Déjà Brew: Fitler Square Faces Another Cafe Zoning Battle
A recent zoning meeting saw passionate debate over plans to open a new cafe at the corner of 22nd and Rittenhouse Square streets in Philadelphia's Fitler Square neighborhood.
The proposed "La Maison Jaune" cafe would operate from 7 AM to 5 PM daily at 244 S. 22nd Street, which is currently a vacant storefront zoned for commercial use. Attorney Vern Anastasio, representing cafe owner Zahra Saeed, presented plans for the coffee shop and pastry cafe to the Center City Residents' Association zoning committee on August 27th.
Following the meeting, the CCRA committee ruled that they were “not opposed” to the zoning special exception. The case now moves to the citywide Zoning Board of Appeals, where the public has another chance to speak for or against the proposal.
Support for the Proposal
At the CCRA zoning committee meeting, Long-time resident Bill Faust spoke in support, stating: "Having places like this gives people places to go and increases pedestrian foot traffic and enhances everyone's safety."
The property is already zoned for commercial use on the first floor. Anastasio noted that other businesses like “a bodega open till midnight or 2 AM could be there by right, without having to get anyone's approval or support.” A small coffee shop, he reasoned, is a best-case scenario for neighbors.
In an interview with The Fitler Focus, Anastasio emphasized the potential positive impact of the cafe on the neighborhood. He highlighted the importance of "third places" in vibrant communities, explaining, "It's not a home. It's not a workspace. It's the third place that people gather. There's a lot of reasons why vibrant, healthy communities have them."
Expressing confidence in the project, Anastasio added, "Fitler Square is incredibly wonderful. I think this little cafe could add to that."
Community Concerns
While some residents welcomed the prospect of a new local business, others raised concerns about potential impacts on the residential character of the area. Issues discussed included trash management, delivery logistics, parking congestion, and noise.
"I've seen the quality of this neighborhood go down tremendously due to the introduction of coffee shops, pizza shops and [similar] businesses," said resident Jessica Mathelier, citing issues with early morning deliveries and trash pickup.
Other nearby residents echoed worries about traffic, parking, litter, and rodent problems potentially worsening with another food establishment.
Proposed Conditions
To address community concerns, the zoning committee discussed several provisos, or conditions, that the cafe would need to adhere to. Some of those conditions included:
Trash Management: All waste must be stored internally and removed by a licensed company with access to the premises. No trash can be left outside at any time.
Pickup Timing: Trash cannot be picked up before 8 AM on weekdays or 9 AM on weekends.
External Trash Can: The cafe must provide a labeled, portable trash receptacle outside during business hours, to be brought in at night.
Outdoor Seating: Any future plans for outdoor seating would require separate community review and approval.
To-Go Cups: All disposable cups must be labeled with the cafe's name to discourage littering.
The cafe owners expressed willingness to work with neighbors on these and other issues.
Echoes of Recent Zoning Debates
The zoning debate bears striking similarities to last year’s conflict surrounding the proposed Jezabel’s Cafe at 2101 Lombard. The Fitler Focus reported exclusively on that case last December.
Both cases involved plans for small cafes in primarily residential areas, sparking debate about neighborhood character and quality of life. In each instance, residents voiced concerns about potential increases in traffic, parking issues, and disruptions from deliveries and waste management.
One major difference is that Jezabel's Cafe required a more significant zoning change from residential to commercial use, whereas La Maison Jaune's site is already zoned for commercial use, and just needs a “special exception” to be used as an “eating and drinking establishment.”
Both cases saw passionate community engagement, with neighbors attending zoning meetings to voice their concerns.
Ultimately, while La Maison Jaune's outcome is still pending, and trending positive for the business owner, Jezabel Careaga chose to withdraw her proposal in the face of strong community opposition.
Next Steps
With the CCRA zoning committee having ruled that they were “not opposed” to the zoning exception, the case now moves to the citywide Zoning Board of Adjustment (ZBA). The CCRA’s recommendation holds strong sway, but the final decision is ultimately up to the ZBA.
The public meeting is scheduled for September 25. Instructions to join the Zoom meeting can be found here.