21-unit residential new construction, zoned RSA5.
A 21-unit residential building is set to rise at 833 Wharton St in Bella Vista & Queen Village, the kind of by-right infill quietly reshaping the block. It was cleared to build in Aug 30, 2019.
The 7,017 sq ft site is zoned RSA5, which supports a building on the order of 3 stories by right. The parcel last changed hands in 2019. The plans call for **all work under this permit; co for 2nd-4th flrs only under this permit; see ap#1005097 for co of bsmt/1st flr only**separate amended permit required for wood truss shop drawings**for the erection of a four (4) story attached structure (with a group a-3 common roof deck above the 4th sty roof accessed by pilot houses (to enclose access stairs/elevators only)) to be used as three (3) vacant commercial spaces at the ground floor (separate use registration and fit-out permits required prior to occupancy) with group r-2 from the 2nd-4th flrs (twenty-one (21) dwelling units), and groups b/s-2/u within the basement (residential-only storage, amenities, and utilities), as per plans; separate permits required for all mep/fsp work; fully sprinklered w/standpipes as per nfpa 13/14; uses horizontal building separation in section 510.2 2018 ibc; see ap#989852 for zoning/use approval (using plans identical to those from ap#964630).
The owner of record is 9th & Wharton Street LP. The project's plan drawings are on file — worth a look for anyone underwriting the surrounding block.
It isn't rising in isolation. Within a half-mile, 2 other major projects have broken ground since 2022 — roughly 23 units of new supply — including the 10-unit project at 1116 S 12th St, the 13-unit project at 769-75 S 10th St. That kind of concentration is exactly what pulls land values, and buyer attention, toward a block.
We'll update this page as the project progresses — leasing, retail tenants, renderings, and construction milestones as they surface. The relevant question for investors and agents: what are the surrounding parcels worth to a builder now that this is coming?
📄 View the project's plan drawings (PDF)As this density arrives, InvestPHL is tracking 29 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 29 nearby opportunities →Major (8+ unit) new-construction projects filed within a half-mile since 2022 — the density gathering around this site.