Permits have been issued for a three-story, three-unit residential building planned at 2346 North 16th Street in North Philadelphia West. The development site sits on the east side of the block between West York Street and West Dauphin Street. The attached structure will feature a cellar, a private roof deck, and a roof deck access structure. The parcel is currently vacant. The structure is designed by KCA Design Associates, with Elegance Group LLC listed as the contractor, and T&I Development LLC as the owner.
The construction cost is listed at $316,500, of which $276,500 is allocated for general construction and $40,000 for excavation.
2346 North 16th Street Plan via KCA Design Associates LLC
Permits list a total construction area of 4,536 square feet, matching the four equal floor areas shown in the permit breakdown for the basement, ground floor, second floor, and third floor at 1,134 square feet each. The building will be fully sprinklered per NFPA 13R.
Project zoning data indicates a lot width of 16 feet and a total lot area of 1,520 square feet. The proposed building coverage is 1,134 square feet (74.6 percent of the lot). Required open area is met through 386 square feet. The rear yard depth measures 17 feet 6 inches, which exceeds the minimum requirement of nine feet, or ten percent of lot depth. The maximum building height allowed within the RM1 zoning district, where the project is situated, is 38 feet. Plans list a proposed height of around 35 feet, well within the limit.
The front elevation depicts a brick facade with a raised stoop, paired windows at each level, and the main residential entry centered on the ground floor. The rear elevation is clad in horizontal siding and features stacked windows along with cellar access. Plans also show that the roof deck is set back from the street, with the pilot house centrally placed. The site plan shows the structure positioned along the front property line with a legally open 50-foot-wide right-of-way on North 16th Street. A three-foot-wide alley runs behind the parcel to the east. The attached structure will be consistent with the surrounding rowhouse-lined residential blocks.
The proposed triplex at 2346 North 16th Street will bring new multi-family housing to a block where much new development has been steadily ongoing in recent years.
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“The development site sits on the east side of the block between West York Street and West Dauphin Street.” While this is true, location is better described as the west side of 16th Street.
“The front elevation depicts a brick facade with a raised stoop, paired windows at each level, and the main residential entry centered on the ground floor.” The front facade is primarily brick but the front door is not centered — it is at the north end of the structure. There are “paired windows” on the ground floor but sets of three on the upper stories.
“The rear elevation is clad in horizontal siding and features stacked windows along with cellar access.” There is no cellar access from the exterior, unless you climb through the egress well.
“Plans also show that the roof deck is set back from the street, with the pilot house centrally placed.” The pilot house, like the front door, is at the north end.
“A three-foot-wide alley runs behind the parcel to the east.” The alley runs behind the parcel to the west.
“The attached structure will be consistent with the surrounding rowhouse-lined residential blocks.” This house is the first new construction this block has seen in many decades. Several of the original homes, once vacant, have been rehabbed. The new development will look nothing like the originals, for some have large angled bay windows, prominent cornices, masonry bases, differently oriented front stair placement, air conditioning window units, and of course, no utility meters marring their front facades.
“The proposed triplex at 2346 North 16th Street will bring new multi-family housing to a block where much new development has been steadily ongoing in recent years.” There has been no recent new development on this block.