A zoning permit has been issued for the construction of a new single-family residential building at 2223 Emerald Street in the East Kensington neighborhood in Philadelphia. The project site spans 812 square feet and is currently a vacant parcel. Approved plans call for the erection of an attached three-story structure with a basement level and a roof deck. The property is owned by Rivera Delores. Plato Studio is responsible for the design and SL Construction LLC, is listed as the contractor.
The project carries a total construction cost of $190,500, including $170,000 allocated for general construction, $8,000 for plumbing work, $6,500 for mechanical systems, and $6,000 for electrical work.
2223 Emerald Street Plan via Plato Studio
The development will rise three stories above a basement and include a total construction area of 2,789 square feet. The structure is classified as R-3 residential occupancy and Type V-B construction. Permit documents authorize the construction of an attached structure with a cellar and a roof deck accessed by a pilot house enclosing a stair.
2223 Emerald Street Site via Plato Studio
The site is zoned RSA-5. Zoning data indicates a minimum lot area requirement of 1,440 square feet, while the existing parcel measures 812 square feet, resulting in a legally nonconforming lot. The proposed building footprint measures 649.25 square feet. Plans indicate a minimum open space provision of 20 percent of the lot, or 162.75 square feet. A rear yard depth of 11 feet 8 inches is provided, exceeding the required 9 feet. The proposed building height is 36 feet 5 inches, remaining below the maximum permitted height of 38 feet.
2223 Emerald Street Zoning via Plato Studio
Architectural drawings show a three-story attached structure with a front entry accessed by a short run of steps from the sidewalk. The front elevation incorporates a projecting bay at the second and third floors with vertically aligned window openings, and is capped by a cornice and parapet. The roof deck is located behind the parapet and is accessed via a pilot house. Site plans indicate a rear yard area positioned along the alley frontage at East Fletcher Street, with fencing and a paved area shown within the rear open space.
The project will replace a vacant lot with a new single-family dwelling in accordance with RSA-5 zoning regulations, contributing to incremental residential infill on the block.
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An overview of RSA-5 zoning:
RSA-5 is the most common residential zoning classification in Philadelphia, designed for single-family attached (rowhome) and semi-detached houses. RSA-5 dimensional standards ensure high density.
RSA-5’s primary permitted use is single-family residences. Some specific, low-impact uses may be permitted with a use registration permit, such as small-scale group daycare for up to 12 people or passive recreation. RSA-5 is designed to create compact rowhouse neighborhoods. It prohibits multi-family dwellings (two or more families) and commercial businesses, both of which require a variance.
Dimensional standards:
Lot area: minimum 1,440 square feet.
Height: maximum 38 feet.
Lot width: minimum 16 feet.
Building footprint: maximum 75% of lot area.
Rear yard: at least nine feet.
Side yard: semi-detached structures require at least five feet of side yard space.
2223 Emerald Street does not satisfy RSA-5 zoning minimum lot area or width or maximum building footprint.