Philadelphia · Carroll Park · #ZP-2026-004947
45-unit residential building, 5100 Lancaster Ave
5100 Lancaster Ave, Carroll Park, PA · 45 homes, mixed use
About this project
An attached structure is planned at 5100 Lancaster Ave with 45 multi-family dwelling units above vacant commercial space on the first floor. The plan includes a residential roof deck, one off-street loading space and 15 bicycle parking spaces.
Official description: PERMIT On the same lot as an existing detached structure: For the erection of an attached structure, to include a residential roof deck with pilot houses, off-street loading, and class 1a bicycle parking. Size and location per plan. For the proposed uses of Vacant Commercial on the first floor (use registration required prior to occupancy), and Multi-Family Household Living (45 dwelling units) with one off-street loading space and 15 Class 1a bicycle parking spaces.
- Plan type
- Zoning Board appeal (Variance)
- Status
- Zoning Board: Scheduled, hearing 2026-10-21
Filing history
- 2026-06-17 · #ZP-2026-004947 · Zoning Board appeal (Variance)
The full picture AI research · Nov 1, 2026
The developer plans a new building at 5100 Lancaster Ave. in West Philadelphia's Carroll Park area. It would hold 45 apartments above a ground-floor commercial space that is currently planned to stay vacant. The building would also have a roof deck for residents, one off-street loading space and 15 bicycle parking spaces.
It is one of three nearby projects by the same developer, Haverford Square Properties. Together they would add about 420 apartments and more than 30,000 square feet of commercial space along an industrial stretch of Lancaster Avenue. A 2026 Inquirer report says this building would also house the developer's headquarters, and that most of its apartments would have two bedrooms.
The project needs zoning relief because it exceeds the allowed unit count and height. At a community meeting reported by the Inquirer, more attendees opposed it than supported it. Concerns included parking, height and displacement. A nearby nonprofit community center also criticized the plans. The developer says it would build a smaller version without commercial space if approval fails.
What it could mean nearby
- Parking and traffic were the main worries raised by opponents. The county records list only one loading space and bicycle parking, with no car parking mentioned for this building.
- The building would add 45 homes, and the three projects together would add about 420, which would increase the number of residents along Lancaster Avenue.
- Commercial space on the ground floor, and the developer's headquarters, could bring some jobs and activity to the corridor. The records describe the commercial space as vacant for now.
- Neighbors have raised concerns about rising living costs and displacement. The wider plan includes about 42 affordable units under a city housing bonus program.
Where it stands
The project needs approval from the Zoning Board of Adjustment, and the latest county filing is dated 2026-06-17. No hearing date or decision was found. If the board approves it, the developer would normally go on to permit review before construction can begin.
- Aug 2026 Inquirer reported on the developer's three-project Lancaster Avenue plan, including community opposition at a neighborhood meeting
- Jun 17, 2026 Latest county planning filing for the 45-unit building
Want to weigh in? The city's Zoning Board of Adjustment decides on the zoning relief, and residents can comment through the local community meeting process and at the board's public hearing.
Who's behind it
Haverford Square Properties · A Philadelphia developer founded in 2008 in Mantua that focuses on West Philadelphia neighborhoods such as Belmont and Parkside, and is also planning nearby projects at 5140 and 5022–32 Lancaster Ave.
Around the web
- Haverford Square Lancaster Avenue project coverageThe Philadelphia Inquirer · Aug 26, 2026Describes the 45-unit building at 5100 Lancaster Ave. as part of a three-project plan, notes the need for zoning board approval, and reports community opposition.
Planning terms explained
- Zoning Board of Adjustment
- The city body that decides whether a project can exceed the limits set by the zoning rules, such as height or number of units.
- Variance
- Special permission to build something that the zoning rules would not normally allow.
- Mixed use
- A building that combines homes with shops or other businesses.
- Off-street loading space
- A spot on the property where delivery trucks can stop without blocking the street.
- Mixed Income Housing Bonus
- A city program that lets developers build larger projects if some of the units are made affordable.
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: $25.2M
- ~1,440 roofing squares
- ~45 HVAC systems
- ~45 kitchens / 90+ bathrooms
- ~126,000 sq ft of finished living space