416-24 Vine StDelivered

A six-story, 75-unit residential building has been delivered at 416–24 Vine Street in Old City, adding significant density to a stretch where similar projects have quietly clustered. The building—cleared to build in late 2023 and later amended to 74 units—uses podium construction, with Type I-A at the basement and first floor and Type III-A for the upper five residential floors. The first floor includes an open parking garage with 13 accessory spaces, plus 25 Class 1A bike spots and an accessory roof deck. Three units meet Type A accessibility standards; the rest are Type B.

The 11,910-square-foot site, zoned CMX3, was acquired by Vine Street LLC in 2023, and the by-right project moved swiftly from clearance to completion. CMX3 allows residential density like this without special approvals, and the developer took full advantage, squeezing just over six units per thousand square feet of lot. The building is fully sprinklered and includes standpipes at exit stairways and horizontal exits on floors two through six—standard stuff for mid-rise multifamily, though the deferred roof truss shop drawings flagged during the build suggest the usual construction-phase adjustments.

This delivery joins a concentrated wave of mid-rise residential development along Vine and the surrounding grid. Within a half-mile, roughly 290 units have either delivered or are in the works, including a 74-unit project at 502 Wood Street, an 85-unit building at 230–36 Vine, and smaller infill at 322–40 Race and 208–12 Vine. The pace suggests developers see Old City's walkability and transit access as strong enough to absorb this scale of supply, even as the neighborhood's commercial corridors remain uneven.

The success or stumble of 416–24 Vine will likely inform how aggressively other landholders pursue similar by-right plays on nearby underused parcels. CMX3 zoning blankets much of the area, and with construction costs stabilizing and rents holding, the calculus for assembling lots and penciling mid-rise rentals has clearly tilted in favor of action. Whether the neighborhood's infrastructure and street life can keep pace with the new rooftops is the open question.