Appeal from the Order of the Court of Common Pleas of Cumberland County in case of John R. Greene Associates v. Zoning Hearing Board of Lower Allen Township, No. 147 Civil, 1978.
Francis A. Zulli, Reynolds, Bihl and Schaffner, for appellant.
Jerome T. Foerster, Cleckner and Fearen, for appellee.
Robert E. Yetter, Metzger, Wickersham, Knauss & Erb, for party appellee.
Judges Rogers, Blatt and MacPhail, sitting as a panel of three. Opinion by Judge Blatt.
[ 56 Pa. Commw. Page 606]
This is an appeal from the Court of Common Pleas of Cumberland County which affirmed an order of the Zoning Hearing Board of Lower Allen Township denying the application of Greene Associates (appellant) for a dimensional variance from the Township's zoning restrictions.
[ 56 Pa. Commw. Page 607]
The property in question consists of two adjoining lots, each having dimensions of 25 feet by 120 feet, and together forming a rectangular tract 50 feet wide by 120 feet deep. The property is located in an R-2 zone which, under the Township's zoning ordinance, requires that single-family dwellings have a minimum side yard width of 15 feet. The appellant seeks a variance from the restriction to build a single-family dwelling on the two-lot tract, with the house being 26 feet wide and 44 feet deep, leaving a 15-foot side yard on one side of the house but only a 9-foot side yard on the other side. The appellant requests a dimensional variance to permit this 6-foot departure from the 15-foot side yard requirement on the grounds that the zoning requirements impose an unnecessary and unique hardship on the use of the land.
The Board concluded that the appellant did not show an unnecessary hardship and denied the variance. The lower court, without taking additional evidence, affirmed the Board's denial.
Where, as here, the court below receives no evidence, our review on appeal is limited to a determination of whether or not the Board has abused its discretion or committed an error of law. Phelan v. Zoning Hearing Board of Lower Merion Township, 19 Pa. Commonwealth Ct. 63, 339 A.2d 612 (1975). And it is clear that an applicant is entitled to a variance only where he establishes (1) that the zoning regulation uniquely burdens his property so as to create an unnecessary hardship and (2) that the variance will not have an adverse effect upon the public health, safety or welfare. Board of Supervisors of Solebury Township Appeal, 49 Pa. Commonwealth Ct. 267, 412 A.2d 163 (1980); Hankin v. Zoning Hearing Board of West Norriton Township, 35 Pa. Commonwealth Ct. 164, 384 A.2d 1386 (1978). See also Section 912 of the Pennsylvania Municipalities Planning Code (MPC), Act of
[ 56 Pa. Commw. Page 608]
July 31, 1968, P.L. 805, as amended, 53 P.S. § 10912. Moreover, for variance purposes, an unnecessary hardship may be said to result when, due to the physical characteristics of the property, it is impossible to make use of the property as a permitted use or use is possible only at a prohibitive expense. Canter v. Township of Abington Zoning Hearing Board, 43 Pa. Commonwealth Ct. 132, 401 A.2d 1240 ...