Philly YIMBY’s recent site visit has revealed that construction work has not yet started at a two-building mixed-use complex planned at 5235 Chestnut Street in Cobbs Creek, West Philadelphia.The complex is designed by the KCA Design Associates. The building to be located along Chestnut Street will rise six stories, with commercial space at the ground floor and 33 residential units situated in the upper floors. The building will include a basement as well as a roof deck and green roof that will be accessed through a pilot house and space for 11 bicycles. The second, larger building that will be located along Ludlow Street and will also rise six floors high, with commercial space also located on the ground floor and with 171 residential units on upper floors, a basement, roof deck, and green roof, as well as 57 bicycle spaces. The two buildings will share a loading space located along Ludlow Street.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Photo by Jamie Meller. July 2025
5235 Chestnut Street. Photo by Jamie Meller. July 2025
5235 Chestnut Street. Photo by Jamie Meller. July 2025
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
5235 Chestnut Street. Credit: KCA Design Associates.
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This 204-unit, two building apartment house is a by-right project, meaning that it is fit for designated zoning. Therefore, presentation to the Zoning Board of Adjustment to request a variance, often a tedious, time consuming, and expensive endeavor, was not necessary.
The site is located within the Mixed Income Neighborhood Overlay, a zoning overlay that requires new construction residential projects to have 20% of units (i.e., 41 units in this case) be rent restricted (e.g., the affordable one bedroom units were expected to rent for $700 instead of market rate $1,200) based on a set of specific criteria. This allows access to tenants of different income backgrounds and contributes to community housing affordability. It also provides opportunities to pursue low-income housing tax credits and other incentives.
In June 2024, after meeting with the neighborhood’s Registered Community Organization, developer OCF Realty Commercial presented at Civic Design Review for non-binding feedback regarding the proposal’s architectural and design merits. The start of construction appeared imminent.
Contrary to expectations, however, construction did not begin. Then, in September 2024, the whole development, including approved zoning permits, was put up for sale for $4.1 million. I don’t know if it sold or not.
In any case, the year-plus delay likely means that financing has not been secured, which may be more difficult when not all units are to be leased at market rates.