Philadelphia · Fishtown - Lower Kensington · #ZP-2025-011610
31-35 W Girard Ave
31-35 W Girard Ave, Fishtown - Lower Kensington, PA · 120 homes, mixed use
About this project
Demolition of existing structures and construction of a seven-story attached building with 120 apartments, commercial spaces, 24 parking spaces and 42 bicycle spaces. The site is in the CMX-3 zoning district.
Official description: FOR THE DEMOLITION OF EXISTING STRUCTURES AND THE ERECTION OF AN ATTACHED SEVEN (7) STORY STRUCTURE WITH ONE (1) ROOF DECK (RESIDENTIAL USE ONLY), ACCESSED BY TWO (2) ROOF DECK ACCESS STRUCTURES (TO CONTAIN STAIRS AND LANDING ONLY) AND TWO (2) ELEVATOR OVERRUNS; FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (ONE HUNDRED TWENTY (120) DWELLING UNITS) AND VACANT COMMERCIAL SPACES (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AS PERMITTED IN THE CMX-3 ZONING DISTRICT; TO INCLUDE TWENTY-FOUR (24) ACCESSORY OFF-STREET PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE PARKING SPACES), ONE (1) OFF-STREET LOADING SPACE, AND FORTY-TWO (42) CLASS 1A ACCESSORY BICYCLE PARKING SPACES LOCATED ALONG AN ACCESSIBLE ROUTE. NO SIGNS ON THIS PERMIT. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN.
- Applicant
- 31 W GIRARD LLC
- Contractor
- CANNO DESIGN LLC
- Plan type
- Building permit (new construction)
- Status
- Permit issued
Filing history
- 2026-06-11 · #ZP-2025-011610 · Building permit (new construction) · 120 lots/units
The full picture AI research · Nov 1, 2026
The proposal would replace a vacant former dollar store at 31-35 W Girard Ave, next to the Girard station on the Market-Frankford Line, with a seven-story building. It would hold 120 apartments, mostly one-bedrooms, plus two ground-floor commercial spaces. Restaurants are one possibility, but no tenants have been announced.
The county records list 24 car spaces and 42 bicycle spaces. City review documents and news coverage give slightly different parking counts (28 and 32), so the final number may still be changing.
The design fits the site's existing zoning (CMX-3), so it does not need a zoning board hearing. News coverage reported no organized opposition. A neighborhood association praised the design, and residents asked about family-size units.
What it could mean nearby
- Demolition of the long-vacant store and new ground-floor commercial space could bring activity back to this stretch of Girard Ave.
- 120 new apartments next to a subway station add housing close to transit and may reduce the need for cars.
- Parking is limited to roughly 24-32 spaces, so some residents' cars and deliveries may use nearby streets.
- Residents asked the developer to consider some larger, family-size units; the architect said the request would be passed on.
Where it stands
The city's advisory Civic Design Review ended its review on May 5, 2026, with design suggestions, and a county filing followed on 2026-06-11. Because the project meets zoning, the next steps are usually building-permit review and approval, then construction. No permit issuance or construction start was found.
- Jun 11, 2026 Latest county filing for the project
- May 19, 2026 City issued the findings letter from the Civic Design Review
- May 5, 2026 Civic Design Review ended its review with design suggestions
- Feb 9, 2026 Demolition permits were pulled for the site
Want to weigh in? The design review was advisory, and the project meets zoning, so residents can mainly share views through the Fishtown Neighbors Association or by contacting the city's Planning Commission and the Department of Licenses and Inspections.
Who's behind it
Eclipse Development · Eclipse Development is the developer named in news coverage and city review materials. The county filing lists 31 W Girard LLC, and no source confirmed that this is the same entity.
Around the web
- Girard Station Fishtown apartment developmentThe Philadelphia Inquirer · Apr 15, 2026Describes the 120-unit plan, unit mix, vacant dollar store, lack of organized opposition, and that no zoning hearing is needed.
- CDR LI Findings Letter May 5 2026 ReviewsCity of Philadelphia · May 19, 2026Records that the Civic Design Review ended its review and made design suggestions such as a canopy, balconies and rooftop solar space.
Planning terms explained
- CMX-3
- A Philadelphia zoning district for mixed-use areas that allows apartments with shops and other commercial uses on the ground floor.
- Civic Design Review
- An advisory city review of the design of larger projects. It offers suggestions but does not approve or deny a project.
- Zoning Board of Adjustment
- The city board that decides requests for exceptions to zoning rules. This project did not need it.
- Findings letter
- A written summary of the design suggestions and conclusions from a review committee.
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: $67.2M
- ~3,840 roofing squares
- ~120 HVAC systems
- ~120 kitchens / 240+ bathrooms
- ~336,000 sq ft of finished living space
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