Permits have been issued for new residential construction at 3513 North 23rd Street in Nicetown-Tioga, North Philadelphia, where an attached three-story multifamily building is approved to deliver nine dwelling units. The project will rise from a vacant parcel and will span approximately 9,814 square feet. The development team includes HHS Realty LLC, with Glenwood Engineering responsible for the designs and H.A. Blacksmiths identified as the contractor.
Construction costs are indicated at $270,000, of which $250,000 is allocated to general construction and $20,000 attributed to excavation work.
3513 North 23rd Street Plan via Glenwood Engineering
The approved scope of work authorizes construction of a three-story structure classified as R-2 residential occupancy, suitable for more than two dwelling units. Zoning documents place the property within an RSA-3 zoning district. The lot measures approximately 4,979 square feet, exceeding the minimum lot area required by zoning. The proposed building footprint totals approximately 3,235 square feet, equating to 64.96 percent lot coverage, which exceeds the base maximum permitted in the district and was approved through the Zoning Board of Adjustment process. Earth disturbance associated with the development totals approximately 4,956 square feet, according to permit filings.
The building height is shown at around 34 feet, remaining below the 38-foot maximum height permitted by zoning. The rear yard depth is listed at approximately 32 feet, exceeding the minimum rear yard requirement.
3513 North 23rd Street Section via Glenwood Engineering
Architectural drawings depict rectilinear three-story massing with a masonry-clad front façade and a horizontal siding at the rear. The front elevation features a symmetrical composition with paired entry doors and a raised front porch accessed from the sidewalk. The rear elevation reflects a simplified arrangement of vertically aligned windows across all floors. Section drawings show a full basement level.
3513 North 23rd Street Rear Elevation via Glenwood Engineering
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In Philadelphia, RSA-3 zoning is for Residential Single-Family Attached 3, designed for attached one-family homes on individual lots, allowing for accessory uses, and can also apply to areas with mixed housing types like detached homes, focusing on maintaining established neighborhoods with rowhouses. RSA-3 zoning allows for some related uses like accessory structures or small businesses, like garages or small home offices.