Plum Mobile Home Park Owner Continues Legal Battle to Expand Despite Flooding Concerns

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The owner of a mobile home park in Plum, Pennsylvania, is continuing its legal fight to expand the facility, despite objections from borough officials who cite serious flood risks. Plum Creek MHC, the entity managing the mobile home park, has filed an appeal to the Commonwealth Court after Allegheny County Judge Mary C. McGinley upheld the Plum Zoning Hearing Board's decision to deny their expansion application.

The current park, Plum Creek Estates, spans 12 acres off Hulton Road and contains 40 home sites. Plum Creek MHC seeks to add 23 more home sites along with new amenities, including a management office, recreational space, upgraded utility infrastructure, and stormwater management systems. However, the proposed expansion has met resistance from local officials, primarily due to the area's history of severe flooding.

A History of Flooding

The zoning board’s primary concern is the public safety risk posed by the expansion in an area prone to flooding. Testimonies from borough officials revealed that the park experienced significant flooding in 2019, 2021, and 2022. During the 2019 and 2021 floods, the park had to be evacuated, raising alarms about the viability of adding more homes to an already vulnerable area.

In response, Plum Creek MHC acknowledged the flood-prone nature of the property but argued that the expansion would bring additional protections for current residents. Despite these claims, the zoning board ruled that the proposed development would worsen existing conditions, putting more residents at risk.

Legal Challenges and Borough Concerns

Plum Creek MHC's legal arguments have thus far failed to sway the court. In her ruling, Judge McGinley affirmed the zoning board’s decision, stating that the board acted within its legal rights and based its judgment on substantial evidence. The court emphasized that while state law allows the expansion of nonconforming land uses—such as a mobile home park in a single-family residential zone—there are limitations when public safety is at stake.

One of the critical issues raised during the hearing was Plum Creek MHC’s failure to submit adequate documentation, including necessary plans and studies that would ensure compliance with floodplain and stormwater management regulations. The zoning board also cited problems with the site’s design, traffic flow, and lack of buffering that would be required to meet zoning standards.

What’s Next?

Plum Creek MHC remains determined to pursue the expansion, and the appeal to the Commonwealth Court could prolong the legal battle. As the case unfolds, both sides are preparing for a continued confrontation over balancing development rights with community safety.

With flood risks affecting both current and future residents, the outcome of this appeal could set a precedent for how flood-prone areas across the state manage development and expansion in the face of increasingly unpredictable weather patterns.