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LL# 08-2012NEW YORK STATE DEPARTMENT OF STATE 41 STATE STREET Local Law Filing ALBANY, NY 12231 (Use this form to file a local law with the Secretary of State.) Text of law should be given as amended. Do not include matter being eliminated and do not use italics or underlining to indicate new matter. ❑ County ❑ City of Wappinger 0 Town ❑ Village Local Law No. 8 of the year 20 12 A local law "Amending the Code of the Town of Wappinger by Adding a New Chapter 85 Entitled (insert Tine) "Property Maintenance" Be it enacted by the Town Board of the ame ot Legisiarive Bodyj ❑ County ❑ City of as follows: 0 Town ❑ Village (TEXT COMMENCES ON NEXT PAGE) (If additional space is needed, attach pages the same size as this sheet, and number each.) DOS -239 (Rev. 05/05) Page 1 of 3 Last Rev. 06/20/12 LOCAL LAW NO. — OF THE YEAR 2012 A Local Law entitled "Local Law No. — of the Year 2012, Amending the Code of the Town of Wappinger by Adding a New Chapter 185 entitled `Property Maintenance'." BE IT ENACTED by the Town Board of the Town of Wappinger as follows: Section I: Title. This Local Law shall be known and cited as Town of Wappinger "Local Law No. — of the Year 2012, Amending the Code of the Town of Wappinger by Adding a New Chapter 185 entitled `Property Maintenance'." Section II: Amendment to the Code. The Code of the Town of Wappinger is hereby amended by the addition of a new Chapter 185, to read as follows: "Chapter 185 Property Maintenance § 185-1. Legislative Intent. Property owners who fail to maintain their property create adverse conditions that affect the general health, safety and welfare of the public. Deficient property maintenance sometimes creates impacts to the health and safety of the public that require immediate attention while other instances of deficient property maintenance create harm to the general welfare that reduces the quality of life, adversely impacts property values and facilitates the creation of blighted neighborhoods. The provisions of this Chapter are intended to supplement the provisions of the Property Maintenance Code of New York State which are enforceable under Chapter 85 of the Town of Wappinger Code. CADocuments and Settings\CFulton\Local Settings\Temporary Internet Files\Content.Outlook\4SQ2T8A4\Proposed Property Main Local Law 2012-06-07 (2).doc Pursuant to the authority of Town Law §64(5-a), the Town Board of the Town of Wappinger hereby finds that the unreasonable accumulation of brush, grass, rubbish, weeds, or poisonous shrubs creates a threat of fire, rodent infestation or disease. An unreasonable accumulation of brush, grass, rubbish, weeds, or poisonous shrubs is an immediate threat to the health and safety of the public. This local law provides procedures for the Town to act swiftly to abate the risks to the health and safety of the public in accordance with the due process required by law. Pursuant to the authority of Municipal Home Rule Law § § 10(1)(ii)(a) and Town Law § 64.5 and § 130, the Town Board hereby finds that the improper maintenance of the exterior of any buildings, which are visible to their neighbors and/or the traveling public, create conditions that adversely affect property values, the quality of life of their neighbors and neighborhood, and the general health, safety and welfare of the residents of the Town. Property owners who allow poisonous shrubs to grow and allow weeds, shrubs, lawns, grass, landscape plants and other vegetation to become overgrown or who allow the exterior of any buildings located on their property to deteriorate into a state of disrepair, become unsightly, dilapidated or who permit the accumulation of garbage, rubbish, debris and refuse thereon, facilitate the proliferation of pests, insects and vermin. These conditions, in turn, result in a general deterioration of property values and foster blight in the surrounding neighborhoods and community in general. The Town Board further finds that property owners, tenants or persons in possession of real property who keep or maintain junked, inoperable or unregistered motor vehicles on their property, contribute to blight by promoting unsightly, unsanitary and unsafe conditions. The Town Board hereby determines that in order to protect and promote the public health, safety and welfare of the residents of the Town, to prevent blight within the Town and to -2- prohibit the proliferation thereof, it is necessary to establish standards for the exterior maintenance of property, yards and any buildings or structures thereon, and to provide standards for the general exterior maintenance of yards, buildings and structures and to provide for the removal of any poisonous weeds or shrubs, overgrown vegetation, including lawns, grass, landscape shrubbery, ornamental shrubs, garbage, debris, rubbish, and junked or inoperable vehicles on properties so that all properties shall be maintained in accordance with the standards enunciated in this Chapter. This Chapter authorizes the Town through its Code Enforcement Officials to enter onto the property containing the offending condition, in accordance with the provisions of this Chapter and to remove the same where the property owner fails or neglects to cure the violation. By reason of the establishment of these regulations and restrictions as herein set forth in this Chapter, the proliferation of blight may be prevented and the general public health, safety and welfare protected and fostered. § 185-2. Definitions. As used in this Chapter, the following terms shall have the meanings indicated: A. Debris - All materials resulting from the construction, excavation, renovation, equipping, remodeling, repair or demolition of structures, property or roads, or resulting from the preparation therefor as well as materials consisting of vegetation resulting from land clearing and grubbing, utility line maintenance, and seasonal and storm related clean up, except when such materials are organized in piles or structures for purposes of composting. Such materials include, but are not limited to: masonry; such as bricks, concrete blocks, mortar and concrete; soil; rock; wood; wall coverings; floor coverings; plaster; drywall; plumbing fixtures; insulation; roofing materials; siding; pavement; glass; window frames; electrical wiring and components; -3- plastics; carpeting; foam padding; linoleum; metals; or any combination thereof which are incidental to construction, excavation, renovation, equipping, remodeling, repair or demolition. B. Garbage - All putrescible animal and vegetable waste resulting from growing, processing, marketing and preparation of food items, including containers in which it is packaged, except when such wastes are organized in piles or structures for purposes of composting. C. Junked Vehicle - Any motor vehicle which is either unregistered, dismantled (in whole or in part), or in such a damaged condition or state of disrepair that such vehicle cannot be operated without extensive repair or for which the cost of such repair exceeds the value of the motor vehicle. Lack of a license plate or an incorrect license plate affixed to the motor vehicle shall be presumptive evidence that the vehicle is not registered. D. Person — a natural person, corporation, partnership, limited liability company, unincorporated association, or any other business organization of two or more persons. E. Owner - A Person having legal title to premises; a mortgagee or vendee in possession; a trustee in bankruptcy; a receiver or any other Person having legal ownership or control of premises. Where the owner of the property cannot be determined, the Person whose name is listed as the owner on the most current tax roll of the Town is deemed to be the Property Owner. F. Rubbish - All discarded or worthless non-putrescible solid wastes consisting of both combustible and non-combustible wastes, including but not limited to paper and paper products, rags, wrappings, cardboard, tin cans, wood, glass, metals, plastics, tires, bedding, cloth, crockery, furniture, appliances and similar items. -4- G. Tenant - Any person who uses or occupies a property or building, other than the owner, and who occupies same pursuant to a written or oral lease agreement, or otherwise with the consent and permission of the owner thereof. H. Enforcement Official - This Chapter shall be enforced by the following Town of Wappinger Officials: Code Enforcement Officers, the Fire Inspector, the Zoning Administrator, Town Constables, the Dutchess County Sheriff's Office, any police agency having jurisdiction in the Town of Wappinger, and such other persons as may be designated by the Town Board of the Town of Wappinger by resolution. § 185-3. Standards for Maintenance of Yards No owner, lessee, tenant, occupant or other person having charge of any premises shall cause, permit or allow such premises to be used or maintained in violation of any of the following standards: A. Surface and subsurface water shall be appropriately drained away from buildings to protect the buildings and structures from water damage; grading shall be designed, constructed and maintained to prevent the development of stagnant ponds or pools of water which facilitate the breeding of mosquitoes or other insects, except in accordance with a grading permit, subdivision plan, site plan approved by the Town, or a validly approved Storm Water Pollution Prevention Plan (SWPPP). B. Subsurface, stormwater pipes and appurtenances, or such similar devises, constructed and installed for the purposes of transporting, disposing or dispersing surface or subsurface water, and approved in connection with a site plan, subdivision plat, or plot plan approved by the Town of Wappinger Planning Board or Engineer to the Town in connection with the issuance of any land use permit or building permit, shall -5- be maintained and kept in proper working order and condition and fit for the purposes intended, so as to maintain the free flow of said surface or subsurface water. C. All landscaping facilities and plantings, whenever exposed to public view, shall be maintained so that lawns, hedges, shrubbery, ornamental bushes and trees shall be kept pruned and trimmed, and free from becoming overgrown and unsightly. Yards shall be maintained so that grasses and weeds shall not exceed ten (10) inches in height. D. The accumulation of any debris, garbage or rubbish upon any premises, is not permitted except in compliance with Article III of Chapter 210 of the Town of Wappinger Code. E. Premises shall be maintained in such manner that will prevent debris, garbage and rubbish from blowing about the neighborhood. F. Steps, walks, driveways, parking spaces and similar paved areas shall be maintained so as to afford safe passage under normal use and weather conditions.- Any paved surfaces such as parking lots and driveways shall be maintained to prevent potholes or other hazards. All off-street parking facilities shall be swept at least twice a year. G. No junked vehicle may be parked or stored on any premises unless such vehicle is parked or stored inside a building, or inside a structure screening the junked vehicle from neighbors and the public, unless the junked vehicle is otherwise permitted to be in an unenclosed area under Chapter 240 "Zoning" of the Town Code. § 185-4. Standards for Exterior Maintenance of Buildings and Structures. No owner, lessee, tenant, occupant or other person having charge of any premises shall cause, permit or allow any building or structure to be maintained in violation of the following standards: Now A. All exterior surfaces of any building or structure not inherently resistant to degradation or deterioration from weather or the elements shall be treated, sealed or coated with a protective covering such as paint, or other weather protective coating so as to prevent such exposed surfaces from degradation, deterioration or weathering. B. Exterior walls, including doors and windows, roofs and areas around doors, windows, chimneys and other parts of a building or structure shall be maintained so as to keep water from entering the building. Exposed surfaces of any building or structure which have been damaged or show evidence of dry rot or other deterioration shall be repaired or replenished and refinished in a workman like manner and treated with appropriate protective covering such as paint, stain or other weather retardant material. Exterior walls, roofs and other parts of a building or structure shall be free from loose and unsecured objects or materials such as siding, mortar, bricks, blocks, etc. C. Vacant structures and their adjoining yards shall be maintained in a clean, safe, secure and sanitary condition so as not to cause a blighting problem or adversely affect the public health or safety. § 185-5. Exceptions. This Chapter shall not apply to: A. A property licensed as a junk yard pursuant to Chapter 153 of the Town Code of the Town of Wappinger. B. Any properties used, occupied or operated by a governmental entity or municipal subdivision. -7- § 185-6. Enforcement; Administrative Remedy. In the event that the owner, lessee, tenant, occupant or other person having charge of any premises shall fail to comply with the standards enumerated in this Chapter, the Town may institute enforcement proceedings as follows: A. Inspection and Report. Any Enforcement Official, upon his or her own investigation or upon a written complaint that property appears to be maintained in violation of any of the standards enumerated in § 185-3_ and § 185-4 above, may conduct an investigation and inspection of such premises and shall prepare a written report of his or her findings. If necessary, the Enforcement Official is authorized to apply for a search warrant to a court of competent jurisdiction to enter onto the premises if there is reasonable suspicion to believe that there is a violation of this Chapter. The Enforcement Official is further authorized to take such further steps that are necessary to effectuate the execution and return of a duly ordered search warrant. B. Order to Remedy. If the Enforcement Official determines that a violation exists after conducting an inspection, the Enforcement Official is authorized to issue an Order to Remedy directing the owner, lessee, tenant, occupant or other person having charge of any premises to bring such premises into compliance with the provisions of this Chapter. The Enforcement Official shall provide the Town Board with a copy of the Order to Remedy together with an Affidavit of Service and a copy of his or her report of findings from the inspection of the property. C. Contents of Order to Remedy. The notice shall contain the following information: 1. The Tax Parcel Identification Number, if there is one; 2. The street address of the property, if there is one; 3. The owner of the property as shown in the records of the Town; 4. A statement of the condition of the property and the standards of this Chapter which have been violated; 5. The date and time the violations are alleged to have occurred; 6. The specific corrective action that needs to be taken to bring the property into full compliance with the standards of this Chapter; 7. The specific date by which the corrective action must be completed. The time to take corrective action stated in the notice shall be: a) for violations of the standards set forth in § 185-3, 7 days from the date of the Order to Remedy, or b) for violations of the standards set forth in § 185-4, 30 days from the date of the Order to Remedy, 8. The date, time and place of a public hearing to be held before the Town Board to determine whether the property is in compliance with the standards of this Chapter and a statement that the owner, lessee, tenant, occupant or other person having charge of any premises has an opportunity to appear and be heard at said public hearing to offer proof that the property is in compliance with the standards of this Chapter or that additional time is needed to take corrective action to cure the violation; 9. A statement that if the property owner, lessee, tenant, occupant or other person having charge of any premises does not comply with the order to Remedy, that the Town intends to enter onto the property, take corrective MGM action, and assess the costs of the corrective action as a lien against the property and levy such lien on the Town tax bill if not paid. D. Service of Order to Remedy. The Order to Remedy shall be served on the owner by registered or certified mail at the address shown on the last preceding tax assessment roll of the Town or by personal service in accordance with in any manner provided for service of process by article three of the Civil Practice Law and Rules of the State of New York. Service upon a lessee, tenant, occupant or person in charge of the premises shall be made by registered or certified mail to the address of the property or by personal service as shown above. A copy of such Order to Remedy may also be served on any mortgagee or lienor of record in the same manner. A copy of the Order to Remedy shall also be conspicuously posted on the property. E. Imminent Threat. Whenever the Town Board finds that there exists on premises a condition that poses an imminent threat to the public health or safety which requires immediate remedial action, the Town Board may, in its discretion, order the owner, lessee, tenant, occupant or other person having charge of any premises to remove or abate such public nuisance, or direct Town employees or agents of the Town to remove or abate such public nuisance, and, notwithstanding any provision of this Chapter to the contrary, no public hearing shall be required to be held before the time fixed in the order for compliance, or before the Town removes or abates such public nuisance, and the time for compliance provided in paragraph C subparagraph 6 of this section shall not apply to an order issued pursuant to this subdivision. Notice of an order or direction issued pursuant to this subdivision shall be served in the manner prescribed in paragraph D of this section, provided, that if the Town Board -10- determines that service in such manner would result in delay prejudicial to the public health or safety, then the Town Board may serve such order or direction by delivery of a copy thereof to a person of suitable age and discretion in actual or apparent control of the premises to which it relates, or, if service cannot be made in such manner, by copy posted upon the premises to which it relates. An order or direction served in the manner prescribed in this subdivision shall take effect when delivered or when posted. After such order or direction takes effect, the Enforcement Official shall serve such order or direction in the manner prescribed in paragraph D of this section. Such additional service shall include notice of the earlier service of such order or direction. F. Public Hearing. The public hearing shall be held at a regularly scheduled or special Town Board meeting at least 7 days but not more than 20 days after service of the Order to Remedy as set forth above. 1. After the public hearing, if the property is determined by the Town Board to be in non-compliance with the standards enumerated in this Chapter, the Town Board may authorize employees of the Town, its agents or contractors, to enter onto the property to undertake such measures as to bring the property into compliance with this Chapter and assess the cost of such remediation against the property as described below. G. Assistance Allowed. The Town may request the assistance of any county, state or federal agency to perform work on its behalf pursuant to this Chapter. - 11 - H. Assessment of Costs and Expenses and Lien. 1. The expenses incurred by the Town with respect to any work performed by or on behalf of the Town to bring the property into compliance shall be a debt recoverable from the owner, lessee, tenant, occupant or other person having charge of any premises and shall constitute a lien upon the premises, including the land and buildings, with respect to which such work was performed. 2. The Town shall keep a record of all work performed on the property by or on behalf of the Town. Such records shall be accessible to the public during business hours. Claims for all work performed on the property shall be audited and approved in accordance with Article 8 of the Town Law. A notice stating the total amount due and the nature of the charge shall be mailed by the Town to the last known address of the person whose name appears on the records in the office of the Town Assessor as being the owner or agent or as the person designated by the owner to receive tax bills or, where no name appears, to the premises, addressed to either the owner or the agent. Such notice shall have stamped or printed thereon a reference to this section. The property owner shall have 10 days, after a copy of the notice establishing the costs and expenses, to challenge any of the costs incurred by the Town. After expiration of the time period to challenge the determination of costs and expenses, the amounts thereof shall be reported to the Assessor to the Town to be levied and assessed against the property, and the expense so assessed shall constitute a lien and charge on the property on which it is levied until paid or otherwise -12- satisfied or discharged and shall otherwise be collected in the same manner and at the same time as other Town charges. 3. Such lien shall have a priority over all other liens and encumbrances on the premises except for the lien of taxes and assessments as authorized by Town Law §64(5-a). I. Action for Recovery. In addition to establishing a lien, the Town may recover such expenses and interest by bringing an action against the owner, lessee, tenant, occupant or other person having charge of any premises. The institution of such action shall not suspend or bar the right to pursue any other remedy provided by law for the recovery of such debt. J. Other Remedies Available. Nothing contained in this section shall be construed to restrict authority to provide for the abatement of a public nuisance conferred upon any agency of the Town by any other provision of law. § 185-7. Penalties for Offenses. A. Every person violating any provision of this Chapter shall also be subject to a civil penalty: 1. For the first offense —a civil penalty in a minimum amount of $100.00 and a maximum amount of $500.00; 2. For the second and subsequent offenses — a civil penalty in a minimum amount of $500.00 and a maximum amount of $5,000.00; and 3. Each week's violation shall be deemed a separate violation. -13- Section III: Authority. This Local Law is enacted in order to protect the health, safety, and welfare of its residents pursuant to the authority granted to the Town pursuant to the New York State Constitution, § 10 of the Municipal Home Rule Law, and pursuant to Town Law § 64.5-a and § 130. Section IV: Numbering for Codification. It is the intention of the Town of Wappinger and it is hereby enacted that the provisions of this Local Law shall be included in the Code of the Town of Wappinger; that the sections and sub -sections of this Local Law may be re -numbered or re -lettered to accomplish such intention; the Codifier shall make no substantive changes to this Local Law; the word "Local Law" shall be changed to "Chapter," "Section" or other appropriate word as required for codification; and any such rearranging of the numbering and editing shall not effect the validity of this Local Law or the provisions of the Code effected thereby. Section V. Separability. If any part or provision of this local law or the application thereof to any person or circumstance be adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part or provision or application directly involved in the controversy in which such judgment shall have been rendered and shall not affect or impair the validity of the remained of this local law or the application thereof to other persons or circumstance, and the Town Board of the Town of Wappinger hereby declares that it would have passed this local law or the remainder thereof had such invalid application or invalid provision been apparent. -14- Section VI: Effective Date. This local law shall take effect immediately upon filing in the office of the New York State Secretary of State in accordance with Section 27 of the Municipal Home Rule Law. -15- (Complete the certification in the paragraph that applies to the filing of this local law and strike out that which is not applicable.) 1. (Final adoption by local legislative body only.) 1 hereby certify that the local law annexed hereto, designated as local law No. 8 of 20 12 of the X�)(CXA(Town)(WUI{ of Wappinger was duly passed by the Town Board on August 13 20 12 in accordance with the applicable (Name of Legislative Body) provisions of law. 2. (Passage by local legislative body with approval, no disapproval or repassage after disapproval by the Elective Chief Executive Officer*.) I hereby certify that the local law annexed hereto, designated as local law No. of 20 of the (County)(City)(Town)(Village) of was duly passed by the on 20 and was (approved)(not approved) (Name of Legislative Body) (repassed after disapproval) by the (Elective Chief Executive Officer*) on 20 - in accordance w ith the applicable provisions of law. 3. (Final adoption by referendum.) I hereby certify that the local law annexed hereto, designated as local law No the (County)(City)(Town)(Village) of (Name of Legislative Body) (repassed after disapproval) by the and was deemed duly adopted of 20 of was duly passed by the on 20 and was (approved)( not approved) (Elective Chief Executive Officer*) on 20 Such local law was submitted to the people by reason of a (mandatory)(permissive) referendum, and received the affirmative vote of a majority of the qualified electors voting thereon at the (general) (special)(annual) election held on 20 in accordance with the applicable provisions of law. 4. (Subject to permissive referendum and final adoption because no valid petition was filed requesting referendum.) I hereby certify that the local law annexed hereto, designated as local law No. of 20 of the (County)(City)(Town)(Village) of on (Name of Legislative Body) (repassed after disapproval) by the (Elective Chief Executive Officer*) was duly passed by the 20 - and was (approved)(not approved) on 20 . Such local law was subject to permissive referendum and no valid petition requesting such referendum was filed as of 20 in accordance with the applicable provisions of law. * Elective Chief Executive Officer means or includes the chief executive officer of a county elected on a county -wide basis or, if there be none, the chairperson of the county legislative body, the mayor of a city or village, or the supervisor of a town where such officer is vested with the power to approve or veto local laws or ordinances. DOS -239 (Rev. 05/05) Page 2 of 3 5. (City local law concerning Charter revision proposed by petition.) of 20 of I hereby certify that the local law annexed hereto, designated as local law No. the City of having been submitted to referendum pursuant to the provisions of section (36)(37) of the Municipal Home Rule Law, and having received the affirmative vote of a majority of the qualified electors of such city voting thereon at the (special)(general) election held on 20 , became operative. 6. (County local law concerning adoption of Charter.) of 20 of I hereby certify that the local law annexed hereto, designated as local law No. the County of State of New York, having been submitted to the electors at the General Election of November 20 , pursuant to subdivisions 5 and 7 of section 33 of the Municipal Home Rule Law, and having received the affirmative vote of a majority of the qualified electors of the cities of said county as a unit and a majority of the qualified electors of the towns of said county considered as a unit voting at said general election, became operative. (If any other authorized form of final adoption has been followed, please provide an appropriate certification.) I further certify that I have compared the preceding local law with the original on file in this office and that the same is a correct transcript therefrom and of the whole of such original local law, and was finally a ted in the manner indicated in paragraph _, above. Cler of the county legis ' e body, City, Town or Village Clerk or officer designated by local legislative body (Seal) Date:--�'!�/ /� 1) a (Certification to be executed by County Attorney, Corporation Counsel, Town Attorney, Village Attorney or other authorized attorneys of locality.) STATE OF NEW YORK COUNTY OF Dutchess I, the undersigned, hereby certify that the foregoing local law contains the correct text and that all proper proceedings have been had or taken for the enactment of the local law annexed hereto. Signature Albert P. Roberts - Town Attorney Title XXX* jf Wappinger Town )U(Dft Date: DOS -239 (Rev. 05/05) Page 3 of 3