IN THE COMMONWEALTH COURT OF PENNSYLVANIA

Clare M. Dorsey, Kris J. Waller, :

Lisa Rhodes, Famira Investments :

and Provco Pineville Fayette, L.P. :

:

v. : No. 1114 C.D. 2020

: SUBMITTED: November 15, 2021

Borough Council of Conshohocken :

Borough :

:

:

Appeal of: Kris J. Waller and :

Lisa Rhodes :

BEFORE: HONORABLE MARY HANNAH LEAVITT, Judge

HONORABLE ELLEN CEISLER, Judge

HONORABLE J. ANDREW CROMPTON, Judge

OPINION NOT REPORTED

MEMORANDUM OPINION

BY JUDGE CEISLER FILED: December 7, 2021

Kris J. Waller and Lisa Rhodes (Appellants) appeal from the October 2, 2020

Order of the Court of Common Pleas of Montgomery County (Trial Court) denying

Appellants’ land use appeal and affirming the November 15, 2017 resolution 

(Resolution) of the Borough Council of Conshohocken Borough (Borough Council). 

In its Resolution, Borough Council granted conditional preliminary and final land 

development approval to Provco Pineville Fayette, L.P. (Provco) for the construction 

of a retail convenience store with fuel pumps (Project) on real property located at

1109 and 1119 Fayette Street and 1201 Butler Pike (Property) in Conshohocken 

Borough (Borough). For the reasons set forth below, we reverse the Trial Court’s

Order. 
2

The Property is located in the Borough’s Residential Office Zoning District 

(RO District) and is owned by Dennis and Timothy Moore. On August 9, 2017, 

Provco, the equitable owner of the Property, submitted a request to Borough Council 

for an amendment to Section 27-1202 of the Borough’s Zoning Ordinance

(Ordinance) that would revise the permitted uses in the RO District to include

business offices, professional offices, retail establishments, restaurants, convenience 

retail food stores, and parking lots or garages. The next day, Provco filed a land 

development application (Application), seeking approval of its preliminary/final 

land development plans for the Project. The Application was conditioned on 

Borough Council’s approval of Provco’s request for an amendment to 

Section 27-1202 of the Ordinance. In other words, the Project would not be 

permitted in the RO District unless Borough Council amended Section 27-1202 of 

the Ordinance to include convenience retail food stores as a permitted use. 

On November 15, 2017, at its public meeting, Borough Council enacted 

Ordinance No. 08-2017 (Zoning Amendment), thereby amending Section 27-1202 

of the Ordinance to include, inter alia, a “[c]onvenience retail food store[,] including 

the sale of fuel[,] an ATM[,] and lottery sales.” Reproduced Record (R.R.) at 2a. 

The Zoning Amendment provided, however, that it would not become effective until 

five business days after it had been adopted. Id. at 4a. Despite the delayed effective 

date of the Zoning Amendment and the fact that the Application relied on the Zoning 

Amendment for approval, Borough Council, on that same night, passed the 

Resolution, approving Provco’s preliminary/final land development plans for the 

Project subject to certain conditions and granting six waivers of the Borough’s 
3

Subdivision and Land Development Ordinance (SALDO). Id. at 5a-7a. Appellants 

appealed Borough Council’s Resolution to the Trial Court,

1 which affirmed. 

On appeal to this Court,

2 Appellants have essentially raised three issues for 

our consideration. First, Appellants contend that Borough Council committed an 

error of law and/or abused its discretion by passing the Resolution because the 

Zoning Amendment, on which Provco’s Application relied, was not effective at the 

time that Provco submitted the Application or at the time that Borough Council 

passed the Resolution. Second, Appellants argue that Borough Council committed 

an error of law and/or abused its discretion by passing the Resolution without the 

benefit of the Zoning Amendment, because, in doing so, Borough Council 

effectively granted Provco a waiver/variance from the terms and conditions of the 

Ordinance—i.e., approving a proposed use that was not permitted in the RO District

at the time that the Application was filed or at the time that Borough Council passed 

the Resolution—an action that only the ZHB is permitted to take. Third, Appellants 

claim that the Borough committed an error of law and/or abused its discretion by 

1 Appellants also filed: (1) a substantive validity challenge to Borough Council’s 

enactment of the Zoning Amendment with the Conshohocken Borough Zoning Hearing Board 

(ZHB), alleging, inter alia, that the Zoning Amendment constituted arbitrary spot zoning; and 

(2) an appeal to the Trial Court challenging Borough Council’s enactment of the Zoning 

Amendment on procedural grounds. While the outcome of Appellants’ substantive validity 

challenge to the Zoning Amendment ultimately impacts the resolution of this appeal, as discussed 

infra, neither that challenge nor Appellants’ challenge to the Zoning Amendment on procedural 

grounds is part of the matter presently before this Court.

2

“[I]n a land use appeal, where the trial court has not taken any additional evidence, our 

scope of review is limited to a determination of whether the governing body (in this case [Borough 

Council]) has committed an error of law or abused its discretion, and the governing body abuses 

its discretion when its findings of fact are not supported by substantial evidence.” Herr v. 

Lancaster Cnty. Planning Comm’n, 625 A.2d 164, 167 (Pa. Cmwlth. 1993) (internal citation 

omitted). 
4

granting waivers from the SALDO’s requirements because Provco failed to 

demonstrate any undue hardship that would entitle it to receive such waivers.

Before addressing the merits of Appellants’ arguments, however, we must 

first consider the impact of this Court’s recent Opinion and Order in Conshohocken 

Borough v. Conshohocken Borough Zoning Hearing Board, 261 A.3d 582 (Pa.

Cmwlth., No. 501 C.D. 2020, filed August 16, 2021), on the present appeal. 

Conshohocken Borough involved Appellants’ substantive validity challenge 

to Borough Council’s enactment of the Zoning Amendment. After conducting 

numerous public hearings, the ZHB ultimately concluded that the Zoning 

Amendment constituted arbitrary spot zoning and did not benefit the health, safety, 

and welfare of the community. Provco and the Borough appealed to the Trial Court, 

which reversed the ZHB’s decision. The Trial Court concluded that, because 

Appellants failed to introduce evidence that clearly established that the Zoning 

Amendment constituted spot zoning, they did not meet their heavy burden of 

demonstrating that the Zoning Amendment is not constitutionally valid. 

Appellants then appealed to this Court, which reversed the Trial Court. We

concluded, inter alia, that the ZHB, acting within its discretion as the sole arbiter of 

the credibility of witnesses and the weight to be afforded to their testimony, properly

determined that the Zoning Amendment constituted arbitrary spot zoning. 

Following this Court’s decision, Provco did not file a petition for allowance of 

appeal with the Pennsylvania Supreme Court. Therefore, the Zoning Amendment 

remains invalid.

In their supplemental briefs filed with this Court, the parties concede that,

because the Resolution was based on the Zoning Amendment and the Zoning 

Amendment has since been declared invalid, the Resolution is similarly invalid. We 
5

agree. Borough Council’s conditional approval of Provco’s preliminary/final land 

development plans was premised on the Zoning Amendment’s inclusion of a retail 

convenience store with fuel pumps as a permitted use in the RO District. Without 

the Zoning Amendment, however, there is no basis on which Borough Council could 

have granted Provco land development approval for the Project because, under 

Section 27-1202 of the Ordinance, a retail convenience store is not a permitted use. 

For these reasons, we conclude that Borough Council erred in passing the 

Resolution.

Accordingly, we reverse the Trial Court’s Order.

ELLEN CEISLER, Judge

Judges Cohn Jubelirer and Fizzano Cannon did not participate in the decision of this 

case. 
IN THE COMMONWEALTH COURT OF PENNSYLVANIA

Clare M. Dorsey, Kris J. Waller, :

Lisa Rhodes, Famira Investments :

and Provco Pineville Fayette, L.P. :

:

v. : No. 1114 C.D. 2020

:

Borough Council of Conshohocken :

Borough :

:

:

Appeal of: Kris J. Waller and :

Lisa Rhodes :

O R D E R

AND NOW, this 7

th day of December, 2021, the Order of the Court of 

Common Pleas of Montgomery County, dated October 2, 2020, is hereby 

REVERSED.

ELLEN CEISLER, Judge