Frankford Avenue West Elevation via Ambit Architecture
The construction cost is reported at $719,000. The development totals 4,110 square feet of new construction and is fully sprinklered.
The proposed design adheres to the CMX-2 zoning standards. The building will occupy exactly 75 percent of the lot area, or 1,440 square feet of the total 1,920.7-square-foot parcel. The average building height reaches 34 feet from grade to roof, with a maximum parapet height of 35 feet. The rear yard depth measures 13 feet and 10¼ inches—exceeding the nine-foot minimum requirement. There are no required side or front setbacks, and none are provided.
2455 Frankford Avenue Isometric View via Ambit Architecture
This project adds to the growing urban fabric of East Kensington, delivering compact residential density atop a ground-level commercial space that will be activated once a use registration and fit-out permit are secured. Located just steps from multiple public transit routes along Frankford Avenue, the project reflects ongoing infill development occurring in the neighborhood.
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Where does Philly Yimby find these developments?
No mention of off-street parking.
The Market-Frankford Line is a few city blocks away.
Not much shopping, mostly residential.
I am not thrilled with the negativity here: The structure will contain…a vacant commercial space.
Let’s not assume the worst!
Would you live in this neighborhood, GREGG?
The building site is just around the corner of the Philadelphia Brewing Co and a number of good eating places (Fiore American, Kit Kat BBQ, Cloud Cup Ice Cream, Little Walters, etc). Lots of interesting development occurring in the area and the Aramingo Ave Shopping mall nearby. Many recent residents living in the neighborhood. Reasonably safe area to live in. Why wouldn’t you live there?
Agreed!
Agreed!
“The project replaces a previously vacant structure at the site.” Last I checked there were people living there.
Fishtown and increasingly East Kensington have become popular places to live and visit precisely because there is little off-street parking.
Because on-street parking is limited, many who choose to live in these areas do not own cars. Walking, biking, public trans, and ride share replace the private automobile. Those who require off-street parking generally don’t live in Fishtown (or East Kensington or North, South, West, or Southwest Philly) — they might choose a less dense region where their demand can be satisfied (e.g., Cheltenham, Upper Darby, the Great Northeast, or Bensalem).
A lively urban neighborhood requires high density. It is primarily its residents who support its commercial, retail, cultural, entertainment, dining, work, maker space, and religious destinations. And it takes a large number of residents (and visitors) to do so.
For every three newly constructed off-street parking spots, one or two people lose the opportunity to live or work there, lowering the density needed to support the places that make an area attractive. Because of induced demand whereby off-street parking attracts those with cars, the greater the number of off-street parking spaces, the larger the number of cars and the congestion, noise, safety hazard, and pollution they create.
To judge a development in a dense urban neighborhood by the number of available off-street parking spots is misguided at best and destructive (to the neighborhood) at worst.
The equation is different for locations that are totally or almost all residential. Homes in suburbia, the far Northeast, Northwest Philly, and parts of West Philly have more land. Enough land to provide both green space and the concrete needed for off-street parking. The irony is that these areas are least likely to necessitate off-street parking since low density means fewer cars per linear foot of street.
Fishtown’s vibrancy is expanding to adjacent areas, including East Kensington, Olde Richmond, Norris Square, and South Kensington. It is doing so because the areas are being built for people, not the automobile.
Do you own a car, Craig? 😁