The procedures set forth in this article shall constitute the exclusive mode for securing review of any decision rendered pursuant to Article X or deemed to have been made under this chapter.
A.Â
All appeals from all land use decisions rendered pursuant to Article IX of the Municipalities Planning Code[2] shall be taken to the Court of Common Pleas of the judicial district wherein the land is located and shall be filed within 30 days after entry of the decision as provided in 42 Pa.C.S.A. § 5572 (relating to time of entry of order) or, in the case of a deemed decision, within 30 days after the date upon which notice of said deemed decision is given as set forth in § 350-51K of this chapter. It is the express intent of the General Assembly that, except in cases in which an unconstitutional deprivation of due process would result from its application, the thirty-day limitation in this section should be applied in all appeals from decisions.
[2]
Editor's Note: See 53 P.S. § 10901 et seq.
B.Â
Challenges
to the validity of a land use ordinance raising procedural questions
or alleged defects in the process of enactment or adoption shall be
raised by appeal taken directly to the Court of Common Pleas of the
judicial district in which the municipality adopting the ordinance
is located in accordance with 42 Pa.C.S.A. § 5571.1 (relating
to appeals from ordinances, resolutions, maps, etc.).
A.Â
This section
shall apply to all appeals challenging the validity of a land use
decision on the basis of a defect in procedures prescribed by statute
or ordinance.
B.Â
Except
as otherwise provided in Section 108 of the Municipalities Planning
Code,[2] all appeals challenging the validity of a decision solely on the basis of a defect in procedure shall be filed within the time period provided in § 350-64A, unless a party establishes each of the following:
(1)Â
That the person filing the appeal had insufficient actual or constructive notice of the decision to permit filing an appeal within the time period provided in § 350-64A. Notice of a hearing prior to the entry of a decision in accordance with § 350-51A, notice of a decision in accordance with § 350-51L or notice of a deemed decision provided in accordance with the Municipalities Planning Code shall establish constructive notice as a matter of law in any appeal under this section.
[2]
Editor's Note: See 53 P.S. § 10108.
C.Â
Appeals
under this section shall only be permitted by an aggrieved person
who can establish that reliance on the validity of the challenged
decision resulted or could result in a use of property that directly
affects such person's substantive property rights.
D.Â
No decision
challenged in an appeal pursuant to this section shall be deemed void
from inception, except as follows:
(1)Â
In the case of an appeal brought within the time period provided in § 350-64A, the party alleging the defect must meet the burden of proving that there was a failure to strictly comply with procedure.
(2)Â
In the case of an appeal exempt from the time period provided in § 350-64A or brought pursuant to Section 108 of the Municipalities Planning Code,[3] the party alleging the defect must meet the burden of
proving that, because of the alleged defect in procedure alone:
(a)Â
The public was denied notice sufficient to permit participation in
the proceedings prior to the entry of the decision to the extent such
participation was authorized by statute or ordinance; or
(b)Â
Those whose substantive property rights were or could be directly
affected by the entry of the decision were denied an opportunity to
participate in proceedings prior to the entry of the decision.
[3]
Editor's Note: See 53 P.S. § 10108.
E.Â
Substantial compliance with notice of a hearing required prior to the entry of a decision in accordance with § 350-51A shall establish notice adequate to permit public participation as a matter of law in any appeal under this section.
F.Â
An adjudication
that a decision is void from inception shall not affect any previously
acquired rights of property owners who have exercised good faith reliance
on the validity of the decision prior to the determination.
A.Â
Land use appeal notice. Land use appeals shall be
entered as of course by the Clerk of Judicial Records upon the filing
of a land use appeal notice which concisely sets forth the grounds
on which the appellant relies. The appeal notice need not be verified.
The land use appeal notice shall be accompanied by a true copy thereof.
B.Â
Writ of certiorari. Upon filing of a land use appeal,
the Clerk of Judicial Records shall forthwith, as of course, send
to the Borough Council, board or agency whose decision or action has
been appealed, by registered or certified mail, the copy of the land
use appeal notice, together with a writ of certiorari commanding said
Borough Council, board or agency, within 20 days after receipt thereof,
to certify to the court its entire record in the matter in which the
land use appeal has been taken, or a true and complete copy thereof,
including any transcript of testimony in existence and available to
the Borough Council, board or agency at the time it received the writ
of certiorari.
C.Â
Appellant other than landowner. If the appellant is
a person other than the landowner of the land directly involved in
the decision or action appealed from, the appellant, within seven
days after the land use appeal is filed, shall serve a true copy of
the land use appeal notice by mailing said notice to the landowner
or his attorney at his last known address. For identification of such
landowner, the appellant may rely upon the record of the Borough and,
in the event of good faith mistakes as to such identity, may make
such service nunc pro tunc by leave of court.
D.Â
Stay of proceedings.
(1)Â
Petition for stay by appellants. The filing of an
appeal in court under this section shall not stay the action appealed
from, but the appellants may petition the court having jurisdiction
of land use appeals for a stay.
(2)Â
Landowner's petition for appellant to post bond. If
the appellants are persons who are seeking to prevent a use or development
of the land of another, whether or not a stay is sought by them, the
landowner whose use or development is in question may petition the
court to order the appellants to post bond as a condition to proceeding
with the appeal.
(3)Â
Hearing to determine if filing of appeal is frivolous.
After the petition for posting a bond is presented, the court shall
hold a hearing to determine if the filing of the appeal is frivolous.
At the hearing, evidence may be presented on the merits of the case.
It shall be the burden of the landowners to prove the appeal is frivolous.
After consideration of all evidence presented, if the court determines
that the appeal is frivolous, it shall grant the petition for posting
a bond. The right to petition the court to order the appellants to
post bond may be waived by the appellee, but such waiver may be revoked
by him/her if an appeal is taken from a final decision of the court.
(4)Â
Petition for granting bond if petition is frivolous.
The question of the amount of the bond shall be within the sound discretion
of the court. An order denying a petition for bond shall be interlocutory.
An order directing the respondent to the petition for posting a bond
to post a bond shall be interlocutory.
(5)Â
Appeal by respondent to petition for granting bond.
If an appeal is taken by a respondent to the petition for posting
a bond from an order of the court dismissing a land use appeal for
refusal to post a bond, such responding party, upon motion of petitioner
and after hearing in the court having jurisdiction of land use appeals,
shall be liable for all reasonable costs, expenses and attorney fees
incurred by petitioner.
Within the 30 days first following the filing
of a land use appeal, if the appeal is from a board or agency of the
Borough, the Borough and any owner or tenant of property directly
involved in the action appealed from may intervene as of course by
filing a notice of intervention, accompanied by proof of service of
the same, upon each appellant or each appellant's counsel of record.
All other intervention shall be governed by the Pennsylvania Rules
of Civil Procedure.
A.Â
If, upon motion, it is shown that proper consideration of the land use appeal requires the presentation of additional evidence, a judge of the court may hold a hearing to receive additional evidence, may remand the case to the body, agency or officer whose decision or order has been brought up for review or may refer the case to a referee to receive additional evidence, provided that appeals brought before the court pursuant to § 350-61, Validity; substantive questions, shall not be remanded for further hearings before any body, agency or officer of the Borough.
B.Â
If the record below includes findings of fact made
by the Borough Council, board or agency whose decision or action is
brought up for review and the court does not take additional evidence
or appoint a referee to take additional evidence, the finding of the
Borough Council, board or agency shall not be disturbed by the court
if supported by substantial evidence.
C.Â
If the record does not include findings of fact or
if additional evidence is taken by the court or by a referee, the
court shall make its own rulings of fact based on the record below
as supplemented by the additional evidence, if any.
A.Â
Powers of the court in land use appeals. In a land
use appeal, the court shall have the power to declare any ordinance
or map invalid and set aside or modify any action, decision or order
of the Borough Council, agency or officer of the Borough brought up
on appeal.
B.Â
Order of approval of development or use. If the court
finds that an ordinance or map, or a decision or order thereunder,
which has been brought up for review unlawfully prevents or restricts
a development or use which has been described by the landowner through
plans and other materials submitted to the Borough Council, agency
or officer of the Borough whose action or failure to act is in question
on the appeal, it may order the described development or use approved
as to all elements or it may order it approved as to some elements
and refer other elements to the Borough Council, agency or officer
having jurisdiction thereof for further proceedings, including the
adoption of alternative restrictions, in accordance with the court's
opinion and order.
C.Â
Additional court hearings.
(1)Â
Upon a motion by any of the parties or upon motion
by the court, the judge of the court may hold a hearing or hearings
to receive additional evidence or employ experts to aid the court
to frame an appropriate order. If the court employs an expert, the
report or evidence of such expert shall be available to any party
and he/she shall be subject to examination or cross-examination by
any party. He/she shall be paid reasonable compensation for his/her
services which may be assessed against any or all of the parties as
determined by the court.
(2)Â
The court shall retain jurisdiction of the appeal
during the pendency of any such further proceedings and may, upon
motion of the landowner, issue such supplementary orders as it deems
necessary to protect the rights of the landowner as declared in its
opinion and order.
D.Â
Definitive relief for development or use. The fact
that the plans and other materials are not in a form or are not accompanied
by other submissions which are required for final approval of the
development or use in question or for the issuance of permits shall
not prevent the court from granting the definitive relief authorized.
The court may act upon preliminary or sketch plans by framing its
decree to take into account the need for further submissions before
final approval is granted.