Whitpain Township. Photo by James Short.
The Whitpain Township Zoning Hearing Board has shot down a request to allow a larger business façade at the former 7-11 site at 1710 Swede Road in Blue Bell.
Smoker’s Destiny replaced the former 7-11 and owner Viral Patel approached the zoning hearing board in December 2024 for the township to amend its zoning laws to allow for a much larger sign. The township’s zoning code allows for a 20-square-foot sign, but Patel sought zoning relief to allow a 70-square-foot façade.
“The residential neighbors across the street would clearly be able to see this 70 square foot potential sign,” said Whitpain Township Solicitor Andrew Glassman. “That would be a violation of the Public Health Welfare, Morals, and safety code of the township.”
The applicant, who signed the lease for the property in March 2024, argued that the current 20-square-foot ordinance doesn’t take the whole building size into account. However, at its hearing in January, the Whitpain Township Zoning Hearing Board denied Patel’s request for a larger sign.
The Zoning Hearing Board heard roughly 40 minutes of testimony and public comment on this case. The applicant has the right to reapply for a sign that is in accordance with the Township’s Code or file a new zoning variance if he feels it is warranted.
Whitpain officials argued that someone standing across the street from the property would still be able to see an unobstructed view of the sign at a size of 70 square feet and it would not be necessary to amend the township ordinance. The township also reiterated the point that the bigger sign would be visible to other residents as well.
“I was calculating it,” Patel said of the size of the sign. “It’s really tough to see the sign if you are driving on Swede Road.”
Patel said the new sign would include LED lights, but would be a steady color and not be a distraction.
“Whitpain's Zoning Hearing Board met and at which time the Township solicitor represented the Board of Supervisors in opposition to the requested variance,” said Scott Badami, chair of the Whitpain Board of Supervisors. “The Zoning Hearing Board rendered a verbal decision denying the sign variance by a 5-0 vote. A written decision will be issued within 45 days.”
According to its website, the store offers “top-quality smoke and wellness products, including Vaporizers, Vapes, Hookah, E-Liquids, Premium Cigars, Rolling Papers, Smoking Accessories & Wraps, Cartridge Batteries, and Kava,” It is one of eight stores across the Philadelphia area.
