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Zoning · Approved

Zoning: Zoning Permit

1311 FRANKFORD AVE

FOR THE PARTIAL DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS.

Council district
District 5
Developer / applicant
A2 Design Group LLC
Property owner
BOYCE DENIS J
OPA account
871000165
ZIP
19125-3203
Approved
Apr 17, 2026
First seen in feed
5/16/2026
Your council representative
Jeffery Young, Jr.
District 5 · D
215-686-3438
City Hall Room 577
900 projects in this district
4828 housing units approved
Registered Community Organization
Fishtown Kensington Area Business Improvement District
The RCO that gets formal notice of zoning changes here. Going to them first is how most organizing on a project starts.
Contact: Marc Collazzo
2677643725
Meets: Zoom: https://us02web.zoom.us/j/84778056936
Neighborhood context (census tract 015800)
Median income
$123,431
Renter occupied
43.71%
Rent burdened
37.58%
(of renters, 30%+ of income)
Population
6,849
ACS 5-year 2022

Nearby projects

within 400m walk
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit
Zoning · Approved
Zoning: Zoning Permit

Displacement signal

L&I demolition permits, last 3 yrs, within 400m

Philly doesn't publish eviction filings, so this uses demolition permits as the closest proxy for housing stock loss in the immediate area. 13 permits found.

207 E WILDEY STFeb 23, 2026
1034 SHACKAMAXON STNov 21, 2025
209 E WILDEY STFeb 11, 2025
1437 N HOWARD STJan 8, 2025
1215 SHACKAMAXON STJun 27, 2024
1233-37 N FRONT STMay 15, 2024
1500 FRANKFORD AVEMay 9, 2024
329 E GIRARD AVEMay 4, 2024
1125 CREASE STMay 3, 2024
1424-38 N FRONT STOct 3, 2023
1422 N FRONT STSep 18, 2023
1209 N HOWARD STSep 7, 2023

Recent transfers within 200m

Block-level acquisition pattern. 12 transactions in the immediate area.

1230 LEOPARD ST
BEIDEMAN ASHLEY → 2026 MOUNTAIN PROPERTIES LLC;TRUSTEE OF THE LEOPARD STREET TRUST
Mar 16, 2026
$562,000
1304 MARLBOROUGH ST
MESZAROS ANDREW M → REA JAMES;YABLONSKY COURTNEY
Mar 2, 2026
$475,000
1323 CREASE ST
CARDILLO NICHOLAS;BAKERI HIRVA → KIM HYUNJIN;FOO KALVIN
Feb 23, 2026
$960,000
1308 N HOPE ST UNIT B
RIFKIND PETER;RIFKIND PETER A;BENARDIS CHRISTOS;FORSCHER JONATHAN → MCSHANE DANIEL;MCSHANE LARISA
Feb 18, 2026
$379,775
1232 N FRONT ST UNIT 2B
MASHCADO FRANK;MACHADO HELCA → GIANNOTTI JOHN D
Feb 11, 2026
$420,000
1360 MARLBOROUGH ST
GENNINGER PATTERSON JESSICA LYNN;GENNINGER JESSICA → LOEGERING ALEXANDER Y;ROVERE RACHEL L
Feb 6, 2026
$625,000
1339-41 N FRONT ST
FRANKLIN SANG → 1339 N FRONT STREET OWNER LLC
Jan 7, 2026
$2,460,000
1243 DAY ST
FISHER TODD DANE;FISHER PETER D ESTATE OF → GPS HOLDINGS LLC
Dec 22, 2025
$140,000
1226-28 LEOPARD ST UNIT D
HARROD RICHARD A;COOK JULIETTE E → KWON TRACY OKEE
Dec 19, 2025
$609,000
1221 SHACKAMAXON ST UNIT 15
INNER CIRCLE HOLDINGS LLC → GUEVARRA CHRISTLE CUELLAR
Nov 21, 2025
$515,000
1215 SHACKAMAXON ST
TANA HOMES LLC → CUERQUIS PAULA;CLEVER JORDAN
Nov 20, 2025
$860,000
1400-10 FRANKFORD AVE
LUTHERAN SOCIAL MISSION SOCIETY OF PHILADELPHIA → 1400 FA ASSOCIATES LLC
Nov 18, 2025
$2,650,000
Data source · last refreshed 5/16/2026, 6:20:02 PM
Zoning Permits (last 2 years)
Philadelphia L&I

Pulled from the city's Carto SQL API. Capped at 5000 most-recent permits per refresh. Geocoding is by the city L&I system and is decent but not perfect; ~1% of permits fall outside Philadelphia bounds and get dropped. Status field is normalized from L&I's free-text values with a best-effort mapping. The Zoning Board of Adjustment decisions dataset (which would have been a better fit) appears to have been retired from OpenDataPhilly.

Source homepageOriginal record