412 Pa. 332 | Pa. | 1963
Opinion by
This appeal challenges the validity of zoning ordinances 151 and 155 of Whitemarsh Township, Montgomery County. The court of common pleas sustained both enactments.
Ordinance 151, enacted January 25, 1962, amended the townships’ general zoning ordinance to authorize, for the first time, a residential “Apartment House District.” This ordinance set forth specific criteria to be met by apartment house construction in an area rezoned to the new classification. However, no specific area on the zoning map was designated “Apartment House District.” On March 8, 1962, less than six weeks later, the township supervisors amended the general zoning ordinance and the zoning map so as to rezone from “A Residential” to “Apartment House District” a strip of land on Ridge Pike, east of Spring Mill Road.
Appellants, neighboring land owners, appealed to the zoning board of adjustment from the issuance of a building permit for construction of apartment houses in the newly rezoned district. The board concluded that it had no authority to pass upon the validity of the two ordinances and affirmed the issuance of the permit. This appeal arises from the affirmance by the court of common pleas of the board’s action.
In the instant case, the new classification was established and the zoning map amended within a very short period of time. Under the rules of statutory construction which are likewise applicable to ordinances, see Cloverleaf Trailer Sales Co. v. Pleasant Hills Borough, 366 Pa. 116, 76 A. 2d 872 (1950); Philadelphia v. Phillips, 179 Pa. Superior Ct. 87, 116 A. 2d 243 (1955); these ordinances should be read together as one enactment. See Statutory Construction Act, May 28, 1937, P. L. 1019, §62, 46 P.S. §562. So construed, ordinances 151 and 155 do not create the “floating zone”, anchored only upon case by case application by landowners, which we struck down in Eves. While it is true that the change here was made upon request
Appellants further contend that the ordinances in question were not passed in accordance with a comprehensive plan as required by The Second Class Township Code
The declaration of intent which introduces ordinance 151, quoted in the margin,
Appellants argue that mere compliance with the statutory requirements is, in this instance, insufficient, since the township’s general zoning ordinance specifically defines “comprehensive plan”. They assert that a separate document or report outlining future goals in the nature of a master plan is required by the ordinance, and such a document does not exist. However,
The court below, in examining prior zoning enactments in Whitemarsh Township, observed, “. . . Section 1302 of the Zoning Ordinance of 1957 [not here involved] provides that in Shopping Center Districts ‘the development shall be consistent with the comprehensive plan upon which this Ordinance is based. . . .’ . . . Obviously the comprehensive plan referred to in Section 1302 is one and the same as the plan embodied in the Ordinance of 1957, no other plan being shown to exist.” Thus, it is clear that the supervisors do not equate the comprehensive plan with a master plan. And surely, appellants cannot contend that once formulated, a comprehensive plan may not be amended or changed.
Therefore, it is our conclusion that the enactment of ordinances 151 and 155 was in accordance with a comprehensive plan as required by The Second Class Township Code and by the general zoning ordinance.
It is also argued that ordinance 155 is invalid because the applicant for the zoning change effected by that ordinance failed to comply with procedural requirements of the general zoning ordinance and of ordinance 151. This contention, too, is devoid of merit. Ordinarily, when an area is to be rezoned to a lower use classification, the general zoning ordinance requires that an applicant for the change submit a time schedule for construction and a detailed site plan. Appellants urge that these documents are required in order to inform the supervisors and the public when and how the land would be developed. However, ordinance 151, by its own provisions, has made
We find no basis for disturbing the decision of the court below.
Order affirmed.
The court below properly held that Section 20 of ordinance 151 was invalid and severable from the valid portions of that ordinance.
Act of May 1, 1933, P. L. 103, §2003, added July 10, 1947, P. I/. 1481, §47, 53 P.S. §67003.
See note 2 supra.
Act of May 4, 1927, P. L. 519, §3303, added 1947, July 10, P. L. 1621, §93, 53 P.S. §48303.
“The purpose of establishing planned apartment districts shall be to encourage the logical and timely development of land for apartment purposes in accordance with the objectives, policies, and proposals of the (Comprehensive or General) Plan for the community; to permit a variety of housing to the landscape which conforms to the interest of the (Comprehensive or General) plan and zoning ordinance; to assure the suitable design of the apartment in order to protect the surrounding environment of adjacent and nearby neighborhoods; and to ensure that the proposed development will constitute a residential environment of sustained desirability and stability and not produce a volume of traffic in excess of the capacity for which access streets are designed. The protective standards contained in this Article are intended to minimize any adverse effect of the apartment on nearby property values.”