PHA plans an 85-unit mix of rental and ownership homes in Strawberry Mansion

The Philadelphia Housing Authority is planning an 85-unit mix of affordable rental and homeownership units in Strawberry Mansion, around 28th and York Streets.

The proposal is part of a burst of PHA activity in this North Philadelphia neighborhood in recent years, as the agency has sought to use vacant land to add affordable housing to the area.

“This proposed development at 28th and York represents exactly the kind of investment Strawberry Mansion deserves — one that replaces long-term vacancy and blight with affordable homes, open space, and renewed opportunity,” Kelvin A. Jeremiah, president and CEO of the Philadelphia Housing Authority, said in a written statement.

The project has 30 single-family houses that will be built using the city’s Turn the Key program, 19 rental townhouses, and a 36-unit apartment building roughly split between one- and two-bedroom units.

PHA also plans 15 parking spaces, street widenings to allow more parking, and a new agency-run park.

The rental portion of the project, which includes the apartment building at 2401 N. Dover St. and the 19 rental townhouses at 2416 N. Dover St., received permission to move forward from the Zoning Board of Adjustment in late July and early August.

The housing authority has the support of many of the area’s elected representatives, including State Sen. Sharif Street and State Rep. Keith Harris. The politically influential Laborers union also submitted testimony to the zoning board in support of the project.

The biggest regulatory hurdle to PHA’s plans is that the land slated for multifamily development is zoned for single-family use, but the board waived that requirement after hearing from community members about PHA’s proposal.

“I would love to see some development on Dover Street,” said Altrena Nixon, who owns a business at 29th and York Streets.

“It’s been sitting like that for many, many, many years,” Nixon said in testimony before the zoning board. “We need the vibrancy. We need the development. We need the jobs that it’ll bring to our area.”

Two speakers warned about the housing authority’s history in the neighborhood, arguing against adding so much density and too much affordable housing.

All In The Family Group Associates Inc., a community organization, wanted further meetings with PHA to discuss how the project related to other nearby developments.

In a letter, PHA declined to enter into an agreement with the group over a planned park at 27th and York Streets. All In The Family did not respond to a request for comment.

“The PHA should not be able to get away with not coming to the table with us and ironing out these issues and ensuring that we have stability in our communities,” Odessa Tate, a member of All In The Family, said in testimony before the board.

Councilmember Jeffery Young — who is engaged in a legal action against a ZBA ruling in favor of another 57-home development PHA proposed in Strawberry Mansion — asked the board to delay its ruling to allow more time to meet with All In The Family.

But the zoning board ruled in the project’s favor at hearings on July 29 and Aug. 5. Six of the nine speakers at the hearing were in favor of the project.

“There is a dire need for affordable housing in our community, and to continue to just delay and delay and delay is counterproductive to the needs of the community,” said the Rev. Warren Marshall at the July hearing.

The 30 homeownership units did not require zoning board permission to move forward. They will be on 29th, Newkirk, and Dover Streets and are being built by Civetta Property Group, the developer that has used the city’s Turn The Key program the most extensively.

Construction will begin on the for-sale units in October. The rentals are slated for next year as they seek competitive Low-Income Housing Tax Credits that will become available in 2027.

The 15-space surface parking lot will be next to the apartment building, while Dover and Newkirk Streets will be widened to allow for more on-street parking.

A proposed park at 27th and York, meanwhile, is being described as a space for community events.

“PHA will be responsible for development, maintenance, use procedures, and related management functions necessary to preserve the park as a community asset,” Jeremiah said in a letter to local political leaders.

This isn’t the authority’s only current project in Strawberry Mansion. WHYY recently reported PHA also has proposed converting a 126-year-old school on North 22nd Street into a 50-unit affordable apartment building for seniors.