Court Opinion

ID: 9728050
Source: CourtListenerOpinion
Date Created: 2023-08-26 13:56:49.611087+00
Date Added: 2024-06-11T18:25:45.439710
License: Public Domain

Dissenting Opinion by
Senior Judge Kalish:
I respectfully dissent.
At issue here is a nonconforming business which needs to expand because of business increases. Zoning restrictions prohibit the expansion; thus, the applicant seeks a variance. If a variance is necessary to keep the business viably competitive, then there is a sufficient hardship and a business necessity to warrant the granting of a variance. The expansion need not be necessary for the business’ survival. In Jenkintown Towing Service v. Zoning Hearing Board, 67 Pa. Commonwealth Ct. 183, 446 A.2d 716 (1982), this court, in discussing ex*91pansion to accommodate growth, quoted Ryan, Pennsylvania Zoning Law and Practice, §7.4.5 (1981):
The more difficult and more usual case involves expansion which is not essential to a continuation of the business but is needed to provide for its normal growth. There is no general principle which allows a growing business to expand at the expense of the requirements of the zoning ordinance. ... [A] rule which would prevent any increase in nonconforming businesses would place these at a competitive disadvantage.
Id. at 194-195, 446 A.2d at 722 (emphasis added).
Thereafter, in Jenkintown, this court concluded that “entitlement to a variance for expansion beyond those restrictions must be based upon a showing that the proposal involves a modernization or other revision essential to the continued viability of the business as distinguished from merely ‘taking advantage of the normal increase’ of the business.” Id. at 195, 446 A.2d at 722.
I would conclude from the preceding that taking advantage of the normal increase of the business, per se, would be insufficient to constitute a hardship. However, taking advantage of this normal increase in order to preserve the business’ viability, not as a going business, but rather as a competitor, would be sufficient to constitute a hardship.
Here, the trial court concluded that this expansion was necessary “to keep the business competitive and viable.” Bellosi v. Zoning Hearing Board of Clifton Heights Borough (No. 83-9966, filed November 28, 1984), slip op. at 7. I believe this is the correct standard and if supported by substantial evidence should be affirmed.