The Zoning Board of Adjustment (ZBA) recently acted on two disputed West Philly development proposals. The ZBA approved a developer’s proposal to turn the long-empty Apple Lofts Storage building at 780 S. 52nd St. into a 112-unit apartment complex. But it denied the proposal to convert the adult video store near 43rd and Chestnut into a state Wine and Spirits Shoppe.

The Apple Lofts project, which required a rezoning from industrial to residential, garnered wide support from many residents and businesses nearby. Dozens of letters in support of the project, proposed by Iron Stone Strategic Capital Partners, came into the ZBA. Those in favor included the Cedar Park Neighbors Association and community radio station WPEB. That support outweighed the opposition, which was orchestrated by the Community Achievement Association (CAA). The CAA, as the City Paper recently reported, is essentially one person – West Philly resident Shawn Kelly.

Kelly submitted a thick file of petitions and community meeting minutes to the ZBA. Concerns included an increase in surrounding residents’ property taxes and the environmental hazards, including the disruption of toxic soil at the site.

Meanwhile, the ZBA denied the proposal to convert Risque Video (pictured), the largest storefront in a strip mall at 43rd and Chestnut, into an “upscale” liquor store. Many West Philly residents supported the proposal because of the closing of a Wine and Spirits Shoppe at 4049 Market Street earlier this year. That closure has put considerable customer pressure on the remaining local shop near 49th and Baltimore.

The Spruce Hill Community Association last month tentatively supported the proposal with the stipulation that the 5,000-square-foot space be converted to an “upscale” store.

But many Muslim residents who live near the location oppose the proposal. The plaza also includes a halal restaurant and butcher shop. The Masjid al-Jamia mosque is a block away on 43rd and Walnut.

This is not the first time the ZBA has rejected a plan for a liquor store in the area. In 2007 the ZBA rejected an application for a liquor store near 43rd and Walnut – across the street from Masjid al-Jamia – after vocal opposition from Muslim residents.

But this one might not be over. The ZBA is currently reconsidering the denial after an appeal.

Renovations have begun on the storefront at 4533 Baltimore Ave., which will be the location of a controversial Subway restaurant. Judging by the sign above, some people are still not happy about it.

The Spruce Hill Community Association last night unanimously supported a proposal to replace the Risque adult video shop at the corner of 43rd and Chestnut with an “upscale” liquor store.

SHCA members expressed hope that the liquor store, which the state would like to move into the 5,000-square-foot Risque property in the Chestnut Street Plaza, would be similar to the “super store” at 1218 Chestnut St. and would not serve pints, half-pints or fortified wine. The proposed store would also replace the adjacent check cashing place.

Last night’s vote, which came during the association’s regularly monthly meeting, followed a widely reported zoning committee meeting earlier this month.

The proposed store has attracted support since the closure earlier this year of the Wine and Spirits store at 4049 Market St., sending many shoppers to the often crowded shop near 49th and Baltimore. A new store at 43rd and Chestnut, one member pointed out, would provide service to the growing number of BYOB restaurants in the area.

But there is also opposition to the store, mostly from Muslim residents who live near the Chestnut Street Plaza. Some 40 people attended the earlier zoning meeting to voice opposition, though that was not included in most reports. The plaza also includes a halal restaurant and butcher shop. The Masjid al-Jamia mosque is a block away on 43rd and Walnut.

The SHCA vote has no legal ramifications but provides a sign of community support for the liquor store, which could open within a few months. SHCA members also voiced hope that the state’s interest in the location might provide a chance to improve the lighting and outside aesthetic of the plaza.

 
Mayor Michael Nutter revived plans yesterday to renovate West Philadelphia’s landmark Provident Mutual Life Insurance Co. building at 46th & Market into a new, “state of the art” police headquarters. The sprawling 86-year old building, which sits on 15 acres, has been partially vacant since 1983 when the company abandoned it and was featured on the endangered properties list.

“This is a smart consolidation which will allow us to sell existing assets, create new opportunities for development at those sites, and revitalize part of West Philadelphia much in need of investment,” Nutter said during his annual budget speech during a City Council meeting yesterday.

Under the plan, the building would also host the City morgue and Health offices.

The move would leave the current headquarters, the aging “roundhouse” near 7th and Race streets, empty. Its sale could help offset the renovation of the Provident building.

The plan, which would have cost about $70 million, was originally proposed in 2008 but was shelved due to the recession, Philly.com reports. The cost of the current renovation project will be determined during the design process in the next year. The building renovation may take up to two years.

The city is also building a juvenile detention center on five acres at the site.

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The Zoning Board of Adjustment (ZBA) is awaiting an opinion from Councilwoman Jannie Blackwell’s office before it decides whether to allow a city developer to convert the old Apple Storage building on 52nd Street near Hadfield Street to more than 100 loft apartments.

The proposed development has become a potential hotspot of gentrification along 52nd Street, although the feedback that the ZBA has received so far has been overwhelmingly positive.

The property investment firm Iron Stone, which has developed high-end apartments elsewhere in the city, proposes to convert the commercial building into 112 loft-style apartments. The plan also includes 2,000 square feet of commercial space on the ground floor and 92 parking spaces in the rear of the building. The building is currently designated as industrial and Iron Stone is seeking a residential zoning classification.

The community organization Cedar Park Neighbors has posted an online petition aimed at convincing Blackwell to support the project.

The project’s ZBA file contains more than 30 letters in support of the project from nearby homeowners and businesses.

Homeowner Cheshire Augusta, who lives two blocks from the project on 51st Street, wrote the ZBA:

“My family and I would be delighted to see growth at the west end of the 50th Street to 52nd Street section of the Baltimore Avenue corridor. So exciting!”

Renee McBride-Williams, an executive producer at the West Philadelphia community radio station WPEB 88.1, wrote that replacing the “dreary, unsafe, abandoned building” would “improve the quality of life in our community.”

Other letters of support came from community leaders, block captains and business owners.

The most vocal opponent of the project has been Shawn Kelly of the Community Achievement Association, who has argued that the building should retain its industrial designation and that businesses that could provide needed jobs in the neighborhood should be sought to fill it. He also voiced concern about the availability of affordable or Section 8 housing if the project goes through.

As a private investor that is not requesting government funds, Iron Stone is under no obligation to provide subsidized housing.

But positive feedback about the projects have far outweighed detractors.

Seth Budick, a block captain on the 1000 block of S. 50th Street, argued in a letter to the ZBA that the project “would inject new life onto that street, creating a livelier and safer environment for the entire neighborhood by putting people back on the street and eyes in the windows.”

A community meeting is scheduled for tonight to discuss the proposal to turn the former Apple Storage building near 52nd and Baltimore, which is now vacant, into residential apartments.

The private equity investment firm Iron Stone, which has developed high-end apartments elsewhere in the city, proposes to convert the commercial building into 112 loft-style apartments. The plan also includes 2,000 square feet of commercial space on the ground floor and 92 parking spaces in the rear of the building.

Members of the community group Cedar Park Neighbors and the Baltimore Avenue Business Association support the plan as a way to spur development along the Baltimore Avenue commercial corridor. Some concerns have been voiced about the affordability of the apartments and possible property tax increases resulting from the project.

The plan still needs zoning approval to switch the building’s designation from commercial to residential. Discussion of that zoning variance will be the focus of tonight’s meeting, which is being held at the Arnett A.M.E. Church at 815 S. 53rd Street (near Whitby Ave.) starting at 7 p.m. Among those scheduled to be in attendance tonight is a representative of the Office of Property Assessment, who will address concerns about increased property taxes.