A little less than a year ago, we came upon a zoning notice at 2300 Washington Ave., a huge lot that's been vacant and overgrown for years. This notice informed us of plans for a self storage facility from United Storall Center that would rise over sixty feet tall. This use and height are permitted by right since the parcel is zoned for industrial use, and the owners were seeking a variance to reduce the number of parking spots required.
When they got some pushback on the project, they abandoned the variance and are now doing the project entirely by right. So instead of twelve parking spots on the first floor, there will be fifty. Over the next four stories, there will be storage space. Basically, there will soon be a sixty-foot cube rising here:
In the northeastern section of Point Breeze, two long vacant lots should soon get redeveloped. A couple of years ago, we told you about plans for two triplexes on the 1100 block of S. 15th St. which received pushback from some folks in the neighborhood who didn't want to see the additional density. We were happy about the project, however, because it was replacing two blighted and vacant homes. Those buildings are now finished and rented out.
Two newer triplexes
A few doors down though, at 1154 and 1156 S. 15th St., the block has suffered with two vacant lots for many years. The northern lot has some nice size to it, and the southern lot is even larger, stretching all the way to Hicks Street. Developers purchased the larger lot late last year, and closed on the smaller one in January. They purchased the latter from the City through the Philly Land Works site, proving that every now and then the City does indeed sell off its lots. Just not quite frequently enough for our liking.
At the ZBA hearing, there were dozens of people present in support of the project, and three people in opposition. Community group South Philadelphia HOMES offered several objections to the project, including the lack of affordable housing (which we won't address here since OCF Holdings isn't an affordable housing developer) and an absence of parking. The group asked the developer to revise the project to eleven homes, each with a rear-access parking port on Woodstock Street. The developer didn't think that such a plan would be feasible, but hired a Economist Kevin Gillen to perform a study to confirm those suspicions.
If you're not a math or development nerd, might we suggest skipping the next couple of paragraphs, as they're gonna be a little boring yet extremely enlightening.
Looking at the project, Gillen made several assumptions:
In recent weeks, the new home at the corner and 2004 Titan St. have both sold. 2002 Titan St. is still on the market, at a list price of $355K. Considering the fact that this corner was a giant vacant lot for many years, the transformation is pretty unbelievable.
In the past
Looking over to the 1900 block, different changes are afoot. 1944 Titan St., which replaced a long-vacant home one off the corner, has been finished and is now under agreement at a list price of around $350K. At the corner is a big home that went up last year in the place of another vacant lot.
Under agreement on the 1900 block near the corner
A few doors down, at 1930 Titan St., the same developers that rehabbed 1944 Titan St. are doing more of the same. Unlike the home near the corner, 1930 Titan St. has a third floor setback, which will hopefully only have a minimal impact on the upstairs floorplan.
The 1300 block of S. Chadwick Street in Point Breeze is in the middle of a transformation. Until the beginning of this year, this block featured a shocking number of vacant lots. Notably, its eastern side had a collection of lots with a combined length of over half a football field.
In the past
Back in January, groundbreaking took place for a twelve home development that's filling in most of the giant lot pictured above. To date, four homes have been completed, and a second phase of four more homes have been framed out. In addition, there are plans for more homes to fill in some of the vacant lots on the western side of the block, and those should be getting started pretty soon.