IN THE COMMONWEALTH COURT OF PENNSYLVANIA

Estate of Robert Romeril and :

Gwendolyn-Jane Romeril, :

Appellants :

:

 v. : No. 835 C.D. 2022

: SUBMITTED: May 7, 2024

City of Bethlehem Zoning Hearing :

Board and Morning Star Partners, LLC :

BEFORE: HONORABLE RENÉE COHN JUBELIRER, President Judge

HONORABLE CHRISTINE FIZZANO CANNON, Judge

HONORABLE BONNIE BRIGANCE LEADBETTER, Senior Judge

OPINION NOT REPORTED

MEMORANDUM OPINION BY

SENIOR JUDGE LEADBETTER FILED: June 10, 2024

Appellants, Estate of Robert Romeril and Gwendolyn-Jane Romeril, 

appeal from an order of the Court of Common Pleas of Northampton County, 

affirming the decision of the Zoning Hearing Board of the City of Bethlehem that 

granted Morning Star Partners, LLC’s (Morning Star) application for a special 

exception.1 Upon review, we affirm. 

At the center of this long-running dispute is the property owned by 

Morning Star and located at 2 West Market Street, Bethlehem, Northampton County, 

Pennsylvania. Board’s Finding of Fact (F.F.) 1-2. The Property is located in the 

1 This case was considered seriately with related cases Beall Fowler, Estate of Robert 

Romeril, Martin Romeril, Barbara Diamond, Steven Diamond, and Bruce Haines v. City of 

Bethlehem and City of Bethlehem Zoning Hearing Board, and Morning Star Partners, LLC (Pa. 

Cmwlth., No. 834 C.D. 2022, filed June 10, 2024), and Beall Fowler, Estate of Robert Romeril, 

Martin Romeril, Barbara Diamond, Steven Diamond and Bruce Haines v. City of Bethlehem and 

Morning Star Partners, LLC (Pa. Cmwlth., No. 836 C.D. 2022, filed June 10, 2024). 
2

RT-Residential Zoning District at the corner of Market and New Streets. F.F. 3, 33.

At the time of the application for a special exception, the property contained a single

family dwelling, two attached historic buildings housing retail uses, and a garage 

with an apartment on the second floor. F.F. 12-14. 

Commercial use is not permitted in the RT district. As such, Morning 

Star made several previous attempts to obtain variance relief in order to conduct a

business office use out of the single family dwelling portion of the property. See 

Fowler v. City of Bethlehem Zoning Hearing Bd., 187 A.3d 287 (Pa. Cmwlth. 2018).2 

While its first two zoning applications failed, the Board granted Morning Star’s third 

application and a certificate of occupancy was issued in June 2017 to change the 

single family dwelling to a business office. Id. at 292; F.F. 16. Quadrant Private 

Wealth subsequently occupied the building as Morning Star’s tenant and has used 

the dwelling for its wealth management services ever since. F.F. 9-10, 17, 49.

3

 This 

Court ultimately reversed the Board’s decision on appeal and the City then issued

an enforcement notice in August 2018 giving Morning Star 30 days to convert the 

building back to a single family dwelling. Fowler, 187 A.3d at 298; F.F. 18, 20-21. 

Morning Star appealed the enforcement notice in September 2018, and was 

permitted to continue to use the building as a business office pending the outcome 

of its appeal. F.F. 22-23. 

2 As the Fowler Court also noted, retail is not a permitted use in the RT district, but because 

the retail uses on the Property predate the City’s Zoning Ordinance, they are lawful nonconforming 

uses. 187 A.3d at 289. 

3 Quadrant is technically the tenant of the subject property whose use is at issue, and was 

authorized to appear before the Board by Morning Star. See Board’s Decision at 1. However, 

because Morning Star is the owner of the property and was the entity which was granted intervenor 

status and has appeared before both the trial court and this Court, we will refer to Morning Star as 

the party-in-interest throughout this Opinion. 
3

While Morning Star’s appeal was still pending, the City amended its 

Zoning Ordinance4to add subsection (b) to Article 1304.04, which permits the reuse 

of single family dwellings within the RT district for office use provided certain 

criteria are met.5 F.F. 24, 29. Specifically, the Amendment provides as follows: 

(b) As a special exception, the conversion of a single

family dwelling to an office use may be approved by the 

[] Board [] provided all of the following requirements are 

met: 

(1) The lot shall be at the corner of [two] streets and 

shall contain some form of a nonconforming retail or 

commercial use in combination with a single family 

dwelling. 

(2) This subsection [two] may allow an office use to 

be established in the single family dwelling even while the 

nonconforming commercial or retail use on the same lot 

continues. The office use shall be limited to within the 

existing single family dwelling, and may not involve 

building expansions for the use, other than as may be 

necessary for fire safety or handicapped access. 

(3) In considering whether to approve the special 

exception use, the Board shall consider whether the total 

impact upon the neighborhood and parking needed for all 

uses on the lot after the new use would be in operation 

would exceed the total impact of all uses on the lot that 

existed prior to the application. For example, this decision 

may consider whether the applicant proposes to reduce the 

number of dwelling units on the lot. 

(4) The Board shall have the authority to place 

reasonable conditions upon the office use, such as but not 

limited to: limits on hours of operation, limits on the 

maximum floor area occupied by the use, requirements 

4 City of Bethlehem Zoning Ordinance, Ordinance No. 2210 (1970), as amended. 

5 We note that the Amendment was requested by Morning Star, pursuant to Article 

1326.02(c) of the Ordinance. 
4

that the operator of the use regularly collect litter on the 

sidewalk and gutters at edge of street adjacent to the lot, 

and conditions that preserve and enhance the residential 

character of the neighborhood. 

(5) As part of the special exception, the Board shall 

have the authority to modify off-street parking 

requirements, considering the total impact of the new uses 

of the lot versus the previous uses, and considering 

whether a percentage of clients are likely to arrive by 

public transit and/or walking. The Board may also 

approve a reduction in the required parking as part of the 

special exception approval if the applicant proves that 

there is an excess of on-street parking spaces during hours 

when the business will be in operation. 

(6) Signs shall need approval as part of the special 

exception process. The Board may approve a total sign 

area of up to 20 square feet, which shall be limited to a 

window or wall sign. All signs must comply with any 

applicable Historical Architectural Review Board [] and 

Historic Conservation Commission [] regulations and any 

other applicable laws and regulations. 

(7) The office uses to be permitted under this section 

shall be limited to those of medicine, law, architecture, 

engineering, art, religion, music, insurance, real estate, 

psychology, accounting, and financial services. 

Reproduced Record (R.R.) at 45a-46a. 

In March 2019, Morning Star submitted its application to the Board for 

a special exception pursuant to the Amendment seeking to convert the single family 

dwelling on the property to an office use. R.R. at 124a-26a. Morning Star continued 

to use the property for its business operations at the time the Amendment was 

enacted and did not withdraw its appeal of the enforcement notice until June 2019.

F.F. 10, 23-24, 30, 49. 
5

The Board held a public hearing on the application on June 12, 2019, 

at which Appellants presented testimony and evidence in opposition thereto. F.F. 

53-54. The Board later voted unanimously to grant the application for a special 

exception subject to two conditions regarding parking and signage. Board’s 

Decision at 17. As the Board explained, Morning Star met its initial burden of 

establishing that the proposed office use satisfies the objective requirements of the 

Amendment for the grant of a special exception. The Board specifically rejected 

Appellants’ argument that the subject building on the property is not a single family 

dwelling since it already contains an office and has been used as an office for some 

time, explaining that the argument “puts form over substance.” Board’s Decision at 

11. Moreover, Appellants failed to demonstrate that Morning Star’s proposed use 

of the property would be detrimental to the health, safety, and welfare of the public. 

Appellants appealed to the trial court, which affirmed without taking

any additional evidence. This appeal followed.6 

The sole argument Appellants raise before this Court7is that the Board 

erred in granting the special exception because Morning Star failed to meet the 

objective requirements of the Amendment. More specifically, Appellants maintain 

that the Board erred in finding that the property contained a single family dwelling, 

which is a necessary element. Appellants stress that Morning Star was and has been 

utilizing the residential building on the property as an office since the time the 

6 Because the trial court did not take additional evidence, our review is limited to 

determining whether the Board erred as a matter of law or abused its discretion. Fowler, 187 A.3d 

at 294 n.8 [citing In re Thompson, 896 A.2d 659, 666 n.4 (Pa. Cmwlth. 2006)]. 

7 While Appellants’ brief lists three questions presented, they are all iterations of the same 

issue – that being whether the Board erred in finding that the property contained a single family 

dwelling. See Appellants’ Br. at 4. Moreover, the argument portion of their brief is not broken 

into separate sections, but rather addresses this lone issue. 
6

application was submitted, arguing that this undisputed fact is dispositive. We 

disagree. 

To preface the parties’ arguments we note that, despite its name, “[a] 

special exception is not an exception to the zoning ordinance, but rather a use to 

which the applicant is entitled provided the specific standards enumerated in the 

ordinance . . . are met[.]” In re Thompson, 896 A.2d 659, 670 (Pa. Cmwlth. 2006). 

Generally, “an applicant for a special exception has both the duty of presenting 

evidence and the burden of persuading the board that his proposed use satisfies the 

objective [or specific] requirements of the zoning ordinance for the grant of a special 

exception.” Siya Real Est. LLC v. Allentown City Zoning Hearing Bd., 210 A.3d 

1152, 1157 (Pa. Cmwlth. 2019) (quotation omitted). Once an applicant meets its 

burden of proof and persuasion regarding the objective requirements, “a 

presumption arises that [] the proposed use [] is consistent with the health, safety[,] 

and general welfare of the community.” Id. (quotation omitted). “The burden then 

normally shifts to the objectors to the application to present evidence and persuade 

the [zoning hearing] board[] that the proposed use will have a generally detrimental 

effect on health, safety, and welfare.” Id. (quotation omitted). See also Marr Dev. 

Mifflinville, LLC v. Mifflin Twp. Zoning Hearing Bd., 166 A.3d 479, 483 (Pa. 

Cmwlth. 2017) (en banc). 

As indicated above, the only issue raised on appeal is whether Morning 

Star met its burden regarding the specific or objective criterion for a special 

exception under the Amendment that the property contain a single family dwelling.

Following this Court’s decision in Fowler and as evidenced by the City’s 

enforcement notice, the permitted use of the property’s residential building at the 

time of the application was and continues to be a single family dwelling. Appellants 
7

fail to cite to any authority mandating that a property must currently be used as a 

single family dwelling in order to qualify as such, and this Court is not aware of any 

case law supporting this proposition. To the extent it is relevant, the Board credited 

the evidence and testimony provided by Morning Star that the building still meets 

the physical requirements of a single family dwelling under the Ordinance, in that

“it still contains a kitchen, a bath and rooms that could be used for bedrooms.” F.F. 

27. Appellants essentially assert that Morning Star was required to discontinue its 

office use and vacate the building before seeking relief under the Amendment. We 

agree with the Board that this argument elevates form over substance and serves no 

legitimate purpose as Morning Star intends to use the property just as it has been. 

We agree with the trial court that there is substantial evidence in the 

record to support the Board’s conclusion that Morning Star met its burden to be 

entitled to a special exception. Accordingly, we affirm. 

_____________________________________

BONNIE BRIGANCE LEADBETTER,

President Judge Emerita
IN THE COMMONWEALTH COURT OF PENNSYLVANIA

Estate of Robert Romeril and :

Gwendolyn-Jane Romeril, :

Appellants :

:

 v. : No. 835 C.D. 2022

:

City of Bethlehem Zoning Hearing :

Board and Morning Star Partners, LLC :

O R D E R

AND NOW, this 10th day of June, 2024, the Order of the Court of 

Common Pleas of Northampton County is AFFIRMED. 

_____________________________________

BONNIE BRIGANCE LEADBETTER,

President Judge Emerita