Philadelphia · Harrowgate · #ZP-2024-000079
108-unit mixed-use building, 2258 E Tioga St
2258 E Tioga St, Harrowgate, PA · 108 homes, mixed use
About this project
A 108-unit multifamily building with six ground-floor retail or commercial spaces is proposed at 2258 E Tioga St in Philadelphia, with 29 parking spaces. The filing is a zoning board appeal for a variance, and the applicant is M & B YBL II LLC.
Official description: PERMIT FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE WITH A PILOT HOUSE FOR ROOF MAINTENANCE ONLY. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN. FOR USE AS MULTI-FAMILY (ONE-HUNDRED EIGHT (108) DWELLING UNITS) HOUSEHOLD LIVING AT THE 2ND THROUGH 4TH FLOORS AND SIX (6) VACANT RETAIL / COMMERCIAL SPACES (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AT THE GROUND FLOOR; TO INCLUDE TWENTY-NINE (29) ACCESSORY PARKING SPACES, INCLUDING TWO (2) ADA VAN ACCESSIBLE PARKING SPACES, FIVE (5) AUTO-SHARE SPACE, ONE (1) EV SPACE, ONE (1) ACCESSORY OFF-STREET LOADING SPACES; AND THIRTY-SIX (36) ACCESSORY CLASS 1A BICYCLE PARKING SPACES LOCATED ALONG AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN.
- Applicant
- M & B YBL II LLC
- Plan type
- Zoning Board appeal (Variance)
- Status
- Zoning Board: Dismissed / Withdrawn
Filing history
- 2024-02-13 · #ZP-2024-000079 · Zoning Board appeal (Variance) · 108 lots/units
The full picture AI research · Nov 1, 2026
A 108-unit apartment building with six ground-floor shops or commercial spaces is proposed at 2258 E Tioga St in the Harrowgate area of Philadelphia. The plan includes 29 parking spaces. The applicant is M & B YBL II LLC.
The county filing is a zoning board appeal for a variance. A variance is permission to depart from a zoning rule, so the plan needs approval beyond what the zoning code allows by right.
One local news item covers the same address. It reported permits issued for a four-story self-storage building of about 106,973 square feet on a vacant corner lot at E Tioga and Tulip streets. That is a different use from the apartments now proposed. The article's image credit names an entity matching the applicant, but that is not confirmed. No coverage of opposition, a hearing outcome or future tenants was found.
What it could mean nearby
- Six ground-floor commercial spaces could bring new shops or services to the corridor.
- 108 new apartments would add housing and more residents nearby.
- 29 parking spaces for 108 homes and six commercial spaces is a small number, so some parking demand may spill onto nearby streets.
Where it stands
As of the latest filing on 2024-02-13, the project was at the zoning board appeal stage, asking for a variance. Usually the zoning board holds a public hearing and then grants, conditions or denies the request. If it is granted, building permits follow.
- Feb 13, 2024 Latest county filing: zoning board appeal for a variance
Want to weigh in? The Philadelphia Zoning Board of Adjustment decides the variance and holds public hearings where neighbors can testify. Residents can also contact the local registered community organization.
Who's behind it
M & B YBL II LLC · The company is the applicant on the filing, and no official website or portfolio was found.
Around the web
- Permits Issued for Self-Storage Facility at 2258 East Tioga Street in Port Richmond, KensingtonPhilly YIMBYReports permits for a four-story self-storage building on the vacant corner lot at this address, an earlier or different plan from the apartments.
Planning terms explained
- Variance
- Permission to build in a way that the zoning rules would not otherwise allow.
- Zoning board appeal
- A request to the zoning board to approve a project or to overturn a zoning decision.
- Mixed use
- A building that combines housing with shops or other commercial space.
- Registered community organization
- A neighborhood group that the city officially recognizes to weigh in on nearby projects.
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: $60.5M
- ~3,456 roofing squares
- ~108 HVAC systems
- ~108 kitchens / 216+ bathrooms
- ~302,400 sq ft of finished living space
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