[HISTORY: Adopted by the Borough Council of the Borough of Wilkinsburg 8-14-1978 as Ord. No. 2103. Amendments noted where applicable.]
The purpose of this chapter is to provide for the control, supervision and regulation of individual ownership of units within structures by adopting regulations respecting access to and maintenance of common areas and facilities so as to conform with community development objectives set forth in the Comprehensive Plan, the Zoning Ordinance and the Subdivision Ordinance.[1]
[1]
Editor's Note: See Ch. 229, Subdivision and Land Development, and Ch. 260, Zoning.
This chapter shall apply to the division of real property into units. All such divisions, whether of structure and land or structure only, shall require the filing of a declaration plan and other documents as provided for in this chapter.
A. 
The captions used in this chapter are for convenience only and shall not control or affect the meaning or construction of any of the provisions of this chapter.
B. 
Whenever a defined term is used, whether with initial capitalization or not, it shall be deemed to be used as defined in this chapter.
C. 
Whenever the regulations within this chapter are at variance with other lawfully adopted rules, regulations, ordinances, restrictions or covenants, that which imposes the most restrictive requirements shall govern.
Words used in the present tense include the future; the singular includes the plural and the plural the singular; the word "person" includes an individual, corporation, partnership, incorporated association or other similar entity.
As used in this chapter, the following terms shall have the meanings indicated:
ADMINISTRATOR
The Zoning Officer of the Borough of Wilkinsburg.
APPLICANT
All landowners or any agent of said landowners who proposes to sell units within an existing or proposed structure pursuant to the provisions of this Unit Property Ordinance.
ARCHITECT
A registered professional architect licensed as such by the Commonwealth of Pennsylvania.
BOROUGH COUNCIL
The Council of the Borough of Wilkinsburg.
BUILDING
Any multiunit structure, whether in vertical or horizontal arrangement, as well as other improvements comprising a part of the property and used or intended for use for residential or commercial purposes or for any combination of such uses.
CODE OF REGULATIONS
Such governing regulations as are adopted pursuant to this chapter for the regulation and management of the property, including such amendments as may be adopted from time to time.
COMMON ELEMENTS
All portions of a condominium other than the units.
[1]
COMPREHENSIVE PLAN
The Long-Range Comprehensive Plan for the borough prepared in accordance with the Pennsylvania Municipalities Planning Code.
[2]
CONVERSION CONDOMINIUM
A condominium containing any building that at any time before recording of the declaration was occupied wholly or partially by persons other than purchasers and persons who occupy with the consent of purchasers.
[Added 1-8-1979 by Ord. No. 2120]
COUNCIL
A board of natural individuals of the number stated in the code of regulations who are residents of this commonwealth, who need not be unit owners and who shall manage the business operation and affairs of the property on behalf of the unit owners and in compliance with and subject to the provisions of this chapter.
DECLARATION
An instrument by which the landowner submits his or her property to the provisions of this chapter hereinafter provided, and all amendments thereof.
DECLARATION PLAN
A survey of the property prepared in accordance with § 245-7 of this chapter.
EASEMENT
A right-of-way granted for the use of private land for a public or private purpose.
ENGINEER
A registered professional engineer licensed as such by the Commonwealth of Pennsylvania.
LANDOWNER
The legal or beneficial owner or owners of land, including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition). A lessee having a remaining term of not less than forty (40) years shall be deemed to be a "landowner" for the purpose of these regulations.
PROPERTY
The land, the building, all improvements thereon and all easements, rights and appurtenances belonging thereto, which is subject to the provisions of this chapter.
RECORDED INSTRUMENT
A plan or other instrument duly entered or record in the Office of the Recorder of Deeds of Allegheny County in accordance with the provisions of § 245-11 of this chapter.
RECORDER
The Recorder of Deeds of Allegheny County.
RIGHT-OF-WAY
The total extent of any land reserved or dedicated as a street, alley or crosswalk, or for other public or private purposes.
SUBDIVISION
The division or redivision of a lot, tract or parcel of land by any means into two (2) or more lots, tracts, parcels or other division of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, transfer of ownership, building or lot development.
SUBDIVISION ORDINANCE
Chapter 229 of the Code of the Borough of Wilkinsburg, as amended.
UNIT
A portion of the condominium designated for separate ownership, the boundaries of which are described pursuant to 68 Pa.C.S.A. § 3205(4) (relating to contents of declarations; all condominiums).
[3]
UNIT DESIGNATION
The number, letter or combination thereof designating a unit in the declaration plan.
[4]
UNIT OWNER
A declarant who owns a unit, a person to whom ownership of a unit has been conveyed, or a lessee of a unit in a leasehold condominium whose lease expires simultaneously with any lease the expiration or termination of which will remove the unit from the condominium. "Unit owner" does not include a person having interest in a unit solely as security for an obligation.
[5]
ZONING ORDINANCE
Chapter 260 of the Code of the Borough of Wilkinsburg, as amended.
[1]
Editor's Note: Amended at time of adoption of Code; see Chapter 1, General Provisions, Art. I.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
[3]
Editor's Note: Amended at time of adoption of Code; see Chapter 1, General Provisions, Art. I.
[4]
Editor's Note: The definition of Unit Property Act which followed this definition was deleted at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
[5]
Editor's Note: Amended at time of adoption of Code; see Chapter 1, General Provisions, Art. I.
The applicant shall submit five (5) copies of a declaration plan to the Administrator, together with five (5) copies of a preliminary plat of subdivision drawn in accordance with the regulations contained in the Subdivision Ordinance[1] at least two (2) weeks prior to the Planning Commission meeting at which consideration of the subdivision plat is contemplated.
[1]
Editor's Note: See Ch. 229, Subdivision and Land Development.
A. 
The declaration plan shall contain:
(1) 
A reference to 68 Pa.C.S.A. § 3101 et seq., the Unit Property Act, and an expression of the intention to submit the property to the provisions of said Act.[1]
[1]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
(2) 
A description of the land and building.
(3) 
The name by which the property will be known.
(4) 
A recital that the property is to consist of units and common elements as shown in a declaration plan.
(5) 
A description of the common elements and the proportionate undivided interest, expressed as a percentage, assigned to each unit therein, which percentages shall aggregate one hundred percent (100%).
(6) 
A recital that the proportionate undivided interest in the common elements may be altered by the recording of an amendment duly executed by all unit owners affected thereby.
(7) 
A recital of the purposes or uses for which each unit is intended and restrictions, if any, as to use.
(8) 
The names of the first members of council.
(9) 
Any further details in connection with the property which the party or parties executing the declaration may deem appropriate.
(10) 
A covenant or other form of recital assuring to each unit owner adequate and uninterrupted access to and maintenance of common elements, including but not limited to gas, water, electric and telephone lines; heating, ventilating and air-conditioning facilities; walls; steps; interior and exterior lights; storm and sanitary sewers; roof drains; drainage swales; cable television antenna; parking facilities or areas related to the main structure; elevator; pedestrian ways; parking and pedestrian access; driveways; porches; patios; railings; common utility rooms; hallways; laundry facilities; garbage disposal facilities; recreational areas; and the like.
(11) 
A recital releasing and absolving the borough from responsibility for maintaining any item specified in Subsection A(10) of this section and insuring access to all units for police and fire protection.
(12) 
The declaration plan shall bear the verified statement of an architect or engineer certifying that the declaration plan fully and accurately shows the property, the location of the building thereon, the building and the layout of the floors of the building, including the units and common elements, and sets forth the name by which the property will be known and the unit designation for each unit therein.
B. 
Additional requirements. The declaration plan of a conversion condominium must contain, in addition to the information required above:
[Added 1-8-1979 by Ord. No. 2120]
(1) 
A statement by the applicant, based on a report prepared by an independent (registered) architect or engineer, describing the present condition of all structural components, plumbing, mechanical and electrical installations material to the use and enjoyment of the condominium.
(2) 
A statement by the applicant of the expected useful life of each item reported on in Subsection B(1) or a statement that no representations are made in that regard.
(3) 
A list of any outstanding notices of uncured violations of building code or other municipal regulations, together with the estimated cost of curing these violations.
C. 
This section applies only to units that may be occupied for residential use.
The applicant shall also submit to Administrator five (5) copies of the proposed form of deed or other instrument transferring ownership or otherwise authorizing use of the units, the proposed code of regulations and all other instruments or documents intended by the applicant to carry out the objectives of the declaration proposal. The form and contents of these documents shall conform to the requirements of the Unit Property Act and this chapter.
The Administrator shall review all submissions referred to above and, if he or she finds them to be in compliance with the provisions of this chapter, shall so certify his or her approval on the original copy of each required submission.
After the review and recommendation by the Administrator and the Planning Commission, all instruments and documents previously submitted by the applicant shall be considered by the Borough Council at a public meeting of the Borough Council. If the Borough Council shall find the instruments and documents submitted to be in compliance with the provisions of this chapter, its approval shall be so certified on the declaration plan.
A. 
If the declaration plan and other required submissions are approved by the Borough Council, said declaration plan, code of regulations, special covenants running with the land, and any other instrument or document so designated by the Administrator shall be filed of record in the Office of the Recorder of Deeds of Allegheny County.
B. 
A copy of the declaration running with the land, proposed form of deed, and other instruments and documents submitted by the applicant shall be filed in the office of the Borough Manager. No unit of property shall be conveyed or leased until the approved declaration plan and other designated instruments and documents have been duly recorded.
At the time of application the applicant shall submit an application fee to the Borough Treasurer in an amount as set forth from time to time by resolution of the Borough Council to cover the cost of review.[2]
[1]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
[2]
Editor's Note: See Ch. A266, Fees.
The officers of the council are hereby designated as agents for the purposes of services of process. The first members of council shall establish and adopt the original code of regulations as provided in 68 Pa.C.S.A. § 3101 et seq. Thereafter, amendments or changes of the provisions of the code of regulations shall be as set forth in the said Act. Further duties and powers of this council shall be as set forth in the said Act. The council and its successors will keep the Administrator informed as to the name and address of the current agent or council member responsible for the management and operation of the property as well as the names of the officers of the council.
[1]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
The Zoning Officer of the Borough of Wilkinsburg is hereby appointed Administrator, and in such capacity he or she shall administer this chapter and amendments hereto, in accordance with its literal terms.
In lieu of the adoption of a declaration proposal establishing a council for the regulation and management of the property, the applicant may prepare and submit to the Administrator an alternative declaration proposal for the regulation and management of the property. If the Administrator shall find, after consulting with and receiving the opinion of the Borough Solicitor, that the alternative declaration proposal substantially meets the standards, requirements and objectives of this chapter, then the applicant shall be authorized to proceed in accordance with the alternative declaration proposal in lieu of his or her complying with the provisions of said chapter providing for the establishment of a council.
A. 
Any act or transaction in violation of the provisions of this chapter shall be void and of no force or effect.
B. 
Any person, partnership or corporation who or which shall violate the provisions of this chapter shall, upon conviction thereof in a summary proceeding, be sentenced to pay a fine of not more than six hundred dollars ($600.). In default of payment of the fine, such person, the members of such partnership or the officers of such corporation shall be liable to imprisonment for not more than thirty (30) days in the Allegheny County jail. Each day that a violation is permitted to exist after written notification thereof shall constitute a separate offense.[1]
[1]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
C. 
In addition to the penalties and remedies set forth above or otherwise authorized or provided by law, the borough, with or without the joinder of any or all other affected persons, may enter suit in any court of competent jurisdiction to compel compliance with the provisions of this chapter or to enjoin actual or threatened conduct in violation of the provisions of this chapter.