38-unit residential new construction, zoned CMX2.
A five-story, 38-unit residential building with ground-floor commercial space has been completed at 4550 Mitchell Street in Roxborough. The structure includes a cellar, an accessory roof deck, 16 bicycle parking spaces, and a vacant street-level retail bay that must occupy the full ground-floor frontage with a minimum depth of 30 feet. The commercial tenant will need to select from CMX-2 uses that don't trigger off-street parking requirements, a constraint that narrows the field but still leaves room for neighborhood retail or service tenants.
4550 Mitchell Partners LLC acquired the 10,842-square-foot site in 2022 and was cleared to build that same year. The CMX-2 zoning allowed the project to proceed by right, making it one of the larger infill plays in a neighborhood that has historically leaned toward rowhouse typologies. The presence of horizontal exits above the first floor and a full sprinkler system reflect the scale and complexity of a building that pushes well beyond typical Roxborough multifamily construction.
The project lands in the middle of a modest but measurable Roxborough development wave. Nearby efforts include a 94-unit building at 6174 Ridge Avenue, a 27-unit project at 203 Leverington Avenue, and a smaller 10-unit building at 472-74 Roxborough Avenue—together accounting for 131 units within a half-mile radius. Mitchell Street's 38 units add meaningful density to that count, and the finished building demonstrates that mid-rise, mixed-use projects can pencil in this corner of the city without zoning relief.
The successful delivery here may encourage other owners of underused commercial parcels along Mitchell and adjacent corridors to consider similar plays, particularly where CMX-2 zoning is already in place. The requirement for street-activated commercial frontage keeps the streetscape engaged, even as the upper floors multiply residential density. For a neighborhood that has mostly seen scattered infill, this kind of consolidated multifamily product represents a noticeable shift in scale and ambition.
📄 View the project's plan drawings (PDF)As this density arrives, InvestPHL is tracking 30 under-built parcels within a half-mile that a developer could still acquire and build — each carrying a builder's max bid. Addresses and figures are members-only.
Unlock the 30 nearby opportunities →Major (8+ unit) new-construction projects filed within a half-mile since 2022 — the density gathering around this site.