A.
The exterior of the premises and all structures thereon
shall be kept free of all nuisances and any hazards to the safety
of occupants, pedestrians and other persons utilizing the premises
and free of insanitary conditions, and any of the foregoing shall
be promptly removed and abated by the owner or operator. It shall
be the duty of the owner or operator to keep the premises free of
hazards and nuisances which include, but are not limited to, the following:
(1)
Refuse: brush, weeds, leaves, broken glass, stumps,
roots, obnoxious growths, filth, garbage, trash, refuse and debris.
(2)
Natural growth: dead and dying trees and limbs or
other natural growth which, by reason of rotting or deteriorating
conditions or storm damage, constitute a hazard to persons in the
vicinity thereof. Trees shall be kept pruned and trimmed to prevent
such conditions.
(3)
Overhangings: loose and overhanging objects and accumulations
of ice and snow which, by reason of location above ground level, constitute
a danger of falling on persons in the vicinity thereof.
(4)
Ground surface hazards: holes, excavations, breaks,
projections, obstructions and excretion of pets and other animals
on paths, walks, driveways, parking lots and parking areas and other
parts of the premises which are accessible to and used by persons
on the premises. All such holes and excavations shall be filled and
repaired, walks and steps replaced and other conditions removed, where
necessary to eliminate hazards or insanitary conditions, with reasonable
dispatch upon their discovery.
(5)
Recurring accumulations of stormwater: Adequate runoff
drains shall be provided and maintained to eliminate any such recurrent
or excessive accumulation of stormwater.
(6)
Sources of infestation: Sources of infestation shall
be eliminated.
B.
Foundation walls: Foundation walls shall be kept structurally
sound, free from defects and damage and capable of bearing imposed
loads safely.
C.
Chimneys, flues and vents: Chimneys and all flue and
vent attachments thereto shall be maintained structurally sound, free
from defects and so maintained as to capably perform at all times.
Chimneys, flues, gas vents or other draft-producing equipment shall
provide sufficient draft and shall be structurally safe, durable,
smoketight and capable of withstanding the action of flue gases.
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.[1]
[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.
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.
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.
A.
Plumbing, sewers and bathrooms.
(1)
Water supply. Every facility using running water for
domestic purposes within any building shall be connected to the public
water supply system of the Village of Larchmont. The water system
shall be maintained in good and operable condition at all times so
that sufficient and positive pressure shall be available at all installed
hot- and cold-water faucets.
(2)
Hot and cold water. Every kitchen sink, bathroom sink
and basin, tub or shower shall be connected to both the hot and cold-water
lines. There shall be sufficient and adequate equipment, maintained
in good working condition, to supply water at a minimum temperature
of 120º F. at all times to each hot-water outlet.
(3)
Bathroom facilities. Every bathroom required hereunder
shall be provided with a flush toilet connected to the cold-water
line and a shower or tub and a wash basin connected to running water.
Bathrooms shall also be provided with adequate light and ventilation.
(4)
Plumbing maintenance. Every plumbing facility required
hereunder shall be maintained in a sanitary condition, free of defect
and in operating condition at all times.
(5)
Sewer connections. All plumbing facilities shall be
connected to the sanitary sewer through lines which are free of leaks,
corrosion or deterioration and shall provide unobstructed passage
from the plumbing facilities within the dwelling to the sanitary sewer.
(6)
Bathroom requirements for dwelling units. Every dwelling
unit shall contain a bathroom which shall be located entirely within
that unit and which shall be completely enclosed, containing the facilities
as set forth in a room which affords privacy to the occupants thereof.
B.
Heating standards.
(1)
Heat and heating facilities. Every dwelling unit shall
contain heating facilities of sufficient capacity to maintain a minimum
inside temperature of 68º F. in all habitable rooms, bathrooms
and water closet compartments, measurable 36 inches above the floor
at the center of any such room or compartment, when the outside temperature
is 0º F. or higher.
(3)
Installation and maintenance of heating facilities.
[Amended 2-24-1975 by L.L. No. 1-1975]
(a)
Heating equipment shall be installed in a manner
which will avoid dangerous concentration of fumes and gases. Heating
equipment shall not be forced to operate beyond safe capacity. The
heating facilities and all parts thereof shall be kept in good operating
condition, free of defects, corrosion and deterioration at all times.
(b)
Any person who is required to furnish heat pursuant
to this chapter shall cause the device, system or both, which provides
such heat, to be inspected annually by a person, engaged by the owner,
qualified to make such inspection.
(c)
A record of such inspection shall be maintained
on the premises, and a copy shall be furnished to the Building Department
annually.
(d)
In the event of failure of malfunction of the
device, system or both, which provides heat to a building or part
thereof as required by this section, the Building Department may require
that the owner, agent or responsible person in charge shall provide
an acceptable and safe method of providing heat until the failure
or malfunction is repaired.
(4)
Heating requirements.
(a)
From October 1 to May 1, the owner shall provide
sufficient heat so that the interior of every dwelling unit or rooming
unit, bathroom and water closet compartment may be maintained during
the entire day at a minimum of 68º F. Except as hereunder stated,
from May 1 to October 1, every dwelling unit, rooming unit, bathroom
and water closet compartment shall be maintained at a temperature
of 68º F. during the entire day, whenever the outside temperature
falls below 55º F. at any time between the hours of 6:30 a.m.
to 10:30 p.m. As used herein, the term "during the entire day" shall
include the hours from 6:30 a.m. to 10:30 p.m. The presence of heating
outlets, radiators, risers or returns in any hall or dwelling unit
or rooming unit shall constitute a presumption that the owner is to
supply heat, as required hereunder, and, the absence of clear and
convincing proof to the contrary, this presumption shall control.
(b)
Failure of the owner to initiate appropriate
corrective action, in the event that the temperature in any dwelling
unit falls below 68º F. for a period of more than four hours
of the entire day, as herein defined, shall be a prima facie violation
of this section.
[Amended 8-4-1975 by L.L. No. 6-1975]
C.
Electrical and lighting standards.
(1)
Electrical service. Every dwelling, dwelling unit
and rooming unit shall be properly connected to and be provided with
electric power through safely insulated conductors conforming to the
New York Board of Fire Underwriters requirements.
(2)
Electrical outlets. Every habitable room shall be
equipped with a permanently installed electrical outlet or outlets
sufficient to provide lighting and power and to permit the installation
of or the use of electric lights sufficient to meet the reasonable
lighting requirements for normal use of the room and other electrical
equipment normally expected to be used in said room.
(3)
Lighting of bathrooms, washrooms and water closet
compartments. Every bathroom and water closet compartment shall be
provided with permanently installed artificial lighting fixtures,
so located and maintained that there is no danger of short-circuiting
from water from other bathroom facilities or from splashing of water.
(4)
Lighting of common spaces. Lighting of hallways, stairways,
landings and other spaces used by occupants in common as a normal
means of passage shall be sufficient to provide at least five footcandles
(five lumens), measured in the darkest portion. Light switches for
stairs and hallways shall be readily accessible to occupants using
the same. Every cellar, basement, work space and other part of the
structure used occasionally and incidentally by the occupants shall
be provided with artificial lighting, available at all times, so that
there shall be at least three footcandles (three lumens), measured
in the darkest portion trafficked by occupants.
(5)
Loose or exposed wiring. Except as hereinafter stated,
all wiring or cable shall be properly affixed or attached to the structure.
Insulation shall be provided for all wiring and cables and shall be
kept in good repair.
(6)
Light bulbs. All lighting fixtures in public halls,
stairs and common areas shall be supplied at all times with functioning
light bulbs or sufficient wattage to supply the lumen requirements
of this chapter.
(7)
Fuses and protective devices. Maximum fuse sizes,
consistent with safety, shall be posted conspicuously on the inside
cover of all fuse boxes, and no fuse shall be installed therein in
excess of the stated maximum, except that owners shall not be responsible
for violation in fuse installations without their knowledge, where
the correct maximum is stated and the fuse box is located within a
dwelling unit or rooming unit in the exclusive possession of occupants
other than the owner.
D.
Suspension of services and utilities. No owner, operator
or occupant shall cause any service, facility equipment or utility,
which is required to be supplied by the provisions of this chapter,
to be removed from or discontinued for an occupied dwelling unit or
rooming unit except for necessary repairs, alterations or emergencies.
A.
Dwelling units. Every dwelling unit shall have a bathroom,
containing a toilet, wash basin, bathtub or shower; shall be equipped
with private kitchen facilities; and shall comply with such other
requirements as set forth elsewhere in this chapter.
B.
Cooking. No cooking shall be permitted in any dwelling
unit unless there are minimum sanitary facilities, which facilities
shall include:
A.
Dwelling units. There shall be a second means of egress
for all dwelling units located in basements.
B.
Basement dwelling units. The second means of egress
from any basement dwelling unit may be by a second door, located independently
from the first means of egress and leading directly to the outside
of the premises, or, in the alternative, an accessible window may
serve as a means of egress.
