EASTON, Pa. — Plans for a new smoke shop in South Side Easton were stubbed out following a zoning hearing board session lasting nearly an hour Tuesday night.
Following a planning commission meeting held last week that saw the government entity recommend special exceptions and variances for the proposed Puff Genie smoke shop at 136 West St. Joseph Street, the zoning hearing board ultimately denied the requests made by Krunal Rana, who currently leases the property.
Rana required the exception and variances due to his proposed shop – which was intended to sell e-cigarettes, vapes, cigars, hookahs, hookah flavorings, CBD, kratom, bongs, pipes, grinders, and soft drinks – falling within 1,000 feet of another specialty shop, Chubby’s of South Side, in addition to the proposed concept being classified as a non-conforming use.
“As a concerned resident and city council member, I believe it's crucial to uphold our existing zoning regulations and protect existing businesses and the character of our neighborhoods. The proposed business intends to sell many of the same items as Mr. Pintabone has displayed in the photos that he took at Chubby’s convenience store."Easton City Councilmember Crystal Rose
The location previously served as a meeting place for the Democratic party, and prior to that, as a nail salon.
During the hearing, attorney Andrew Ralston, representing Rana, attempted to differentiate his client’s proposed shop as being distinctly different from Chubby’s, a longstanding convenience store which also sold tobacco products, vaporizers, and other paraphernalia.
“My client proposes to open a shop that sells retail smoking products vaping products and other products that you that you consume through smoking Chubby’s is, as I understand it, as they advertise themselves, [a business that] sells fried chicken under the brand name ‘Crispy Crunchy Chicken,’ and beer,” Ralston said.
Ralston argued the intent of the zoning regulation was intended to prevent an abundance of specialty shops of a similar nature in one particular area.
When asked if he knew if Chubby’s dealt in any products he intended to sell at his shop, Rana responded that only around 1% of Chubby’s business came from smoking products, though the board appeared to question how he could possibly know such a detail.
Several community members attended the meeting to express their concern about the smoke shop, including Easton City Councilmembers Frank Pintabone and Crystal Rose.
Pintabone said work is underway to change the city's zoning plan and the comprehensive plan, and while there is an intent to discuss these issues in committee on February 28, nothing is certain as of yet.
“What our issue is – myself, the residents behind me, the council woman next to me – we don't want another smoking shop in our residential neighborhood,” Pintabone said.
Pintabone said his opposition was based on protecting the “safety and integrity of our neighborhood,” later explaining he is pursuing changes to zoning in order to limit the number of businesses in and around residential areas.
“As a concerned resident and city council member, I believe it's crucial to uphold our existing zoning regulations and protect existing businesses and the character of our neighborhoods. The proposed business intends to sell many of the same items as Mr. Pintabone has displayed in the photos that he took at Chubby’s convenience store,” Rose said.
“And I do consider it a convenience store. I grew up here, it's always been a convenience store. It's always sold smoking products and paraphernalia, which is a mere 225 feet – or as Frank has measured, 208 feet – away. Such close proximity raises concerns about market saturation, unfair competition and potential negative impacts on existing businesses.”
Rose later noted her concern that Rana intended to sell kratom, a substance which produces opiate and stimulant effects when consumed, and noted she considered the other products Rana wished to sell as “somewhat problematic.”
Ralston countered Rana would ensure that all sales were legal, including that of kratom, which is unregulated.
Another two citizens expressed discontent with approving another establishment dealing in tobacco products and smoking paraphernalia.
The owner of Chubby’s, Raj Patel, noted that while he was unopposed to some friendly competition in the area, he had issues with the way his establishment was characterized during the proceedings.
Patel noted his business is not an eatery, but rather a convenience store with prepared food, an element he added just a few years ago. He went on to raise concerns about limited parking in the strip mall where Rana intends to set up shop.
“I think the community needs more than smoking shops I think community needs like a deli, they need a different choice of food. And that's what I think that place needs. So now I rest my case: I have no issues if you grant it or don’t grant it, it is immaterial to me because I've been there for 15 plus years,” Patel said.
Ralston rounded out the hearing by noting “the use that's being proposed is a legal use, a use that is well-regulated to ensure that there are no concerns with regards to selling any of its products and people who are not of age to buy them, and my client asks that you consider his request so that he can open up this business and become a valuable member of the business community.”
After several minutes of deliberation among the board members, Rana’s requests were officially denied.
Rana and Ralston said they had no plans for the property at this point, with Rana adding he needed to discuss the matter with his landlord.
