Preliminary approval has been completed for a mixed-use project at 1215 Race Street in Center City, Philadelphia. The filing covers a commercial general building codes preliminary review for an addition to an existing mixed-use structure. The proposal calls for eight dwelling units and vacant commercial space. The property is owned by LU Innovations Inc. TT Design LLC is the architect.
The preliminary approval states that the review covers an addition to a mixed-use structure containing eight dwelling units and vacant commercial space. The review also notes that the roof is considered maintenance-only and is not approved as a roof deck under the preliminary building review. The fourth floor is required to have two independent exits, and the building is to be fully sprinklered under NFPA 13 or under NFPA 13 and NFPA 13R, depending on the fire rating of separations between the commercial and residential portions.
1215 Race Street Plan via TT Design LLC
The submitted zoning plan shows a four-story building with a cellar at the 1215 Race Street site. The zoning analysis lists the property in the CMX-4 district, with a 1,920-square-foot lot, 1,827-square-foot proposed footprint, 43-foot building height, and an allowed height listed as unlimited. The site plan shows an existing building with a fourth-floor addition, eight residential living units, one commercial space, a 94-square-foot light well, and a 90-square-foot pilot house. The plan also identifies a 673-square-foot vacant commercial space at the first floor.
A separate zoning permit was issued in April 2026 for the erection of a vertical addition with a roof deck and roof access structure above an existing three-story building. The zoning approval describes the use as multi-family household living with eight dwelling units and vacant commercial space, with a use registration permit required for occupancy.
1215 Race Street North Elevation via TT Design LLC
Elevations show the existing brick facade retained along the lower portion of the Race Street frontage, with a new fourth-floor addition above and a new pilot house rising above the roofline. The front elevation notes a new storefront in an existing opening, a new front door in an existing opening, and new paneled facade material at the upper addition. The rear elevation shows new siding, a fourth-floor addition, and the pilot house above the roof level. The building section identifies residential units on the upper floors, a bi-level residential unit, new commercial space at the first floor, and the existing cellar below.
1215 Race Street Site and Zoning Map via TT Design LLC
The preliminary approval was completed in mid-July 2026, and is listed as expiring in January 2027. The filing represents a preliminary building code review rather than a full building permit for construction. A construction timeline has not been listed.
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Although the 1215 Race Street Plan states that the final product (after the fourth floor addition is constructed) will have eight residential units and one commercial space, the 1215 Race Street Section displays only seven residential units along with the commercial space.
Google Maps indicates that 1215 Race was the long time home of “Bright Sign Co., Inc. — Plastic Cut to Size & Fabrication, Welding and Metal Fabrication”.
This project appears to convert the building’s use from light manufacturing and/or office to residential and commercial.