[HISTORY: Adopted by the Town Board of the
Town of Ithaca 9-14-2020 by L.L. No. 4-2020[1]; amended in its entirety 12-28-2022 by L.L. No. 19-2022. Subsequent amendments noted where applicable.]
[1]
This local law also repealed former Ch. 125,
Building Construction and Fire Prevention, adopted 12-29-2006 by L.L. No. 15-2006, as amended.
This chapter shall provide the basic method for administration and enforcement of the New York State Uniform Fire Prevention and Building Code (hereinafter referred to as the "Uniform Code"), the Energy Conservation Construction Code of New York State (hereinafter referred to as the "ECCCNYS"), and the Energy Code Supplement found at Chapter 144 of the Code of the Town of Ithaca (hereinafter referred to as the "ECS"), and shall establish powers, duties, and responsibilities in connection therewith.
A.Â
Code Enforcement Officers are appointed by the Town Board. The Code
Enforcement Officers are hereby designated to administer and enforce
the Uniform Code, ECCCNYS, ECS, and this chapter within the Town of
Ithaca.
B.Â
The Town Board may also designate by resolution other individuals,
entities, or inspectors to administer and enforce the Uniform Code,
ECCCNYS, ECS, and this chapter who would act under the supervision
and direction of the Code Enforcement Officer, assist the Code Enforcement
Officer, and carry out all powers and duties of Code Enforcement Officers
listed in this chapter, provided that such individuals, entities and
inspectors shall not have the power to issue building permits, certificates,
orders, and appearance tickets unless they are public officers. Any
individuals, entities or inspectors designated by the Town Board to
administer and enforce the Uniform Code, ECCCNYS, ECS and this chapter
shall have background experience and qualifications comparable to
those of an individual who has met the requirements of 19 NYCRR Part
434 (Minimum Standards for Code Enforcement Personnel in the State
of New York), as amended, or any successor regulation, and the Code
Enforcement Officer shall obtain certification from the Department
of State pursuant to the Executive Law and the regulations promulgated
thereunder.
C.Â
The Code Enforcement Officer and Town Board-appointed inspectors
shall, within the time prescribed by law, obtain such basic training,
in-service training, advanced in-service training, and other training
as the State of New York shall require for code enforcement personnel
and inspectors.
D.Â
The Code Enforcement Officer shall have the authority to approve
qualified, additional inspectors that are not considered employees,
such as but not limited to, third party inspectors and special inspectors,
which assist the Code Enforcement Officer in fulfillment of their
duties.
E.Â
The compensation for the Code Enforcement Officer and Town Board-appointed
inspectors shall be fixed from time to time by the Town Board.
As used in this chapter, the following terms shall have the
meanings indicated:
An area in any building, or in any portion of a building,
that is primarily used or intended to be used for gathering 50 or
more persons for uses including, but not limited to, amusement, athletic,
entertainment, social, or other recreational functions; patriotic,
political, civic, educational, or religious functions; food or drink
consumption; awaiting transportation; or similar purposes.
A building permit, construction permit, demolition permit,
or other permit that authorizes the performance of work. The term
"building permit" shall also include a building permit which is renewed,
amended, or extended pursuant to any provision of this chapter.
A document issued by the Town stating that work was done
in compliance with approved construction documents and the Codes.
A document issued by the Town certifying that the building
or structure, or portion thereof, complies with the approved construction
documents that have been submitted to, and approved by the Town, and
indicating that the building or structure, or portion thereof, is
in a condition suitable for occupancy.
The Town's Director of Code Enforcement and Zoning,
and Town employees appointed by the Town Board as Code Enforcement
Officers.
The Uniform Code, ECCCNYS, and ECS.
The Energy Conservation Construction Code of New York State.
The Energy Code Supplement found at Chapter 144 of the Code of the Town of Ithaca.
The Fire Code of New York State as incorporated by reference
in 19 NYCRR Part 1225.
An inspection performed to determine compliance with the
applicable provisions of 19 NYCRR Part 1225 and the publications incorporated
therein by reference and the applicable provisions of 19 NYCRR Part
1226 and the publications incorporated therein by reference.
A solid, liquid, or gas associated with semiconductor manufacturing
that has a degree-of-hazard rating in health, flammability, or instability
of Class 3 or 4, as ranked by NFPA 704 (Standard Systems for Identification
of the Hazards of Materials for Emergency Response), and which is
used directly in research, laboratory, or production processes which
have, as their end product, materials that are not hazardous.
Vehicles that contain cooking equipment that produces smoke
or grease-laden vapors for the purpose of preparing and serving food
to the public. Vehicles intended for private recreation shall not
be considered mobile food preparation vehicles.
A permit issued pursuant to § 125-9. The term "operating permit" shall also include an operating permit which is renewed, amended, or extended pursuant to any provision of this chapter.
The person to whom a building permit has been issued.
An individual, corporation, limited liability company, partnership,
limited partnership, business trust, estate, trust, association, or
any other legal or commercial entity of any kind or description.
The Property Maintenance Code of New York State as incorporated
by reference in 19 NYCRR Part 1226.
The Residential Code of New York State as incorporated by
reference in 19 NYCRR Part 1220.
The reconstruction, replacement, or renewal of any part of
an existing building for the purpose of its maintenance or to correct
damage.
An order issued pursuant to § 125-7.
A building used, in whole or in part, for the collection,
storage, or processing of maple sap into maple syrup and/or maple
sugar.
A certificate issued pursuant to § 125-8.
The Town of Ithaca.
The Town Board of the Town of Ithaca,
The New York State Uniform Fire Prevention and Building Code,
Subchapter A of Chapter XXXIII of Title 19 of the NYCRR, adopted pursuant
to Article 18 of the Executive Law.
A.Â
The Town Board may adopt rules and regulations for the administration
and enforcement of the Uniform Code, ECCCNYS, and ECS. Such rules
and regulations shall not conflict with the Uniform Code, this chapter,
or any other provision of law.
B.Â
The Code Enforcement Officer shall have the following powers and
duties:
(1)Â
To receive, review, and approve or disapprove applications for building
permits, certificates of occupancy, certificates of compliance, temporary
certificates of occupancy, and operating permits, and the plans, specifications,
and construction documents submitted with such applications;
(2)Â
Upon approval of such applications, to issue building permits, certificates
of occupancy, certificates of compliance, temporary certificates of
occupancy, and operating permits, and to include in terms and conditions
as the Code Enforcement Officer may determine to be appropriate building
permits, certificates of occupancy, certificates of compliance, temporary
certificates of occupancy, and operating permits;
(3)Â
To conduct construction inspections; inspections to be made prior
to the issuance of certificates of occupancy, certificates of compliance,
temporary certificates of occupancy, and operating permits; fire safety
and property maintenance inspections; inspections incidental to the
investigation of complaints; and all other inspections required or
permitted under any provision of this chapter;
(8)Â
To collect fees as set from time to time by Town Board resolution;
(9)Â
To pursue administrative enforcement actions and proceedings;
(10)Â
In consultation with the Town's attorney, to pursue such legal actions and proceedings as may be necessary to enforce the Uniform Code, the ECCCNYS, the ECS, this chapter, and Chapter 270, Zoning, of the Code of the Town of Ithaca, or to abate or correct conditions not in compliance with the Uniform Code, the ECCCNYS, the ECS, this chapter, or Chapter 270, Zoning, of the Code of the Town of Ithaca; and
(11)Â
To exercise all other powers and fulfill all other duties conferred
upon the Code Enforcement Officer by this chapter.
A.Â
No person, firm, corporation, association or other organization or entity shall commence the erection, construction, enlargement, alteration, improvement, repair, removal, or demolition of any building or structure (including signs, except as specified in Article XXIX, Signs, of Chapter 270, Zoning, of the Code of the Town of Ithaca), nor install heating equipment, nor undertake any other work which must conform to the Uniform Code, ECCCNYS, or ECS, without having applied for and obtained a building permit from a Code Enforcement Officer. Notwithstanding the foregoing, no building permit shall be required for:
(1)Â
Construction or installation of a one-story accessory building in
an agricultural or residential district associated with one- or two-family
dwellings or multiple single-family dwellings (townhouses), provided
that such building:
(a)Â
Is used for a tool or storage shed, playhouse or other similar
use;
(b)Â
Costs less than $10,000;
(c)Â
Is less than 12 feet in height and has a gross floor area that
does not exceed 144 square feet;
(d)Â
Does not involve the installation or extension of electrical,
plumbing, or heating systems; and
(e)Â
Does not include the installation of solid fuel-burning heating
appliances and associated chimneys and flues.
(2)Â
Construction of parking spaces for one- or two-family dwellings or
multiple single- family dwellings (townhouses);
(3)Â
Installation of swings and other playground equipment associated
with a one- or two-family dwelling or multiple single-family dwellings
(townhouses);
(4)Â
Installation of swimming pools associated with a one- or two-family
dwelling or multiple single-family dwellings (townhouses) where such
pools are designed for a water depth of less than 24 inches and are
installed entirely above ground;
(5)Â
Installation of fences which are not part of an enclosure surrounding
a swimming pool and which are not over six feet high above the natural
grade;
(6)Â
Construction of retaining walls, unless such walls support a surcharge,
impound Class I, II or IIIA liquids as defined in the Uniform Code,
or are over four feet high above the natural grade;
(7)Â
Construction of temporary motion picture, television and theater
stage sets and scenery;
(8)Â
Installation of window awnings that do not extend further than four
feet beyond the exterior face of the exterior wall, measured horizontally,
and that are supported by an exterior wall of a one- or two-family
dwelling or multiple single-family dwellings (townhouses);
(9)Â
Installation of partitions or movable cases less than five feet nine
inches in height;
(10)Â
Painting, wallpapering, tiling, carpeting, or other similar
finish work;
(11)Â
Installation of listed portable electrical, plumbing, heating,
ventilation or cooling equipment or appliances;
(12)Â
Replacement of any equipment, provided the replacement does
not alter the equipment's listing or render it inconsistent with
the equipment's original specifications;
(14)Â
Repairs, provided that such repairs do not involve:
(a)Â
The removal or cutting away of a load-bearing wall, partition,
or portion thereof, or of any structural beam or load-bearing component;
(b)Â
The removal or change of any required means of egress, or the
rearrangement of parts of a structure in a manner which affects egress;
(c)Â
The enlargement, alteration, replacement or relocation of any
building system;
(d)Â
The removal from service of all or part of a fire-protection
or fire- detection system for any period of time; and
(e)Â
In the case of buildings that are subject to site plan approval
procedures, do not materially alter the exterior appearance of the
building.
B.Â
An exemption from the requirement to obtain a permit shall not be
deemed an authorization for work to be performed in violation of the
Uniform Code, the ECCCNYS, or the ECS and shall in no case relieve
the property owner from compliance with other provisions of this chapter
or of the Uniform Code, the ECCCNYS, the ECS, or any successor laws,
ordinances, statutes or regulations.
C.Â
Applications for building permits. Applications for a building permit
shall be made in writing on a form provided by or otherwise acceptable
to the Code Enforcement Officer.
(1)Â
An application for a building permit shall include such information as the Code Enforcement Officer deems sufficient to permit a determination by the Code Enforcement Officer that the intended work complies with the requirements of the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, of the Code of the Town of Ithaca, and other applicable state and local laws, ordinances and regulations. All applications shall include the following information and documentation:
(a)Â
A description of the location, nature, extent, and scope of
the proposed work;
(b)Â
The Tax Map number and the street address where the work is
to be performed;
(c)Â
The occupancy classification, as defined by the Uniform Code,
of any affected building or structure;
(d)Â
Where applicable, a statement of special inspections or certifications
prepared in accordance with the provisions of the Uniform Code and/or
ECS;
(e)Â
The full name and address of the owner and applicant and, if
either be a corporation, the names and addresses of responsible officers.
If an agent is designated on behalf of the owner, written designation
that the agent is permitted to apply for and act on behalf of the
owner is to be provided from the owner. A contract indicating such
agent shall also be deemed to satisfy this condition;
(f)Â
The estimated cost of the proposed work with appropriate substantiation
as may be required by the Code Enforcement Officer;
(g)Â
The signature of the applicant or authorized agent;
(h)Â
The building permit fee as set from time to time by Town Board
resolution;
(i)Â
A statement that the work shall be performed in compliance with Chapter 270, Zoning, the Uniform Code, the ECCCNYS, the ECS, this chapter, and other applicable state and local laws, ordinances, and regulations; and
(j)Â
Such other materials, information, or items as may be reasonably required by the Code Enforcement Officer in order to determine whether the proposed work will be in compliance with all applicable laws, rules, and regulations, including Chapter 270, Zoning, the Uniform Code, the ECCCNYS, the ECS, and this chapter.
(k)Â
At least two sets of construction documents (drawings and/or
specifications) which:
[1]Â
Describe, with sufficient clarity and detail, the location,
nature, extent, and scope of the proposed work;
[2]Â
Show that the proposed work will conform to the applicable provisions
of the applicable Codes;
[3]Â
Show the location, construction, size, and character of all
portions of the means of egress;
[4]Â
Show a representation of the building thermal envelope;
[5]Â
Show structural information including but not limited to braced
wall designs, the size, section, and relative locations of structural
members, design loads, and other pertinent structural information;
[6]Â
Show the proposed structural, electrical, plumbing, mechanical,
fire-protection, and other service systems of the building;
[7]Â
Include a written statement indicating compliance with the ECCCNYS
and the ECS;
[8]Â
Include a site plan, drawn to scale and drawn in accordance
with an accurate boundary survey, showing the size and location of
new construction and existing structures and appurtenances on the
site, distances from lot lines, the established street grades and
the proposed finished grades, and, as applicable, flood hazard areas,
floodways, and design flood elevations;
[9]Â
Include evidence that the documents were prepared by a licensed
and registered architect in accordance with Article 147 of the New
York State Education Law or a licensed and registered professional
engineer in accordance with Article 145 of the New York State Education
Law and practice guidelines, including but not limited to the design
professional's seal which clearly and legibly shows both the
design professional's name and license number and is signed by
the design professional whose name appears on the seal in such a manner
that neither the name nor the number is obscured in any way, the design
professional's registration expiration date, the design professional's
firm name (if not a sole practitioner), and, if the documents are
submitted by a professional engineering firm and not a sole practitioner
professional engineer, the firm's certificate of authorization
number; and
[10]Â
Where applicable, include a site plan that shows any existing and proposed structures on the site, the location of any existing or proposed well or septic system, the location of the intended work, the distances between the structures and the lot lines, and any other information required by Article XXIII of Chapter 270, Zoning, of the Code of the Town of Ithaca.
(3)Â
Applications for a building permit or for an amendment thereto shall be examined to ascertain whether the proposed construction is in substantial conformance with the requirements of the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, and any other applicable laws, rules or regulations. Provisions shall be made for construction documents accepted as part of a permit application to be so marked in writing or by stamp, or in the case of electronic media, an electronic marking. One set of accepted construction documents shall be retained by the Town. One set shall be returned to the applicant to be kept at the work site so as to be available for use by the Code Enforcement Officer. The return of a set of accepted construction documents to the applicant shall not be construed as authorization to commence work, nor as an indication that a building permit will be issued. Work shall not be commenced until and unless a building permit is issued.
D.Â
A permit will be issued when the Code Enforcement Officer determines the application is complete and the proposed work will conform to the requirements of the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, and any other applicable laws, rules or regulations. The authority conferred by such permit may be limited by conditions, if any, contained therein. The permit shall require the applicant to notify the Code Enforcement Officer immediately of any changes in the information contained in the application during the period for which the permit is in effect, or of any changes occurring during construction.
E.Â
All work performed pursuant to such permit shall be in accordance with the information and representations made in the application for a permit, and with the accepted construction documents, and there shall be no deviations therefrom without the prior approval of the Code Enforcement Officer. Such approval may be withheld until sufficient information is provided to the Code Enforcement Officer in form and substance reasonably satisfactory to the Code Enforcement Officer to demonstrate that the proposed deviation is in compliance with the Uniform Code, the ECCCNYS, the ECS, Chapter 270, Zoning, this chapter, and all other applicable laws, rules and regulations. If the Code Enforcement Officer determines that such change warrants a new or amended building permit, such change shall not be made until and unless a new or amended building permit reflecting such change is issued.
F.Â
Building permits shall be required to be conspicuously displayed
at the work site and to remain visible until the project has been
completed.
G.Â
A building permit, once issued, may be suspended or revoked if the Code Enforcement Officer or other appropriate officer determines that the work to which it pertains is not proceeding in conformance with the application, with the Uniform Code, with the ECCCNYS, with the ECS, with this chapter, with Chapter 270, Zoning, with any other law, rule, regulation or ordinance, with any condition attached to such permit, or if information submitted in connection with the application for the permit was incorrect, inaccurate or incomplete. Such suspension or revocation shall be in effect until such time as the permit holder demonstrates to the Code Enforcement Officer's satisfaction that all work completed and all work proposed shall be in compliance with these items and requirements, and in the case of a revoked permit, the holder of the revoked building permit applies for and receives a new or amended building permit.
H.Â
Building permits shall become invalid unless the authorized work
is commenced within six months following the date of issuance. A building
permit shall expire one year from the date of issuance or upon the
issuance of a certificate of occupancy or certificate of compliance
(other than a temporary certificate of occupancy or certificate of
compliance), whichever occurs first. Permits that are soon expiring
and permits that have been expired for less than 31 days may, upon
written request, be renewed for successive one-year periods, provided
that the permit has not been revoked or suspended at the time the
application for renewal is made; the relevant information in the application
is up-to-date; a complete application for renewal is submitted no
more than 30 days after any expiration; and a renewal fee is paid
as set from time to time by Town Board resolution. At the option of
the Code Enforcement Officer, where the work disclosed by the application
may reasonably be expected to take longer than one year, the Code
Enforcement Officer may issue an initial building permit for a term
of greater than one year, but in no event greater than three years,
the term to be the length of time it would be reasonably anticipated
to complete the work set forth in the application; and an application
fee, as set from time to time by Town Board resolution, shall be paid
for such permits. A building permit may not be valid for a period
of more than five years, including extensions.
I.Â
Permits to construct a foundation, only in circumstances where it
is contemplated that a building will be constructed on the foundation,
may be issued in the discretion of the Code Enforcement Officer under
the following circumstances and subject to the following limitations:
(1)Â
The circumstances under which foundation permits may be issued are
as follows:
(a)Â
There has been supplied to the Code Enforcement Officer plans
which, in the Code Enforcement Officer's judgment, are adequate
for the Code Enforcement Officer to evaluate and review the proposed
construction of the foundation.
(b)Â
The applicant provides information satisfactory to the Code
Enforcement Officer, such as an engineer's or architect's
certification, that the foundation will be adequate to carry the load
of the proposed permanent structure.
(c)Â
The need for the foundation permit is established to the satisfaction
of the Code Enforcement Officer (e.g., onset of adverse weather conditions,
immediate availability of masons, proposed construction to be on a
fast-track basis, or other reasonable basis for early issuance of
a permit for only part of the building).
(2)Â
Issuance of a foundation permit is wholly discretionary with the
Code Enforcement Officer and the applicant shall have no right to
the issuance of same.
(3)Â
In addition to the conditions on such permits imposed by this chapter,
the Code Enforcement Officer may impose such conditions on the issuance
of such permits as the Code Enforcement Officer may reasonably require
to protect the health, safety and welfare of the public, including
the persons that may be in or around the proposed foundation. Such
conditions may also include the requirement that the applicant post
security in the form of a bond, cash, or letter of credit with the
Town, with the designation of form of security left to the Town's
discretion, to assure that the foundation will be removed if a building
permit for the entire building is not issued within a stated period
of time, such security to be available to the Town to enable the Town
to restore the premises to their condition prior to the construction
of the foundation for which the permit was issued.
(4)Â
The issuance of any foundation permit by the Code Enforcement Officer
may be revoked by the Town Board if, in its discretion, the Town Board
determines the issuance of the foundation permit was inappropriate.
(5)Â
Issuance of a foundation permit does not relieve the applicant from
fulfilling any and all requirements for the issuance of a full building
permit for the proposed construction.
(6)Â
Issuance of a foundation permit shall not be construed to be a determination
that a building permit will be automatically issued for the balance
of the structure.
(7)Â
Foundation permits may be revoked at any time by the Code Enforcement
Officer if the Code Enforcement Officer in their discretion:
(a)Â
Determines that the foundation will not be adequate to support
the balance of the structure;
(b)Â
Determines the applicant is not taking proper precautions to
prevent endangering life, health, property, or the public welfare
in the course of constructing the foundation;
(c)Â
Determines, in their judgment, that the applicant is not proceeding
diligently and properly to provide complete and adequate plans for
the issuance of a full building permit;
(d)Â
Becomes aware of information not previously submitted or available
that makes issuance of a foundation permit inappropriate or inadvisable;
(e)Â
Determines the existence of any other circumstance which reasonably
requires the revocation of the permit.
(8)Â
If a building permit for the remainder of the building has not been
issued within six months of the date of the foundation permit, the
foundation permit automatically expires. However, the Code Enforcement
Officer may renew the permit for one or more successive periods of
not more than six months per application upon payment of a fee calculated
as if each application were an application for the original issuance
of such a permit.
(9)Â
Upon the revocation or the expiration of a foundation permit without
a renewed foundation permit or a building permit for the balance of
the building having been issued, the foundation constructed pursuant
to the foundation permit must be removed and the ground restored by
the owner to substantially the condition it was prior to the commencement
of any excavation and construction.
(10)Â
The fee for the issuance of a foundation permit shall be set,
from time to time, by Town Board resolution.
A.Â
Permitted work shall be required to remain accessible and exposed
until inspected and accepted by the Code Enforcement Officer. Permit
holders shall be required to notify the Code Enforcement Officer a
minimum of 24 hours in advance of when construction work is ready
for inspection. Inspections can be scheduled in less than 24 hours
where approved by the Code Enforcement Officer.
(1)Â
At the discretion of the Code Enforcement Officer or inspector authorized
to perform construction inspections, a remote inspection may be performed
in lieu of an in-person inspection when, in the opinion of the Code
Enforcement Officer or such authorized inspector, the remote inspection
can be performed to the same level and quality as an in-person inspection
and the remote inspection shows to the satisfaction of the Code Enforcement
Officer or such authorized inspector that the elements of the construction
process conform with the applicable requirements of the Uniform Code,
ECCCNYS, and ECS. Should a remote inspection not afford the Code Enforcement
Officer or such authorized inspector sufficient information to make
a determination, an in-person inspection shall be performed.
B.Â
Provisions shall be made for, but not limited to, inspection of the
following elements of the construction process, where applicable:
(1)Â
Work site prior to the issuance of a permit;
(2)Â
Footing and foundation;
(3)Â
Preparation for concrete slab;
(4)Â
Framing;
(5)Â
Structural, electrical, plumbing, mechanical, fire-protection, and
other similar service systems of the building, including underground
and rough-in;
(6)Â
Fire-resistant construction;
(7)Â
Fire-resistant penetrations;
(8)Â
Solid fuel-burning heating appliances, chimneys, flues or gas vents;
(9)Â
Inspections required to demonstrate ECCCNYS and ECS compliance, including
but not limited to insulation, fenestration, air leakage, system controls,
mechanical equipment size, and, where required, minimum fan efficiencies,
programmable thermostats, energy recovery, whole-house ventilation,
plumbing heat traps, and high-performance lighting and controls;
(10)Â
Installation, connection, and assembly of factory manufactured
buildings and manufactured homes; and
(11)Â
A final inspection after all work authorized by the building
permit has been completed.
C.Â
After inspection, the work or a portion thereof shall be noted as
satisfactory as completed, or the permit holder shall be notified
as to where the work fails to comply with the Uniform Code, the ECCCNYS,
or the ECS. Construction work not in compliance with Uniform Code,
ECCCNYS, or ECS provisions shall be required to remain exposed until
it has been brought into compliance with the Uniform Code, the ECCCNYS,
and the ECS, been reinspected, and been found satisfactory as completed.
D.Â
To facilitate such inspection and to ensure compliance with appropriate
Zoning, Uniform Code, ECCCNYS, and ECS requirements, the Code Enforcement
Officer may require submission at the appropriate stage of documentation
to substantiate such compliance including, without limitation, the
following items:
(1)Â
As-built survey maps by a licensed surveyor showing the location
of the foundation relative to property boundary lines and dimensions
of the structure;
(2)Â
Appropriate certifications from an engineer relative to water, sewage,
structural integrity, and such other items as the Code Enforcement
Officer may deem reasonably appropriate certifying that the stated
items are in accordance with all applicable laws, rules and regulations;
(3)Â
Certificates from appropriate electrical inspection persons or agencies,
as determined by the Town, certifying that the electrical work is
in compliance with all applicable laws, codes, rules and regulations;
(4)Â
As-built construction documents to provide sufficient clarity to
identify any changes that have occurred with the project to show compliance
with the permit/application as approved and compliance with the Uniform
Code, the ECCCNYS, the ECS, and applicable Zoning.
E.Â
The Code Enforcement Officer or other person designated by the Town Board pursuant to § 125-2 shall have the power to order, in writing, the remedying of any condition or activity found to exist in, on, or about any building, structure or premises in violation of the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, or any other applicable law, rule or regulation, and shall have the authority to state the time period within which such condition must be remedied and serve such order, all as set forth in § 125-14. If such condition or activity is not remedied within the time set forth, among any other remedies that may be available to the Town of Ithaca, the Code Enforcement Officer or other person lawfully designated by the Town Board may revoke the building permit for such construction and no further construction shall occur until a new permit has been issued as specified in § 125-5G. The Code Enforcement Officer or other person lawfully designated by the Town Board shall have the right of entry, at all reasonable hours, to any building, structure, or site where work or activity is contemplated or being done under the provisions of this chapter, or to any building or site alleged to be unsafe to life or health, upon the exhibition of proper evidence of their position at or authorization from the Town. Interference with such authorized entry in an official capacity shall be punishable as a violation of this chapter.
A.Â
Authority to issue. The Code Enforcement Officer is authorized to
issue stop-work orders pursuant to this section. The Code Enforcement
Officer shall issue a stop-work order to halt:
(1)Â
Any work that is determined by the Code Enforcement Officer to be contrary to any applicable provision of the Uniform Code, the ECCCNYS, the ECS, Chapter 270, Zoning, this chapter, or any other applicable law, rule or regulation, without regard to whether such work is or is not work for which a building permit is required, and without regard to whether a building permit has or has not been issued for such work; or
(2)Â
Any work that is being conducted in a dangerous or unsafe manner
in the opinion of the Code Enforcement Officer, without regard to
whether such work is or is not work for which a building permit is
required, and without regard to whether a building permit has or has
not been issued for such work; or
(3)Â
Any work for which a building permit is required which is being performed
without the required building permit, or under a building permit that
has become invalid, has expired, or has been suspended or revoked.
C.Â
Service of stop-work orders. The Code Enforcement Officer shall cause
the stop-work order, or a copy thereof, to be served on the owner
of the affected property (and, if the owner is not the building permit
holder, on the building permit holder) personally or by certified
mail. The Code Enforcement Officer shall be permitted, but not required,
to cause the stop-work order, or a copy thereof, to be served on any
builder, architect, tenant, contractor, subcontractor, construction
superintendent, or their agents, or any other person taking part or
assisting in work affected by the stop-work order, personally or by
certified mail; provided, however, that failure to serve any person
mentioned in this sentence shall not affect the efficacy of the stop-work
order.
D.Â
Effect of stop-work order. Upon the issuance of a stop-work order,
the owner of the affected property, the building permit holder and
any other person performing, taking part in or assisting in the work
shall immediately cease all work which is the subject of the stop-work
order.
E.Â
Remedy not exclusive. The issuance of a stop-work order shall not be the exclusive remedy available to address any event described in Subsection A of this section, and the authority to issue a stop-work order shall be in addition to, and not in substitution for or limitation of, the right and authority to pursue any other remedy or impose any other penalty under § 125-15 or other sections of this chapter or under any other applicable local law or state law. Any such other remedy or penalty may be pursued at any time, whether prior to, at the time of, or after the issuance of a stop-work order.
A.Â
A certificate of occupancy or certificate of compliance shall be
required for all work for which a building permit is required to be
issued under this chapter, any other Code provision, local law, ordinance,
rule or regulation of the Town of Ithaca, or the Uniform Code, the
ECCCNYS, the ECS, or any successor statute or regulation. Further,
a certificate of occupancy or certificate of compliance shall be required
for all buildings, structures, or portions thereof, which are converted
from one general use or occupancy classification or subclassification,
as defined by the Uniform Code, to another. The following requirements
shall also apply:
(1)Â
Except as set forth below in Subsection B, a building or structure for which a building permit is required to be issued shall not be used or occupied in whole or in part until the certificate of occupancy or certificate of compliance shall have been issued by the Code Enforcement Officer or such other person lawfully designated by the Town of Ithaca. The Code Enforcement Officer or designee shall inspect the building, structure or work prior to the issuance of a certificate of occupancy or certificate of compliance. In addition, where applicable, a written statement of structural observations and/or a final report of special inspections, certifications, flood hazard certifications, and where applicable the affixation of the appropriate seals, insignias, and manufacturer's data plates as required for factory manufactured buildings and/or manufactured homes, prepared at the expense of the applicant in accordance with the provisions of the Uniform Code, the ECCCNYS, and/or the ECS by such person or persons as may be designated by or are otherwise acceptable to the Code Enforcement Officer, must be received by the Code Enforcement Officer prior to the issuance of the certificate. Such certificate of occupancy or certificate of compliance shall be issued when, after final inspection, it is determined that the construction and other work has been completed in compliance with the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, and other applicable laws, rules and regulations.
(2)Â
A certificate of occupancy or certificate of compliance shall contain
the following information:
(a)Â
The building permit number, if any;
(b)Â
The date of issuance of the permit, if any;
(c)Â
The name, address and Tax Map number of the property;
(d)Â
If the certificate is not applicable to an entire structure,
a description of that portion of the structure for which the certificate
is issued;
(e)Â
The use and occupancy classification of the structure;
(f)Â
The type of construction of the structure;
(g)Â
The assembly occupant load of the structure, if any;
(h)Â
Any special conditions imposed in connection with the issuance
of the building permit; and
(i)Â
The signature of the official issuing the certificate and the
date of issuance.
(3)Â
The fees for certificates of occupancy and certificates of compliance
are set from time to time by Town Board resolution. The applicable
fee shall be paid before a certificate of occupancy or certificate
of compliance is issued.
B.Â
Upon written request, the Code Enforcement Officer may issue a temporary
certificate of occupancy or certificate of compliance for a building
or structure, or part thereof, pending completion of the work and
before the entire work covered by a building permit has been completed,
only if (1) the structure or portions thereof may be occupied safely,
(2) fire and life safety components, such as fire-protection equipment
and fire, smoke, carbon monoxide, and heat detectors and alarms are
installed and operational, (3) all required means of egress from the
structure have been provided, and (4) the conditions set forth below
are met.
(1)Â
Before issuing a temporary certificate of occupancy or certificate
of compliance, the Code Enforcement Officer must find:
(a)Â
The portion or portions of the work for which the certificate
is sought may be used or occupied temporarily without endangering
life, property or the public welfare; and
(b)Â
Practical difficulties exist in completing the building, structure
or site improvements to the point where the building, structure or
site improvements would qualify for a permanent certificate of occupancy
or certificate of compliance because of:
[2]Â
The need to occupy the premises before a building qualifies
for a permanent certificate of occupancy or certificate of compliance
is related to the normal seasonal occupancy dates (e.g., late August
when the community has the normal influx of university-related residents);
or
[3]Â
Any other reason found by the Code Enforcement Officer to be
appropriate for the issuance of such temporary certificate.
(2)Â
The granting of a temporary certificate of occupancy or certificate
of compliance is solely within the discretion of the Code Enforcement
Officer and no applicant shall have a right to same.
(3)Â
In addition to the conditions on such certificates imposed by this
chapter, the Code Enforcement Officer may impose such conditions on
the issuance of such certificates as the Code Enforcement Officer
may reasonably require to protect the health, safety and welfare of
the public, including the persons that may be in or around the building
or structure being partially occupied. Such conditions may also include
the requirement that the applicant post security in the form of a
bond, cash, or letter of credit with the Town, with the designation
of form of security left to the Town's discretion, to assure
that the building or structure for which a temporary certificate of
occupancy or certificate of compliance is sought will be fully completed
and qualify for a permanent certificate of occupancy or certificate
of compliance for the entire building within a stated period of time,
or will be vacated if no such certificate is obtained within such
period of time, such security to be available to the Town to enable
the Town to bring an action to enjoin continued occupancy in the absence
of a permanent certificate and to take such other steps as may be
reasonably necessary or appropriate to protect the public health and
welfare.
(4)Â
If the Town Board, in its discretion, deems the granting of the temporary
certificate of occupancy or certificate of compliance inappropriate,
the Town Board may overrule the Code Enforcement Officer, in which
event the temporary certificate shall terminate 30 days after its
issuance or 15 days after the decision overruling the Code Enforcement
Officer, whichever is later.
(5)Â
The issuance of a temporary certificate of occupancy or certificate
of compliance does not relieve the applicant from fulfilling any and
all requirements not yet completed at the date of the issuance of
the temporary certificate of occupancy or certificate of compliance.
(6)Â
Issuance of a temporary certificate of occupancy or certificate of
compliance is not to be construed as a determination that a final
certificate of occupancy or certificate of compliance will be automatically
issued.
(7)Â
In addition to the Town Board's privilege of revoking the temporary
certificate of occupancy or certificate of compliance, it may also
be revoked by the Code Enforcement Officer at any time under one or
more of the following circumstances:
(a)Â
The Code Enforcement Officer becomes aware of a condition which
presently endangers, or in the future may endanger, life, health,
property, or the public welfare, including the health or welfare of
any persons in or around the premises subject to the temporary certificate.
(b)Â
The Code Enforcement Officer determines in their judgment that
the applicant is not proceeding diligently and properly to complete
whatever work remains in order to obtain a permanent certificate of
occupancy or certificate of compliance.
(c)Â
The Code Enforcement Officer becomes aware of information not
previously submitted or available that makes issuance of a temporary
certificate of occupancy or certificate of compliance reasonably inappropriate
or inadvisable.
(d)Â
The Code Enforcement Officer determines the existence of any
other circumstance which reasonably requires the revocation of the
certificate.
(8)Â
The temporary certificate of occupancy or certificate of compliance
shall be issued for such period as the Code Enforcement Officer may
elect, but not in any event to exceed six months, except as provided
below. However, the Code Enforcement Officer may renew the certificate
for one or more successive periods of not more than six months per
application upon payment of a fee calculated as if each application
were an application for the original issuance of such a temporary
certificate.
(9)Â
Discretionary actions.
(a)Â
Notwithstanding the foregoing provisions of Subsection B(8) above, however, the Town Board may, after public hearing on at least five days' notice upon the application of the property owner, authorize the Code Enforcement Officer:
[1]Â
To issue a temporary certificate of occupancy or certificate
of compliance for a period greater than six months if the Board finds:
[a]Â
It is likely the conditions which require the issuance
of a temporary certificate of occupancy or certificate of compliance
will extend for a period in excess of six months; and
[b]Â
Denial of an extended period for the certificate
would create a significant hardship to the applicant; and
[c]Â
It is reasonably anticipated that the applicant
can complete the project and obtain a permanent certificate no later
than the expiration date of the extended period; and
[d]Â
The life of the temporary certificate, including
any extended period, is not greater than three years; and
[2]Â
To reduce or waive the fee charged for a temporary certificate
of occupancy or certificate of compliance if the Board finds:
[a]Â
The fee for the original building permit was sufficiently
large to cover the costs to the Town, including Code Enforcement Officer
inspection time and review time, of processing, reviewing and overseeing
the issuance and implementation of the original building permit, the
final certificate of occupancy or certificate of compliance, and any
temporary occupancy certificates, including the one for which a reduction
in fee is requested; and
[b]Â
The payment of the fee as normally determined hereunder
would be a significant financial hardship to the applicant; and
[c]Â
The need for the temporary certificate of occupancy
or certificate of compliance was not created by the lack of diligence
of the applicant in prosecuting the work of the project to completion;
and
[d]Â
The reduction in fee is the minimum necessary to
alleviate the hardship to the applicant and still cover the costs
to the Town referred to above; and
(b)Â
The Town Board, in granting an application for a longer temporary
certificate of occupancy or certificate of compliance or a reduction
in fee may impose such reasonable conditions as it deems appropriate
under the circumstances pertaining.
(10)Â
A temporary certificate of occupancy or certificate of compliance can also be granted by the Code Enforcement Officer in those circumstances not involving new construction where a violation of Chapter 270, Zoning, or other rule or regulation becomes apparent to the Code Enforcement Officer, the owner or other person in possession is taking action (either by construction or by application for an appropriate variance) to correct the violation, and the issuance of the temporary certificate of occupancy or certificate of compliance will not endanger life, health, property, or the public welfare. The issuance of a temporary certificate of occupancy or certificate of compliance under these circumstances and the right to revoke same are governed by the same provisions relating to the issuance of a temporary certificate of occupancy or certificate of compliance based upon construction pursuant to a building permit.
(11)Â
The fee for the issuance of a temporary certificate of occupancy or certificate of compliance shall be as set from time to time by Town Board resolution. A fee for extension of a temporary certificate of occupancy or certificate of compliance shall be calculated in accordance with Subsection B(8) above.
C.Â
Revocation or suspension of certificates. If the Code Enforcement
Officer determines that a certificate of occupancy or certificate
of compliance was issued in error because of incorrect, inaccurate
or incomplete information, and if the relevant deficiencies are not
corrected to the satisfaction of the Code Enforcement Officer within
such period of time as shall be specified by the Code Enforcement
Officer, the Code Enforcement Officer shall revoke or suspend such
certificate.
A.Â
No person, firm, corporation, association, or other organization or entity shall conduct the activities or use or occupy any of the facilities listed below unless the owner or authorized agent of the owner has applied for and has, after inspection as set forth in Subsection C of this section and § 125-10 below, obtained an operating permit:
(1)Â
Manufacturing, storing or handling hazardous materials in quantities
exceeding those listed in the applicable Maximum Allowable Quantity
tables found in Chapter 50 of the FCNYS.
(2)Â
Buildings, structures, facilities, processes, and/or activities that
are within the scope and/or permit requirements of the chapter or
section title of the FCNYS as follows:
(a)Â
Chapter 22, "Combustible Dust-Producing Operations." Facilities
where the operation produces combustible dust;
(b)Â
Chapter 24, "Flammable Finishes." Operations utilizing flammable
or combustible liquids, or the application of combustible powders
regulated by Chapter 24 of the FCNYS;
(c)Â
Chapter 25, "Fruit and Crop Ripening." Operating a fruit- or
crop-ripening facility or conducting a fruit-ripening process using
ethylene gas;
(d)Â
Chapter 26, "Fumigation and Insecticidal Fogging." Conducting
fumigation or insecticidal fogging operations in buildings, structures,
and spaces, except for fumigation or insecticidal fogging performed
by the occupant of a detached one-family dwelling;
(e)Â
Chapter 31, "Tents, Temporary Special Event Structures, and
Other Membrane Structures." Operating an air-supported temporary membrane
structure, a temporary special event structure, or a tent where approval
is required pursuant to Chapter 31 of the FCNYS;
(f)Â
Chapter 32, "High-Piled Combustible Storage." High-piled combustible storage facilities with more than 500 square feet (including aisles) of high-piled storage;
(g)Â
Chapter 34, "Tire Rebuilding and Tire Storage." Operating a
facility that stores in excess of 2,500 cubic feet of scrap tires
or tire byproducts or operating a tire rebuilding plant;
(h)Â
Chapter 35, "Welding and Other Hot Work." Performing public
exhibitions and demonstrations where hot work is conducted, use of
hot work, welding, or cutting equipment, inside or on a structure,
except an operating permit is not required where work is conducted
under the authorization of a building permit or where performed by
the occupant of a detached one- or two-family dwelling;
(i)Â
Chapter 40, "Sugarhouse Alternative Activity Provisions." Conducting
an alternative activity at a sugarhouse;
(j)Â
Chapter 56, "Explosives and Fireworks." Possessing, manufacturing,
storing, handling, selling, or using explosives, fireworks, or other
pyrotechnic special effects materials except the outdoor use of sparkling
devices as defined by New York Penal Law § 270;
(k)Â
Section 307, "Open Burning, Recreational Fires and Portable
Outdoor Fireplaces." Conducting open burning, not including recreational
fires and portable outdoor fireplaces;
(l)Â
Section 308, "Open Flames." Removing paint with a torch, or
using open flames, fire, and burning in connection with assembly areas
or educational occupancies; and
(3)Â
Energy storage systems, where the system exceeds the values shown
in Table 1206.1 of the FCNYS or exceeds the permitted aggregate ratings
in section R327.5 of the RCNYS.
(4)Â
Outdoor events where the planned attendance exceeds 1,000 persons.
(6)Â
Multiple residences/multifamily dwellings involving buildings or
properties containing three or more dwelling units.
(7)Â
Health care facilities where more than 10 people normally sleep nightly,
including hospitals, nursing homes, infirmaries, and sanitariums.
(8)Â
Child and adult day-care centers and facilities as defined in Chapter 270, Zoning, of the Code of the Town of Ithaca.
(9)Â
Dormitories providing accommodations for sleeping for hire for more
than four people.
(10)Â
Motels or hotels providing sleeping accommodations for hire
for more than four people.
(11)Â
Buildings containing one or more areas of public assembly with
an occupant load of 50 persons or more.
(12)Â
All residential rental dwelling units and accessory dwelling units that are required to have operating permits per Town of Ithaca Code Chapter 207, Article I (Operating Permits for Certain Residential Rental Units), or Town of Ithaca Code Chapter 270 (Zoning), § 270-219.6B(2). Notwithstanding any provision to the contrary in this § 125-9, the occupancy of such units prior to an owner obtaining required operating permits shall be governed by the applicable provisions of Chapter 207, Article I (Operating Permits for Certain Residential Rental Units), and § 270-219.6B(2).
(13)Â
All short-term rental uses that are required to have operating permits per Town of Ithaca Code Chapter 270 (Zoning), § 270-219.7E. Notwithstanding any provision to the contrary in this § 125-9, the use or offer of such units for short-term rental use prior to an owner obtaining required operating permits shall be governed by the applicable provisions of § 270-219.7E.
(14)Â
Buildings whose use or occupancy classification may pose a substantial
potential hazard to public safety, as determined by the Code Enforcement
Officer.
B.Â
Any individual or entity who proposes to undertake the types of activities or operate the types of facilities listed in Subsection A of this section shall be required to obtain an operating permit from the Town prior to commencing such operation. An application for an operating permit shall be made for each building. An application for an operating permit shall be on a Town-provided form and shall contain sufficient information to permit a determination by the Code Enforcement Officer that quantities, materials, and activities conform to the requirements of the Uniform Code. Tests or reports that the Code Enforcement Officer determines are necessary to verify conformance shall be required at the expense of the applicant and shall be conducted by such persons as may be designated by or are otherwise acceptable to the Code Enforcement Officer.
C.Â
The Code Enforcement Officer or designee authorized by the Code Enforcement
Officer shall inspect the subject premises, if applicable, prior to
the issuance of an operating permit.
D.Â
In any circumstance in which more than one activity listed in Subsection A of this section is to be conducted at a location, the Code Enforcement Officer may require a separate operating permit for each such activity, or the Code Enforcement Officer may, in their discretion, issue a single operating permit to apply to all such activities.
E.Â
Operating permits shall be valid for the following durations, as
applicable, unless earlier revoked or suspended:
(1)Â
Valid for a period of five years, in the case of an operating permit issued for all residential rental dwelling units and accessory dwelling units that are required to have operating permits per Town of Ithaca Code Chapter 207, Article I (Operating Permits for Certain Residential Rental Units), or Town of Ithaca Code Chapter 270 (Zoning), § 270-219.6B(2);
(2)Â
Valid for a period not to exceed 180 days for tents, temporary special
event structures, and other membrane structures.
(3)Â
Valid for a period not to exceed 60 days for alternative activities
(as identified in the Uniform Code) at a sugarhouse.
(4)Â
Valid for a period of three years, in the case of an operating permit issued for all short-term rental uses that are required to have operating permits per Town of Ithaca Code § 270-219.7E, and motels or hotels providing sleeping accommodations for hire for more than four people.
(5)Â
Valid for a period of one year in any other case.
F.Â
The effective period of each operating permit shall be specified in the operating permit. An operating permit may be reissued or renewed upon application to the Code Enforcement Officer, payment of the applicable fee, approval of such application by the Code Enforcement Officer, and, if applicable, an on-site inspection conducted in accordance with § 125-10.
G.Â
Operating permits shall not be required for processes or activities, or the buildings, structures, or facilities listed in §§ 125-9A(1) through (9), provided that the use is expressly authorized by a certificate of occupancy or certificate of compliance, fire safety and property maintenance inspections are performed in accordance with § 125-10 (Fire safety and property maintenance inspections), and condition assessments are performed in compliance with § 125-13 (Condition assessments of parking garages), as applicable.
H.Â
The operating permit shall be displayed on the property or premises
covered by the operating permit.
I.Â
Revocation of operating permits. Operating permits may be suspended
or revoked when it is determined that there is a violation of a condition
under which the permit was issued, if information submitted in connection
with the permit application or with a condition of the permit was
incorrect, inaccurate, or incomplete, where activities do not comply
with applicable provisions of the Uniform Code, or where there is
a violation of applicable law under which the operating permit was
issued which would have precluded issuance of the permit had such
violation been in existence at the date of issuance of the permit.
J.Â
Transfer of title. An application for a new operating permit shall
be required within 60 days after the transfer of title to the premises.
Provided the application for a new operating permit is timely, a property
shall not be subject to an operating permit inspection if it has passed
inspection within one year before the application date.
K.Â
The fee as set by Town Board resolution must be paid at the time
of submission of an application for an operating permit, for an amended
operating permit, or for reissue or renewal of an operating permit.
A.Â
Fire safety and property maintenance inspections of buildings and
structures shall be performed by the Code Enforcement Officer or an
inspector designated by the Code Enforcement Officer at the following
intervals:
(1)Â
At least once every 12 months (one year) in buildings which contain
areas of public assembly,
(2)Â
At least once every 12 months (one year) for public and private schools
and colleges, including any buildings of such schools or colleges
containing classrooms, dormitories, fraternities, sororities, laboratories,
physical education, dining, or recreational facilities;
(3)Â
At least once every 36 months (three years) for multiple dwellings,
all nonresidential occupancies, and in all short-term rental uses
that are required to have operating permits; and
(4)Â
At least once every 60 months (five years) for all other residential
rental dwelling units and accessory dwelling units that require an
operating permit.
(5)Â
Upon completion of the inspection, if the Code Enforcement Officer is satisfied that the buildings so inspected are in compliance with the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, and other laws of the Town of Ithaca relating to the safety of buildings, the Code Enforcement Officer shall issue an operating permit, where one is required by § 125-9, upon payment of the applicable fees for the inspection and the permit. Inspections for all residential rental dwelling units and accessory dwelling units that are required to have operating permits per Town of Ithaca Code Chapter 207, Article I (Operating Permits for Certain Residential Rental Units), or Town of Ithaca Code Chapter 270 (Zoning), § 270-219.6B(2), shall be conducted pursuant to the applicable procedures in Chapter 207, Article I, or § 270-219.6B(2). Inspections of all short-term rental uses that are required to have operating permits per Town of Ithaca Code § 270-219.7E shall be conducted pursuant to the applicable procedures in § 270-219.7E.
B.Â
Such inspections may be made at any reasonable time. Upon completion of the inspection, if the Code Enforcement Officer is satisfied that the buildings so inspected are in compliance with the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, and other laws of the Town of Ithaca relating to the safety of buildings, the Code Enforcement Officer shall issue an operating permit, where one is required by § 125-9, upon payment of the applicable fees for the inspection and the permit application.
(1)Â
At the discretion of the Code Enforcement Officer or inspector authorized
to perform fire safety and property maintenance inspections, a remote
inspection may be performed in lieu of in-person inspections when,
in the opinion of the Code Enforcement Officer or such authorized
inspector, the remote inspection can be performed to the same level
and quality as an in-person inspection and the remote inspection shows
to the satisfaction of the Code Enforcement Officer or such authorized
inspector that the premises conform with the applicable provisions
of 19 NYCRR Part 1225 and the publications incorporated therein by
reference and the applicable provisions of 19 NYCRR Part 1226 and
the publications incorporated therein by reference. Should a remote
inspection not afford the Code Enforcement Officer or such authorized
inspector sufficient information to make a determination, an in-person
inspection shall be performed.
C.Â
An inspection of a building or dwelling unit may be performed at any other time upon a request of the owner or authorized agent; receipt of a written statement alleging that conditions or activities failing to comply with the Uniform Code, the ECCCNYS, or the ECS exist; or receipt of reasonable and reliable information that a violation of the Uniform Code, the ECCCNYS, the ECS, this chapter, Chapter 270, Zoning, or other law, rule or regulation exists. Such written allegation or request shall be provided to the Code Enforcement Officer on a form, as provided by the Town of Ithaca Code Enforcement Department.
D.Â
If entrance to make an inspection is refused or cannot be obtained,
the Code Enforcement Officer or their designee may apply to any court
of competent jurisdiction for a warrant to make an inspection and
upon receipt of same shall have the right to make such inspections
as are set forth above in this chapter.
E.Â
Nothing in this section or in any other provision of this chapter
shall supersede, limit or impair the powers, duties and responsibilities
of any federal, state or local agency. No inspection by any federal,
state or local agency shall supersede, limit or impair the powers,
duties and responsibilities of the Town. The Code Enforcement Officer
may accept an inspection performed by the Office of Fire Prevention
and Control or other authorized entity pursuant to §§ 807-a
and 807-b of the New York Education Law and/or § 156-e of
the New York Executive Law, in lieu of a fire safety and property
maintenance inspection performed by the Code Enforcement Officer or
by an authorized inspector, provided that:
(1)Â
The Code Enforcement Officer is satisfied that the individual performing
such inspection satisfies the requirements set forth in 19 NYCRR § 1203.2(e);
(2)Â
The Code Enforcement Officer is satisfied that such inspection covers
all elements required to be covered by a fire safety and property
maintenance inspection;
(3)Â
Such inspections are performed no less frequently than once a year;
(4)Â
A true and complete copy of the report of each such inspection is
provided to the Code Enforcement Officer; and
F.Â
The fee, as set by Town Board resolution, must be paid prior to or
at the time of each inspection performed pursuant to this section.
The chief of any fire department providing fire-fighting services
for a property within the Town shall notify the Code Enforcement Officer
by the next business day of any fire or explosion involving any structural
damage, fuel-burning appliance, chimney or gas vent.
A.Â
The Code Enforcement Officer shall review and investigate written complaints which allege or assert the existence of conditions or activities that fail to comply with this chapter, Chapter 270, Zoning, of the Code of the Town of Ithaca, the Uniform Code, the ECCCNYS, the ECS, or any other local law, ordinance or regulation adopted for administration and enforcement of the Uniform Code, the ECCCNYS, or the ECS. Such written allegation shall be provided to the Code Enforcement Officer on a form, as provided by the Town Department of Code Enforcement and Zoning.
B.Â
The process for responding to a complaint shall include such of the
following steps as the Code Enforcement Officer may deem to be appropriate:
(1)Â
Performing an inspection of the conditions and/or activities alleged
to be in violation and documenting the results of such inspection.
(2)Â
If a violation is found to exist, providing the owner of the affected property and any other person or entity who may be responsible for the violation with notice of the violation and opportunity to abate, correct or cure the violation, or otherwise proceeding as described in § 125-14, Violations, and § 125-15, Penalties for offenses.
(3)Â
If appropriate, issuing a stop-work order.
(4)Â
If a violation which was found to exist is abated or corrected, performing
an inspection to ensure that the violation has been abated or corrected,
preparing a final written report reflecting such abatement or correction,
and filing such report with the complaint.
A.Â
Definitions. For the purposes of this section:
(1)Â
The term "condition assessment" means an on-site inspection and evaluation
of a parking garage for evidence of deterioration of any structural
element or building component of such parking garage, evidence of
the existence of any unsafe condition in such parking garage, and
evidence indicating that such parking garage is an unsafe structure.
(2)Â
The term "deterioration" means the weakening, disintegration, corrosion,
rust, or decay of any structural element or building component, or
any other loss of effectiveness of a structural element or building
component.
(3)Â
The term "parking garage" means any building or structure, or part
thereof, in which all or any part of any structural level or levels
is used for parking or storage of motor vehicles, excluding:
(4)Â
The term "professional engineer" means an individual who is licensed
or otherwise authorized under Article 145 of the Education Law to
practice the profession of engineering in the State of New York and
who has at least three years of experience performing structural evaluations.
(5)Â
The term "responsible professional engineer" means the professional
engineer who performs a condition assessment, or under whose supervision
a condition assessment is performed, and who seals and signs the condition
assessment report. The use of the term "responsible professional engineer"
shall not be construed as limiting the professional responsibility
or liability of any professional engineer, or of any other licensed
professional, who participates in the preparation of a condition assessment
without being the responsible professional engineer for such condition
assessment.
(6)Â
The term "unsafe condition" includes the conditions identified as
"unsafe" in Section 304.1.1, Section 305.1.1, and Section 306.1.1
of the New York State Property Maintenance Code (a publication incorporated
by reference in 19 NYCRR Part 1226), or successor editions.
(7)Â
The term "unsafe structure" means a structure that is so damaged,
decayed, dilapidated, or structurally unsafe, or is of such faulty
construction or unstable foundation, that partial or complete collapse
is possible.
B.Â
Condition assessments - general requirements. The owner or operator of each parking garage shall cause such parking garage to undergo an initial condition assessment as described in Subsection C of this section, periodic condition assessments as described in Subsection D of this section, and such additional condition assessments as may be required under Subsection E of this section. Each condition assessment shall be conducted by or under the direct supervision of a professional engineer. A written report of each condition assessment shall be prepared and provided to the Town in accordance with the requirements of Subsection F of this section. Before performing a condition assessment (other than the initial condition assessment) of a parking garage, the responsible professional engineer for such condition assessment shall review all available previous condition assessment reports for such parking garage.
C.Â
Initial condition assessment. Each parking garage shall undergo an
initial condition assessment as follows:
(1)Â
New parking garages shall undergo an initial condition assessment
following construction and prior to a certificate of occupancy or
certificate of compliance being issued for the structure;
(2)Â
Existing parking garages shall undergo an initial condition assessment
as follows:
(a)Â
If originally constructed prior to January 1, 1984, then prior
to October 1, 2019;
(b)Â
If originally constructed between January 1, 1984, and December
31, 2002, then prior to October 1, 2020; and
(c)Â
If originally constructed between January 1, 2003, and the effective
date of the rule adding this provision to 19 NYCRR § 1203.3,
then prior to October 1, 2021.
D.Â
Periodic condition assessments. Following the initial condition assessment
of a parking garage, such parking garage shall undergo periodic condition
assessments at intervals not to exceed three years.
E.Â
Additional condition assessments.
(1)Â
If the latest condition assessment report for a parking garage includes a recommendation by the responsible professional engineer that an additional condition assessment of such parking garage, or any portion of such parking garage, be performed before the date by which the next periodic condition assessment would be required under Subsection D of this section, the Town shall require the owner or operator of such parking garage to cause such parking garage (or, if applicable, the portion of such parking garage identified by the responsible professional engineer) to undergo an additional condition assessment no later than the date recommended in such condition assessment report.
(2)Â
If the Town becomes aware of any new or increased deterioration which, in the judgment of the Town indicates that an additional condition assessment of the entire parking garage, or of the portion of the parking garage affected by such new or increased deterioration, should be performed before the date by which the next periodic condition assessment would be required under Subsection D of this section, the Town shall require the owner or operator of such parking garage to cause such parking garage (or, if applicable, the portion of the parking garage affected by such new or increased deterioration) to undergo an additional condition assessment no later than the date determined by the Town to be appropriate.
F.Â
Condition assessment reports. The responsible professional engineer
shall prepare, or directly supervise the preparation of, a written
report of each condition assessment, and shall submit such condition
assessment report to the Town within 30 days of the inspection that
forms the basis for the report. Such condition assessment report shall
be sealed and signed by the responsible professional engineer, and
shall include:
(1)Â
An evaluation and description of the extent of deterioration and
conditions that cause deterioration that could result in an unsafe
condition or unsafe structure;
(2)Â
An evaluation and description of the extent of deterioration and
conditions that cause deterioration that, in the opinion of the responsible
professional engineer, should be remedied immediately to prevent an
unsafe condition or unsafe structure;
(3)Â
An evaluation and description of the unsafe conditions;
(4)Â
An evaluation and description of the problems associated with the
deterioration, conditions that cause deterioration, and unsafe conditions;
(5)Â
An evaluation and description of the corrective options available,
including the recommended time frame for remedying the deterioration,
conditions that cause deterioration, and unsafe conditions;
(6)Â
An evaluation and description of the risks associated with not addressing
the deterioration, conditions that cause deterioration, and unsafe
conditions;
(7)Â
The responsible professional engineer's recommendation regarding
preventative maintenance;
(8)Â
Except in the case of the report of the initial condition assessment,
the responsible professional engineer's attestation that they
reviewed all previously prepared condition assessment reports available
for such parking garage, and considered the information in the previously
prepared reports while performing the current condition assessment
and while preparing the current report; and
(9)Â
The responsible professional engineer's recommendation regarding
the time within which the next condition assessment of the parking
garage or portion thereof should be performed. In making the recommendation
regarding the time within which the next condition assessment of the
parking garage or portion thereof should be performed, the responsible
professional engineer shall consider the parking garage's age,
maintenance history, structural condition, construction materials,
frequency and intensity of use, location, exposure to the elements,
and any other factors deemed relevant by the responsible professional
engineer in their professional judgment.
G.Â
Review of condition assessment reports. The Town shall take such enforcement action or actions in response to the information in such condition assessment report as may be necessary or appropriate to protect the public from the hazards that may result from the conditions described in such report. In particular, but not by way of limitation, the Town shall, by order to remedy or such other means of enforcement as the Town may deem appropriate, require the owner or operator of the parking garage to repair or otherwise remedy all deterioration, all conditions that cause deterioration, and all unsafe conditions identified in such condition assessment report pursuant to Subsection F(2) and (3). All repairs and remedies shall comply with the applicable provisions of the Uniform Code. This section shall not limit or impair the right of the Town to take any other enforcement action, including but not limited to suspension or revocation of a parking garage's operating permit, as may be necessary or appropriate in response to the information in a condition assessment report.
H.Â
The Town shall retain all condition assessment reports for the life
of the parking garage. Upon request by a professional engineer who
has been engaged to perform a condition assessment of a parking garage,
and who provides the Town with a written statement attesting to the
fact that they have been so engaged, the Town shall make the previously
prepared condition assessment reports for such parking garage (or
copies of such reports) available to such professional engineer. The
Town shall be permitted to require the owner or operator of the subject
parking garage to pay all costs and expenses associated with making
such previously prepared condition assessment reports (or copies thereof)
available to the professional engineer.
I.Â
This section shall not limit or impair the right or the obligation
of the Town:
(2)Â
To perform such periodic fire safety and property maintenance inspections as are required by § 125-10; and/or
(3)Â
To take such enforcement action or actions as may be necessary or
appropriate to respond to any condition that comes to the attention
of the Town by means of its own inspections or observations, by means
of a complaint, or by any other means other than a condition assessment
or a report of a condition assessment.
A.Â
A person owning, operating, occupying or maintaining property or
premises within the scope of the Uniform Code, the ECCCNYS, the ECS,
or this chapter shall comply with all provisions of the Uniform Code,
the ECCCNYS, the ECS, this chapter, and all orders, notices, rules,
regulations or determinations issued in connection therewith.
B.Â
Whenever the Code Enforcement Officer finds that there has been a
violation of the Uniform Code, the ECCCNYS, the ECS, this chapter,
or any rule or regulation issued in connection therewith, the Code
Enforcement Officer is authorized to order in writing the remedying
of any condition or activity found to exist in, on or about any building,
structure, or premises in violation of the Uniform Code, the ECCCNYS,
the ECS, this chapter, or any rule or regulation issued in connection
therewith.
C.Â
An order to remedy shall be in writing; identify the property or
premises; specify the condition or activity that violates the Uniform
Code, the ECCCNYS, the ECS, this chapter, or any rule or regulation
issued in connection therewith; shall specify the provisions of the
Uniform Code, the ECCCNYS, the ECS, or this chapter or any rule or
regulation issued in connection therewith which are violated by the
specified condition or activity; shall include a statement that the
violations must be corrected within 30 days after the date of the
order to remedy; may direct the person served with the order to begin
to remedy the violation(s) immediately or within some other stated
period of time that can be less than 30 days after the date of the
order; direct that compliance be achieved within the specified period
of time; and shall state that an action or proceeding to compel compliance
and/or seek penalties, fines and/or imprisonment may be instituted
if compliance is not achieved within the specified period of time.
D.Â
The order to remedy, or a copy thereof, may be served within five
days after the date of the order to remedy by personal service, by
mailing by registered or certified mail sent to the address set forth
in the application for any permit submitted to the Town or to the
property address, or by posting a copy thereof on the premises that
are the subject of the order to remedy and mailing a copy, enclosed
in a prepaid wrapper, addressed to the last known address of the owner
as set forth in the Town of Ithaca records, or if none, in the most
recent tax roll available to the Town of Ithaca. The Code Enforcement
Officer shall be permitted, but not required, to cause the order to
remedy, or a copy thereof, to be served on any builder, architect,
tenant, contractor, subcontractor, construction superintendent, or
their agents, or any other person taking part or assisting in work
being performed at the affected property personally or by registered
mail or certified mail within five days after the date of the order
to remedy; provided, however, that failure to serve any person mentioned
in this sentence shall not affect the efficacy of the order to remedy.
E.Â
In case the owner, lessor, occupant, operator, or the agent of any
of them shall fail, neglect or refuse to remove, eliminate or abate
the violation within the time specified in the order to remedy, a
request to take appropriate legal action shall be made to the Attorney
for the Town of Ithaca.
A.Â
Any person who violates any provision of the Uniform Code, the ECCCNYS, the ECS, this chapter, any rule or regulation issued in compliance therewith, any term or condition of any building permit, certificate of occupancy, certificate of compliance, temporary certificate, stop-work order, operating permit, order to remedy, or other notice or order issued by the Code Enforcement Officer pursuant to any provision of this chapter shall be liable for a fine of not less than $200, or imprisonment as prescribed by law, or both (except imprisonment shall not be imposed for ECS violations), and each day such violation continues shall constitute a separate violation. The Code Enforcement Officer is hereby authorized to issue an appearance ticket for any violation of this chapter pursuant to Chapter 9, Appearance Tickets, of the Code of the Town of Ithaca.
B.Â
Civil penalties. In addition to those penalties prescribed by state
law, any person who violates any provision of the Uniform Code, the
ECCCNYS, the ECS, this chapter, any rule or regulation issued in compliance
therewith, any term or condition of any building permit, certificate
of occupancy, certificate of compliance, temporary certificate, stop-work
order, operating permit, order to remedy, or other notice or order
issued by the Code Enforcement Officer pursuant to any provision of
this chapter, shall be liable to a civil penalty of not more than
$200 for each day or part thereof during which such violation continues.
The civil penalties provided by this subsection shall be recoverable
in an action instituted in the name of the Town of Ithaca.
C.Â
An action or proceeding in the name of the Town of Ithaca may be
commenced in any court of competent jurisdiction to prevent, restrain,
enjoin, correct, or abate any violation of, or to enforce, any provision
of the Uniform Code, the ECCCNYS, the ECS, this chapter, or any rule
or regulation issued in connection therewith, or any term or condition
of any building permit, certificate of occupancy, certificate of compliance,
temporary certificate, stop-work order, operating permit, order to
remedy, or other notice or order issued by the Code Enforcement Officer
pursuant to any provision of this chapter, or, in the case of a dangerous
or unsafe building, structure, or equipment, to obtain an order to
vacate the occupancy, building or structure and/or to secure, repair
or remove a building, structure, or equipment. Such remedy shall be
in addition to penalties, fines and other remedies otherwise prescribed
by law.
D.Â
Remedies not exclusive. No remedy, fine or penalty specified in this section shall be the exclusive remedy, fine or penalty available to address any violation described in this section, and each remedy, fine or penalty specified in this section shall be in addition to, and not in substitution for or limitation of, the other remedies, fines or penalties specified in this section, in § 125-7 (Stop-work orders), in any other section of this chapter, or in any other applicable law. Any remedy, fine or penalty specified in this section may be pursued at any time, whether prior to, simultaneously with, or after the pursuit of any other remedy, fine or penalty specified in this section, in § 125-7 (Stop-work orders), in any other section of this chapter, or in any other applicable law. In particular, but not by way of limitation, each remedy, fine and penalty specified in this section shall be in addition to, and not in substitution for or limitation of, the penalties specified in Subdivision (2) of Section 382 of the Executive Law, and any remedy, fine or penalty specified in this section may be pursued at any time, whether prior to, simultaneously with, or after the pursuit of any penalty specified in Subdivision (2) of Section 382 of the Executive Law.
A.Â
The Town Building and Zoning Department and Town Clerk shall keep
official records, in compliance with the applicable record-retention
requirements of the New York State Archives and Records Administration,
of the following:
(1)Â
All applications received, reviewed and approved or denied;
(2)Â
All plans, specifications and construction documents approved;
(3)Â
All building permits, certificates of occupancy/certificates of compliance,
temporary certificates, stop-work orders, and operating permits issued;
(4)Â
All inspections and tests performed;
(5)Â
All statements and reports issued;
(6)Â
All complaints received;
(7)Â
All investigations conducted;
(8)Â
All condition assessment reports received;
(10)Â
All fees charged and collected.
B.Â
All such records shall be public records open for public inspection
during normal business hours. All plans and records pertaining to
buildings or structures, or appurtenances thereto, shall be retained
for at least the minimum time period so required by state law and
regulation.
C.Â
The Code Enforcement Officer shall, after monies have been provided
to this Town (annually) pursuant to Article 4-A the New York State
Finance Law, annually submit to the Secretary of State, on a form
prescribed by the Secretary of State, a report of the activities of
the Town relative to administration and enforcement of the Uniform
Code.
D.Â
The Town Clerk shall, upon written request on a form prescribed by
the Town Clerk, provide to the New York State Department of State,
in accordance with and to the extent required by the New York State
Freedom of Information Law, the following: true and complete copies
of the records and related materials the Town is required to maintain;
true and complete copies of such portion of such records and related
materials as may be requested by the Department of State; and/or such
excerpts, summaries, tabulations, statistics, and other information
and accounts of its activities in connection with administration and
enforcement of the Uniform Code, the ECCCNYS, and/or the ECS as may
be requested by the Department of State.
Dangerous or unsafe buildings, structures, and equipment in
the Town of Ithaca shall be identified and addressed in accordance
with the following procedures:
A.Â
Inspection by Code Enforcement Officer; report. When in the opinion
of the Code Enforcement Officer, any building, structure, or equipment
located in the Town shall be deemed to be dangerous or unsafe to the
public because:
(1)Â
Its structural condition is or may become dangerous or unsafe to
the public; or
(2)Â
It is open at the doorways or windows or walls, making it accessible
to and an object of attraction to minors under 18 years of age, as
well as to other trespassers; or
(3)Â
It is or may become a place of infestation by rodents or other animals;
or
(4)Â
It consists of debris, rubble or parts of buildings left on the ground
after demolition, reconstruction, fire or other casualty; or
(5)Â
It presents any other danger to the health, safety, and general welfare
of the public, the Code Enforcement Officer shall make a formal inspection
thereof and report in writing to the Town Board the Code Enforcement
Officer's findings and recommendations in regard to the building's,
structure's, or equipment's removal or repair, and whether
the building, structure, or equipment needs to be made safe and secure.
B.Â
Town Board order, do not occupy determination, and service of notice.
The Town Board shall thereafter consider the report and, if it finds
from the report that there are grounds to believe that such building,
structure, or equipment is dangerous or unsafe to the public, the
Town Board, by resolution, shall order its removal or repair, if the
same can be safely repaired, and where warranted shall order that
the building, structure, or equipment be made safe and secure. The
Town Board shall further order that a notice of the order and of the
related upcoming hearing shall be served upon the persons and in the
manner provided herein. Where conditions warrant, the Code Enforcement
Officer may also make a determination that the building or structure
should be posted with a "do not occupy" notice that requires the occupants
to vacate the premises, and (where applicable) that the building,
structure and equipment should be posted with an unsafe equipment
notice. Notice of the Town Board's order, and of any determination
by the Code Enforcement Officer that the building or structure and
(where applicable) equipment should be posted, shall be served on
the owner or some one of the owner's executors, legal representatives,
agents, lessees or any other person having a vested or contingent
interest in the property, either personally or by registered mail
addressed to the last known address, if any, of the owner or some
one of the owner's executors, legal representatives, agents,
lessees or other person having a vested or contingent interest in
same, as shown by the records of the receiver of taxes and/or in the
office of the County Clerk or County Register. If such service is
made by registered mail, the Code Enforcement Officer shall also post
a copy of such notice on the premises.
C.Â
Contents of notice. Said notice shall contain the following information:
(1)Â
A description of the premises.
(2)Â
A statement of the particulars in which the building, structure,
or equipment is unsafe or dangerous.
(3)Â
The Town Board's order requiring the same to be made safe and
secure and/or repaired or removed.
(4)Â
A statement that the securing and/or repair or removal of the said
building, structure, or equipment shall commence and be completed
within the time frame specified in the order.
(5)Â
A statement that a hearing will be held before the Town Board at
a time and place specified in the notice, at which hearing the owner
and such persons having an interest in the property or structure may
contest the order, and that in the event such owner or persons having
an interest shall fail to contest successfully such order or fail
or refuse to comply with same or with any amended order that the Town
Board may issue after the hearing, the Town Board will order the securing
and/or repair or removal of such building, structure, or equipment
by the Town.
(6)Â
A statement that if the Town shall secure, repair and/or remove said
building, structure, or equipment, the land on which said buildings,
structures, or equipment are located will be assessed for all costs
and expense incurred by the Town in connection with the proceedings
to secure, repair and/or remove, including the cost of actually securing,
removing and/or repairing said building, structure, or equipment;
or, in the alternative, that the Town Board shall commence a special
proceeding in a court of competent jurisdiction to collect the costs
to secure, repair and/or remove, including reasonable and necessary
legal expenses incidental to obtaining such an order.
(7)Â
If the Code Enforcement Officer has determined that the building,
structure, or equipment should be posted, the notice shall also include
the following: notice of the Code Enforcement Officer's intention
to put a "do not occupy" notice on the building or structure and (where
applicable) an unsafe equipment notice on the building or structure
and equipment; the Code Enforcement Officer's reasons for determining
the building, structure, or equipment should be posted (including
citations to the specific Uniform Code sections that the Code Enforcement
Officer claims to be violated); a statement that the owner and such
persons having an interest in the property or structure may contest
the Code Enforcement Officer's posting determination at the hearing,
and that in the event such owner or persons having an interest shall
fail to contest successfully such determination, the Code Enforcement
Officer may post the building or structure with a "do not occupy"
notice and (where applicable) the Code Enforcement Officer may post
the building or structure and equipment with an unsafe equipment notice.
D.Â
Copy to be filed with County Clerk. A copy of such notice shall be
filed in the office of the Tompkins County Clerk, which notice shall
be filed by such Clerk in the same manner as a notice of pendency,
pursuant to Article 65 of the Civil Practice Law and Rules, and shall
have the same effect as a notice of pendency as therein provided,
except as otherwise herein provided. A notice so filed shall be effective
for a period of one year from the date of filing; provided, however,
that it may be vacated upon the order of a judge or justice of a court
of record upon the consent of the Town's Attorney. The County
Clerk shall mark such notice and any record or docket thereof as canceled
of record upon the presentation and filing of such consent or of a
certified copy of such order.
E.Â
Hearing. At the time and date specified in the notice to secure and/or
repair or remove, the Town Board shall conduct the public hearing.
It may adjourn from time to time until the hearing is completed and
until all interested parties that make reasonable attempts to participate
are heard. At the conclusion of the hearing, the Town Board shall
determine to revoke the order to secure and/or repair or remove; or
continue or amend said order and direct the owner and other persons
to complete the work within a specified time which shall be reasonable
as to the time needed to perform the work and the necessity to protect
the general public. If the Code Enforcement Officer has determined
that the building, structure, or equipment should be posted, at the
conclusion of the hearing the Town Board shall also determine whether
the Code Enforcement Officer should post the building or structure
with a "do not occupy" notice and (where applicable) whether the Code
Enforcement Officer should post the building or structure and equipment
with an unsafe equipment notice, and if the Town Board upholds the
Code Enforcement Officer's determination, the Code Enforcement
Officer may thereafter post the building or structure and (where applicable)
equipment.
F.Â
In the event that the owner fails or refuses to secure and/or repair
or remove such building, structure, or equipment within the time provided,
the Town shall secure and/or repair or remove said building, structure,
or equipment.
G.Â
Emergency cases.
(1)Â
A building, structure, equipment, or part thereof, which poses a
clear and imminent threat to human life, safety or health as a result
of a fire, explosion, unsafe equipment, or other condition that makes
it imminently dangerous for a human to remain in the building, is
hereby declared to be a public nuisance.
(2)Â
Whenever the Code Enforcement Officer finds a building, structure,
equipment or part thereof, to pose a clear and imminent threat to
human life, safety or health as a result of a fire, explosion unsafe
equipment, or other condition that makes it imminently dangerous for
a human to remain in the building, the Code Enforcement Officer may
cause it to be secured and/or removed or may cause work to be done
in and about the building, structure or equipment as may be necessary
to remove the danger.
(3)Â
The Code Enforcement Officer may post such a building or structure
with a "do not occupy" notice and require the occupants of any such
building or structure, or part thereof, to vacate the premises forthwith.
No person shall use or occupy such building, structure, equipment,
or part thereof, until it is made safe.
(4)Â
No person shall enter premises which have been ordered vacated, except
for the owner and those authorized to secure the building or structure,
perform inspections or repairs, remove the hazardous condition, or
remove such building, structure, or equipment, or part thereof.
(5)Â
Due process after posting in cases of imminent danger:
(a)Â
In the event that such a building, structure, equipment, or
part thereof is determined, by the Code Enforcement Officer, to be
an imminent danger and requires immediate posting of the building
or structure with a "do not occupy" notice, the owner/occupant may
request, after the posting occurs, an opportunity to be heard in a
Town Board hearing. Such hearing shall be requested, in writing, with
the request addressed to and received by the Town Clerk within five
business days of when the building or structure was posted with the
"do not occupy" notice.
(b)Â
The "do not occupy" notice that is posted on a building or structure
shall include the following items:
[1]Â
The Code Enforcement Officer's reasons for posting the
building or structure (including citations to the specific Uniform
Code sections that the Code Enforcement Officer claims to be violated);
[2]Â
Notice of the right of the owner/occupant to be heard by the
Town Board, and statements that the owner/occupant must submit a written
hearing request addressed to and received by the Town Clerk within
five business days of when the building or structure was posted with
the "do not occupy" notice, and that such hearing request by the owner/occupant
shall include reasons why the owner/occupant believes that the posting
is not warranted.
(6)Â
If such a hearing is requested after a building or structure has
been posted, the same shall be held before the Town Board not more
than three weeks after the request for a hearing is received. The
person requesting the hearing shall be notified in writing at least
five days prior to the hearing of the time and place of the hearing.
H.Â
All notices posted pursuant to any provision of this section are
to remain on the building, structure, or equipment until it is secured
and/or repaired or removed, or made to comply with the directions
which have been given the owner.
I.Â
Collection of costs incurred. All costs and expenses incurred by
the Town of Ithaca in connection with any work done to remove the
danger, or in connection with the securing and/or repair or removal
of any such building, structure, or equipment, shall be assessed against
the land on which such building, structure, or equipment is located,
and a bill for such costs and expenses shall be presented to the owner
of the property, or if the owner cannot be ascertained, then such
bill shall be posted in a conspicuous place on the premises. If the
owner shall fail to pay for such costs and expenses within 10 days
after the bill is presented or posted, then such unpaid costs, expenses
and interest accruing at the rate of 9% per annum from the date of
the Town's work shall constitute a lien upon such land. A legal
action or proceeding may be brought to collect such costs, expenses,
interest and recoverable attorney's fees, or to foreclose such
lien. As an alternative to the maintenance of any such action, the
Code Enforcement Officer may file a certificate of the actual costs
and expenses incurred and interest accruing as aforesaid, together
with a statement identifying the property in connection with which
the expenses were incurred, and the owner thereof, with the Tompkins
County Department of Assessment, who shall in the preparation of the
next assessment roll assess such amount upon such property. Such amount
shall be included as a special ad valorem levy (administered as a
move tax) against such property, shall constitute a lien and shall
be collected and enforced in the same manner, by the same proceedings,
at the same time, and under the same penalties as are provided by
law for collection and enforcement of real property taxes in the Town
of Ithaca. The assessment of such costs, expenses and interest shall
be effective even if the property would otherwise be exempt from real
estate taxation.
The Town Board may, by resolution, authorize the Town Supervisor
to enter into an agreement, in the name of the Town of Ithaca, with
other governments, to carry out the terms of this chapter (either
in whole or in part), provided that such agreement does not violate
any provision of the Uniform Code, the ECCCNYS, the ECS, Part 1203
of Title 19 of the NYCRR, or any other applicable law.
A.Â
The Code Enforcement Officer shall determine the climatic and geographic
design criteria for buildings and structures constructed within the
Town as required by the Uniform Code. Such determinations shall be
made in the manner specified in the Uniform Code using, where applicable,
the maps, charts, and other information provided in the Uniform Code.
The criteria to be so determined shall include, but shall not necessarily
be limited to, the following:
(1)Â
Design criteria to include ground snow load; wind design loads; seismic
category; potential damage from weathering, frost, and termite; winter
design temperature; whether ice barrier underlayment is required;
the air freezing index; and the mean annual temperature;
(2)Â
Heating and cooling equipment design criteria for structures within
the scope of the RCNYS. The design criteria shall include the data
identified in the Design Criteria Table found in Chapter 3 of the
RCNYS; and
(3)Â
Flood hazard areas, flood hazard maps, and supporting data. The flood
hazard map shall include, at a minimum, special flood hazard areas
as identified by the Federal Emergency Management Agency in the Flood
Insurance Study for the community, as amended or revised with:
B.Â
The Code Enforcement Officer shall prepare a written record of the climatic and geographic design criteria determined pursuant to Subsection A of this section, shall maintain such record within the Department of Code Enforcement and Zoning, and shall make such record readily available to the public.
B.Â
A request for a variance from the provisions of the Uniform Code
or the ECCCNYS and an appeal to review determination of or failure
to render a determination by the Code Enforcement Officer based upon
the Uniform Code or ECCCNYS shall be processed with the appropriate
Board of Review as provided in Title 19 of the New York Official Compilation
of Codes, Rules and Regulations, Part 1205, or any successor rules,
regulations or statutes. Where proposed construction, alteration,
use or other work related to a building, structure or equipment would
be in violation of any provision of the Uniform Code, ECCCNYS, or
any successor statute, no building permit shall be issued except pursuant
to written order of the appropriate Board of Review.
C.Â
A request for a variance from the provisions of the ECS and an appeal to review a determination of or failure to render a determination by the Code Enforcement Officer based upon the ECS shall be processed with the Zoning Board of Appeals as provided in Chapter 144 of the Code of the Town of Ithaca.