Philadelphia · Old City · #ZP-2026-000121
148 N 2nd St
148 N 2Nd St, Old City, PA · 43 homes, mixed use
About this project
Consolidation of five lots into three parcels on N 2nd St, with a 43-unit multifamily building and a vacant ground-floor commercial space on the largest parcel, plus vertical and attached additions to two existing houses.
Official description: PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE THREE (3) PARCELS (PARCEL A, PARCEL B & PARCEL C) FROM FIVE (5) EXISTING LOTS (148 N 2ND ST, 150 N 2ND ST, 152 N 2ND ST, 154 N 2ND ST & 156 N 2ND ST). FOR THE ERECTION OF A VERTICAL ADDITION ON AN EXISTING ATTACHED STRUCTURE, FOR THE USE AS TWO FAMILY HOUSEHOLD LIVING WITH A VACANT GROUND FLOOR COMMERCIAL SPACE ON PARCEL A. EXISTING ATTACHED STRUCTURE FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING WITH A VACANT GROUND FLOOR COMMERCIAL SPACE ON PARCEL B. FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE TWO (2) ROOF DECKS, ONE (1) ROOF DECK ACCESS STRUCTURE, FOURTEEN (14) ACCESSORY OFF STREET PARKING SPACES INCLUDING ONE (1) ACCESSIBLE PARKING SPACE AND FIFTEEN (15) CLASS 1A BICYCLE PARKING SPACES, FOR THE USE AS MULTI-FAMILY HOUSEHOLD LIVING (FOURTY-THREE (43) DWELLING UNITS) AND A VACANT GROUND FLOOR COMMERCIAL SPACE ON PARCEL C. SIZE AND LOCATION AS SHOWN IN PLANS.
- Applicant
- URBAN FUND INC
- Plan type
- Zoning Board appeal (Variance)
- Status
- Zoning Board: Scheduled, hearing 2026-10-28
Filing history
- 2026-06-23 · #ZP-2026-000121 · Zoning Board appeal (Variance) · 43 lots/units
The full picture AI research · Nov 1, 2026
The developer wants to combine five small lots on North 2nd Street in Old City and build a seven-story apartment building with 43 homes. The site previously held restaurant supply shops. Two of the older buildings, at 148 and 150 N. 2nd, would be kept and built into the project. Two others, at 152 and 156, are approved for demolition.
Most units would be two-bedroom, about 900 square feet, with three larger three-bedroom units on the top floors. The plan also has a small ground-floor commercial space of about 1,400 square feet and parking for 15 cars. The owner has not decided whether to rent the units or sell them as condos.
At about 77 feet, the building would be taller than the 65-foot limit and denser than zoning allows, so the developer needs a variance. At a community meeting, attendees asked why the project could not follow the existing zoning. No organized opposition was reported.
What it could mean nearby
- Adds 43 homes, mostly two-bedroom units, to a historic, walkable part of the city.
- Reuses vacant commercial buildings, and keeps two historic fronts on 2nd Street.
- Includes only 15 parking spaces for 43 homes, so residents may rely on transit or street parking.
- A building above the 65-foot height limit would be taller than zoning intends for this block.
Where it stands
The Philadelphia Historical Commission approved an earlier, smaller plan and reportedly supported the taller version informally. The Zoning Board of Adjustment hearing was scheduled for October 28, 2026, and no outcome was found. After a decision, the project would normally move to building permit review and then construction.
- Oct 28, 2026 Scheduled Zoning Board of Adjustment hearing on the height and density variance (outcome not found)
- Sep 2026 Old City District community meeting on the proposal
- Jun 23, 2026 Latest county filing for the lot consolidation and 43-unit building
- Oct 2025 Historic review materials filed with the City for the 148–158 N. 2nd St. site
Want to weigh in? The Philadelphia Zoning Board of Adjustment decides on the variance, and residents can contact the Old City District, which hosts community meetings on projects like this one.
Who's behind it
URBAN FUND INC · Listed as the firm on the county filing; no company website or description was found, and news coverage names only an individual developer.
Around the web
- Old City condo development and historic preservationThe Philadelphia Inquirer · Sep 17, 2026Describes the 43-unit, seven-story plan, the height and density variance, and the October 28 zoning hearing.
- 148, 154-158, 152 N 2nd StreetOld City DistrictProperty listing for the assembled sites on this block of N. 2nd Street.
Planning terms explained
- Variance
- Official permission to build something that breaks a zoning rule, such as the height limit.
- Zoning Board of Adjustment
- The city board that hears requests for variances and other exceptions to zoning.
- Historical Commission
- The city body that reviews changes to buildings in historic districts, including demolition.
- Lot consolidation
- Merging several small lots into fewer, larger parcels so they can be built on together.
- Mixed use
- A building that combines homes with commercial space such as shops.
Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $24.1M
- ~1,376 roofing squares
- ~43 HVAC systems
- ~43 kitchens / 86+ bathrooms
- ~120,400 sq ft of finished living space
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