HomeMy WebLinkAbout96-03452
"
~
"
'i
~
~
, ",' \
~
I
)
"
,
",'
.'
"'-
...,
:)
d
,J
to
~
C'J
.
" .
0-;
.
...
\.)
IJ ,) I
~ J
..J '/'
.)-
...
~
,
~
)-
">-
, ~:
i
'i!'
, -
Ii-'
f')1
J.:
(,!'
G"
I:
"
,
,')
,'t,:
'J'
t :~J
l'-J
, ,
'"
1,..\
, )
i
s
--I,
~
~
l."!;
,
,
J
J
j
J
I
i;1
,1.
-17"'-.
''W
3
-,
,
lJJ
,(
"J t9
'--' rJ~ ,-)
0, u ~1:
oj III
:z tu Ifl p,
0 ., 0 ~. n,
~; C IJ; ,~ .(
,; "' n '--' OJ
0 .-, (Yo T- .' III
U t>. .' ,t: (Y. ,-, (11
f-< 1) 0 0 l' ~ J
tu Z 0, 01 :'< p,
0 tJ O. O. n
0 . ,( '_9 c>, .( "
[~ u ,( tu :z 0 .::
O.
(Yo ~. ,: H .-.
t:) 0 Z IY. '1:
0 Z ...: tJ ,': (.') ,,,
u ,( > [~ ,.J t) 0
'--' '--' lJJ :x: 0
[.oJ <Yo >- Z r.l~ III
:x: ") lJJ ~~ tj 0 '.J
f-< 01 Z !.oJ 7- a1
:c z IY. H I:'
(Y. Z "' 0
z
[ij 0
B~Hj ~
~U~~'I~
~ :z~~ '::
j ~ ~ t g
~ ~
en
"
.
Residential District subject to the off street parking
requirements of the Ordinance,
6. Appellant filed with the Board of the Borough of
Won\leysburg an application requesting a variance under Article
27 Section 13 regardil1g required off street parking spaces for a
professional office. The application was to permit Appellant to
operate his professional office with four (4) off street parking
spaces instead of five (5),
7. A hearing was held before the Board on April 30, 1996,
The Board rejected Appellant's application by Decision dated May
24, 1996. A true and correct copy of the Board's Decision is
attached hereto and made a part hereof as "Exhibit A".
8. The action of the Board in denying Appellant's
application was arbitrary, capricious, an abuse of discretion and
contrary to law in that.
(a) The Borough is estopped from denying the use
requested by Appellant;
(b) The Borough incorrectly accounted for the usable
square footage of Appellant's professional office I
(c) The Borough incorrectly applied Section 1304(4) to
Appellant's professional office; Section 1304(7) is the
applicable section to Appellant's professional office;
(d) The Borough incorrectly applied the legal standard
for the granting of a variance as set forth in the
IN TBIl HATTER. or
T!! APPLICATION OF
WAJUU!N STUMP!'
BE FOR.! THE ZONING BEARING BOARD
OF THE BOROUGH OF WORHLIlYSBURG
DICI8IOM or TBI WO~IT8BURa zOMIla HEARING BOaBQ
This mat.ter involvee the appeal of Warren Stumpf from the denial
by the Zoning Officer of his application to maintain a profe..ional
offioe at hi. property at 401 North Second Street. Thie property i.
located in the R-2 Residential D!e~rict. Prote..ional offioe~ are
permitted in thi. district subject to the off-atreet parking require-
ment. of the Zoning Ordinance. The zoning Officer determined that the
property did not meet these off-street parkin9 requiremente and denied
Hr. Stumpf'. request.
Pursuant to the ordinance, the matter was duly advertised and a
pUblio hearing wae held at the wormleyeburg Borough Ball on Wedne.day,
April 24, 1996, at 7100 P.M. Member. Panko (the Chair), Carey,
Sharples and Platt were present, repre.enting a quorum ot the Board,
and member Holcombe was abeent. Because the Board telt the need for
additional testimony, exhibit., and clarification, the hearing wae
continued until 7100 P.M., Wedneed&y, April 30, 1996, at the same
place, at which time and place the same members of the Board were
pr..ent.
Mr. Stumpf was not represented by couns.l and presented hi. own
caBe.
,
Be t.stitied that he propoeeD to operate an insurance agency
-1-
y.XlnnIT A
\
on the ptemi.llI., la1"9l11y "wholuale" in natul:e, .0 that few people
will be coming to the property - and looking for a place to park. At
the prellent time he hu three peruons, including him..l t, working on
the property, and h. .tatad that they do not all drive .eparate
eutomobJ.1u overy day.
Hi. Bxhlbit 1 Ihow. the equare footage and dimenaion. involved.
There are geO .quare foet of uaeable .pace on the fir.t and .eoond
floor.. 8e stated that the .~cond floor i. not being uBed, although
it provides the only bathroom in the building. The baeement would add
another 960 equare feet.
If we count geO square feet, the Zoning Ordinance would require
five parking places, one for each 200 equare feet or fraction thereof.
txhibit 2 showl the oonfiguration of the lot and the 100ation of
the improvement.. Ths four. parking places are to found in the 9ar4ge
and on the conorete driveway in front of the garage. The Zoning
Offioer stated that the resultant end-to-end doubl* parking doe. not
teohnically violate the Ordinance. It doe. appear that .ome backinq
out onto Elm Street would be necessary when the third and fourth car.
appear.
An examination of 2xhibit 2 reveals that there is nowhere to put
another parking place. 21m Street and Second street provide an ace...
rout. for traffic approaching the 848tbound entrance to the M. Harvey
Taylor Bridge from Front Street. Thos. are state highway. and thus
eubject to PennOot'. control of additional curb cute.
-2-
If Mr. Stumpf'. enterpri.e pro.perl he will eventually ne.d to
hire more people. Since mOlt people drive to work, the.e worker. will
b. looking for parkinq epae'lI in the neighborhood, II neighborhood
alr..dy den.ely peopled and automobi~.d. A local resident expr....d
thi. thought with coneiderabl" fervor and urged the Board to .uphold
the Ordin.nce..
A real e.t.te hroker, pre8umably the one who lold Hr. Stumpf the
prop.rty, teetitied that it would now be difficult to 1.11 thie
property al a eingle family reeidenco. No data were offered to
lupport thi8 propoeition, but we gather that the 8elling difficulty
would rlllult from density, parking probhmn, and traffic, .11 of which
lllilitate .galn8t Mr. Stumpf'8 propoe1Hon.
w. have carefully review.d the various requirem.nts for a vari-
anc. u ..t forth in the Hunicipalitiee Planning Code and the Ordi-
nance. We do not find the e.sential. nece~lllry to eupport the argu-
ment for an .unnec....ry hard8hip.. Even it we were to tind lueh,
there .r. obviou. coneideratione compelling us to deny Hr. Stumpf',
r.qu..t. Th. .r.a i. congested, there i. no place on the lot to make
any mora parkin'il' place., .nd there will be an inev 1 table oonstant
etream of traffic pessing by the property, and by the autQmobilee
parked there, seeking entrance to . major bridge acroes the Susqueh.-
nna River. Thee. factors rale. question. of public safety too criti-
cal tor u. to overlook. We believe that t.ho beet interests of the
publio require UI to deny Hr. Stumpf'e request and to requiro the
literal .nforcement ot the Ordin.nce.
-3-
~ JA ~J ef~V'.~Y\ PhM ~ff
Cu....'(v~'L.-eO"',l"\.1:O C-<-t.t- r~ ,G~c;t.
-- -. .. u_s" _, "
~-~, -i? ~~~ ~-~rvf-
VS,
~4~L~~~~
'Ytc. \.9~G ~ O:'J "'1-5 Z
~ 0...<:. ~"'Y\ - to...u...J.
~_~V~""'''f~~~
~ (9 ~ ....e~/'L~t<. )')1 ~Q
'i /'1'\
~~~ .~ ~d~
~-'Y\~C9 f ~~-~
-
iJtih: ~ If)99G
~~Q,~~
"g~ k. 'm~
'S+e'Yl i tl~. .M 0 II) f'ro se
518~~t!-C~~&
~~PAI7043
.G>~ :J.717)_1'3~~___
, 17 \
' '11""'" r( , \
~r~ ( d ,,r ~.::'~_..'~ _1._ ,,\='_' !'. _ ' (" , I. "
~ 'r(, 'YY1.:r12S< J <l..J~4-~~~ ~~
~"nR-'l ~;(~ ~~~ i k4~~~
~nb2. 19(0 ll~ JUl~<,~~~ t;;-
~}-/~ ~p ~~Jl of
~ ~~ ?"c-->1 ~U"--u--'2-~, ~ ~,
~l 1lJ.~/n ~tu-,~ 1 ~ 1) ~
~ ',~-a-~~ciJJk~
<9f of -<L ~rd p ~
C9'~~d4-01~~
~I'~AC~~~~'(~~'
'm ~Q ~ -o...-v,.A.-~~f ~ .~ ~
04 ~ ~f.Q~ ~(~~ ;t(AA ~ of ~ ~
-~\;&.;. ~~ <f-A~~
-fa-~~;tfk. ) ,tf,~~~. ~
~'t1u.~ ;t~ ...~1 _ ,,~~y\...,:~~
:J~ ~ .~~~ A.e-(l~;e, ~~~
~....v-aJ'U..~QI ;t~-'\.J2 ~~ ~f'~
~ --~. ~f ~ ~lL..f'~~ ~ ~
M .,A-C~"Jl!. , "J -eJJ. ~ c~ ~ '-Vn
~(l ~ ~,JjJ(Q. .p ,~. "J4+~
~~ ~fU~ ~~~~~J~
1.
~', ~ f'l-V'Y~./J AJ.A.JI. ~ ~
~--ru-~.AA ~. .-c~,~ ~'t1
--Bu.'~l. .~ ~(!.vl'
~ ). ~n _ '
~'l.) '~-<1ff-~A.A:.o.-d ~ ~ Ar~~
~ ~Y\ .~ ~.1 ~--f~~
~ ~);. <v~~QJ).-'d -~':I~~ ~
~ ~J.~~~ . -<>- ~)I f~~ -f_Co---.'I , .'
A. ~t0-"t4..J .~..dA~2\~<l~J{ OA ~ ~~ ~,~'" ~
rj ~ ~t~/PVY) -f'~' .. ~ ~~~~
~~, ~ h ~~. 4r;J),.C~~~'
ld ~ .~_" ,~R. '
:J ~ O-(Lf.floil ~;eQ:1. ~t.J ~ ~ of ;W..u.
W~j( ~j)~~ ~';Uu--e~~Ic~
12-.n .~ ~-,;....~ -'V2<JA.-dY\...0:
V"'. Ov.~ ~
~. J~ '~~,('-4~-F- ,~~,~
~ ~,~ ~~ '-fJ4n~
~~ ~fiJ2 ~ -c'Q4J.ka;~ ~J2Q/Y~~'
~, J~ .:1 ~ ..Nvl ;t~ ~.~
tt).}"02.o. .cf 4 n , ~~,J) A ,C<hY\- .. ,
~I ..c.Jl-. ~ ~ ~ ~
~ ;t.~ A"f\... ~.~~ ~
~.Q /\.Q..<Lt..~~ ~ ~ ~ ~
~ ~~,.~.
R.
;5, "J ~ ~ .-e~~ of ,<J-nA (I } ...v.Q.~>lo.
~ 4 ,~ .,A.~JI'~+-.~ -a..RQ~ ~~eIl.
.A.?-.t?,~C~ ~ -A~'" / ..t&~ -o.,--r~~ ~cz.
~ ~ ~~I.\!J) I --~ ~t'\ ~ ;tL..
"R- ~ ~ I -fl-....,-;f- .~'" .~ ~~'I.R ~ ~-(.~I .~
~~ j ~ J ~'V'L ~4 ..vi" J Jl.t~.
4.:14 ~\..~,-<1~ ~Q,d
.-vJ..~ ~ ~ ~ -A~~~ .~
~ .-Re.)~~~ ~'":""~~~
~~ ~ ~ rJu1.u~~
~o.A ~1.-1l-~1 ~ ~ ~.
. . ~~~ ~~~.
S. ~ ~"'~ ,~ ~'J~~"1
;:~~~~~<-~
j;, ""~.J-'~~>l.'J-.i& ~"'J (IO.)~
N~~ ,~_~ ~~.
. fiJ~~1 ~ 6~ -l1f' ~
AA~.-a~-'~1~'.~ .
~ ~~~~~ ~ AJ2X -~~~
~ ~j) .~~J -~~\
--,?-<.>-Q.~) ~ _.~-'\..Q .----nc-<.<tQ, ~~ flh '(t. -f..
~' ,l ~-u-Y-lV'VQ)
~~~~ " ~~~~)
~ ;/l(" ~\<i' 24< ~ .-Q
3.
...
:1
:1
"
&
I
,
,
_CompIIt,lIeme IlIldIOI 2 101' IddlI!onIIMtVlcH.
tCQfnpl...111IM 3, ~., and "b.
.Pri.... VOO' naml and add'... on the "vetil ofllll. tDtm ~ that w. can '11IMn thl.
C&td IQ )'Ou,
I NtItlCh 'hl.lonn 10 the front of the mtlllpl.cl. 01' on the bid&. II "'let do.. no!
po",,' ,
IWnl.'R.,um RJH>>jp( R.,qUNIId' on thl malIP'teI bMow lht tl1ld. numbet.
.The Aelum Rtclipt ~N .how 10 Yftlom tilt .,lid, WI' dtllv".d IW\d thl dll.
dejIYtl'ed.
3, 10:
Zon tng lIearil1g BOilrd Of The
BorcAlgh of Wonnleyeburg
20 Market Street
Wonnleyeburg. Penna. L 7043- L 396
DlI c.rtlned
B, Received By: (Print Neme)
"'IUllted
.
,
.
-"
,
J,;' I
1"
"I:
\
"'l
"- I
, u M
;'-"- y
',I' ~l
~, fI
.
.,. !,
14
,
't,; r
-'
,
,,' r
I
,~' I I
, }
.~. "
,- ':1,
/
I .,
1111 ~s
" ,.
I' I .
'--
,
( " 1
y.
I,': ',' , .;j
(/I .
, .,',)
I ~, '1,1.;
" ,
II, lil j
() ", ~-J