157-unit mixed-use new construction, zoned CMX3.
A 157-unit mixed-use building is set to rise at 1101-33 S 9th St in Bella Vista & Queen Village, one of the larger new-construction projects underway in Philadelphia this cycle. It was cleared to build in Dec 1, 2020.
The 32,556 sq ft site is zoned CMX3, which supports a building on the order of 7 stories by right. The parcel last changed hands in 2018. The plans call for new construction of a seven (7) story structure to include vacant commercial spaces on the first floor (use registration required prior to occupancy; with uses allowed in the cmx-3 commercial district as per table 14-602-2), multi-family household living (one-hundred and fifty-seven (157) dwelling units) above, and accessory parking as per approved plans. building to utilize horizontal separations to create two (2) separate buildings with two (2) different construction types (1st floor - type ia and 2nd through 6th floors - type iiib). . work to include underpinning to be monitored by a pa licensed pe at all times. **building to be fully sprinklered per nfpa 13 and include standpipes per nfpa 14. all work to be done per approved plans. if field conditions vary contact design engineer prior to the start of any work. separate permits to be obtained for mep/fsp and all other work; see permit #976640 for zoning/use approval. *2009 ibc review* .
The owner of record is Ecu Stewart LLC. 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, 4 other major projects have broken ground since 2022 — roughly 48 units of new supply — including the 10-unit project at 1116 S 12th St, the 13-unit project at 769-75 S 10th St, the 10-unit project at 713-15 S Mildred 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 32 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 32 nearby opportunities →Major (8+ unit) new-construction projects filed within a half-mile since 2022 — the density gathering around this site.