The future site of Dunkin’ Donuts on 41st and Chester (Photo: Annamarya Scaccia/West Philly Local)

A sixth Dunkin’ Donuts will call West Philly home this fall when the franchise opens its doors at 4116 Chester Avenue, just a block north of fellow coffee chain Starbucks.

The new location, which was proposed in February, is taking over the vacant warehouse space on the ground floor of 4100 Chester Avenue, a multi-tenant building housing offices for the University of the Sciences and Veteran Affairs. Once open, Dunkin’ Donuts will operate on the relatively quiet residential block Sunday through Saturday from 5 a.m. to 10 p.m.

“We feel that this stable use will provide a great amenity to the office staff and students in the building, as well as to our neighbors and the community,” said David Hess, vice president of acquisitions for Posel Management Company, which owns and manages the property on 41^st Street and Chester Avenue. “More importantly, it will add ‘eyes on the street’ and pedestrian activity to a block that can be lonely at night.”

The Spruce Hill Community Association zoning committee approved the Dunkin’ Donuts site after the franchisee and their associates met with immediate neighbors on Apr. 9 to hear concerns, per SHCA’s request. According to Zoning Committee Chair Barry Grossbach, those concerns were then turned into a proviso, attached to the approval agreement, that the owner and property management must adhere to once Dunkin’ Donuts is operating. Among the issues to address: trash removal and pick up, exterior accessory signs, litter maintenance, security, and hours of operation.

Zoning-wise, the space, which has been empty for at least 10 years, was already zoned for a coffee shop, said Grossbach. The only matter the Zoning Board of Adjustment had to tackle was whether it would grant a special exception for a takeout restaurant, which the ZBA did on April 17.

Although the construction of the new Dunkin’ Donuts location has been met with little fanfare, some West Philly residents have taken to the UCNeighbors forum to express their opinions. One poster, Valerie, wrote “from an environmental and traffic point of view, as well as how it affects the residential quality of our neighborhood, Dunkin’ Donuts is not a good idea,” while another, Jon, counters: “Having been in this neighborhood when there was actual blight, such as abandoned housing on many blocks, I think we can handle a Dunkin’ Donuts. Baltimore Avenue seems to have survived the introduction of a Subway, for its part.”

-Annamarya Scaccia

Proposed draft drawing of Babylon Bistro’s storefront.

Although West Philly’s home to several excellent ethnic restaurant spots, there’s still a void of one menu offering plates that satisfy a broad range of palates. And that’s a gap Aksum Cafe and Seeds Gallery owner Saba Tedla plans to close when she opens her second eatery, Babylon Bistro at 5021-5023 Baltimore Avenue in Spring 2014.

According to Tedla, Babylon Bistro will cater to neighborhood folk who like ethnic fare but also want their “basic American food” (think specialty sandwiches). The contemporary menu as envisioned will offer small and large plate portions much like Aksum, but will cover an eclectic variety of regions and concepts that serve a diverse community.

While a lack of a “range of selection of menu” was a common complaint Tedla heard in two community discussion forums she held in developing the bistro’s concept, another was the lack of brunch and breakfast options. To that end, she plans to open Babylon Bistro for breakfast daily, as well as offer brunch on the weekends. As for serving alcohol, Tedla said the idea is to operate a BYOB spot on the onset, and that pursing a liquor license is “a long-term objective.”

“As a resident of the neighborhood, I am focused on the business void of the community and the advantage is having a better understanding of the neighborhood business needs,” she said.

But Babylon Bistro won’t only check off the food boxes. The combined lower area of 5021 and 5023 Baltimore Aves will come to a sprawling 2,000 square feet, making the bistro the second largest restaurant in the immediate neighborhood and the first largest on the Baltimore corridor, said Tedla. She plans to implement an open floor plan in Babylon’s scheme with floor-to-ceiling bi-fold doors that’ll serve as windows—a chic décor that “completely opens the space” and can comfortably sit 75-100 patrons without much of a wait.

Although Tedla has a strong vision in mind for Babylon Bistro, she does note the menu and concept are still in the development stages, and will be fully fleshed out once a chef is identified. She is currently interviewing potential candidates, as well as pursuing other options.

Craig King of Ventures Abby Real Estate also plans to operate a restaurant at 5037 Baltimore Avenue, not far from Babylon’s pending home. While King hasn’t returned interview requests, we do know from Cedar Park Neighbors it will possibly be a 75-seat sit-down restaurant with weekend music entertainment.

–Annamarya Scaccia

Rendering of the new Baltimore Avenue Pedestrian Plaza provided by University City District.

Many folks are probably wondering what is going on at 48^th Street and Baltimore Avenue, so here’s what we learned: The three bumpouts now hugging the curbs of the intersection’s south side were the first phase in a new University City District project that’ll transform the glut asphalt into a pedestrianized plaza.

The second phase, which should start this week, will have stone barriers and terra-cotta style planters housing budding perennials installed around the bumpouts’ outer edges, serving as protection from oncoming traffic. A new crosswalk directly connecting the Gold Standard Café and the Calvary Center was also painted.

Once completed this spring, the plaza will shrink the vast, daunting gap of the 48^th Street and Baltimore Avenue juncture, shortening crossing distances, improving pedestrian safety, slowing vehicle speed, and “better [knitting] together Baltimore Avenue,” UCD’s Seth Budick told West Philly Local. The organization partnered with the Mayor’s Office of Transportation and Utilities and worked with the West Philly community to develop design plans, he said.

The local plaza development is one of two implemented by UCD, which received two grants under the City of Philadelphia’s recently-announced Pedestrian Plaza program that aims to convert excess street surface into usable pedestrian spaces. The first plaza, named Woodland Green, was finished last fall at 42^nd Street and Woodland Ave.

– Annamarya Scaccia

The “design” table offers some suggestions during a community meeting on the proposed property at 4224 Baltimore Ave. on Monday.

The roughly 40 residents who sat down Monday evening at the International House (3701 Chestnut St.) to offer their input on the proposed 92-unit residential development project at 43rd and Baltimore made a few things clear: More parking, no pharmacies, absolutely no undergraduates and a design that respects what Clark Park means to West Philly.

Their input was part of the first of three community meetings designed to weave community input into design, retail space and transit choices to be made by the developers of the property at 4224 Baltimore Ave., the long-vacant plot across 43rd Street from Clark Park.

“Working with the community we can aspire for a project that works for the community, for the neighbors, for the business owners,” said Omar Blaik, a 15-year resident and former senior vice president at Penn, whose firm, U3 Ventures, is serving as a development liaison between the community and the property owners. U3’s job is to gather community input over the next couple of months and integrate them into the project’s design.

So far, there is no design. A conditional use permit from the city allows the development of a 92-unit structure, but places few restrictions on the amenities offered or the businesses that could occupy the first floor of the project. No building drawings were offered at the meeting. Those will be available at the next meeting in mid June, when the comments from Monday’s meeting are passed along to architects.

Residents were broken into groups and asked to address the building design, ideas about retail spaces, the type of units that should be offered and parking/transit. Here’s what they had to say:

• Design – This group of residents recommended that there be at least 50-60 parking spaces incorporated into the design. The original proposal calls for six. They also advised that the service access for the project in no way interferes with trolley traffic on Baltimore Avenue. So no double parking etc. The height of the building should fit in with other buildings in the vicinity.

• Retail – They recommended businesses that fit the current flavor of the neighborhood. The options range from a single 5,000-square-foot business (the space at Mariposa is about 5,500 feet for comparison), or whether it should house several smaller spaces. The Green Line Café at 43rd and Baltimore, for example, is about 1,000 square feet. Milk and Honey Market is about 2,000 square feet. Resident Mel Clampet-Lundquist suggested a design that incorporates a pub/restaurant that looks out over a recreational space that could be used for wiffleball, similar to Rookie’s, a Wisconsin pub/field. “Absolutely no pharmacies,” the group concluded. Another suggestion was a “restaurant that served good booze rather than a pub that served bad food.”

• Unit type – This group was asked to consider the preferred market for the complex. There was a clear consensus that it should not include undergraduates. Other possibilities included single families or condos that could be purchased by current neighborhood residents looking to downsize. One issue the group raised was the added pressure that would  be placed on the Penn Alexander School if the project marketed to young families.

• Parking/Transit – They recommended a resident-to-parking-space ratio of 2:1 or 3:1. They also recommended that the project should encourage walking, biking, car share and public transit to residents through added car share spaces and maybe a SEPTA kiosk.

Blaik said that these suggestions will be be taken into consideration in the designs that are set to be released at a June meeting. A final meeting will be held in early July.

What can you do?

This process isn’t over. The developers are collecting ideas from residents at a website, 4224baltimore.com. They encourage everyone to submit design ideas on the “community” portion of the site, including photos of building designs you like and restaurants you would like to see housed there.

– Mike Lyons

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The developers of the proposed residential building at 4224 Baltimore Avenue are seeking residents’ input on the project through a series of community engagement meetings, with the first one scheduled on Monday, May 20, 6:30 – 8:00 p.m. at International House of Philadelphia (South America Room, 3701 Chestnut St). The goal of the meetings is to come up with alternative design plans for the proposed apartment complex to be built on the large vacant lot at the corner of 43rd and Baltimore.

Vacant lot at 43rd and Baltimore where the new apartment complex is proposed.

Clarkmore Group LLC, the property owner, has obtained a conditional zoning permit for the 92 residential unit building, six parking spaces and 36 bicycle parking spaces. The proposed plan had received mixed reviews from the community, including comments by West Philly Local readers after our first article on this subject.

Clarkmore Group LLC is working with the Spruce Hill Community Association, which will coordinate the community engagement process that will include three meetings in total (we’ll post more details about the other two meetings when this information is available). At the meetings, community members can learn more about the project, meet the project team and work with it on a number of focus areas, including the building design, transportation and retail mix.

More details on this project and its stakeholders are available here.

Neighbors, community leaders and experts are getting together this afternoon (at 4 p.m.) to discuss the future of University City High School that is slated for closure at the end of the 2013 school year along with 22 other Philadelphia schools. The school opened in 1973.

Strategies for the use of the building after the closure will also be discussed at the forum that will take place at Metropolitan Baptist Church, 3500 Baring St. The panelists include:

Councilwoman Jannie Blackwell

Algernong Allen, Baltimore Avenue Business Association

DeWayne Drummond, Mantua Civic Association

George Poulin, Powelton Village Civic Association

Emily Dowdall, Pew Charitable Trusts

Allan Domb, President Greater Philadelphia Association of Realtors

The discussion will be moderated by Solomon Jones of AxisPhilly and filmed by NBC 10.

To register please go to uchigh.eventbrite.com/ (registration closes at 3 p.m.)