Construction Underway at 36-42 South 2nd Street in Old City

A recent site visit by Philadelphia YIMBY has noted that construction is well underway at a seven-story, 61-unit mixed-use development at 36-42 South 2nd Street (also known as 36-38 South 2nd Street) in Old City. The project replaces a parking lot on the west side of the block between Market and Chestnut streets. Designed by CANNOdesign, the building will span 51,623 square feet and will feature ground-level retail, a cellar, and a shared roof deck. Permits list the Tester Construction Group as the contractor and specify a construction cost of $10.5 million.

Philly YIMBY last visited the site in February, when excavation was partially underway, with parts of the original parking lot still remaining. Since that time, construction work has made significant progress. The structure, which consists of steel-framed type IA construction up to the second floor and wood-framed type III construction on the floors above, has already been topped-out and is largely sheathed in plywood, with the exception of the street-facing side of the two top floors, which will receive a facade distinct than that of the rest of the structure, according to renderings. Most of the windows have been installed on the street-facing facade on floors two through five.

36-42 South 2nd Street. Looking northwest. December 2022. Credit: Vitali Ogorodnikov

36-42 South 2nd Street. Looking northwest. December 2022. Credit: Vitali Ogorodnikov

36-42 South 2nd Street. Looking northwest. December 2022. Credit: Vitali Ogorodnikov

36-42 South 2nd Street. Looking north. December 2022. Credit: Vitali Ogorodnikov

36-42 South 2nd Street. Looking north. December 2022. Credit: Vitali Ogorodnikov

The building reaches a significant height, measuring 84 feet to the main roof, 87 feet to the parapet, and 94 feet to the top of the bulkhead. Although the structure looms over some of the neighboring rowhouses, it is consistent with its context, as a prewar building of similar height stands directly to the north.

Rendering of 36-38 South 2nd Street. Credit: CANNOdesign

Rendering of 36-38 South 2nd Street. Credit: CANNOdesign

Although it does not replicate the historic flair of Old City, 36-42 South 2nd Street is nevertheless shaping up to be a great addition to Old City. Ground-level retail will make for a fine addition to the commercial corridor along the street, a significant improvement over the parking lot that previously spanned the site. The white facade with fluted pilasters and gray window spandrels promises to be a bright, cheery addition to the block, and we can generally count on CANNOdesign to deliver a high-quality architectural product. The density is just about ideal for the site: the 2nd Street Station on the Market-Frankford Line sits half a block to the north, allowing for convenient (though not strictly necessary, as much of Center City is situated within walking distance) transit access. On the other hand, a larger building would have likely overwhelmed the hallowed historical context surrounding the site.

36-38 South 2nd Street prior to redevelopment. Looking southwest. Credit: Google Maps

If we have any misgivings about the project, it is the fact that it blocks a three-story-high, 300-foot-long mural that formerly overlooked the parking lot from the south. However, unfortunate as it may be, the loss of murals is frequently a necessary trade-off in Philadelphia’s ongoing development renaissance, and, as mentioned above, the replacement is well worth it. We look forward to completion of the project at 36-42 South 2nd Street, which, given the current pace of construction, will likely be completed some time next year.

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