The exterior of the premises, the exterior of
dwelling structures and the condition of accessory structures shall
be maintained so that the appearance of the premises and all buildings
thereon shall reflect a level of maintenance in keeping with the standards
of the neighborhood or such higher standards as may be adopted as
part of a plan of the Village of Larchmont and such that the appearance
of the premises and structures shall not constitute a blighting factor
for adjoining property owners nor an element leading to the progressive
deterioration of the neighborhood, with the accompanying diminution
of property values.
There shall not be stored or used equipment
and materials relating to business, commercial or industrial uses
unless permitted under the Zoning Ordinance.
[Amended 2-25-2020 by L.L. No. 4-2020]
A. Premises shall be kept landscaped, and lawns, hedges and bushes shall
be kept trimmed and from becoming overgrown and unsightly where exposed
to public view and where the same constitute a blighting factor depreciating
adjoining property and impairing the good residential character of
the neighborhood.
B. Flower planters.
(1) Flower planters must be maintained in good order throughout the year.
(2) Flower planters must be made of substantial enough material and weight
so as to not pose a tipping hazard.
(3) Flower planters must be proportional in dimension to the storefront
and may not block storefront windows.
All signs permitted by reason of other regulations
or as lawful nonconforming uses shall be maintained in good repair,
and printed matter, pictures or illustrations contained thereon shall
be completely maintained or, when no longer in use, completely removed.
All reconstruction of exterior walls and siding
shall be of standard quality and appearance, commensurate with the
character of the properties in the same block and on both sides of
the street on which the premises front, such that the materials used
will not be of a kind that by their appearance will depreciate the
values of neighboring and adjoining premises as aforesaid.
The exterior of every structure or accessory
structure, including fences, shall be maintained in good repair, and
all surfaces thereof shall be kept painted or otherwise provided with
a protective coating sufficient to prevent structural deterioration
and to maintain appearance. The same shall be maintained free of broken
glass, loose shingles, crumbling stone or brick, excessive peeling
paint or other conditions reflective of deterioration or inadequate
maintenance to the end that the property itself may be preserved,
safety and fire hazards eliminated and adjoining properties and the
neighborhood protected from blighting influences.
[Added 9-16-2019 by L.L.
No. 1-2019]
A. Removal of signage; covering required.
(1)
When a commercial or retail establishment in the Village of
Larchmont has become vacant and has remained vacant for a period in
excess of 30 days, the owner, lessee or other responsible individual
or entity shall remove all signage from windows, including windows
in doors, and place a covering in the storefront to block the view
of the interior of the premises to public view. The covering shall
be of such material as provided below.
B. Covering specifications. The covering may consist of:
(1)
Frosted translucent window film adhered to the interior of window,
covering the entire window, including windows in doors, with the exception
of a "For Lease" sign in compliance with the appropriate code.
C. Maintenance of window display areas.
(1)
Any and all window display areas shall be kept clean, free of
hazard and free of debris. Further, cracked or broken glass display
windows shall be replaced with glass.
Every dwelling and accessory structure and every
part thereof shall be kept structurally sound and in a state of good
repair to avoid safety, health or fire hazards, including:
A. Exterior walls, sidings and roofs. Exterior walls
and roofs shall be kept structurally sound, in good repair and free
from defects.
B. Weather- and watertightness. Every building shall
be so maintained as to be weather- and watertight. Exterior walls,
roofs, windows, window frames, doors, door frames, foundations and
other parts of the structure shall be so maintained as to keep water
from entering the structure and to prevent excessive drafts. Damaged
materials must be repaired or replaced promptly. Places showing signs
of rot, leakage, deterioration or corrosion are to be restored and
protected against weathering and seepage.
C. Basements and cellars. Basements, cellars and crawl
spaces are to be free of moisture resulting from seepage, and cross
ventilation shall be required where necessary to prevent accumulations
of moisture and dampness.
D. Elevators. All scissor car gates shall be removed
and replaced with solid-panel automatic car doors, and all shaftway
doors shall be provided with a straight and sloping kickplate, the
base of which shall cover the inside edge of the hoistway landing
when said shaftway door is closed and the slope of which shall result
in an angle of not less than 60º with the horizontal. The above
requirement shall be implemented within six months after receipt of
notice to comply by the owner of the premises containing such elevator
or elevators. The Village Engineer may grant such extensions to the
six-month period as are warranted by delays beyond the owner's control.
[Amended 6-27-1977 by L.L. No. 7-1977]
All parts of the dwelling shall be kept in a
clean and sanitary condition, free of nuisance and free from health,
safety and fire hazards, including the following:
A. Accumulations and obstructions. No accumulation or
obstruction from garbage, refuse or rubbish shall be permitted on
common stairways, areaways, balconies, porches, hallways, basements,
elevator shafts or cellars, except that garbage stored in proper containers
may be set out for removal.
B. Floors. Floors of every structure shall be structurally
sound and maintained in a clean and sanitary condition. Floors shall
be maintained at all times in a condition so as to be smooth, clean,
free from cracks, breaks and other hazards.
C. Bathroom, water closet compartment and kitchen floors
shall be surfaced with water-resistant material.
D. Cellar and basement floors. Floors of basements and
cellars shall be paved with concrete and shall be maintained at all
times in a condition so as to be smooth, clean, free from cracks,
breaks and other hazards.
E. Supporting structural members. Supporting structural
members are to be kept structurally sound, free of deterioration and
capable of bearing imposed loads safely.
F. Walls and ceilings.
(1) Walls and ceilings shall be kept in good repair.
(2) In the event of substantial damage to the interior
paint condition of any apartment, caused by fire, flood, leak or other
similar emergency occurrence, any rooms so damaged shall be painted
with at least one coat of paint, of suitable quality and workmanship,
by the owner, such work to be done within 30 days following written
notice served by the Building Inspector upon the owner or other person
designated by law to receive such notice. Such compliance by the owner
with this requirement is not intended to affect any right of the owner
to hold responsible the person or persons causing such damage.
[Amended 12-12-1977 by L.L. No. 11-1977]
(3) Upon the request of the tenant, it shall be the obligation
of the owner to have all the rooms in each apartment painted at least
once in every four years since its last painting with one coat of
paint of suitable quality and workmanship.
[Added 12-12-1977 by L.L. No. 11-1977]
G. Porches, stairs and railings. Porches and stairs of
every structure used for human habitation shall be structurally sound
and free from defects. Handrails or banisters shall be provided for
all stairs, balconies, fire escapes and stairwells, and the handrails
or banisters shall be securely attached, maintained free from defects
and shall be of sufficient height to guard against accidents. Stairs
shall be adequately lighted in all places to permit safe use at night
for persons ascending or descending.
H. Storage areas. In multifamily dwellings containing
dwelling units, storage bins shall be of fireproof construction; provided,
however, that storage in existing framework, wood-frame bins or nonfireproof
storage areas shall be permitted, provided that the storage of combustible
materials, containers for the same and means of storage shall be designed
to minimize the existence of fire hazards in dwellings. Excessive
accumulations of combustible materials are prohibited, and responsibility
for removal thereof shall be with the owner and operator of the premises
as well as the occupant to whom the said materials may belong.
I. Janitorial service.
[Amended 8-4-1975 by L.L. No. 5-1975; 1-24-1977 by L.L. No. 3-1977]
(1) Whenever there are 10 or more families occupying any
multiple dwelling, and the owner does not reside therein, there shall
be a janitor, housekeeper or some other person, responsible on behalf
of the owner, who shall reside in said dwelling or within an area
located within a distance of 200 feet from said dwelling, who shall
at all times maintain the premises in compliance with this chapter
and keep the premises free from filth, garbage, refuse and rubbish
and who shall be responsible for the daily collection of garbage and
other refuse from the occupants, on a regular schedule and at a reasonable
time, and place the same out for collection and who shall have charge
of such dwelling, except that where two or three multiple dwellings
are connected or adjoining, one resident janitor or such other person
named above shall be sufficient. The name of such janitor or other
such person shall be registered with the Building Department of the
Village of Larchmont.
(2) The owner or agent shall make his name, post office
address and telephone number known to all tenants by posting it in
a lobby or public hallway or other method satisfactory to the Building
Inspector and shall also make available and known to all tenants and
the Building Inspector the name, address and telephone number of an
alternate individual who shall be responsible during the absence of
said superintendent, janitor, caretaker or housekeeper. In the event
that the landlord chooses not to post his telephone number, he must
post the telephone number of an agent authorized by him to make repairs
and to act in emergencies.
(3) When changes in personnel occur, it shall be the obligation
of the landlord to keep the Building Department advised of all changes.
(4) Said janitor, superintendent, caretaker or housekeeper
shall have sufficient knowledge, competence and responsibility and
shall have authority from the owner or operator to attend to or arrange
for continual operation of all essential services and facilities required
under this chapter.
(5) Failure of any superintendent, janitor, caretaker
or housekeeper to comply with the provisions of this chapter shall
not relieve the owner or agent from the duties and responsibilities
imposed by this chapter.