Piper Group, Inc. v. Bedminster Twp.

Appellants the Piper Group filed a constitutional challenge to a 1996 zoning ordinance enacted by Bedminster Township. In support of this challenge, Piper relied on an opinion from the Supreme Court that had been announced six days earlier pertaining to the same ordinance, "C&M Developers, Inc. v. Bedminster Twp. Hearing Bd." In "C&M," the Court invalidated the Township’s ordinance because it contained certain requirements that unconstitutionally restricted a landowner’s development rights. Relying heavily on C&M, Piper identified those same constitutional defects and sought permission to develop its land at a significantly higher density than would have been permissible under the invalidated ordinance. The Board of Supervisors, the trial court, and the Commonwealth Court all rejected Piper’s proposed cure to the unconstitutionality and held that Piper could develop its land in accordance with the Township’s alternative amended ordinance which cured the constitutional defects in the 1996 ordinance as identified in C&M and allowed increased development, but not to the extent requested by Piper. On appeal to the Supreme Court, Piper argued that the lower courts improperly denied Piper the full relief it requested. Specifically, Piper argued that the decisions violated the Municipalities Planning Code (“MPC”) and the “pending ordinance doctrine” as set forth in "Casey v. Zoning Hearing Bd. of Warwick Twp.," (328 A.2d 464 (Pa. 1974)) and its progeny. The Court disagreed and therefore affirmed the lower courts' decisions.