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546 A.2d 755 http://web2.westlaw.comlresultldocumenttext.aspx?docsample~Fals... BARRY, Judge. Appellant Kay Friedlander appeals an order of the Court of Common Pleas of Bradford County which affirmed the decision of the Sayre Township Zoning Hearing Board (Board) to grant two applications for a special use and one application for a variance flied by Robert Packer Hospital (the hospital). In 1986, the hospital signed an option to purchase three parcels of property from Sayre Motel, Inc. Those *166 properties are located at 301, 304 and 306 South Wilbur Avenue. The hospital planned to convert all of the properties Into administrative offices. The first two are located In an area zoned RIM (high density residential) by the Sayre Township Zoning Ordinance (ordinance). 306 South Wilbur Avenue Is an area zoned RlS (single family residence). Hospitais are permitted within the RIM district as a special use. Section 5.106 and Schedule 1 of the ordinance. Section 6.501 of the ordinance permits variances only for uses permitted within the zoning district, and hospitals are not permitted In the RlS district. Following a hearing, the Board granted all of the requested relief. Appellant sought review from the Court of Common Pleas of Bradford County. That tribunal took no additional testimony and affirmed the Board's order. This appeal followed. ill ~ ill ~ Where the trial court takes no additional testimony In a zoning appeal, our scope of review is limited to determining whether the Board committed an error of law or abused Its discretion. Merion Park Civic Association v. Zonlnq Hearlnq Board of Lower Merlon Township, 109 Pa.Commonwealth Ct. 38, 530 A.2d 968 (1987) . An abuse of discretion can be found only where findings of the Board are not supported by substantial evidence. Valley View Civic Association v. Zoninq Board of Adiustment 501 Pa. 550,462 A.2d 637 (1983) . Keeping In mind our scope of review, we will review appellant's allegations of error. ill ~ Appellant first argues that the hospital lacked standing to seek relief from the Board. Section 914 of the Pennsylvania Municipalities Planning Code (MPC), Act of July 31, 1968, as amended, P.L. 805, 53 P.S. Ii 10914, provides, "Requests for a **757 variance ... and request for a special exception ... may be flied with the board by any landowner...." In section 107(12) of the MPC, a "landowner" Is defined, Inter alia, as "the legal or beneficial *167 owner ... of land Including the holder of an option ... to purchase...." 53 P.S. Ii 10107(12). Appellant argues that the option In this case lacks specificity regarding essential terms, thereby rendering It Illusory and unenforceable. Like the trial court, we believe this argument has been waived by failure to raise it before the Board. Iil ~ Appellant acknowledges her failure to challenge the hospital's standing before the Board. She argues that such a challenge was unnecessary, believing that standing Is Jurisdictional and therefore can be raised at any time. We disagree. In Zerbe Township School District v. Thomas. 353 Pa. 162. 165. 44 A.2d 566. 568 (1945) , the Court stated: Even If a plaintiff have no standing to bring his action, even If his statement of claim or bill In equity Is demurrable, even If he fall to establish the allegations In his complaint, even If the court ultimately conclude that the relief he seeks should not be granted In whole or In part, not any or all of these circumstance would enter Into, much less determine, the question whether the court has jurisdiction of the litigation. (Emphasis added.) Appellant does not nor could she seriously challenge the jurisdiction of common pleas court to hear an appeal from the Board. As the Supreme Court has made clear the lack of standing does not affect a court's Jurisdiction and the failure to challenge a zoning applicant's standing before the Board constitutes a waiver of that claim. ~ ~ ill I2l Appellant argues that the Board committed an error of law In granting the applications for special uses for the properties at 301 and 304 South Wilbur Avenue. As previously mentioned, those parcels are located within the RIM district where hospitals are permitted as a 50f8 12/29/2006 4:56 PM