M.A. Caputo & J.M. Caputo v. Allegheny County Health Dept. ( 2019 )


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  •          IN THE COMMONWEALTH COURT OF PENNSYLVANIA
    Michael A. Caputo and                 :
    Janice M. Caputo                      :
    :
    v.                  : No. 207 C.D. 2019
    : Argued: October 4, 2019
    Allegheny County Health               :
    Department,                           :
    :
    Appellant   :
    BEFORE:     HONORABLE MARY HANNAH LEAVITT, President Judge
    HONORABLE MICHAEL H. WOJCIK, Judge
    HONORABLE BONNIE BRIGANCE LEADBETTER, Senior Judge
    OPINION NOT REPORTED
    MEMORANDUM OPINION
    BY JUDGE WOJCIK                                     FILED: October 25, 2019
    Allegheny County Health Department (Department) appeals an order
    of the Court of Common Pleas of Allegheny County (trial court) that “reversed, set
    aside, and vacated” an administrative decision of the Department’s Hearing Officer
    that upheld the Department’s denial of Michael A. Caputo (Mr. Caputo) and Janice
    M. Caputo’s (collectively, Landowners) request for a variance from the
    Department’s plumbing regulations to connect a private residence to a common
    sewer lateral (CSL) and granted their variance request. The Department argues
    that the trial court exceeded its scope and standard of review and erred in
    determining that the Hearing Officer’s decision was contrary to the law and not
    supported by substantial evidence. Upon review, we reverse the trial court.
    I. Background
    Landowners, who are husband and wife, own adjacent properties at
    6410 and 6414 Adelphia Street in Pittsburgh’s Morningside neighborhood.
    Landowners constructed a private residence at 6410 Adelphia Street; 6414 had an
    existing residence. During construction, Landowners discovered that there is no
    public sewer line located on the portion of Adelphia Street directly in front of
    Landowners’ properties. Upon determining that connecting to the nearest public
    sewer line was impractical, Landowners pursued connecting 6410 to an existing
    CSL servicing 6414 and 6420 Adelphia Street. To that end, Landowners filed a
    variance request with the Department seeking relief from the Department’s Rules
    and Regulations for Plumbing and Building Drainage, Article XV, known as the
    Plumbing Code of the Allegheny County Health Department (Plumbing Code).
    Original Record (O.R.) at 279. The Department denied the request on November
    6, 2017, and Landowners appealed.
    The Department’s Hearing Officer held an administrative hearing. At
    the hearing, Landowners presented the testimony of Mr. Caputo, as a fact witness,
    and Stephen Emery, Esq., Head Underwriter/Area Manager, Chicago Title
    Insurance, as an expert witness, as well as exhibits. The Department offered the
    testimony of Andrew F. Grese, the Department’s Plumbing Program Manager, as a
    fact witness, and exhibits.
    Based on the testimony and evidence presented, as well as credibility
    determinations made, the Hearing Officer found as follows.           Landowners
    purchased 6410 and 6414 on the same deed, subdivided the property, and built a
    house on 6410. During construction, Landowners discovered that there was no
    public sewer system access to 6410.      Landowners’ property at 6414 and the
    2
    property at 6420, which is owned by Richard Inesso (Mr. Inesso) and Annette
    Inesso (collectively, Neighbors),1 are connected to an existing CSL. Landowners
    sought permission to connect 6410 to the existing CSL because connecting to the
    nearest public sewer line is impractical. To do this, Section AC-701.3.1 of the
    Plumbing Code requires that all properties on a CSL enter into a mutual
    maintenance agreement.
    In September 2017, a conference was held with Landowners,
    Neighbors, Department personnel, and their respective counsel, as well as the
    Hearing Officer. At this conference, Landowners and Neighbors agreed to enter
    into an agreement for the maintenance of the existing CSL between 6414 and
    6420. However, Mr. Inesso stated that he would not allow the property at 6410 to
    enter into a mutual maintenance agreement between 6414 and 6420. Mr. Inesso
    passed away after the conference but before the administrative hearing. In October
    2017, Landowners and Neighbors recorded a CSL Maintenance Agreement
    (Maintenance Agreement) for the mutual maintenance of the existing CSL between
    6414 and 6420, but not 6410.               Landowners also recorded a Declaration of
    Easement and Covenants (Declaration), which provided for the maintenance and
    repair of a new CSL extending from 6410 to 6414, where it would then connect to
    the existing CSL.
    Shortly thereafter, Landowners requested a variance from the
    Department to extend the existing CSL serving 6414 and 6420 to connect the
    property at 6410.2 The Department denied the request because an agreement
    1
    Neighbors did not participate in the proceedings.
    2
    To illustrate:
    (Footnote continued on next page…)
    3
    adequately specifying maintenance responsibilities for the proposed connection
    was not recorded in the deeds of 6410, 6414 and 6420. O.R. at 95.3 Landowners
    again appealed.
    Before the Hearing Officer, Landowners argued that the combination
    of the Maintenance Agreement and the Declaration sufficiently satisfied the
    variance requirements of Section AC-701.3.1 of the Plumbing Code in that every
    inch of the CSL extending from 6410 to 6414 to 6420 is accounted for by a
    maintenance agreement. In support, Landowners presented Mr. Emery, who was
    accepted as an expert in real estate issues, including sewer and utility easements,
    covenants, declarations and mutual maintenance agreements. Mr. Emery opined
    that the Maintenance Agreement and Declaration, when taken together, are
    tantamount to one agreement amongst property owners in terms of maintenance
    obligations. However, Mr. Emery hedged, “Well, I – I’m not sure I can speak to
    the [] Department’s view of it.”          Hearing Officer’s Decision, 5/29/18, at 8.
    Although Mr. Emery is an expert on such issues as sewer and utility easements and
    mutual maintenance agreements, the Hearing Officer found that his expertise did
    not extend to the Department’s interpretation of its regulations. The Hearing
    Officer found that this limited the scope of Mr. Emery’s expertise.
    (continued…)
    New CSL             Existing CSL
    ├─ ─ ─ ─ ─ ─ ─ ─ ─ ┬─────────┬─────────╢
    6410              6414        6420      Public Sewer
    3
    Because the Original Record was filed electronically and was not paginated, the page
    numbers referenced herein reflect electronic pagination.
    4
    The Hearing Officer interpreted Sections AC-701.3 and AC-701.3.1
    of the Plumbing Code as requiring a single document. The Plumbing Code refers
    to the document in singular language, like “a mutual maintenance agreement” or
    “a document . . . adequately specifying the maintenance responsibilities of the
    property owners.” Sections AC-701.3 and AC-701.3.1 of the Plumbing Code
    (emphasis added). The Hearing Officer found that this interpretation is consistent
    with the Department’s denial of the variance. Despite recognizing that such an
    interpretation is strict, the Hearing Officer found it to be “reasonable, as it
    conforms to the letter of the law.” Hearing Officer’s Decision, 5/29/18, at 9.
    Thus, the Hearing Officer determined that the Maintenance Agreement and the
    Declaration did not satisfy the Plumbing Code’s requirement for one mutual
    maintenance agreement among property owners.
    Landowners also argued that the Department should have granted
    them a modification pursuant to its authority under Section AC-105.1 of the
    Plumbing Code because of the alleged impracticality of connecting to the nearest
    public sewer and obtaining one mutual maintenance agreement.             Landowners
    claimed that connecting to the public sewer lines at the eastern or western terminus
    of Adelphia Street is not an option. The Plumbing Code authorizes the Department
    to “approve modifications on a case by case basis” whenever there are “practical
    difficulties” involved in carrying out the provisions of the Code. Section AC-
    105.1 of the Plumbing Code. However, the Hearing Officer determined that the
    power to grant modifications is discretionary, not compulsory.            Thus, the
    Department was not required to exercise its discretion in this regard.
    Finally, Landowners argued that any dispute involving ownership or
    use of a sewer lateral is a private matter which should be decided by the courts, not
    5
    the Department. They claimed that the Neighbor’s stance on the ownership of the
    CSL was not relevant or material to the proceedings.          The Hearing Officer
    dispelled this argument in that the Department is not defining the rights of private
    parties, but rather is enforcing its own regulations.
    Ultimately, the Hearing Officer determined that Landowners were not
    entitled to a variance under the Plumbing Code and upheld the Department’s
    denial. Landowners filed a statutory appeal with the trial court.
    By order dated January 29, 2019, the trial court reversed, set aside and
    vacated the Hearing Officer’s Administrative Order and granted the variance
    requested by the Landowners under Section AC-701.3.1 of the Plumbing Code. In
    the opinion that followed, the trial court made its own findings of fact and
    conclusions of law based upon the record developed before the Hearing Officer.
    Specifically, the trial court found that, based on the location of the
    properties at 6410 and 6414 and existence of other sewers and underground
    utilities, a variance was necessary to connect their home to the public sewer
    system.    Connecting to the nearest public sewer was not an option.             The
    Department can grant a variance for a private residence to connect to a public
    sewer line through a private sewer lateral as long as property owners connected to
    the CSL enter into and record a mutual maintenance agreement. Camera footage
    revealed that the only properties with connections to the sewer lateral were
    Landowners’ property at 6414 and Neighbors’ property at 6420. As required by
    the Department, Landowners and Neighbors entered into an agreement for the
    maintenance of the existing CSL. The Department also requires a declaration of
    easement and covenants, which provides for the maintenance and repair of a new
    CSL extending from 6410 to 6414, where it would connect to the existing CSL.
    6
    Landowners recorded both documents.          Landowners requested a
    variance from the Plumbing Code so that it could connect to the public sewer line
    through the existing CSL. The Department denied Landowners’ request for a
    variance citing Section AC-701.3.1, explaining:
    In order to connect to an existing common sewer lateral,
    a maintenance agreement must be recorded in the deeds
    of all properties involved. Presently there is not an
    agreement       adequately      specifying    maintenance
    responsibilities for the sewer recorded in the deeds of the
    properties located at 6410, 6414 and 6420 Adelphia
    Street.
    Trial Court Opinion, 3/6/19, at 2.
    However, the trial court determined that Landowners’ request for a
    variance was in conformity with the intent and purpose of the Plumbing Code and
    would not negatively impact human or environmental health or fire safety. The
    Maintenance Agreement and Declaration, when viewed together, fully address the
    maintenance and repair responsibilities for the existing CSL and the new sewer
    CSL. Thus, the trial court concluded that the Hearing Officer’s denial of the
    variance request was an abuse of discretion, not supported by substantial evidence
    and contrary to the law. From this decision, the Department appealed to this Court.
    II. Issues
    The Department argues that the trial court exceeded its scope and
    standard of review by making its own findings of fact and conclusions of law
    based on the Hearing Officer’s record. Under the appropriate review, the Hearing
    Officer’s interpretation of the Plumbing Code was not contrary to the law and his
    decision to uphold the Department’s denial of the variance was supported by
    7
    substantial evidence. Therefore, the Department argues that the trial court decision
    must be reversed and the Hearing Officer’s decision reinstated.
    III. Discussion
    A. Scope and Standard of Review
    The Department contends that the trial court erred when it exceeded
    its scope and standard of review by making findings of fact and conclusions of law.
    The law clearly defines the boundaries of appellate review when the record, as in
    this case, is full and complete, and the trial court does not take additional evidence.
    The trial court was not permitted to substitute its own judgment on the merits for
    that of the administrative tribunal. Thus, the trial court’s decision should be set
    aside and reversed in its entirety.
    Our review of local agency appeals is set forth in Section 754 of the
    Local Agency Law, 2 Pa. C.S. §754, and is dependent on the condition of the
    record created before the agency. Section 754 has two subsections: subsection (a),
    applicable to situations where the agency record received by the court is
    incomplete; and subsection (b), applicable where the record received by the court
    is full and complete. We have explained: A “full and complete record” is defined
    as “a complete and accurate record of the testimony taken so that the appellant is
    given a base upon which he may appeal and, also, that the appellate court is given
    a sufficient record upon which to rule on the questions presented.”            City of
    Philadelphia v. Board of License and Inspection Review, 
    590 A.2d 79
    , 86
    (Pa. Cmwlth. 1991) (citation omitted). In the event a full and complete record of
    the proceedings before the local agency was not made, the court may hear the
    appeal de novo, or may remand the proceedings to the agency for the purpose of
    8
    making a full and complete record or for further disposition in accordance with the
    order of the court. In re Thompson, 
    896 A.2d 659
    , 668 (Pa. Cmwlth. 2006).
    Conversely, where a full and complete record is made, a reviewing
    court shall affirm the adjudication unless it determines that constitutional rights
    were violated, an error of law was committed, the procedure before the agency was
    contrary to statute, or the necessary findings of fact were not supported by
    substantial evidence. 2 Pa. C.S. §754(b); Public Advocate v. Philadelphia Gas
    Commission, 
    674 A.2d 1056
    (Pa. 1996). “If the adjudication is not affirmed, the
    court may enter any order authorized by 42 Pa. C.S. §706 (relating to disposition of
    appeals).” 42 Pa. C.S. §754(b). Section 706 provides: “An appellate court may
    affirm, modify, vacate, set aside or reverse any order brought before it for review,
    and may remand the matter and direct the entry of such appropriate order, or
    require such further proceedings to be had as may be just under the
    circumstances.” 42 Pa. C.S. §706.
    In determining whether substantial evidence supports an agency’s
    findings, a trial court may look only to the evidence relied upon by the fact finder,
    in this case the Hearing Officer. Society Created to Reduce Urban Blight v.
    Zoning Board of Adjustment, City of Philadelphia, 
    804 A.2d 147
    , 150 (Pa.
    Cmwlth. 2002) (SCRUB). “Nowhere in Section 754 is the reviewing court given
    general authority to make its own findings of fact and conclusions of law when the
    local agency has developed a full and complete record but omitted making its
    findings of fact and conclusions of law.” 
    Id. Further, a
    reviewing court must accept the credibility determinations
    made by the municipal body which hears the testimony, evaluates the credibility of
    the witnesses and serves as fact finder.        
    Thompson, 896 A.2d at 668
    .       The
    9
    reviewing court may not substitute its judgment on the merits for that of the
    municipal body.      
    Id. Assuming the
    record demonstrates the existence of
    substantial evidence, the court is bound by the municipal body’s findings, which
    are the result of resolutions of credibility and conflicting testimony. 
    Id. Here, the
    trial court did not conduct a hearing to take additional
    evidence. Instead, the trial court, relying upon the full and complete record created
    by the Hearing Officer, drew its own findings of fact. In so doing, the trial court
    erred. The trial court’s review of the Hearing Officer’s decision was limited to
    determining whether constitutional rights were violated, an error of law was
    committed, or findings of fact necessary to support the adjudication were not
    supported by substantial evidence.      2 Pa. C.S. §754(b).     Therefore, the issues
    before us, as they should have been before the trial court, are whether the Hearing
    Officer committed an error of law in its interpretation of the Plumbing Code or
    whether findings of fact necessary to support the adjudication are not supported by
    substantial evidence.
    B. Statutory Construction
    The Department contends that the Hearing Officer did not err in
    denying the variance under the Plumbing Code. The authority to grant variances is
    discretionary not mandatory pursuant to Section AC-105.1 of the Plumbing Code.
    Pursuant to the plain language of Sections AC-701.2.2 and AC-701.3 of the
    Plumbing Code, a single mutual maintenance agreement is required. An agency’s
    interpretation of its own regulation controls unless it is clearly erroneous or
    inconsistent with the law. Plain meaning should be used in interpreting the terms
    of the regulation unless they are defined by the regulation or are technical terms.
    In this case, the Plumbing Code clearly grants the Department discretionary
    10
    authority to grant or deny a variance and does not require the Department to
    provide a justification if the variance is denied. Furthermore, the common usage of
    undefined and non-technical terms governing the maintenance agreement
    requirement was reasonably interpreted by the Department as requiring all property
    owners connected to a CSL to enter into one agreement that addressed the
    maintenance and repair of the entire CSL. The Hearing Officer affirmed these
    interpretations because they were reasonable and consistent with the language of
    the regulation.
    The rules of statutory construction are applicable to statutes and
    ordinances alike. 
    Thompson, 896 A.2d at 669
    . Section 1921(a) of the Statutory
    Construction Act of 1972 provides that an ordinance must be construed, if
    possible, to give effect to all provisions. 1 Pa. C.S. §1921(a); 
    Thompson, 896 A.2d at 669
    . “Words and phrases shall be construed according to rules of grammar and
    according to their common and approved usage.” 1 Pa. C.S. §1903(a).
    Notably, Section 1902 of the Statutory Construction Act provides that
    “[t]he singular shall include the plural, and the plural, the singular.” 1 Pa. C.S.
    §1902; see Commonwealth v. Adams, 
    524 A.2d 1375
    , 1378 (Pa. Super. 1987) (per
    Section 1902, the trial court “was not free to attach such significance to the
    presence or absence of an ‘s’ at the end of the word ‘communication’”). “In the
    English language plural nouns are often expressed by a word that remains
    grammatically singular.” 
    Adams, 524 A.2d at 1378
    . Further, an interpretation of
    an ordinance which produces an absurd result is contrary to the rules of statutory
    construction. 
    Thompson, 896 A.2d at 669
    .
    When statutory language is not explicit, courts should give great
    weight and deference to the interpretation of a statutory or regulatory provision by
    11
    the administrative or adjudicatory body that is charged with the duty to execute and
    apply the provision at issue. 1 Pa. C.S. §1921(c)(8). The basis for the judicial
    deference is the knowledge and expertise that the administrative or adjudicatory
    body possesses to interpret the ordinance that it is charged with administering.
    
    Thompson, 896 A.2d at 669
    . We review the administrative or adjudicatory body’s
    interpretation of the relevant Ordinance provisions for errors of law and abuses of
    discretion and extend judicial deference where due. 
    Id. Turning to
    the Ordinance in question, the stated purpose of the
    Plumbing Code is “to protect the public from the health hazards of inadequate or
    unsanitary plumbing.” Section AC-101.3 of the Plumbing Code. Section AC-
    105.1 of the Plumbing Code provides, with emphasis added:
    Whenever there are practical difficulties involved in
    carrying out the provisions of this code, the Director
    and/or his designee shall have the authority to approve
    modifications on a case by case basis, provided that the
    Director and/or his designee shall first find that special
    circumstances make the strict letter of this code
    impractical. Such modifications shall be in conformity
    with the intent and purpose of this code, such that they do
    not negatively impact human or environmental health or
    fire safety.     The details of an action granting a
    modification to this code shall be recorded and
    maintained in the files of the Plumbing Program.
    Chapter 2 of the Plumbing Code defines CSL as “[a] private sewer
    that collects the sewage discharge of more than one building drain/sewer and
    conveys it to a public sewer.” Section AC-701.2.1 of the Plumbing Code directs
    any dwelling unit to “separately and independently connect[] to a public . . . sewer
    system . . . if available.” A public sewer is deemed “available” if it is located
    within 250 feet of the property if the public sewer was constructed in or after 1994,
    12
    or within 150 feet if it was constructed before 1994. Section AC-701.2.2 of the
    Plumbing Code.
    If a connection to a public sewer system is not “immediately
    available,” property owners may seek a variance. See Sections AC-701.2.2 and
    AC-701.3 of the Plumbing Code. Section AC-701.2.2 of the Plumbing Code
    provides, with emphasis added:
    A variance request may be granted by the Director
    pursuant to Section 105.1, but shall require, in addition
    to any other requirements, that the present owner records
    an easement and mutual maintenance agreement in the
    deed of said property, and that a copy of the deed is filed
    with the Administrative Authority.
    “A mutual maintenance agreement shall be recorded in the deeds of
    all such properties connected to a private sewer . . . system to affix equal
    responsibility in maintaining the private sewer(s). . . .” Section AC-701.3 of the
    Plumbing Code (emphasis added). “A copy of each deed shall be filed with the
    Administrative Authority.” 
    Id. If an
    existing CSL is discovered, the Department may instruct all the
    property owners currently served by that lateral to separately and independently
    connect to the public sewer or, alternatively, seek a variance of the Plumbing Code
    to remain connected to the CSL and enter into a mutual maintenance agreement
    that is recorded in their deeds. See Section AC-701.3.1 of the Plumbing Code.
    Specifically, Section AC-701.3.1 of the Plumbing Code provides, with emphasis
    added:
    When the Administrative Authority identifies the
    existence of a common sewer lateral (CSL), that is not
    recorded in the Recorder of Deeds Office of Allegheny
    County, it may issue orders to all affected property
    owners to separately connect to an available public
    13
    sewer, or in the alternative, to record in the Recorder of
    Deeds Office of Allegheny County, a document,
    approved by the Administrative Authority, identifying the
    existence of the CSL and adequately specifying the
    maintenance responsibilities for property owners.
    At issue here is whether the Plumbing Code’s references to “[a]
    mutual maintenance agreement” or “a document” mean that these terms must be
    strictly construed in the singular as opposed to the plural. The Hearing Officer
    interpreted this language strictly to mean one document, opining it “conforms to
    the letter of the law. . . .   There is nothing in the [Department’s] Rules and
    Regulations requiring the [Department] to consider two separate agreements to be
    read together as one document.” Hearing Officer’s Decision, at 9. The trial court
    interpreted the Plumbing Code more liberally to encompass the plural, and, under
    this interpretation, permitted the Maintenance Agreement and Declaration be read
    together. Trial Court Opinion, at 3.
    Upon review, we find that the Hearing Officer’s narrow interpretation
    of the Plumbing Code to require a singular document is contrary to Section 1902 of
    the Statutory Construction Act. See 
    Adams, 524 A.2d at 1378
    . We agree with the
    trial court that the Plumbing Code must be interpreted more liberally to encompass
    the plural. Under this more liberal interpretation, multiple documents may satisfy
    the mutual agreement provision.
    Notwithstanding, Landowners have not met their burden under the
    more liberal interpretation. The Maintenance Agreement and Declaration, when
    read together, do not evidence a mutual assent among “all such properties
    connected to” the CSL or “affix equal responsibility in maintaining” the CSL as
    required by Section AC-701.3 of the Plumbing Code. The documents address
    14
    separate and distinct portions of a CSL (new and existing), but not the entire CSL,
    and they do not affix equal maintenance responsibilities among the properties.
    More particularly, the Maintenance Agreement is a mutual agreement
    between the property owners of 6414 and 6420 to maintain the existing CSL,
    which is duly recorded on the deeds of those properties. R.R. at 40a, 151a-57a.
    The Maintenance Agreement specifies that the cost of any work to correct
    problems shall be borne equally between 6414 and 6420. R.R. at 40a, 152a. The
    agreement contains no provision about adding another property to the line, and
    makes no reference to 6410. R.R. at 75a; see R.R. at 151a-53a.
    Conversely, the Declaration represents an agreement between 6410
    and 6414 and assigns full maintenance responsibility for the new CSL extension,
    which connects 6410 to the existing CSL, to owners of 6410, but it assigns no
    maintenance responsibility for the existing CSL. R.R. at 49a, 161a-163a. The
    Declaration is duly recorded on the deed of 6410. R.R. at 161a.
    Landowners make a compelling argument that every inch of CSL
    extending from 6410 Adelphia Street to the public sewer line is accounted for in
    some way by the Maintenance Agreement and the Declaration, which are duly
    recorded with Allegheny County.        The documents, when read together, do
    “specify[] the maintenance responsibilities for property owners” for the new and
    existing CSL. Section AC-701.3.1 of the Plumbing Code.
    However, what is missing is a mutual agreement recorded in the deeds
    of “all such properties connected to” the CSL because there is no agreement
    between the owners of 6420 and 6410. Neither the Maintenance Agreement nor
    the Declaration include all parties to be served by the CSL, and neither agreement
    addresses the maintenance of the entire CSL. If the variance were granted, 6410
    15
    would receive the full benefit and use of the existing CSL, but would share none of
    the attendant burdens of maintaining, repairing or replacing the existing CSL. The
    duly-recorded documents, when read together, do not show that Neighbors have
    consented to allow 6410 to use the existing CSL.4 As Mr. Grese testified, if a
    property is not in violation of the Plumbing Code, the Department cannot force that
    property to do something regarding their private property. R.R. at 103a. Absent
    evidence of a mutual maintenance agreement among all property owners served by
    the CSL, we are constrained to conclude that Landowners have not satisfied the
    criteria for a variance under the Plumbing Code. Although the Hearing Officer
    4
    The Hearing Officer found that the Neighbors specifically did not agree to permit 6410
    to connect to the CSL based on his knowledge of what transpired at a conference among
    Landowners, Neighbors, Department personnel, respective counsel and the Hearing Officer
    himself. However, Landowners challenge this finding as unsupported by the record. Indeed, the
    record is devoid of evidence to support what transpired at this conference. Nevertheless, Mr.
    Caputo himself testified that he tried to obtain a common agreement, and even offered to pay
    100% of the maintenance for the entire CSL, but Neighbors refused. R.R. at 74a.
    Notwithstanding, the documents themselves do not evidence a mutual maintenance agreement
    among all properties serviced by the CSL.
    Landowners also take issue with the Hearing Officer’s finding regarding the Neighbors’
    stance on the basis that an administrative tribunal is not a proper forum for addressing private
    property rights. As the Hearing Officer correctly held, the Department “is not defining the rights
    of private parties, but rather enforcing its own regulation.” As the Department explained in its
    reply brief:
    [T]he Department is not forcing [Landowners] to connect to a
    private sewer line or to any specific private sewer. The
    Department merely asserts that if [Landowners] connect to a
    private sewer such that a [CSL] is created or extended, then they
    must provide proof . . . that the maintenance of that entire sewer
    line will be managed by all property owners served by that sewer.
    Appellant’s Reply Brief at 5 (emphasis in original).
    16
    erred in its strict interpretation of the Plumbing Code, we nevertheless conclude
    that the Hearing Officer did not err or abuse its discretion by denying the variance.
    IV. Conclusion
    Upon review, we conclude that the trial court erred when it substituted
    its judgment for that of the Hearing Officer and further erred when it reversed the
    Hearing Officer’s denial of the variance. Accordingly, we reverse the trial court’s
    determination.5
    MICHAEL H. WOJCIK, Judge
    5
    In light of this determination, it is not necessary to address the Department’s substantial
    evidence argument.
    17
    IN THE COMMONWEALTH COURT OF PENNSYLVANIA
    Michael A. Caputo and                  :
    Janice M. Caputo                       :
    :
    v.                     : No. 207 C.D. 2019
    :
    Allegheny County Health                :
    Department,                            :
    :
    Appellant    :
    ORDER
    AND NOW, this 25th day of October, 2019, the order of the Court of
    Common Pleas of Allegheny County, dated January 29, 2019, is REVERSED.
    __________________________________
    MICHAEL H. WOJCIK, Judge