OCF Realty went before the Zoning Board of Adjustment asking for permission to open a coffee shop at 2001 Federal Street and a large commercial store and apartment building on the corner of Point Breeze Avenue and Titan Street, but the Board refused to rule on either application until Councilman Kenyatta Johnson weighs in.
OCF says PharmDirect Pharmacy, currently located at om the 2300 block of Grays Ferry Ave., wants to open a new location in the proposed commercial space if the project is approved. The fate of both projects appears to be in Johnson’s hands.
OCF rendering of the proposed coffee shop
OFC rendering of the proposed pharmacy/apartment building
The ZBA has the authority to approve or reject either project on its own, however they usually defer to the district councilperson. In both of these cases, Councilman Johnson’s Office asked for more time to consider the projects.
Residents who want to voice their opinion on either project can e-mail kenyatta.johnson@phila.gov, call (215) 686-3412, or write to City Hall, Room 580
Philadelphia, PA 19107-3290.
Regarding the coffee shop, the Zoning Code allows OCF to sell food. They could even sell coffee grounds. For some reason, however, the Code says once those grounds are brewed and placed in disposable cup, the property becomes a “takeout restaurant” which requires a Certificate from the ZBA. Certificates are granted if the ZBA finds that the proposed use will not harm the surrounding properties.
Regarding the pharmacy, the Code allows OCF to build multiple commercial units on the first floor with apartments on the second and third floors. They need a Variance from the ZBA, however, to combine all the properties into one commercial space and one apartment building. A variance is also required to build the property without off-street parking. Variances are granted if the ZBA finds that failure to allow the proposed use “would result in unnecessary hardship” to the Applicant and the proposed use will not harm the surrounding properties.
The local neighborhood association, South Philadelphia HOMES (SPHINC) sent a letter of support regarding the pharmacy. In most zoning applications in Philadelphia, neighborhood support sways the district councilperson which sways the ZBA. Councilman Johnson’s Office, however, has expressed concern regarding the voting procedure at the fiasco that was last month’s meeting. SPHINC has not taken a position on the coffee shop. They were unable to even hold a vote on that project because the discussion of the pharmacy lasted well into the night.
Approximately 7-10 residents, led by Tiffany Green and Theressa McCormick, appeared to oppose both projects. Unlike at local zoning meetings, however, members of the ZBA cut off residents who strayed off topic. Approximately 25 residents appeared to support both projects. Time permitted only a few to testify, including myself and Damon K. Roberts, a candidate for state representative. Also supporting both projects was Barbara Capozzi who narrowly lost a city council bid to Johnson.
The ZBA appears to be awaiting a signal from Johnson, even with a letter of support from the neighborhood association. OCF has indicated that they will appeal the decision if they receive a denial on either project.
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Fantastic sum of events. As a Breeze resident for several years I really want to see these projects go through and I have no clue what all the fuss is about!
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As the past Corridor Manager for Point Breeze Ave., I support the two proposed business because, the community has expressed the need for an upscale, sit down eating establishment on or near the avenue for some time. The coffee shop would be a catalyst to draw residents from the north side of Washington Ave as well as Greys Ferry and add life to the blighted gateway area leading into Point Breeze Ave as well as from Federal to Washington Ave. One supported community plan is to draw linkages to the north side of Washington Ave and break the physical and mental barriers. A pharmacy is the type of business the residents have been hoping for for many years. The residents now have to go as far as Broad St or Oregon Ave for medicine. I have seen the model of these two proposed business fronts in South Street West and they look great to me. I hope that Ori will hire workers from the community and work with the organizations to help upgrade the area and find solutions to dispel the fear of gentrification. Did Ori circulate a support petition to the business owners on the Avenue or the neighbors? That would have helped in the very beginning before the situation got out of hand.
Obstructionists cannot stop progress. We must all join together and make Point Breeze cleaner, safer and quieter. We as Point Breeze residents’ have no one to blame but ourselves. It’s up to us to pick up the litter on our blocks, up to us to not make so much noise with car stereos, barking dogs, and loud talking under peoples windows at all times of the night. Install lights in your back yards and on the front of your homes and keep them on all night to deter breakins. It’s a proven fact that the simple act of turning on lights deters crime the most. Baby steps: lights, picking up litter, no car stereos blasting in the morning hours.