Not so long ago, people had more of a tolerance for auto shops and gas stations within urban neighborhoods. Take the 900 block of S. 12th Street, for example. This residential block is home to two properties that were originally built as auto garages. While the double-wide 926-28 S. 12th St. has been used for auto repair quite recently (despite currently being offered for rent), the three garages at 915-919 S. 12th St. have been used for food truck storage in recent years.

These days, auto garages are commonly being replaced by different types of infill development across Philadelphia. In some cases, we’ve seen developers knock down old buildings, like a 96 unit project replacing an old auto shop in Cobbs Creek or the 11 unit building in Port Richmond that was approved after an earlier adaptive re-use plan fizzled out. In other situations, we’ve seen adaptive reuse, like the former garage in Bella Vista that’s been transformed into an ice cream shop. On 12th Street, we expect we’ll soon see a reuse and an overbuild at 915-19 S 12th St., where developers are planning 12 apartments.

These properties were listed for sale last year and sold in January for $1.15M. Clearly, the long term plan wasn’t food truck storage at that price. We have to think that the developers that bought the properties were especially interested because the zoning here allows for apartments by right. Just following the zoning code, they would be able to add a single story and add 8 units. Instead, they’re using the low-income zoning bonus, allowing the addition of a 4th story and increasing the unit count to 12, including two income-restricted units on-site. Here’s an elevation drawing from Harman Deutsch Ohler Architecture, which shows that the addition will come to the front of the property line but will have a small setback in the rear.

As permitting goes, the new owners are moving at light speed, having consolidated the three properties into one back in January and now having a zoning permit in hand. In most other circumstances, we’d say they’re on track to start construction sometime in early 2026, but given the pace thus far, we can wrap our heads around work starting before the end of this year. It’s not like Hawthorne desperately needed more housing, as it’s picking up hundreds of new units at the One Thousand One Residences down the block – but the units at 915-19 S. 12th St. will surely clock in at a lower rental rate, and the two income-restricted units will add even more affordability to the area.