As you may recall, in a prior entry we discussed Orange Stone Co.’s long battle over its plans to open a drug and alcohol rehabilitation center and halfway house on Hampden Boulevard in the City of Reading. The Williamsport-based company is affiliated with Firetree, Ltd., owner/operator of numerous rehabilitation and community reentry centers in Pennsylvania and New York. The non-profit had a Berks County presence until the Commonwealth’s Department of General Services elected not to renew Firetree’s lease at its state-owned Wernersville facility in 2008.
Orange Stones currently faces a similar battle in Hamburg, where it purchased a vacant knitting mill on Pine Street in 2008 for $1.5 million. Recently, the Pennsylvania Commonwealth Court issued an opinion relative to the ongoing dispute over Orange Stones’ application for a zoning permit.
The Pine Street property is located in the Borough of Hamburg (the “Borough”) in a “Village Center Zoning District” as defined by the Borough’s Zoning Ordinance. In 2009, Orange Stones submitted an application to the Borough requesting a zoning permit for a “20-guest room motel/hotel.” Approximately one month later, the Borough’s zoning officer denied Orange Stones’ permit application, citing Borough Ordinance No. 765-09, which purportedly permits the zoning officer to deny a zoning permit if “certain construction, alterations, or uses require approval of the [Borough of Hamburg Zoning Hearing Board (the “Board”)] and/or the Borough Council, and/or the recommendations of the Borough Planning Commission.”
Orange Stones appealed to the Board, arguing that Borough Ordinance 765-09 was not enacted pursuant to the Municipalities Planning Code (“MPC”), and that the zoning officer’s denial of the permit application based upon the ordinance was wrongful. The Board agreed, reversing the zoning officer and granting the permit subject to certain enumerated restrictions that would make it impossible for Orange Stones to operate a rehabilitation or halfway house facility at that location (the Commonwealth Court hinted that Orange Stones had made one more attempt to use the building for that purpose, noting that the Board was “perceptibly wary” of Orange Stones’ prior applications).
In September 2009, Orange Stones appealed to the Berks County Court of Common Pleas, arguing that the Board could not impose restrictions or conditions as part of the zoning permit application process. Two days later, the Borough appealed, arguing that the Board erred in determining that the zoning officer improperly relied upon Borough Ordinance 765-09 when denying the permit application.
By Order dated June 28, 2010, President Judge Jeffrey L. Schmehl affirmed the Board to the extent the permit was granted, but reversed the Board’s attempt to place restrictions on Orange Stones’ use of the property.
The Borough appealed to the Commonwealth Court, arguing that: (a) the Board’s decision effectively rendered Borough Ordinance 765-09 invalid, despite the fact that it had not been properly challenged in the Court of Common Pleas; and (b) the Board was free to place reasonable restrictions in granting the permit, as they represented a mere “memorialization” of Orange Stones’ assurances that the property would not be used for a rehabilitation or halfway house facility.
On August 31, 2011, the Commonwealth Court affirmed Judge Schmehl in all regards. The Court reiterated well-established law that a municipality derives its power to zone pursuant to the MPC, and that a zoning officer’s authority is limited to administering a zoning ordinance that has been duly enacted pursuant to the express provisions of the MPC. The Court found that Borough Ordinance 765-09 was not enacted pursuant to the MPC and that the Board (and the Court in affirming the Board) did not err in reversing the zoning officer’s denial on that basis.
The Court further reasoned that, in any event, the zoning officer’s interpretation of the ordinance was incorrect. Specifically, a property owner is not required by any ordinance to submit a land development plan to the Borough Planning Commission or Borough Council as a condition precedent to obtaining a zoning permit.
Finally, the Court held that the Board could not place restrictions on Orange Stones’ use of the property. Specifically, the Court held that zoning hearing boards lack the authority to attach conditions in granting an appeal from the decision of a zoning hearing officer.
In concluding, the Court said it “appreciate[d] the Raison d'être of the Board’s conditions,” - that Orange Stones may, at a later date, open a rehabilitation or halfway house facility - reminding the Borough/Board that mechanisms exist to allay their concerns.
The Court went on, noting that Orange Stones must now apply for a certificate of use and occupancy. If completed work on the property is inconsistent with the work listed in the zoning permit (i.e. a 20-guest room hotel/motel), the certificate may be denied. Likewise, any inconsistent activities at the premises may result in enforcement proceedings pursuant to the MPC and a host of local ordinances.
This would appear to be an illusory (and indeed pyrrhic) victory for Orange Stones. Those familiar with the building may scratch their heads wondering whom, if anyone, would stay in such a guesthouse. Orange Stones’ ultimate goal is to find a suitable replacement location for a private treatment and community reentry facility in Berks County. Unfortunately for Orange Stones, however, that location likely will not be Hamburg.