TRDS 441 Hector Associates, LP v. Conshohocken ZHB ( 2023 )


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  •            IN THE COMMONWEALTH COURT OF PENNSYLVANIA
    TRDS 441 Hector Associates, LP,                 :
    Appellant                       :
    :
    v.                               :
    :
    Conshohocken Zoning Hearing                     :    No. 1316 C.D. 2022
    Board                                           :    Argued: June 5, 2023
    BEFORE:        HONORABLE ANNE E. COVEY, Judge
    HONORABLE MICHAEL H. WOJCIK, Judge
    HONORABLE CHRISTINE FIZZANO CANNON, Judge
    OPINION NOT REPORTED
    MEMORANDUM OPINION BY
    JUDGE COVEY                                                   FILED: July 3, 2023
    TRDS 441 Hector Associates, LP (Appellant) appeals from the
    Montgomery County Common Pleas Court’s (trial court) October 17, 2022 order
    denying its appeal from the Conshohocken Borough (Borough) Zoning Hearing
    Board’s (ZHB) October 18, 2021 order (ZHB Order) that granted property owner
    Jeronimos LLC (Jeronimos) a special exception for real property located at 424 East
    Elm Street in the Borough (Property). Appellant presents four issues for this Court’s
    review: (1) whether the trial court erred by finding that the ZHB properly permitted
    Jeronimos to amend the proposed purchaser’s special exception application
    (Application) to add itself as a co-applicant or substitute applicant, rather than
    concluding that a new application had been submitted; (2) whether the trial court
    erred by concluding that Appellant waived the issues related to the ZHB’s decision
    permitting the Application’s amendment; (3) whether the ZHB1 erred by finding that
    1
    Appellant’s issues refer to whether the trial court erred; “[o]ur standard of review,
    however, pertains to whether the [ZHB], not the trial court, erred or abused its discretion.” In re
    Brickstone Realty Corp., 
    789 A.2d 333
    , 338 n.2 (Pa. Cmwlth. 2001).
    the Application was timely filed; and (4) whether the ZHB erred by finding that
    Jeronimos met its burden of proving that the new nonconforming use was no more
    detrimental than the existing nonconforming use. After review, this Court affirms.
    Fiona Jamison (Jamison) owns Jeronimos, a real estate holding
    company that owns the Property. The Property, which Jeronimos acquired in 2007,
    and is located in the Borough’s BR-2 residential zoning district, is improved with a
    two-story building containing approximately 4,000 square feet per story. The
    Property has 18 on-site parking spaces and, through an easement, exclusively uses 3
    spaces on Appellant’s Property and has access to an additional 29 spaces on
    Appellant’s Property (Easement) (collectively, Parking Area). Appellant owns the
    adjacent property at 441 East Hector Street (Appellant’s Property) that is burdened
    by the Easement. In 2005, the ZHB had granted the Property’s former owner a
    special exception under the Borough of Conshohocken Zoning Ordinance (Borough
    Code)2 to change the then-existing nonconforming contractor office and warehouse
    on the first floor to a nonconforming fitness/wellness center and related offices.
    Following Jeronimos’ purchase of the Property, the first floor remained a wellness
    center and yoga studio, and Jamison used the second floor to operate her own
    employee research company.
    On June 24, 2021, S.K. Elm LLC (SK Elm) filed the Application with
    the ZHB, identifying itself as the Property’s equitable owner. The Application
    proposed no change to the second-floor office space, but requested a special
    exception to change the nonconforming wellness center/yoga studio on the first floor
    to a mix of warehouse/storage, equipment service/maintenance, and related support
    and office space. The ZHB held a hearing on July 19, 2021, during which Appellant
    appeared, obtained party status, and requested a continuance so it could review the
    2
    Borough of Conshohocken, Pa., Borough Code 6-2001, as amended, §§ 27-101 - 27-2211
    (2001).
    2
    Application further. Jamison was also granted party status at the July ZHB Hearing.
    See Reproduced Record (R.R.) at 27a-28a. The ZHB continued the hearing until
    August 16, 2021.
    In the interim, SK Elm withdrew from its proposed Property sales
    agreement with Jeronimos. At the August 16, 2021 hearing (August ZHB Hearing),
    at Jeronimos’ request, the ZHB agreed to amend the Application to substitute
    Jeronimos as the applicant. Jamison and traffic engineer, Frank Tavani (Tavani),
    testified on Jeronimos’ behalf. Michael Barrist (Barrist), Appellant’s owner, and
    Anthony Rufo (Rufo), a tenant at Appellant’s Property and former owner of both the
    Property and Appellant’s Property, testified on Appellant’s behalf. At the August
    ZHB Hearing’s conclusion, the ZHB continued the matter to September 13, 2021
    (September ZHB Hearing), to permit the parties to submit proposed findings of fact
    and conclusions of law. At the September ZHB Hearing, the matter was adjourned
    until October 18, 2021 (October ZHB Hearing).
    At the October ZHB Hearing, the parties presented their closing
    arguments. Thereafter, the ZHB voted to approve the Application. Appellant filed
    a timely appeal to the trial court, and Jeronimos and Jamison intervened. The ZHB
    issued its written decision on December 2, 2021, from which Appellant filed a
    supplemental notice of appeal.             On October 17, 2022, the trial court denied
    Appellant’s appeal. Appellant appealed to this Court.3, 4
    3
    “Where, as here, the trial court takes no additional evidence, our scope of review is limited
    to determining whether the [ZHB] committed an abuse of discretion or an error of law.” PAJ
    Ventures, LP v. Zoning Hearing Bd. of Moore Twp., 
    225 A.3d 891
    , 896 n.2 (Pa. Cmwlth. 2020).
    4
    On February 1, 2023, Jeronimos sold the Property to OPS Realty Holding, LLC (OPS).
    On February 3, 2023, OPS filed a motion to substitute itself for Jeronimos and Jamison. On
    February 9, 2023, this Court granted the motion and ordered that OPS be substituted for Jeronimo
    and Jamison as a party in this appeal. This Court herein references Appellee applicant as
    Jeronimos for clarity.
    3
    This Court first addresses Appellant’s contention that the trial court
    erred by holding that Appellant waived any objection to the ZHB’s decision to
    substitute Jeronimos as applicant, because Appellant failed to timely raise the issue.
    Appellant argues that Jeronimos’ request to be added as a co-applicant effectively
    constituted the Application’s withdrawal and the submission of a new application
    (Jeronimos’ Application). Appellant asserts that it objected “at the appropriate time
    when it was ‘apparent’ that Jeronimos intended for [] Jeronimos[’] Application to be
    considered as an amendment or as Jeronimos having filed the same as a co-applicant
    with SK Elm for the purposes of circumventing Borough Code requirements.”
    Appellant Br. at 27. Appellant argues that
    [i]t was during [the closing arguments stage at the October
    ZHB Hearing] where Jeronimos’[] counsel first clarified
    that [] Jeronimos[’] Application was piggybacking on the
    procedural measures complied with under the SK Elm
    Application. [See] R[.]R[. at] 166a at 15-19 (where,
    contrary to mixed office warehouse use proposed in the []
    Application, counsel clarifies that Jeronimos intends to
    use the space for its own office use).
    Id. at 28. Jeronimos retorts that the trial court properly held that Appellant’s failure
    to timely raise the issue resulted in waiver.
    This Court has explained:
    “If parties do not request that the trial court hear additional
    evidence, they waive arguments which were not raised
    before the [ZHB].” Soc’y Created to Reduce Urban Blight
    v. Zoning Bd. of Adjustment, 
    804 A.2d 116
    , 119 (Pa.
    Cmwlth. [2002]). . . . “This approach ensures that the
    fact[-]finder has a full opportunity to create a reviewable
    record on all issues.” 
    Id.
    Barnabei v. Chadds Ford Twp. Zoning Hearing Bd., 
    118 A.3d 17
    , 23 (Pa. Cmwlth.
    2015); see also Section 753(a) of the Local Agency Law, 2 Pa.C.S. § 753(a) (“[I]f a
    full and complete record of the proceedings before the [local] agency was made[,]
    4
    such party may not raise upon appeal any . . . question not raised before the agency
    . . . unless allowed by the [trial] court upon due cause shown.”).
    Further, the law is well established that “a party has a duty to preserve
    an issue at every stage of a proceeding . . . [and] also must comply with the general
    rule to raise an issue at the earliest opportunity.” Campbell v. Dep’t of Transp.,
    Bureau of Driver Licensing, 
    86 A.3d 344
    , 349 (Pa. Cmwlth. 2014) (emphasis added).
    “Issues not raised at the earliest possible time during a proceeding are waived.”
    City of Phila. v. DY Props., LLC, 
    223 A.3d 717
    , 723 (Pa. Cmwlth. 2019) (bold and
    underline emphasis added) (quoting Grever v. Unemployment Comp. Bd. of Rev.,
    
    989 A.2d 400
    , 402 (Pa. Cmwlth. 2010));5 see also Liberties Lofts LLC v. Zoning Bd.
    of Adjustment, 
    182 A.3d 513
     (Pa. Cmwlth. 2018) (where additional evidence was
    not offered to the trial court, the trial court properly found an issue waived because
    it was not raised before the zoning hearing board, was not raised in the party’s initial
    brief to the trial court, and was first raised by the party in oral argument to the trial
    court).
    At the August ZHB Hearing, Jeronimos’ counsel sought permission to
    amend the Application for Jeronimos to be a co-applicant because SK Elm had
    withdrawn from the proposed agreement to purchase the Property:
    [Jeronimos’ Counsel]: . . . . I made an application on behalf
    of SK Elm[] . . . .
    When we filed the [A]pplication, [] Jamison, who is the
    sole member of [sic] the owner of the [P]roperty, entered
    her appearance on her behalf, on behalf of the owner. So[,]
    I wrote to -- I’ve spoken with [] Jamison since that time,
    and I wrote to [ZHB Chairman Richard D.] Barton [(ZHB
    Chairman Barton)] entering my appearance on behalf of
    the owner, Jeronimos[]. [It has] standing under the
    5
    Grever was superseded on other grounds by Pa.R.A.P. 1513(d), as recognized in Morgan
    v. Unemployment Comp. Bd. of Rev., 
    108 A.3d 181
     (Pa. Cmwlth. 2015).
    5
    [Pennsylvania Municipalities Planning Code,6] and I
    would ask that the [A]pplication be amended to reflect
    Jeronimos as a co-app[licant].
    [Borough Solicitor]: And Jeronimos . . . was listed as the
    owner of record on the zoning hearing notice that was sent
    out and mailed out.
    [Jeronimos’ Counsel]: Yes.
    [Borough Solicitor]: And[] [Jeronimos’ Counsel], to
    clarify, has any of the zoning relief changed at all?
    [Jeronimos’ Counsel]: No, it’s the same exact request.
    There is [sic] -- the [P]roperty is nonconforming, and the
    [A]pplication is to change the first[-]floor use from a
    wellness/yoga center to [sic] office, which was the use
    back in 2005. I think [ZHB Chairman] Barton referenced
    in one of the exhibits in the record is that prior special
    exception.
    [Borough Solicitor]: And, [ZHB Chairman Barton],
    hearing that and reviewing documents, I would feel
    comfortable proceeding with the applicant now being
    Jeronimos [], rather than SK Elm [].
    [ZHB Chairman Barton]: I will agree[,] and we should
    proceed.[7]
    R.R. at 55a-56a (emphasis added).
    Appellant made no objection in response to Jeronimos’ request or the
    ZHB’s granting of the request at any time during the August ZHB Hearing,
    notwithstanding that Appellant was permitted to and, in fact did, present witnesses
    and evidence opposing the Application. Nor did Appellant’s counsel object to any
    evidence Jeronimos offered. Notwithstanding that Appellant contends it was unclear
    6
    Act of July 31, 1968, P.L. 805, as amended, 53 P.S. §§ 10101-11202.
    7
    Notwithstanding this exchange wherein the ZHB agreed to “proceed[] with the applicant
    now being Jeronimos [], rather than SK Elm [][,]” R.R. at 56a, in its decision, the ZHB stated:
    “The Application was originally submitted by . . . SK Elm []. Thereafter, SK E[lm] [] withdrew
    as the [a]pplicant and the owner of the [Property], Jeronimos [] became the sole applicant for
    relief.” R.R. at 14a.
    6
    until closing arguments at the October ZHB Hearing that Jeronimos effectively
    sought to substitute itself for SK Elm as the applicant, Appellant’s counsel did not
    object to the Application when Jamison testified at the August ZHB Hearing that SK
    Elm had “pulled out” as a proposed buyer of the Property and the ZHB substituted
    Jeronimos for SK Elm as the applicant. R.R. at 81a. Rather, Appellant’s counsel
    presented substantive objections to the Application, but made no objection as to who
    was the applicant. At the August ZHB Hearing’s conclusion, the matter was
    continued to the September ZHB Hearing.
    At the September ZHB Hearing, the matter was adjourned until October
    18, 2021, because only four ZHB members could attend. Although present at the
    September ZHB Hearing, Appellant’s counsel did not raise any objection to the
    Application’s amendment or any previously admitted evidence.
    At the October ZHB Hearing, the parties made closing arguments. The
    closest Appellant’s counsel came to raising an issue about the Application came at
    the end of his argument, when he stated:
    And, last, but certainly not least, the fact that there was this
    new application submitted in August, August 16th of this
    year, with virtually no details as to what the actual new
    nonconforming use was supposed to be, no application, no
    drawings, no business details, no descriptions, virtually
    the polar opposite of the initial [A]pplication that was filed
    in June by SK Elm before that was abandoned, it
    unnecessarily puts the burden on the [ZHB] to try to make
    an evaluation as to whether this would violate the 2006
    [E]asement or the [B]orough [C]ode restricting the
    definition required to meet the criteria for a special
    exception.
    R.R. at 169a. Notably, Appellant’s counsel did not object to the amendment, did
    not suggest the Application was untimely, and did not raise any other
    procedural objection. However, without any foundation, Appellant’s counsel
    7
    appears to assert that the Application was withdrawn and no application or a new,
    purportedly incomplete application, was filed.
    The trial court explained:
    [A]ppellant waived any challenge to the ZHB’s decision
    to permit amendment of the [A]pplication to install
    Jeronimos as a co-applicant. As the ZHB noted in its brief,
    [A]ppellant did not object at the August [ZHB H]earing
    when the amendment was requested and approved. [The
    trial] court’s review of the record did not reveal a timely
    objection. Indeed, [A]ppellant does not appear to assert in
    [its] brief or reply brief filed in this [trial] court that it
    raised a timely objection to Jeronimos becoming a co-
    applicant. As such, [A]ppellant did not properly preserve
    this claim for [the trial] court’s review[,] and it should not
    be heard now on further appeal to challenge the ZHB’s
    decision to permit Jeronimos to pursue the original
    [A]pplication as a co-applicant. See Segal v. Zoning
    Hearing B[d.] of Buckingham Twp., 
    771 A.2d 90
    , 94 (Pa.
    Cmwlth. 2001) (argument not raised before [the zoning
    hearing] board is waived on appeal).
    Trial Ct. Op. at 5, R.R. at 358a (citation and footnote omitted).8 This Court agrees
    with the trial court’s reasoning.
    Appellant had more than adequate notice at the August ZHB Hearing
    that Jeronimos was requesting to be a co-applicant, and that SK Elm had withdrawn
    from the Property’s proposed agreement of sale. Nonetheless, Appellant did not
    object to the Application’s amendment at the August ZHB Hearing, the September
    ZHB Hearing, or the October ZHB Hearing, and it did not raise the argument that
    the Application had been withdrawn and no application or a separate Jeronimos’
    Application had been filed until Appellant concluded its closing arguments.
    Accordingly, Appellant waived any objection to the Application’s amendment.
    8
    In a footnote, the trial court acknowledged that “[t]he return of record filed with the [trial]
    court appears to be missing pages six and seven from the transcript of the [October ZHB Hearing],
    during which counsel for the parties were making closing arguments.” Trial Ct. Op. at 5 n.4, R.R.
    at 358a n.4.
    8
    Appellant next asserts that the trial court erred by concluding that the
    ZHB correctly determined that the Application was timely filed within one year of
    when the nonconforming yoga studio use was discontinued. Claiming that the
    amendment effectuated the Application’s withdrawal and the new Jeronimos’
    Application’s submission, Appellant contends that the Jeronimos’ Application was
    not filed within one year of the discontinuance of the nonconforming yoga studio
    use. Specifically, Appellant argues:
    [On August 16, 2021,] Jeronimo[s] submitted the
    Jeronimo[s’] Application that, based on Jeronimos’[]
    testimony, substantively deviated from the [] Application
    filed in June 202[1]. The record is clear that Jeronimos
    was not the applicant under the [] Application filed on or
    about June 21, 2021. R[.]R[. at] 178a (where applicant is
    listed as SK Elm [] c/o Martin Klagholz). Moreover, the
    [trial] [c]ourt’s determination that the Property was not
    vacant in July of 2020[,] is not supported by any testimony
    or evidence in the record.
    Appellant Br. at 35. Because Appellant waived its argument that the Application is
    a separate Jeronimos’ Application filed on August 16, 2021, this Court shall only
    consider whether the Application was timely filed on June 18, 2021. See R.R. at
    178a.
    Section 27-703(c) of the Borough Code states:
    A nonconforming use, when discontinued, may be
    resumed any time within one year from such
    discontinuance,[9] but not thereafter, unless a variance is
    9
    Appellant argues that “discontinuance” is a “less rigorous standard” than abandonment,
    Appellant Br. at 37, and that “[t]he Borough Code . . . does not require proving an ‘intent to
    discontinue’ but, rather, just a discontinued use.” Appellant Br. at 37. The Borough Code defines
    “[d]iscontinuance” as
    [t]he termination of both a) the use or activity at the property which
    had previously been permitted under this Chapter be it by variance,
    special exception or as a nonconforming use and b) the intent to
    continue such discontinued use or activity. A use or activity
    9
    granted by the [ZHB] in accordance with Part 6 of this
    Chapter. The resumption may be of the same use, or
    another nonconforming use which is equally
    appropriate or more appropriate to the district in which it
    is located, but shall not be less appropriate or more
    detrimental than the previous nonconforming use.
    R.R. at 7a (emphasis added).
    “The burden of proving that a nonconforming use has been abandoned
    is on the party so asserting.         Therefore, here, [Appellant] had the burden of
    demonstrating abandonment. In order to demonstrate abandonment, a party must
    show both (1) an intent to abandon, and (2) actual abandonment.” PAJ Ventures, LP
    v. Zoning Hearing Bd. of Moore Twp., 
    225 A.3d 891
    , 898 (Pa. Cmwlth. 2020)
    (citation omitted).
    The PAJ Ventures Court explained:
    Where . . . an abandonment provision is provided in the
    ordinance, such a provision “creates a presumption of
    the intent to abandon the use by the expiration of the
    designated time.” Latrobe Speedway [v. Zoning Hearing
    Bd. of Unity Twp.], 720 A.2d [127,] 132 [(Pa. 1998)].
    Thus, “[a]bsent any evidence to the contrary, the lapse of
    the designated time will be sufficient to establish an intent
    to abandon the use.” 
    Id.
     Failure to use a property for a
    designated time provided under an abandonment
    provision creates a presumption of an intent to
    abandon, with respect to that element, which shifts the
    shall not be considered discontinued if there is evidence of the
    intent on the part of the owner or operator of such use or activity
    to continue the said activity or use. Such evidence may include
    but is not limited to active attempts to sell or market the use or
    activity, the maintenance of any and all required permits and
    licenses for said use or activity, and conformance with all applicable
    codes and property maintenance ordinances.
    Borough Code § 27-202 (emphasis added); https://ecode360.com/14317207 (last visited June 30,
    2023). Further, this Court has held: “As applied to nonconforming uses under zoning law, the
    word ‘discontinued’ must be read as the equivalent of ‘abandoned[.]’”[] Metzger v. Bensalem
    Twp. Zoning Hearing Bd., 
    645 A.2d 369
    , 370 (Pa. Cmwlth. 1994). Accordingly, Appellant’s
    argument lacks merit.
    10
    burden to the party contesting the claim of abandonment.
    Latrobe Speedway, 720 A.2d at 132; Finn v. Zoning
    Hearing B[d.] of Beaver Borough, 
    869 A.2d 1124
    , 1127
    (Pa. Cmwlth. 2005). Yet, if evidence of a contrary intent
    is introduced, the presumption is rebutted[,] and the
    burden shifts back to the party claiming abandonment.
    Latrobe Speedway, 720 A.2d at 132.
    However, it bears emphasizing that failure to use a
    property for the designated time in the ordinance only
    creates a rebuttable presumption with respect to the
    first of the two abandonment elements; the party
    asserting abandonment must still satisfy the second
    element before the burden shifts to the landowner. See
    Finn, 
    869 A.2d at 1127
    ; Zitelli v. Zoning Hearing B[d.] of
    Borough of Munhall, 
    850 A.2d 769
    , 772 (Pa. Cmwlth.
    2004). “What is critical is that the intention to abandon is
    only one element of the burden of proof on the party
    asserting abandonment. The second element of the burden
    of proof is actual abandonment of the use for the
    prescribed period. This is separate from the element of
    intent.” Latrobe Speedway, 720 A.2d at 132. Actual
    abandonment of a nonconforming use “cannot be ‘inferred
    from or established by a period of nonuse alone. It must
    be shown by the owner[’s] . . . overt acts or failure to act.’”
    Zitelli, 
    850 A.2d at 772
     (quoting Est[.] of Barbagallo v.
    Zoning Hearing B[d.] of Ingram Borough, . . . 
    574 A.2d 1171
    , 1173 ([Pa. Cmwlth.] 1990)). However, courts
    typically will not find actual abandonment when a use
    is temporarily discontinued for reasons beyond the
    landowner’s control, such as a financial inability of the
    owner to carry on due to general economic depression.
    PAJ Ventures, 225 A.3d at 898-99 (bold emphasis added).
    Jamison testified regarding the yoga studio use’s cessation:
    Q. Okay. And the yoga studio, you indicated, operates
    seven days a week; is that right?
    A. They did. I don’t know if they still do, but they’re out.
    Q. And the yoga studio leased the space directly from you?
    A. That’s correct.
    11
    Q. And you were familiar with the terms of the lease?
    A. Yes.
    Q. Okay. And when did the yoga studio vacate the space?
    A. It was the end of June.
    Q. End of June of?
    A. 2020.
    Q. 2020. Okay. So[,] the lease ended in June, at the end
    of June of 2020. Do you know when the classes at the
    yoga studio stopped?
    A. Yeah. I mean, once -- their lease didn’t end. I mean,
    they exited. Their lease was for another three years[,] and
    they broke the lease.
    Q. And why did they break the lease?
    A. Because they could no longer operate because of
    C[OVID-19]. They couldn’t -- due to the restrictions,
    based on you had to be six feet apart, they needed -- they
    couldn’t fit enough people in a room to generate enough
    income to pay the rent.
    Q. Okay.
    A. They needed that occupancy of 30 people in a room to
    generate the revenue in order to cover the rent, so with the
    new rules they couldn’t. Does that make sense?
    Q. Yes. So, effectively, they were unable to bring enough
    people into the classes to support -- to sustain the rent. Is
    that --
    A. That’s correct.
    Q . -- an accurate statement?
    A. Yes.
    R.R. at 75a-76a.
    12
    Appellant argues:
    The cumulative testimony indicates that the prior
    nonconforming use was discontinued sometime after
    February of 2020, but not later than June of 2020.
    Jeronimo[s] did not present any witnesses, evidence, or
    testimony from the Property’s prior tenant, the yoga
    studio, pertaining to when its nonconforming use was
    discontinued.[10] [] Jamison testified that the yoga studio
    ended its lease early because nobody was going to the
    studio. [] Barrist testified that he did not see anybody
    attending classes after the first or second quarter of 2020.
    [] Rufo testified that he did not see anybody attending
    classes after February of 2020.
    Appellant Br. at 38.
    “It is well[ ]settled that the [zoning hearing board] is the sole arbiter of
    witness credibility and evidentiary weight. A zoning hearing board is free to reject
    even uncontradicted testimony that it finds lacking in credibility, including
    testimony of an expert witness.” Pham v. Upper Merion Twp. Zoning Hearing Bd.,
    
    113 A.3d 879
    , 893 n.9 (Pa. Cmwlth. 2015) (citation omitted). The ZHB, as fact-
    finder, determined that “the yoga studio was in operation . . . up until the last week
    of June 2020[,]” R.R. at 16a, and that “[t]he space that the yoga studio occupied has
    been empty since July 2020.”        R.R. at 17a.     Jamison’s testimony alone was
    substantial evidence for the ZHB’s conclusion that the nonconforming use was not
    abandoned. No presumption of an intent to abandon arose because less than one
    year passed between the end of June 2020 and the June 18, 2021 Application date.
    Further, the assertion that classes may have ceased prior to the end of June when the
    space was vacated does not satisfy the actual abandonment requirement given
    Jamison’s testimony that the yoga studio use was “discontinued for reasons beyond
    10
    Importantly, it was not Jeronimos’ burden to present evidence to show that the
    nonconforming use was not abandoned. Instead, it was Appellant’s burden to prove the
    nonconforming use was abandoned. See PAJ Ventures.
    13
    the [lessee’s] control, [resulting from the] financial inability of the [lessee] to carry
    on due to [the COVID-19 pandemic restrictions].” PAJ Ventures, 225 A.3d at 899.
    Thus, the ZHB did not err by concluding that the nonconforming use had not been
    abandoned.
    Appellant also contends that the ZHB erred by finding that Jeronimos
    satisfied its burden to prove that the proposed nonconforming use was no more
    detrimental than the prior nonconforming use.           With respect to this burden,
    Appellant first claims that the record is “devoid of any [z]oning [a]pplication
    detailing the proposed use such that the ZHB would have a legitimate basis upon
    which to determine the proposed nonconforming use would be no more detrimental
    than the prior nonconforming use. A complete [z]oning [a]pplication would be
    necessary to perform such an inquiry.” Appellant Br. at 40. Appellant appears to
    imply that because, in its view, the Application detailing such was withdrawn, and
    the purported Jeronimos’ Application lacked such detail, it was inadequate. Because
    Appellant waived the challenge to the Application’s amendment, this Court
    considers the Application as amended. Further, Jeronimos provided Jamison’s and
    Tavani’s testimony in support of the Application.            Accordingly, Appellant’s
    assertion is meritless.
    In its decision, the ZHB recounted Jamison’s testimony wherein she
    explained that there are 18 on-site parking spaces at the Property. Jamison stated
    that the Easement allows her to use 3 parking spaces exclusively on Appellant’s
    Property and 29 parking spaces on Appellant’s parking lots. Jamison’s neighbors
    use the parking spaces on the Property after 6:00 p.m. and up until 8:00 a.m. in the
    morning, pursuant to an easement on the Property. Jamison recounted that there
    were at least five or six classes at the yoga studio on a typical workday, held in the
    early morning, during lunch hour, and after work hours. She described the yoga
    studio as containing two 30-person-capacity yoga rooms on the first floor, along with
    14
    office space, a kitchen, and a reception area. Every hour on the hour there were
    between 20 or 30 people entering and exiting classes.                         Due to COVID-19
    restrictions, the yoga studio was not able to operate because it could not hold 30
    people 6 feet apart and, thus, could not generate the revenue necessary to sustain the
    rent. Before the COVID-19 pandemic, the parking lot would be full.
    Jamison observed that, although the office was the same size space as
    the yoga studio, the yoga studio had a greater intensity of use than the proposed
    office use, which would have a maximum of 10 to 12 people coming and going.
    Jeronimos is an employee research company that performs large scale, online
    employee surveys for employers. The research does not involve anyone coming on-
    site. Further, half of Jeronimos’ employees work remotely, so there would be fewer
    than 12 total employees on the first and second floors. Jeronimos receives deliveries
    once a week or less.
    The ZHB summarized Tavani’s testimony that, in the one-hour period
    from around 5:45 to 6:45,11 there could be as many as 80 people coming from and
    going to the yoga studio and it would not be at full capacity. With respect to office
    space, Tavani testified that the equation for peak hour is about 1.5 trips for every
    1,000 square feet of office space. Tavani explained that, although the Institute of
    Transportation Engineers’ (ITE) data suggests 4,000 square feet would only generate
    5 peak hour trips,12 when that estimate is doubled, it would still provide for a
    tremendous reduction in how much traffic the office use generated at the site.
    According to the ITE Parking Generation Manual, an office generates a peak
    parking demand of about 2.4 spaces per thousand square feet. Tavani estimated that
    the first and second floors would each generate about 10 spaces of parking demand.
    He further stated that the parking demand the yoga studio generated was likely
    11
    It is not apparent from the record whether the time references are a.m. or p.m.
    12
    Tavani stated that a trip refers to an individual entering or exiting the Property.
    15
    significantly higher than the office use. Tavani expounded that his data was based
    on data that has been consolidated from various regions across the country for an
    office use. He asserted that local and empirical data was likely comparable to
    national data in terms of usefulness.
    As fact-finder, the ZHB was empowered to evaluate Jamison’s and
    Tavani’s credibility and to weigh their testimony. Based on this evidence, the ZHB
    concluded that the proposed office use is equally appropriate or more appropriate
    than the use as a yoga studio, and that the proposed office use is not more detrimental
    than the existing nonconforming use.
    Appellant argues:
    The [trial] [c]ourt [and the ZHB] erred in accepting as fact
    the opinions of Jeronimos’[] expert, [] Tavani, in the
    absence of substantial evidence in support of such
    opinions. [] Tavani did not have any firsthand knowledge
    upon which to base his recommendation[,] nor did he have
    any empirical data related to the traffic impact of yoga
    studios, the Property’s prior nonconforming use. [] Tavani
    did not even observe the [the Parking Area] itself until
    after he prepared the Tavani [r]eport. [] Tavani, based his
    opinions solely upon information supplied to him by
    Jeronimo[s]. He also based his opinions upon criteria
    established by [Trip Generation Manual] in the ITE, which
    contain[s] no data as to the traffic produced by a yoga
    studio. In contrast, Appellant’s witnesses, [] Rufo and []
    Barrist, both who had offices at Appellant’s Property and
    who regularly parked in the [the Parking Area], testified
    that the yoga studio never caused an interference with the
    [Parking Area].
    Appellant Br. at 41.
    Generally, a witness may only testify if he/she has personal knowledge
    about a matter. See Pennsylvania Rule of Evidence (Rule) 602. However, Rule 602
    provides an exception for expert testimony, stating, “[t]his rule does not apply to a
    16
    witness’s expert testimony under Rule 703.” Pa.R.E. 602 (emphasis added). Rule
    703 states:
    An expert may base an opinion on facts or data in the case
    that the expert has been made aware of or personally
    observed. If experts in the particular field would
    reasonably rely on those kinds of facts or data in forming
    an opinion on the subject, they need not be admissible for
    the opinion to be admitted.
    Pa.R.E. 703 (emphasis added). Thus, the ZHB did not err in considering Tavani’s
    testimony. As fact-finder, the ZHB was free to evaluate witness credibility and
    weigh the evidence. Substantial evidence supported the ZHB’s conclusion that
    Jeronimos satisfied its burden to prove the proposed nonconforming use is no more
    detrimental than the prior nonconforming use. This Court discerns no error in the
    ZHB’s conclusion.
    For all of the above reasons, the trial court’s order is affirmed.
    _________________________________
    ANNE E. COVEY, Judge
    17
    IN THE COMMONWEALTH COURT OF PENNSYLVANIA
    TRDS 441 Hector Associates, LP,       :
    Appellant             :
    :
    v.                        :
    :
    Conshohocken Zoning Hearing           :   No. 1316 C.D. 2022
    Board                                 :
    ORDER
    AND NOW, this 3rd day of July, 2023, the Montgomery County
    Common Pleas Court’s October 17, 2022 order is affirmed.
    _________________________________
    ANNE E. COVEY, Judge