All winter, we had been wondering what the deal was with a ground-floor retail space at 4100 Chester Ave. in a building that houses a few tenants, including The May School at the University of the Sciences. From what we understand, the space has been vacant for nearly a decade. This fall, however, a Dunkin Donuts will open here.

The space

Though the site is zoned for commercial purposes, a zoning exception was required for take-out. That exception is usually automatic as long as it’s not a detriment to the neighborhood, said Spruce Hill Community Association (SHCA) zoning chair Barry Grossbach. SHCA members arranged a meeting between neighbors and the folks opening the Dunkin Donuts in order to discuss the proposal. Neighbors raised some concerns about a chain store, as documented in this Philly Magazine mention. Don’t those neighbors know that American runs on Dunkin? What’s next, will they want to deny children the right to bring in munchkin Donuts to school on their birthday?

Another angle for the space

But ultimately a proviso was drafted and signed by the SHCA, Dunkin Donuts and neighbors that laid out the framework for things like store hours (5am to 10pm), lighting, and trash removal, according to Grossbach. Last winter, neighbors also tried and failed to fight a Subway sandwich shop from opening at 46th & Baltimore, citing parking as a major issue. The store was first denied then later awarded ZBA approval.

It’s great to see a space just about located on the University of Sciences campus that’s been vacant for so long finally get a tenant. It will clearly compete hard with a Starbucks location a block to the south. But despite the competition with an already operating business, the new Dunkin Donuts will improve the area by adding to the commercial mix. And with new additions like this Dunkin Donuts, the Woodland Green pedestrian plaza at 42nd & Woodland, and plans in the works to transform the nearby 40th Street Trolley Portal in a green roofed amenity, we’re impressed with the progress this area has seen in recent years. No reason to expect it won’t continue in the years to come.

–Lou Mancinelli