24-unit residential new construction, zoned CA1.
A three-story, 18-unit apartment building is cleared to rise at 9916 Bustleton Avenue in Bustleton, the second building in what appears to be a phased development on a sprawling 180,181-square-foot lot. The project, under the ownership of American Living Concepts III LLC, stays comfortably within CA1 zoning, which allows multifamily by right in this commercial corridor. The parcel changed hands in 2024, and construction is set to begin this spring on a fully sprinklered building designed to meet 2018 IBC standards.
American Living Concepts III LLC has been methodical here, splitting the site into discrete phases rather than attempting a single large-scale complex. The designation of this as "Building 2" suggests at least one companion structure is already in the pipeline or delivered, collectively adding density to a stretch of Bustleton Avenue better known for strip retail and low-slung commercial uses. The total site could theoretically support considerably more units, so it's worth watching whether additional phases follow or if the developer banks land for future use.
Bustleton has seen remarkably little multifamily activity lately—this development sits in a half-mile radius with zero comparable nearby projects tracked. That isolation makes this either a quiet bet on underserved rental demand or an early signal that the neighborhood's commercial strips are ripe for modest infill. Either way, the sheer size of the lot and the incremental approach suggest American Living Concepts is testing the waters rather than making a loud entrance.
The project also highlights how much room remains on Bustleton's auto-oriented corridors for similar conversions. Large, underutilized parcels like this one are scattered throughout the neighborhood, and if this phase pencils out, the model—low-rise, by-right, phased construction—could easily replicate elsewhere along the avenue. The question is whether the broader market will follow this lead or if American Living Concepts ends up an outlier for now.
📄 View the project's plan drawings (PDF)As this density arrives, InvestPHL is tracking 11 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.
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