IN THE COMMONWEALTH COURT OF PENNSYLVANIA

John P. Hoefling and :

Susan E. Hoefling, :

:

Appellants : 

: 

v. : No. 1437 C.D. 2017

: Argued: September 12, 2018

Zoning Hearing Board of :

Monroe Township and :

Monroe Township :

BEFORE: HONORABLE P. KEVIN BROBSON, Judge

HONORABLE PATRICIA A. McCULLOUGH, Judge

HONORABLE JAMES GARDNER COLINS, Senior Judge

OPINION NOT REPORTED

MEMORANDUM OPINION BY

SENIOR JUDGE COLINS FILED: October 25, 2018

John P. and Susan E. Hoefling appeal from an order of the Court of 

Common Pleas of Cumberland County that affirmed a decision of the Zoning 

Hearing Board of Monroe Township (Board). In its decision, the Board denied the 

Hoeflings’ appeal of an enforcement notice issued by the Monroe Township 

(Township) Zoning Officer, which required the Hoeflings to cease and desist renting 

out their home on a short-term basis because such use violated the Township Zoning 

Ordinance (Ordinance). For the reasons set forth below, we reverse the order of the 

Court of Common Pleas. 

In 2006, the Hoeflings, a married couple, purchased property in the 

Township at 1453 Cockley’s Meadow Drive (Property), which is located in the 
2

Township’s Suburban Residential (R-1) zone. (Board Decision ¶¶1, 3, 7.) The 

Hoeflings work full-time jobs in the Washington, D.C. area and maintain their 

primary residence in Falls Church, Virginia where they receive real estate tax notices 

relating to the Property. (Id. ¶¶1, 7, 11.)

Beginning in 2007 or 2008, the Hoeflings began renting the Property 

on a short-term basis to overnight guests. (Board Decision ¶8.) Around that time, 

the Hoeflings formed a limited liability company in Pennsylvania, with the address 

of record at the Property, based on professional advice Mr. Hoefling received 

relating to the payment of Pennsylvania taxes. (Id. ¶9.) The Hoeflings have always 

rented out the entire home, rather than a room-by-room rental, and they do not 

provide any service to the renters, such as meals or daily cleanings, during the course 

of the rental. (Dec. 15, 2016 Board Hearing Transcript (H.T.) at 23-24, 64, 80, 

Reproduced Record (R.R.) 83a-84a, 124a, 140a.) Each renter of the Property signs 

a short-term lease agreement that identifies the renters as “tenants.” (H.T. at 71, 

R.R. 131a.) The Hoeflings charge a $130 cleaning fee for each rental and they 

employ an individual to clean the Property, including the linens that the guests have 

utilized, after each rental. (Board Decision ¶10; H.T. at 74-75, R.R. 134a-35a.) 

The Hoeflings have utilized at least three websites devoted to vacation 

rentals – VRBO (Vacation Rentals by Owner), Vacation Home Rentals and Home 

Away – to advertise the availability of the Property for short-term rental. (Board 

Decision ¶8; H.T. at 15, 21-22, R.R. 75a, 81a-82a; Hearing Exs. A-3, T-4, T-5, R.R. 

199a-201a, 213a-235a.) The Property is described on these websites as being an 

ideal location for outdoor activities such as fly fishing, boating, hiking, skiing and 

tubing. (Hearing Exs. A-3, T-4, T-5, R.R. 199a, 215a, 223a.) The website listings 

each indicate that the Property has three bedrooms with a two-night minimum stay, 
3

but differ on the maximum number of guests of either six, eight or ten depending on 

the site. (Id., R.R. 200a, 215a, 223a.) 

In 2016, the Property was rented on a short-term basis for a total of 110 

days by about 20 different renters, with an average stay between 5 to 7 days. (Board 

Decision ¶10; H.T. at 23, R.R. 83a.) The Hoeflings do not visit the Property while 

it is rented, but do stay there approximately one or two weekends per month and on 

holidays when the Property is not being rented. (Board Decision ¶10.) In addition, 

Mr. Hoefling’s parents own the house next door to the Property, his extended family 

has resided on Cockley’s Meadow Drive for 46 years and family reunions are 

regularly hosted at the Property and other homes on the street. (Id. ¶11; Board H.T. 

at 62-63, R.R. 122a-23a.) 

The October 25, 2016 enforcement notice stated that the use of the 

Property as overnight accommodations for guests was not consistent with the 

definition of a single-family dwelling and was not permitted in the Suburban 

Residential Zone as provided in Sections 112 and 202 of the Ordinance. (Hearing 

Ex. T-6, R.R. 237a.) The notice further ordered the Hoeflings to cease and desist 

using the Property as a “lodging house.” (Id.) The Hoeflings appealed the 

enforcement notice to the Board, which conducted a hearing on December 15, 2016. 

Mr. Hoefling testified at the hearing; in addition, the Hoeflings introduced 

statements from 12 neighbors that they did not object to the use of the Property for 

short-term rentals. (H.T. at 68, R.R. 128a; Hearing Ex. A-1, R.R. 184a-95a.) The 

Zoning Officer who issued the notice testified at the hearing that he investigated the 

Property after receiving a complaint from Joe Shovlin, a neighbor of the Hoeflings, 

and determined that the short-term rental activity on the Property constituted a 

lodging house use in contravention of the applicable zoning. (H.T. at 46-53, R.R. 
4

106a-13a.) Mr. Shovlin, who has rented a house for six years on Cockley’s Meadow 

Drive two doors down from the Hoeflings, also testified at the hearing regarding 

issues he had experienced with renters at the Property, including bonfires, unruly 

off-leash dogs, drunkenness, rudeness, renters knocking on his door and walking 

into his garage at night and as many as 30 cars parked on the street on one occasion. 

(H.T. at 30-38, R.R. 90a-98a.) 

The Board issued its decision denying the Hoeflings’ appeal of the 

enforcement notice on December 28, 2016. In its decision, the Board stated that the 

issue before it was whether the use of the Property for short-term rental by overnight 

guests unrelated to the Hoeflings was a permitted “single-family detached dwelling” 

use, which is permitted within the Suburban Residential zone under the Ordinance. 

(Board Decision at 6; Ordinance § 202.2, R.R. 400a-01a.) The Board concluded that 

the intent of the Township’s governing body to exclude the Hoeflings’ use of the 

Property was not in doubt. (Board Decision at 6, 9.) The Board determined that the 

Ordinance’s list of excluded uses in the definition of a “dwelling,” which prohibited 

lodging houses and similar uses “offering overnight accommodations,” should 

broadly be viewed to exclude all transient uses in which multiple individuals or 

groups occupy the same dwelling rather than the permanent, continuous occupation 

by one family. (Id. at 6-9; Ordinance § 112.C, R.R. 368a.) The Board concluded 

that the Hoeflings’ primary use of the Property was for the provision of overnight 

accommodations for transient guests and therefore the Property was not being used 

in accordance with permitted uses in the Suburban Residential zone. (Board 

Decision at 8, 10.)

The Board finally discussed our Supreme Court’s decision in Albert v. 

Zoning Hearing Board of North Abington Township, 854 A.2d 401 (Pa. 2004), in 
5

which the Court held that the residents of a halfway house did not have the required 

stability and permanency that is inherent in the traditional concept of a family that 

forms the foundation of single-family zoning districts. The Board contrasted Albert 

with this Court’s decision in Marchenko v. Zoning Hearing Board of Pocono 

Township, 147 A.3d 947 (Pa. Cmwlth. 2016), holding that the owner of a singlefamily dwelling offering her entire home for rent on a website designed to advertise 

vacation home rentals was not operating a “lodge” pursuant to the dictionary 

definition of that term, which required that a lodge serve as a base for outdoor 

activities. The Board concluded that Albert was far more relevant of a precedent to 

the instant case because the Hoeflings’ primary residence was in Virginia and the 

nights the Property was used for short-term rental greatly outnumbered the nights 

that the Hoeflings stayed there. (Board Decision at 10.)

The Hoeflings appealed the Board decision to the Court of Common 

Pleas, which heard oral argument from the parties. On September 12, 2017, the 

lower court issued an opinion and order affirming the Board decision. In its opinion, 

the court described the case as “difficult” but concluded that the prohibited uses in 

the Suburban Residential zone were not confined to those specifically enumerated 

and instead that the Ordinance intended to broadly exclude short-term lodging in 

exchange for remuneration. (Court of Common Pleas Opinion at 1, 10-11.) The 

court further determined that the record before the Board demonstrated that, unlike 

in Marchenko, the primary use of the Property was as a commercial short-term rental 

enterprise, which was contrary to the benefits of single-family zoning as described 

in Albert and intended by the drafters of the Ordinance. (Id. at 11.) The Hoeflings 

filed a timely notice of appeal of the September 12, 2017 order. 
6

The Hoeflings argue on appeal that the Board erred in concluding that 

the Ordinance expressly prohibits the short-term rental of a single-family home 

within the Suburban Residential zone.1 The Hoeflings contend that each of the 

specifically proscribed uses, a list that includes hospitals, hotels, boarding houses, 

rooming houses and lodging houses, share the common characteristic of the rental 

of individual rooms for overnight stays to guests or patients. According to the 

Hoeflings, the rental of an entire house to one group, the use at issue here, is 

qualitatively different than the prohibition in the Ordinance. At the very least, the 

Hoeflings argue, the Ordinance is ambiguous and does not expressly prohibit their 

use of the Property, and therefore, pursuant to our rules of construction, the 

Ordinance should be interpreted to allow the widest use of the land. The Hoeflings 

find support from Marchenko and cases following it in which this Court has rejected 

efforts by a zoning hearing board to prohibit short-term rentals in private homes 

where the prohibitions do not explicitly cover such conduct. The Hoeflings argue 

that the Supreme Court decision in Albert is distinguishable because the Hoeflings 

rent out their entire house to a single group, rather than a room-by-room rental to 

different individuals, and the Hoeflings regularly occupy the Property when it is not 

rented.

This appeal requires our interpretation of the Ordinance, particularly 

the exclusions from the definition of a “dwelling,” which are prohibited uses within 

the Township’s Suburban Residential zone. When construing zoning ordinances, 

 

1 Where, as here, the trial court has not taken additional evidence, this Court’s scope of review is 

limited to determining whether the zoning hearing board committed an error of law or abused its 

discretion. Larsen v. Zoning Board of Adjustment of City of Pittsburgh, 672 A.2d 286, 288-89 (Pa. 

1996); Nowicki v. Zoning Hearing Board of Borough of Monaca, 91 A.3d 287, 291 n.1 (Pa.

Cmwlth. 2014). 
7

courts are guided by the principles of the Statutory Construction Act of 1972, 1 Pa. 

C.S. §§ 1501-1991, which provides that “[w]ords and phrases shall be construed 

according to rules of grammar and according to their common and approved usage.” 

Patricca v. Zoning Board of Adjustment of City of Pittsburgh, 590 A.2d 744, 747-48 

(Pa. 1991) (quoting 1 Pa. C.S. § 1903(a)). The Ordinance in this matter provides 

that, to the extent words and phrases are not defined therein, they “shall be presumed 

to be used in their ordinary context” and “shall be defined by definitions presented 

in an unabridged dictionary of the English language.” (Ordinance § 112.A, R.R. 

359a.)

A zoning hearing board’s interpretation of its own zoning ordinance is 

entitled to great weight and deference. In re Jerrehian, 155 A.3d 674, 682 (Pa.

Cmwlth. 2017); Smith v. Zoning Hearing Board of Huntingdon Borough, 734 A.2d 

55, 57 (Pa. Cmwlth. 1999). The deference owed to a board’s interpretation of its 

ordinance, however, must be balanced against the countervailing principle that any 

ambiguity and conflict in the language of the ordinance must be resolved in favor of 

the landowner. Jerrehian, 155 A.3d at 683; Latimore Township v. Latimore 

Township Zoning Hearing Board, 58 A.3d 883, 888 (Pa. Cmwlth. 2013). This latter 

principle is grounded in Section 603.1 of the Municipalities Planning Code (MPC),2

which provides that: 

[i]n interpreting the language of zoning ordinances to 

determine the extent of the restriction upon the use of the 

property, the language shall be interpreted, where doubt 

exists as to the intended meaning of the language written 

and enacted by the governing body, in favor of the 

 

2 Act of July 31, 1968, P.L. 805, added by the Act of December 21, 1988, P.L. 1329, 53 P.S. § 

10603.1.
8

property owner and against any implied extension of the 

restriction.

53 P.S. § 10603.1; (see also Ordinance § 104, R.R. 357a (identical text to Section 

603.1 of the MPC).) Furthermore, “[w]hile the legislative intent of the governing 

body which enacted the ordinance is of primary concern when interpreting a zoning 

ordinance, the letter of the ordinance is not to be disregarded under the pretext of 

pursuing its spirit.” Borough of Fleetwood v. Zoning Hearing Board of Borough of 

Fleetwood, 649 A.2d 651, 656 (Pa. 1994); see also Riverfront Development Group, 

LLC v. City of Harrisburg Zoning Hearing Board, 109 A.3d 358, 366 (Pa. Cmwlth. 

2015). 

The Property lies within the Suburban Residential zone, which “is 

meant to accommodate suburban residential growth within the Township.” 

(Ordinance § 202.1, R.R. 400a.). Permitted uses within the Suburban Residential 

zone include single-family detached dwellings; the Suburban Residential zone does 

not specifically authorize the rental of all or a portion of a single-family detached 

dwelling aside from a bed-and-breakfast use, which is a conditional use in this 

district. (Id. § 202.2, R.R. 400a-01a.) A “single-family detached dwelling” is 

defined in relevant part as “[a] freestanding building containing one dwelling unit 

for one family.” (Id. § 112.C, R.R. 368a.) A “dwelling” is defined as:

Any building or portion thereof designed and used 

exclusively for residential occupancy, including those 

listed below, but not including hospitals, hotels, boarding, 

rooming and lodging houses, institutional houses, tourists 

courts, and the like, offering overnight accommodations

for guests or patients.

(Id. § 112.C, R.R. 368a.) 
9

In the October 25, 2016 enforcement notice, the Hoeflings were cited 

for operating a “lodging house” and offering “overnight accommodationsfor guests” 

in violation of the definition of a dwelling in Section 112 of the Ordinance. (Hearing 

Ex. T-6, R.R. 237a.) The term “lodging house” is not defined in the Ordinance, and 

the Board therefore looked to dictionary definitions that defined this term as “a house 

where lodgings are provided and let” and “houses containing furnished apartments 

which are let out by the week or by the month without meals or with breakfast 

simply.” (Board Decision at 7-8 (quoting Webster’s New Collegiate Dictionary 

(1980 ed.) and Black’s Law Dictionary (4th ed.)).) In addition, the Board cited

dictionary definitions of “lodging,” which include “a room in the house of another 

used as a place of residence” and “[h]abitation in another’s house, furnished or 

unfurnished, occupied for habitation.” (Id.) The Board concluded that what was 

common to the definitions of lodging and lodging house when viewed in conjunction 

with the other specifically excluded uses in the definition of a dwelling was the 

transient habitation in a residence owned by another. (Id. at 8-9.) Concluding that 

the primary use of the Property was to provide temporary lodging to frequently 

rotating groups of individuals, the Board concluded that the Property fell within the

excluded uses. (Id. at 8-10.) 

We conclude that the Board erred in holding that the Ordinance

unambiguously prohibits the short-term rental of an entire home in the Suburban 

Residential zone. The definition of a “dwelling” in the Ordinance identifies seven 

prohibited uses: lodging houses, rooming houses, boarding houses, hospitals, hotels, 

tourist courts and institutional houses. It is readily apparent to this Court that each 

of these examples of prohibited uses shares the common characteristic that they 

relate to the rental of a room within a larger dwelling unit, which results in 
10

occupancy by multiple families or unrelated individuals within one unit. None of 

these uses involves the rental of an entire dwelling unit to one individual or group. 

The fact that these uses relate to the rental of a part of a dwelling rather than the 

whole can be seen from the definitions of “lodging house” and “lodging” that the 

Board quoted in its decision, which include “houses containing furnished apartments 

which are let out by the week or by the month” and “a room in the house of another 

used as a place of residence.” (Board Decision at 7-8 (quoting Webster’s New 

Collegiate Dictionary (1980 ed.) and Black’s Law Dictionary (4th ed.)).) Similarly 

the definitions of a “hospital,” “hotel” and “boarding house” in the Ordinance all 

imply that rooms within a larger dwelling unit are provided to a guest or patient, 

rather than the rental of the entire dwelling unit. (Ordinance §§ 112.C, 409, R.R. 

363a, 372a, 476a.)3

The Board and Township (Appellees) argue that, even if the Hoeflings’ 

short-term rental use of the Property was not explicitly covered by any of the 

enumerated uses, this list was not intended to be exhaustive and instead the exclusion 

applies to “like” uses “offering overnight accommodations for guests or patients.” 

(Ordinance § 112.C, R.R. 368a.) While we agree with Appellees’ argument that the 

prohibitions are not limited to those specifically named, we do not agree that the 

exclusion in the Ordinance can be read so broadly to sweep in the Hoeflings’ 

conduct. Under the statutory construction principle of ejusdem generis (“of the same 

kind or class”), “where general words follow an enumeration of ... words of a 

particular and specific meaning, such general words are not to be construed in their 

widest extent, but are to be held as applying only to ... the same general kind or class 

 

3 The remaining specifically enumerated exclusions in the definition of a dwelling, “rooming 

house,” “institutional house” and “tourist court,” are not defined in the Ordinance. 
11

as those specifically mentioned.” S.A. by H.O. v. Pittsburgh Public School District, 

160 A.3d 940, 946 (Pa. Cmwlth. 2017) (quoting Steele v. Statesman Insurance Co., 

607 A.2d 742, 743 (Pa. 1992)); see also 1 Pa. C.S. § 1903(b) (“General words shall 

be construed to take their meanings and be restricted by preceding particular 

words.”). Therefore, the phrase “offering overnight accommodations for guests or 

patients” should not be read to include any situation where a property owner rents 

out the entirety of a dwelling unit to one individual or group, but instead would apply

only to similar situations to the enumerated exclusions where a property owner rents 

out a portion of a dwelling unit to various individuals or groups. See, e.g., S.A., 160 

A.3d at 946-49 (concluding that the phrase “any other tool, instrument or implement 

capable of inflicting serious bodily injury” following a list of examples in the 

definition of a “weapon” in a school code of conduct was not intended to include a 

sharpened pencil as a weapon and instead was limited to meaning objects similar 

and comparable to the examples named in the definition). 

Appellees further contend that through the use of the phrase “offering 

overnight accommodations for guests or patients,” the drafters of the Ordinance 

clearly intended to ban any instance of the rental of a property for a term measured 

in days or weeks rather than a term measured in months as is typically expressed in 

a long-term lease of a house or apartment. As the Hoeflings offered the Property for 

minimum stays of two nights and the average stay was five to seven days, Appellees 

contend that the Hoeflings were offering the Property for overnight accommodations

in contravention of the Ordinance. Initially, we observe that the record demonstrates 

that the Hoeflings required the renters of the Property to sign a short-term lease 

agreement that identifies the renters as “tenants,” and therefore the renters could not 

fairly be described as “guests” or “patients.” (H.T. at 71, R.R. 131a.) Moreover, 
12

while Appellees offer a reasonable limiting principle that would, for example, 

differentiate a property owner who rents out bedrooms by the month to roommates 

from a property owner who rents out bedrooms by the night that regularly turn over 

as lodgers come and go, Appellees’ argument does not shed light on the core issue 

of whether the Ordinance prohibits the rental of an entire dwelling unit as opposed 

to the rental of a portion of a dwelling unit in the Suburban Residential zone in which 

the Property sits. Because the Ordinance does not unambiguously forbid the 

challenged use of a short-term rental of the entire Property, and in light of the dictate 

that restrictions in zoning ordinances must be read narrowly and that ambiguities 

must be resolved in favor of the landowner, the Board erred when it denied the 

Hoeflings’ appeal of the enforcement notice. 

We find support for our holding in this Court’s decisions in Marchenko 

and Shvekh v. Zoning Hearing Board of Stroud Township, 154 A.3d 408 (Pa. 

Cmwlth. 2017). In Marchenko, the owner of a single-family dwelling in a low 

density residential district offered her entire home for rent on the Home Away 

website and would stay at a friend’s house in New Jersey while the property was 

rented. 147 A.3d at 948-49; id. at 952 (Pellegrini, J., dissenting). The zoning hearing 

board found that the house was being used for commercial purposes as a “lodge,” 

which was not permitted in the property’s low-density residential zoning district. Id.

at 948-49. In holding that the determination by the zoning hearing board was in 

error, this Court determined that the primary use of the property was as a singlefamily residence for the owner, and the ordinance’s definition of “single-family 

residence” as “[a] detached building designed for and occupied exclusively by one 

family” did not prohibit the type of rental activity on the property. Id. at 950. 

Moreover, we concluded that the property did not satisfy the dictionary definition of 
13

a “lodge,” which required that its purpose be as a base for outdoor activities. Id. at 

951. 

Shvekh involved similar facts except that the property at issue was the 

petitioner’s second home; the petitioner spent approximately one week per month at 

the second home and otherwise offered out the entire home for rent through VRBO 

and other websites with minimum stays of two nights. Id. at 410-11. The zoning 

hearing board determined that the property was being used for “short-term, transient 

rentals” that were typical of a “tourist home,” which was not permitted within the 

zoning district in which the property was located. Id. at 411. This Court disagreed, 

concluding that the “vacation rental of the entire home bears no relation to the 

bedroom-by-bedroom rental that is the hallmark of the tourist home.” Id. at 414-15. 

We explained that VRBO, Airbnb and other similar websites have 

expanded the possible uses of a single-family dwelling, 

and the Township can address these new uses in the 

Zoning Ordinance. However, amendments cannot be 

effected by shoe-horning a use that involves renting an 

entire single-family home to vacationers into the definition 

of “tourist home.”

Id. at 415. This Court accordingly determined that the zoning hearing board erred, 

concluding that, “[a]s in Marchenko, there is no provision in the Zoning Ordinance 

that prohibits the owner of a single-family home from renting it out from time to 

time to vacationers.” Id. at 414-15.

Like in Marchenko and Shvekh, in the instant matter, the Hoeflings

rented out an entire single-family home to groups of related persons through 

websites designed to facilitate short-term rentals. In all three of these cases, the 

property owners regularly occupied the properties at times when they were not 

rented, and in Shvekh and the present case, the property at issue in the case was the 
14

owners’ second home. Similarly, in each case the zoning hearing board applied an 

inapt prohibition to the short-term rental of an entire property – a “lodge” in 

Marchenko, a “tourist home” in Shvekh and the prohibition on “lodging houses” and 

other room-by-room rentals here. Accordingly, we must conclude that, as in 

Marchenko and Shvekh, the Board here overstepped its authority, to “advance a new 

and strained interpretation of its zoning ordinance to effect what it would like the 

ordinance to say,” in effect “shoe-horning” the use of the Property for short-term 

rentals into an unsuitable existing category of prohibited uses in the Ordinance. 

Shvekh 154 A.3d at 414-15; see also Reihner v. City of Scranton Zoning Hearing 

Board, 176 A.3d 396, 402-03 (Pa. Cmwlth. 2017) (holding that the zoning hearing 

board deviated from the plain text of the zoning ordinance by applying a prohibition 

on bed and breakfast uses to a room-by-room rental through the Airbnb website that 

did not provide breakfast for the guests).

Finally, our Supreme Court’s decision in Albert, which the Board relied 

on its decision, is not contrary to our decision here. In Albert, a property owner filed 

an application to operate a halfway house for between 6 and 15 women, which was 

initially denied by the zoning officer because it was not consistent with the low 

density residential zoning district in which the property was situated. 854 A.2d at 

402. The zoning hearing board reversed and granted the application, concluding that 

the halfway house qualified as a “single-family detached dwelling,” which was 

defined in the zoning ordinance as “a detached dwelling, designated for or occupied 

exclusively by one family and containing not more than one dwelling unit.” Id. at 

403-04 (emphasis removed). The determination by the board was affirmed by the 

court of common pleas and this Court. Id. at 403. The Supreme Court concluded 

that the board’s decision was in error, holding that the halfway house was a “purely 
15

transient” use and did not qualify as a single-family detached dwelling because the 

residents of the proposed facility did not have the required stability and permanency 

that is inherent in the traditional concept of a family.4 Id. at 409-11. In making its 

holding, the Court noted that the average stay at the halfway house would be between 

two to six months and as a result the entire population at the facility could turn over 

as many as six times per year. Id. at 410. 

The use of the Property for short-term rentals is entirely different than 

the halfway house in Albert. Unlike the halfway house in Albert, the Property was 

not rented out room-by-room to different unrelated people but instead the Property 

was occupied at any one time by one group – the Hoeflings or their tenants – who 

maintained a single housekeeping unit. The halfway house was similar to the 

lodging house or boarding house uses that are prohibited by the Ordinance in this 

case. Moreover, the Property was not used in a “purely transient” manner like the 

halfway house in Albert because the Hoeflings visited the Property at least once or 

twice per month and on holidays. See Shvekh, 154 A.3d at 413 (distinguishing 

Albert because the property was visited at least once per month by the owner and her 

family).

 

4

“Family” was not defined in the zoning ordinance and therefore the Court looked to prior 

decisions to understand the minimum relationship that was required of unrelated individuals to be 

considered a “single housekeeping unit.” Albert, 854 A.2d at 404-10.
16

Accordingly, because the Ordinance does not expressly prohibit the 

short-term rental of the entire Property, the order of the Court of Common Pleas 

affirming the determination by the Board denying the Hoeflings’ appeal from the 

enforcement notice is reversed.

__________ ___________________________

JAMES GARDNER COLINS, Senior Judge
IN THE COMMONWEALTH COURT OF PENNSYLVANIA

John P. Hoefling and :

Susan E. Hoefling, :

:

Appellants : 

: 

v. : No. 1437 C.D. 2017

:

Zoning Hearing Board of :

Monroe Township and :

Monroe Township :

O R D E R

AND NOW, this 25th day of October, 2018, the order of the Court of 

Common Pleas of Cumberland County is hereby REVERSED.

__________ ___________________________

JAMES GARDNER COLINS, Senior Judge