[HISTORY: Adopted by the Board of Trustees
of the Village of Flower Hill 11-10-1999 by L.L. No. 3-1999. Amendments noted where
applicable.]
A.
The purpose of this chapter is to provide a minimum
standard for the maintenance of the exterior grounds and visible facades
of all properties within the village. This chapter is intended to
help provide stable and inviting neighborhoods and business and commercial
districts and to promote public health and safety by prohibiting certain
deficiencies in exterior property maintenance which create or contribute
to unhealthy or hazardous conditions. This chapter is also intended
to ensure that property owners or their delegated agents perform such
repair and maintenance of properties as will prevent deficiencies
that could become an attractive nuisance with regard to children,
trespassers or household pets or that may attract insect or animal
pests.
B.
The adoption and enforcement of this chapter is intended
to serve as a deterrence to substandard exterior property maintenance
and as a tool for protecting property investment, the tax base and
the health, safety and welfare of all village residents.
For the purposes of this chapter, the following
definitions shall apply:
Something that impairs or destroys; an impaired condition;
to cause to deteriorate, ruin.
A structure wholly or partially enclosed within exterior
walls, or within exterior and party walls, and a roof, affording shelter
to persons, animals and/or property.
The officer appointed by the Board of Trustees who is charged
with the enforcement of this chapter, or any duly authorized representative.
Yard trimmings, vegetable wastes and other organic matter
managed for the purpose of natural transformation into compost and
stored in a container or compact pile that:
Discarded building material, concrete, stones, earth from
excavations or grading and all other refuse resulting from the erection,
repair, demolition or other improvement of property.
Any premises or open space or any part thereof, or any building
or structure that may be lawfully viewed by any member of the public
from a sidewalk, street, alleyway or from any adjoining or neighboring
premises.
The control and elimination of insects, rodents or other
pests by eliminating their harborage places; by removing or making
inaccessible materials that may serve as their food; by poisoning,
spraying, fumigating, trapping or by any other recognized and legal
pest elimination methods.
Food wastes, food wrappers, containers, nonrecyclables or
other materials resulting from the use, consumption and preparation
of food or drink, as well as other expended, used or discarded materials,
such as paper, plastic, metal, rags or glass, etc., or any other wastes
generated from day-to-day activities of a household, business or public
or quasi-public facility. The term "garbage" does not include property
prepared and stored recyclable materials or properly maintained compost
areas.
Fully operable for the use intended.
A standard of maintenance that renders a building safe, habitable
and does not create a nuisance.
[Amended 11-6-2000 by L.L. No. 3-2000]
Any area of a building or lot, excluding porch areas, not
enclosed within the walls of a building. These terms include any public
rights-of-way which pass through or are adjacent to a property, including
the sidewalk and any area between the sidewalk, if there is one, and
the street pavement.
The presence, within or contiguous to a structure or premises,
of insects, rats, vermin or other pests.
Waste iron or other metal or substance, glass, paper, discarded
lumber, rags, machine parts, accessories, machinery, machines, used
parts of motor vehicles and any material commonly known and generally
referred to as "junk" in the ordinary and accepted meaning of the
word.
[Amended 11-6-2000 by L.L. No. 3-2000]
The person in possession or control of premises or using
the premises.
The record owner of the premises, as reflected in the village
tax records, the owner in fee or the owner of a lesser estate therein,
a mortgagee or vendee in possession, assignee of rents, receiver,
executor, trustee, lessee or other person, firm or corporation in
control of a building.
[Amended 11-6-2000 by L.L. No. 3-2000]
Includes any open and/or partially enclosed porches or decks,
as well as any entranceways or exitways which are in the public view.
A lot, plot or parcel of land, including the building or
structures thereon.
The capacity in which a person or persons may engage in an
activity without interference from others.
[Amended 11-6-2000 by L.L. No. 3-2000]
Includes the following:
Any physical condition or occupancy of any premises
or its appurtenances that constitutes an attractive nuisance to children,
including but not limited to abandoned wells, shafts, basements, excavations
and unsafe fences or structures.
[Amended 11-6-2000 by L.L. No. 3-2000]
Any premises that has unsanitary sewerage or
plumbing facilities.
Any premises designated as unsafe for human
habitation.
Any premises that is manifestly capable of being
a fire hazard, or is manifestly unsafe or unsecured so as to endanger
life or property.
Any structure in which the plumbing, heating
or other facilities required by applicable codes have been removed
or rendered ineffective or inoperable, or in which precautions against
trespassing, where required, have not been provided, maintained or
installed.
[Amended 11-6-2000 by L.L. No. 3-2000]
Any premises that is unsanitary, or that is
littered with rubbish or garbage or that has an uncontrolled growth
of weeds; or that has nongrassed and/or landscaped area.
Any structure that is in a state of dilapidation,
deterioration or decay; faulty construction; overcrowded; open, vacant
or abandoned; damaged by fire to the extent so as not to provide shelter;
in danger of collapse or failure; and dangerous to anyone on or near
the premises.
Areas of any property that are visible by pedestrian or vehicular
traffic in the public right-of-way or visible from the exterior ground
level of adjoining properties.
Useless waste or rejected matter; noncombustible waste material.
The term shall include the residue from the burning of wood, coal
and coke and also tin cans, metals, mineral matter, glass, crockery
and minerals.
Includes materials or substances that are discarded or rejected
as being spent, worthless, useless or in excess to the owners at the
time of such discard or rejection, including but not limited to materials
or substances such as garbage, refuse, industrial and commercial wastes,
sludge from air or water treatment facilities, rubbish, tires, ashes,
incinerator residue, construction and demolition debris, discarded
motor vehicles, discarded household and commercial appliances and
discarded furniture. An object shall be presumed to be discarded or
rejected solid waste when the object is stored, placed or left on
the grounds or exterior of the property in the view of neighbors or
passersby under circumstances which meet any of the following criteria:
The object produces an offensive smell.
The object is of a type designed for interior
use or made of materials which are suitable only for interior use
and the object is left outside and exposed to precipitation.
The object has reached a degree of dilapidation
or disrepair that can reasonably be presumed to render the material
unsuitable for or incapable of being used for its original intended
purpose or some other reasonable purpose.
The object is left, placed or stored in a manner
which appears likely to cause injuries.
An arrangement of materials which are joined together to
form a constructed erection for occupancy or use.
[Amended 11-6-2000 by L.L. No. 3-2000]
[Amended 11-6-2000 by L.L. No. 3-2000]
It shall be the duty and responsibility of the
owner, lessee, tenant, occupant or other person having possession
or charge of any building, lot or property in the Village of Flower
Hill to ensure that:
A.
All grounds and exterior property are kept clean and
free of solid waste.
B.
All garbage, when stored outside, is completely contained
in nonabsorbent, watertight, durable containers having a tight-fitting
lid in place. Plastic bags are not considered durable containers.
Strong, waterproof plastic bags may be used to place garbage at the
curbside on the evening before scheduled collections or may be taken
to an approved refuse disposal site. Composting materials, so long
as they are maintained as defined by this chapter, shall not be considered
garbage.
C.
Garbage cans, garbage bags and discarded bulk items
shall not be placed on the curb before 6:00 p.m. the day before the
scheduled pickup. Garbage containers and any materials not removed
by garbage collectors shall be removed from the curb before 6:00 p.m.
the day of pickup. Any materials not removed as required by this section
shall be removed by the village.
D.
Solid waste, other than garbage stored in proper containers
described above, is not stored in the public view, except that construction
and demolition debris related to an ongoing construction project with
a valid building permit may be stored in the public view for not more
than 30 days. Residents may place reusable materials on the tree lawn
for purposes of informal scavenging, not to be observable for more
than two successive days.
E.
Within all residential zoning districts, no unlicensed motor vehicle may be stored in the public view in a side or a rear yard or in an approved driveway. However, this section shall not apply to a motor vehicle which constitutes "solid waste" as defined in § 172-2 above.
F.
Grass, weeds or other vegetation on grounds and exterior
property are maintained in keeping with standards of the community.
G.
The area along public rights-of-way adjacent to or
on the property, including but not limited to the area between the
front property line and the curb or street pavement, is maintained
in a reasonably clean and sanitary condition free of garbage and/or
solid waste, with any grass, weeds and brush in said area cut or trimmed.
Premises situated at street intersections or on curved streets shall
be kept in such a condition as to provide a clear and unobstructed
view of the intersection or curve.
[Amended 6-2-2014 by L.L. No. 1-2014; 2-6-2017 by L.L. No. 1-2017]
(1)
Fire
hydrants located in the right-of-way, adjacent to or upon the property
must be kept substantially clear of snow, ice or other obstructions
that would hinder the access to the hydrant by firefighting personnel.
H.
Trees, shrubs or other vegetation are pruned such
that they will not obstruct the passage of pedestrians on sidewalks.
The maintenance of Village trees, including trees between the sidewalk
and curb, are the responsibility of the adjoining property owner.
[Amended 2-6-2017 by L.L.
No. 1-2017]
I.
Fences and walls are maintained in a safe and structurally
sound condition.
J.
Steps, walks, driveways, parking spaces and other
similar paved areas are maintained pursuant to provisions elsewhere
in the Village Code.
K.
Sidewalks are kept substantially clear of snow, ice
and other obstructions, including but not limited to free flowing
water from drains, ditches and/or downspouts located on the property
except during flooding, pursuant to provisions regulating the use
of streets and sidewalks elsewhere in the Village Code.
L.
All sewerage and water installed thereon be maintained
on their own lot and property or connected therewith, in such manner
that the same shall not constitute or contribute to the creation of
a nuisance.
A.
Vacant structures and land. All vacant structures
and premises thereof or vacant land shall be maintained in a clean,
safe, secure and sanitary condition as provided herein so as not to
cause blighting conditions or adversely affect the public health,
safety or general welfare.
B.
Condition of land. All land must be kept free of dead
or dying trees and accumulations of brush, shrubs, weeds, grass, stumps,
roots, excessive and/or noxious growths, garbage, refuse or debris
which would either tend to start a fire or increase the intensity
of a fire already started or cause poisoning or irritation to people
or animals or cause or tend to cause or enhance an unhealthy or dangerous
or obnoxious condition on said property or on any adjacent neighboring
property. All areas not covered by structures shall be landscaped.
C.
Sanitation. All exterior property and premises shall
be maintained in a clean, safe and sanitary condition. The occupant
shall keep that part of the exterior property which said occupant
controls or occupies in a clean and sanitary condition.
D.
Grading and drainage. All premises shall be graded
and maintained to prevent the accumulation of stagnant water thereon
or within any structure located thereon.
E.
Weeds and grass. No plot, parcel or lot of private
real property located within the limits of the Village of Flower Hill,
whether improved or unimproved, occupied or unoccupied, shall be permitted
by the owner or owners thereof to have or support grass, growth (except
shrubs, trees or bushes) or weeds of a height taller than four inches
nor shall any barren (nonlandscaped and/or grassed) areas be permitted.
F.
Exhaust vents. Pipes, ducts, conductors, fans or blowers
shall not create a public nuisance by the discharge of gases, steam,
vapor, hot air, grease, smoke, odors or other gaseous or particulate
wastes directly upon abutting or adjacent public or private properties.
G.
Accessory structures. All accessory structures, including
detached garages, fences and walls, shall be maintained structurally
safe and in good repair.
H.
Any ladder
left on the exterior of premises must be secured in such a manner
that would prohibit the use or removal thereof.
[Added 2-7-2022 by L.L. No. 3-2022]
A.
General. The exterior of the premises and the condition
of structures shall be maintained so that the premises and all buildings
shall reflect a level of maintenance in keeping with the standards
of the community and shall not constitute blight or lead to the progressive
deterioration of the neighborhood.
B.
Water drainage. Roof drains, overflow pipes, air-conditioning
drains, sump pumps and any other device used to channel water off
or out of a building or pool or from any property within the Village
shall be maintained in a safe and operable condition and shall not
drain onto highways, streets, alleyways, adjoining property or the
public sanitary sewer system. Each property within the Village shall
be maintained such that all drainage water is drained within the property
itself.
[Amended 7-6-2010 by L.L. No. 13-2010]
C.
Street numbers. Each structure to which a street number
has been assigned shall have such number displayed in a position easily
observed and readable from the public right-of-way.
[Amended 11-6-2000 by L.L. No. 3-2000]
D.
Accumulation of materials. All exterior property and
premises shall be kept free from any accumulation of rubbish, garbage,
refuse, trash and junk.
E.
Fences. Fences and other minor constructions shall
be maintained in a safe and substantial condition.
F.
Storage of materials. No materials, goods or supplies
may be stored in any front or side yard exposed to public view, except
with a valid building permit. Materials may be stored in rear yards,
provided that the method and manner of storage complies with the provisions
of this code.
G.
Sidewalk
maintenance.
[Added 8-3-2009 by L.L. No. 14-2009]
(1)
Every
occupant, owner, or person of every house, shop, building, lot, parcel
of land, or other property that adjoins or is abutting to or on a
sidewalk in the Village shall be charged with the responsibility to
keep such sidewalk in a good state of repair and free from defects
and debris. Failure to maintain will result in the Village undertaking
such repair or remedy and charging that to the property owner. On
any claim presented for bodily injury or property damage on the sidewalk,
the adjoining or abutting property owner shall be held liable in tort
for such damages to another. Alternatively, should the Village be
called upon to make such payment to a third party, the Village will
look to the adjoining/abutting landowner for contribution and indemnity.
(2)
OCCUPANT
OWNER
PERSON
SIDEWALK
For the purposes of this Subsection G, the following definitions apply:
Any individual, corporation, society, association, partnership
or firm, and the successor or the heir, executor, administrators,
or other legal representatives of a person.
That part of a highway especially adapted to the use of or
ordinarily used by pedestrians and includes that part of the highway
between the curbline (or the edge of the roadway where there is no
curbline) and the adjacent property line, whether or not the property
is improved.
All dangerous buildings within the terms of
this chapter are hereby declared to be public nuisances and shall
be repaired, vacated or demolished as hereinbefore and hereinafter
provided.
[Added 1-6-2020 by L.L.
No. 2-2020]
A.
It shall be unlawful for any owner of real property within the Village
or agent of such owner, person, firm or corporation lawfully occupying
any real property within the Village to permit:
B.
The Village Clerk or the Superintendent of Buildings is hereby empowered
to notify, in writing, the owner of any such property to cut, trim
or remove said grass, weeds, brush, rubbish, rubble, boat or motor
vehicle. Such notice shall be by ordinary mail properly addressed
and posted to the owner of the subject premises as the same appears
on the Nassau County Assessment Roll.
C.
Upon failure to comply with the terms of such notice within five
days of the date said notice is postmarked, the Village or its agents
may cut, trim or remove said grass, weeds, brush, rubbish, rubble,
boat or motor vehicle and assess the cost thereof upon the real property
upon which said grass, weeds, brush, rubble, motor vehicle or boat
is found. This obligation shall constitute a lien and a charge on
the real property concerned until paid or otherwise satisfied and
shall be collected by the Village Treasurer in the same manner provided
by law for delinquent taxes.
D.
Designated vacant properties. For those properties that are deemed vacant wherein due diligence has been performed in ascertaining ownership, and Village records indicate said property is vacant, an initial lot clearance notice will be sent as outlined in § 172-6.1C. Thereafter said vacant properties will have lot clearances performed on a two-week rotation or as needed without a five-day notice.
A.
Prohibition. No owner or occupant of any lot, plot
or parcel of land in the Village of Flower Hill shall cause or permit
any public nuisance or dangerous condition to be or to remain upon
such lot, plot or parcel of land or between the same and the adjoining
street or parkway.
B.
Enforcement.
(1)
Notice of violation. Whenever such public nuisance
shall exist and a complaint thereof shall be made to the Mayor of
the village, he shall forthwith cause a notice to be served upon the
owner or the occupant of the premises on which such nuisance exists,
requiring him or them to abate the same within 24 hours after receipt
of such notice.
(2)
Abatement by village; collection of costs. In case
of the failure of the owner or occupant of such premises to comply
with such notice or requirement within the time therein mentioned,
said nuisance may be abated by the Village of Flower Hill at the expense
and charge of such owner or occupant, such expense to be certified
by the Mayor and to be collected by suit in the name of the village,
if not paid to the Village Treasurer or Village Clerk-Treasurer within
five days after demand.
All lands within the village shall be maintained
in accordance with generally acceptable standards within the village,
and if, upon inspection by the Code Enforcement Officer, they are
found to be improperly maintained premises as defined in this chapter,
then the Code Enforcement Officer shall proceed to enforce the provisions
of this chapter regarding maintenance.[1]
Whenever an owner of property within the Village
of Flower Hill is required under the provisions of this chapter to
demolish, repair or improve such premises or to properly maintain
them, and such owner shall fail to demolish or make such repairs or
improvement or perform the work required or maintain the premises,
and the Village of Flower Hill shall cause such work or act to be
performed on such property, or a contract has been awarded therefor
by the Board, the cost of such work may be assessed, levied and collected
as provided for herein.
A.
Upon receiving the name or names of such defaulting
persons, the Village Clerk or Village Clerk-Treasurer shall thereafter
cause a written notice to be served, either personally or by ordinary
mail, upon the owner of the property involved, at their last known
address, stating that at a time and place therein specified, the Village
Clerk or Village Clerk-Treasurer will assess such costs and/or delinquencies
or default amounts against the property. Such notice shall be served
at least 10 days prior to the time specified therein.
B.
At the time and place so specified, the Village Clerk
or Village Clerk-Treasurer shall hear the parties interested and shall
thereupon complete the assessment, stating therein the name of the
owner and the amount so assessed, and shall return the assessment
and the report thereon to the Village Board.
C.
Such Village Board shall certify such assessment to
the Village Treasurer, who shall cause the amount therein stated to
be levied against such property and any uncollected assessments shall
be a lien upon the land affected.
[Amended 4-1-2013 by L.L. No. 5-2013]
D.
Such amount shall be levied and collected at the same
time and in the same manner as other village taxes and shall be paid
to the Village of Flower Hill and be applied to reimbursing the fund
or funds from which such cost was originally defrayed.
E.
If such notice is served against a corporation, it
may be served upon the corporation at its principal place of business,
place of business of an agent of a corporation within the village,
or upon the Secretary of State. Notice served upon the Secretary of
State shall be served at least 14 days previous to the time specified
therein.[1]
[1]
Editor's Note: Former § 172-12,
Complaints; action by Board of Trustees, which immediately followed
this section, was deleted 11-6-2000 by L.L. No. 3-2000.
[Amended 11-6-2000 by L.L. No. 3-2000]
Whenever in this Code an activity is proscribed
or prohibited to be performed, permitted, made, aided, countenanced,
encouraged, assisted or the like on any property within the Village
of Flower Hill, or the creation, establishment, erection, placement
or maintenance of any object, thing, attachment, disturbance, noise
or nuisance shall be a violation of a provision of this Code, the
owner, tenant, operator or person in control of any property within
the village on which such activity, object, thing, attachment, disturbance,
noise, nuisance or the like shall occur shall be deemed jointly and
severally to have full knowledge thereof and to have consented to,
performed, permitted, made, aided, countenanced, encouraged, assisted
or established, erected, placed or maintained the same.[1]
[1]
Editor's Note: Former § 172-14,
Civil penalties, which immediately followed this section, was deleted
11-6-2000 by L.L. No. 3-2000.
[Amended 3-6-2023 by L.L. No. 2-2023]
Any person who violates any provision of this chapter or any final determination or order of the Village of Flower Hill Code Enforcement Officer or Board of Trustees made in accordance with this chapter shall, in addition, be guilty of a violation, punishable as provided in Chapter 1, General Provisions, Article II.
