It’s often taken for granted in Philadelphia that opposition from the local neighborhood association and city councilmember is sufficient to kill any proposed development project in need of a zoning variance from the Zoning Board of Adjustment. But a recent successful appeal regarding a vacant lot near Norris Square serves as a reminder the ZBA will sometimes grant a property owner zoning relief despite community opposition.

Last week the ZBA unanimously approved the construction of a 7-unit apartment building at 2219 N 2nd St., the site of a former retail shop for brakes and brake supplies. Before being torn down due to its deteriorating condition in 2022, the previous building also included 2 units above the commercial space. There are several examples of homes above bars and restaurants on this block, so this kind of building made sense at this location. Despite the former commercial uses (including warehousing, storage, and offices), the land is zoned for single family use, hence the need for a variance.

Thanks to the architectural plans from KCA Design Architects we can see the proposed 3 story building has a few interesting architectural choices. It’s a 5′ shorter than it could be as a matter of right, but that will still accommodate pretty good ceiling heights. The developers chose to provide 5′ side yards on both sides of the building, which we don’t typically see with buildings of this size. On the plus side, this will allow for more windows in the building, allowing for more natural light in the units.

On the other hand, it’s really a break from the urban pattern in this neighborhood, and we might have gone with a building that has full frontage on the property. On the plus side, views of the History of Puerto Ricans in America mural nearby will be slightly improved.

The opposition from the members of the Norris Square Community Alliance was not about aesthetics or the construction of apartments, but about the development of more units without off-street parking. Fortunately the ZBA was willing to put aside those concerns to allow this fairly modest development only a short walk from the York-Dauphin Station on SEPTA’s Market-Frankford Line. Figure that a few more people will be hopping on that train once this project is done in the next couple years.