Source: https://ecode360.com/15113226
Timestamp: 2018-06-19 06:53:13
Document Index: 53901326

Matched Legal Cases: ['§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 45', '§ 56', '§ 56']

City of Yonkers, NY Historic and Landmarks Preservation
§ 45-3 Landmarks Preservation Board.
§ 45-4 Duties of Board.
§ 45-5 Establishment of historic districts and landmarks.
§ 45-6 Rescission of landmark or historic district designation.
§ 45-7 Limitation on activities regarding property proposed for landmark or historic district designation.
§ 45-8 Certificate of appropriateness.
§ 45-9 Unsafe buildings.
§ 45-10 Economic hardship.
§ 45-11 Maintenance; removing dangerous conditions.
§ 45-12 through § 45-15. (Reserved)
Ch 45 Art II Enforcement
§ 45-16 Enforcement.
Chapter 45: Historic and Landmarks Preservation
[HISTORY: Adopted by the City Council of the City of Yonkers 8-27-1991 by G.O. No. 17-1991. Amendments noted where applicable.]
Chapter 45 : Historic and Landmarks Preservation
The City Council of the City of Yonkers hereby finds and declares that it is desirable to take measures to provide for the designation of historic districts and landmarks in furtherance of the following public purposes, which are found to promote the economic benefits, the cultural and educational advantages and the general welfare of the City of Yonkers:
To provide for the protection, enhancement, perpetuation and use of those districts, sites, buildings, structures and objects which are illustrative of the growth and development of our nation, our state and our city and which are of particular historic or aesthetic value to Yonkers.
To recognize and ensure the preservation of those elements of the City's past which represent the many and varied architectural, artistic, technological and cultural achievements which cannot be duplicated or otherwise replaced.
To promote the use and preservation of historic districts and landmark buildings, structures, sites and objects as a means of providing enjoyment and unique educational benefit by perpetuating the physical evidence of Yonkers' past.
To foster civic pride in those elements of the City's past which have given Yonkers its unique character and set it apart from other communities.
The City Council of the City of Yonkers hereby further finds and declares that demolition or decay of historic landmarks and inappropriateness or poor quality of design in the exterior appearance of landmarks or buildings erected in historic districts adversely affects the desirability of the immediate area and neighboring areas for residential, commercial or other uses and, by so doing, impairs the benefits of occupancy of existing property, impairs the stability and value of both improved and unimproved real property and reduces the taxable value of real property in relation to the cost of municipal services provided for the benefit of such real property.
As used in this article, the following terms shall have these meanings, as indicated:
The Yonkers Landmarks Preservation Board.
A structure wholly or partially enclosed within exterior walls, or within exterior or party walls and a roof, which may afford shelter to persons, animals or property.[1]
Any act or process that destroys, in part or in whole, a landmark or a structure, building, site or object within an historic district.
The architectural style, design, general arrangement and components of all of the outer surfaces of any building, structure, site or object, including but not limited to the kind, color and texture of the building material and the type and style of all windows, doors, lights, signs and other fixtures appurtenant to said building or structure.
An area of the City, designated pursuant to this article, which:
Has special character and special historic value;
Geographically combines such factors in a distinct and identifiable portion of the City so as to constitute a discernible entity; or
The architectural style, design, general arrangement and components of or on all of the interior surfaces of a public or semipublic building or structure, including but not limited to the kind, color and texture of the building materials and the type and style of all windows, doors, lights, signs and other fixtures appurtenant to said building or structure.
An interior, or part thereof, of a building, structure or object which is customarily open or accessible to the public or to which the public is customarily invited and which has a special historical or aesthetic interest or value as part of the development, heritage or cultural characteristics of the City, state or nation and which has been duly designated an as "interior landmark" pursuant to the provisions of this article.
A building, structure, site, object or parcel of land, designated pursuant to this article, which may or may not be located in a designated historic district and which:
Possesses one or more of the following characteristics:
Is associated with persons or events of historic significance to the City, region, state or nation;
Is illustrative of historic growth and development of the City, region, state or nation;
Embodies distinctive characteristics of a type, period or method of construction or represents the work of a master;
Contains unique architectural, archaeological or artistic qualities; or
Any mechanical or physical change to a building, structure, site or object that is not construction, removal or alteration.
A building, structure, site or object which is customarily open or accessible to the public or to which the public is customarily invited.
All or part of a parcel of land designated on the Official Assessment Map of the City of Yonkers.
Editor's Note: The definition of “chief executive officer,” which immediately followed this definition, was deleted at time of adoption of Code.
There is hereby created a Landmarks Preservation Board for the City of Yonkers.
The Board shall consist of 11 members appointed by the Mayor with the approval and consent of the City Council.
All Board members shall have a demonstrated interest, competence or knowledge of historic preservation. At least one Board member shall be a member of the Yonkers Historical Society, if in existence. At least two Board members shall be licensed architects. At least one Board member shall be a licensed realtor. At least two Board members shall be drawn from among one or more of the disciplines of history, historic architecture, city planning, archaeology, historic preservation or a similar closely related field. The Director of the Planning Bureau shall be an ex officio nonvoting twelfth member of the Board, and the staff of the Planning Bureau shall serve as staff for the Board for the purpose of conducting and coordinating studies and research and providing other material and information necessary for the Board to exercise its powers and duties.
Each member shall serve for a term of three consecutive years, except for the first appointments to the Board, of whom four members shall serve for three years, four members shall serve for two years, and three members shall serve for one year. Members shall serve without compensation. All members shall continue to hold office until their successors have been appointed and qualified.
The Chairperson of the Board, once constituted, shall be designated by the Mayor with the approval and consent of the City Council. The Board members shall designate a Vice Chairperson, who shall act as head of the Board in the absence of the Chairperson.
The Board shall set meeting dates and adopt such procedures pertaining to its duties as are necessary for it to properly perform its functions as set forth herein and as are consistent with the laws of the nation, state and city.
All meetings of the Board shall be held in accordance with the applicable provisions of the New York State Public Officers Law and Open Meetings Law.[1] Every rule, regulation, guideline, amendment or repeal thereof and every order, requirement, decision or determination of the Board shall be filed with the Planning Bureau and the City Clerk and shall be a public record.
Board meetings shall be held at regular intervals, but in no event less than four times each year. Six members shall constitute a quorum, and actions may be taken by a vote of a majority of members present and voting; except that the affirmative vote of six or more members shall be required to recommend designation of an historic district or landmark, to recommend recession of a designation of an historic district or landmark, to refuse to grant a certificate of appropriateness, to grant a certificate of appropriateness or to grant a certificate of appropriateness with conditions or to act pursuant to § 45-8O.
[Amended 10-14-1997 by G.O. No. 13-1997]
Board members shall be required to exempt themselves from voting on any project in which their own, a member of their family's, or a relative's financial or personal interests are directly involved.
The date on which any application, submission or referral shall be considered to have been officially submitted and received shall be the date of the next meeting of the Landmarks Preservation Board.
[Added 6-27-2000 by G.O. No. 2-2000]
The Yonkers Landmarks Preservation Board shall perform the duties as described herein:
Prepare reports on and nominations of areas, buildings, structures, sites or objects as landmarks or historic districts.
Issue or deny certificates of appropriateness for landmarks, buildings, structures, sites or objects in historic districts.
Maintain and periodically revise, no less often than every five years, public listings of historical sites, buildings, structures, objects or districts and data about them, appropriately classified with respect to national, state or local significance, in a manner and format that is consistent with that established by the New York State Office of Parks, Recreation and Historic Preservation.
Establish procedures, which shall be coordinated with and complementary to the survey activities of the New York State Office of Parks, Recreation and Historic Preservation, for the identification and nomination of historic districts and buildings, structures, sites or objects and landmarks.
Formulate recommendations concerning the preparation and publication of maps, brochures and descriptive material about the City's historic and/or architectural features and resources.
Cooperate with and advise the City Council, the Planning Board, the Zoning Board of Appeals and other city boards, agencies, departments, bureaus and offices regarding matters involving historically and/or architecturally significant sites and buildings, including but not limited to appropriate land usage, parking facilities and signs.
Cooperate with and enlist assistance from the National Park Service, the National Trust for Historic Preservation, the New York State Office of Parks, Recreation and Historic Preservation and other state, national or local public or private agencies or groups concerned with historic buildings, structures, sites, objects or districts.
Advise the owners of historic buildings, structures, sites or objects on problems of preservation relating to their properties.
File an annual report regarding its activities with the City Council.
A proposal for the designation of a building, structure, site or object as a landmark or an area as an historic district may be submitted by any person or any public or private entity to the Board. This proposal shall be in writing and shall include the following:
A concise statement of how the building, structure, site or object meets the definition of "landmark" as provided in this article.
Exterior photographs of the building, structure, site or object and a site map illustrating the characteristics enumerated in the definition of "landmark" as provided in this article.
The name and address of the property owner(s).
The name, address and telephone number of the person, agency, organization or entity which submitted the proposal and the person, organization, agency or entity represented.
A concise statement of the physical elements which make the area an historic district and a description of all buildings, structures, sites or objects located within the proposed district, with special note of types, architectural styles and periods represented.
A concise statement of how the district meets the definition of "historic district" as provided in this article.
A map showing the boundaries of the proposed district and the location of buildings, structures, sites or objects therein.
The name and address of every property owner within the proposed district.
The Board shall determine the precise method by which all proposals to designate historic districts and landmarks are processed so long as the mandatory requirements of this article are satisfied.
Prior to conducting a public hearing on the proposed designation, the Board shall refer the proposal to the Planning Board for its advisory recommendation and advice.
In connection with its review of a proposed designation of a landmark or historic district, the Board may obtain professional expertise before rendering its decision. The Board may seek assistance from staff, universities, private preservation organizations, the New York State Office of Parks, Recreation and Historic Preservation and other review commissions or private consultants.
After receipt of the Planning Board's recommendation, the Yonkers Landmarks Preservation Board shall hold a duly noticed public hearing prior to issuing a recommendation on designation of a proposed landmark or historic district.
With reference to the Board hearing regarding a proposed landmark, in addition to publication of notice of the Board's public hearing, the publication shall also contain the name of the owner of record and the address of any building, structure, site or object proposed to be a landmark. Notice of the time and place of the public hearing, along with the description of the building, structure, site or object to be considered as a landmark, shall be sent by registered mail, return receipt requested, to the owner of record.
With reference to the Board hearing regarding a proposed historic district, in addition to publication of notice of the Board's public hearing, the publication shall also contain a map clearly delineating the boundaries of the proposed district and shall also contain a listing of all of the tax block and lot numbers within the proposed district as of the date of the publication of the notice. Notice of the time and place of the hearing, along with the map showing the boundaries of the proposed district, shall be sent by registered mail, return receipt requested, to the president of any civic, homeowners', business or other such similar organization(s) known to exist and represent the area in which the proposed district is located. A list of the names and addresses of all known property owners within the proposed district shall be on file and be available for public inspection in the office of the Yonkers Planning Bureau.
The Board shall, after a duly noticed public hearing, issue a report of its findings. Any report shall include a statement of how the building, structure, site object or district complies with or fails to comply with applicable definitions set forth within this article. Such report shall be directed to the City Council if the report recommends designation of a proposed landmark and historic district.
If the Board recommends designation of a proposed landmark or historic district, then the City Council shall review the recommendation of the Board. The City Council may:
Accept the recommendation of the Board and designate one or more landmarks and historic districts.
Remand the report to the Board for additional work or information with written findings of the City Council in which the Council states its concerns and its reasons for the remand.
Landmark or historic district designation may be rescinded by the City Council as follows:
Upon written recommendation from the Board in which the Board states that the landmark or historic district no longer meets the eligibility criteria established in this article; and
After full compliance with all of the procedures and notices required in this article for the designation of a landmark or historic district.
[Amended 6-27-2000 by G.O. No. 2-2000]
No application for approval of a zone change, variance, special exception, subdivision, site plan, building permit, demolition permit or sign permit shall be granted by the City for any property proposed as a landmark or historic district from the date of the filing of the proposal with the Board until the final disposition of the proposed designation by the Board or the City Council, unless such alteration, removal or demolition is necessary for the public health, welfare or safety. In no event shall the moratorium be for more than 180 days.
Notwithstanding the requirements of § 45-7A, applications for building permits or sign permits may be granted during the City's consideration of a proposed landmark or historic district designation. Building permits and sign permits shall be granted after the Board has issued an approval of the work proposed in the form of a certificate of appropriateness. An application seeking a certificate of appropriateness pursuant to this section (§ 45-7B) shall be processed, reviewed, granted or denied based upon procedures and criteria identical to those in effect for established landmarks or historic districts.
Notwithstanding any other ordinance, code, rule or regulation concerning the issuance of building, demolition, subdivision, or other permits or approvals, none of the following activities shall be commenced without the issuance of a certificate of appropriateness:
Any alteration or repair which causes any material change in appearance of any feature of a building, structure, site or object in a designated historic district or of a designated landmark.
Any new construction in a designated historic district.
The certificate of appropriateness required by this section shall be in addition to and not in lieu of any building, sign or other permit that may be required by any state or local requirement or regulation. Nothing in this article shall preclude compliance with all other applicable state and local requirements, including but not limited to the necessity of obtaining a building permit. Even if a certificate of appropriateness is issued as provided in this article, a person shall still be required to obtain a building permit if a building permit is required for the activity approved in the certificate of appropriateness. Issuance of a building permit by the Bureau of Housing and Buildings shall not relieve any person from the requirement of obtaining a certificate of appropriateness or from fully complying with all of the requirements of this article.
An application for a certificate of appropriateness shall be submitted to the Board in such form and including such written information and data and such plans, elevations, drawings, etc., as the Board may require.
Within 90 days after an application is filed, the Board shall hold a meeting open to the public and shall then determine whether the proposed change will be appropriate to the preservation of the district or the landmark in view of the purposes of this article. In exercising this power, the Board shall:
Regarding landmarks, apply the United States Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings and shall consider, in addition to any other pertinent factors, the historical and architectural style, general design arrangement, texture, material and color of component(s) or sign(s) involved and the relationship thereof to other buildings, structures, sites or objects in the immediate neighborhood or district.
Regarding historic districts, the Board shall apply the United States Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. The Board may adopt additional guidelines for individual historic districts which are more restrictive than those prescribed by the United States Secretary of the Interior and which shall address alterations, additions, new construction, demolition, siting, landscaping and relocation of buildings, structures or objects. The Board may also take into consideration the visual relationship between the property in question and existing buildings, structures, sites or objects either immediately adjacent to or in the surrounding area and the character of the district and the extent to which a new or altered building, structure, site or object would be harmonious with or incongruous to the historic and architectural qualities or distinctive aspects of the district.
With respect to demolition or removal in whole or in part of a landmark or building, structure, site or object in an historic district, the Board shall apply the United States Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings and shall consider whether:
The building, structure, site or object is of such architectural or historic interest that its demolition or removal would be to the detriment of the public interest.
Retention of the building, structure, site or object would help preserve and protect an historic place or area of historic interest in the City.
Retention will promote the general welfare by maintaining and increasing real estate values and encouraging interest in American history, architecture and culture.
If the Board approves the application, the Board shall issue a certificate of appropriateness, which shall specify the work or activity to be done. In issuing the certificate, the Board may prescribe any conditions that it deems to be necessary to carry out the intent and purposes of this article. A certificate issued pursuant to this section shall relate solely to proposed plans and representations included in or accompanying the application. It shall be unlawful to deviate from the representations and plans, including any modifications required as a condition for the issuance of such certificate, unless and until an amended certificate shall be applied for and issued.
If the Board determines that a certificate of appropriateness should not be issued, the Board shall notify the applicant, in writing, of such determination, and of the Board's reasons therefor, and shall file such notice with the City Clerk and the Director of the Bureau of Housing and Buildings. Unless the action of the Board is reversed on appeal, no building permit, permit for a sign, permit for demolition or removal or other permit shall be issued in an historic district or involving a landmark if a certificate of appropriateness has been denied.
If a certificate of appropriateness has been approved, then a building permit or any other approval issued for the same work or activity by any other agency of the City shall be consistent with the terms and requirements of the certificate of appropriateness.
Notwithstanding the other provisions of the section, if the Board fails to issue a certificate of appropriateness or notify the applicant of its determination not to issue a certificate within 90 days after such application therefor is filed, or within such additional time period as the Board and the applicant may agree, such application shall be deemed approved.
Nothing contained in this article shall be construed as authorizing the Board, when acting with respect to an application for a certificate of appropriateness or when adopting regulations in relation thereto, to waive any code, ordinance, regulation or law of the City of Yonkers. In exercising its powers and performing its functions under this article regarding the construction, reconstruction, alteration, removal, repair, demolition or use of any building, structure, site, object or sign, the Board may impose determinations or conditions which are more restrictive than those prescribed in other applicable codes, ordinances, regulations and laws.
Any action requiring a building permit and a certificate of appropriateness shall also require a certificate of completion or occupancy from the Bureau of Housing and Buildings. The Bureau of Housing and Buildings shall issue a certificate of completion or occupancy when the work or activity authorized in the certificate of appropriateness has been completed according to the terms and requirements contained therein.
[Amended 6-23-1992 by G.O. No. 3-1992]
If a building permit is required, then the fee for the certificate of appropriateness shall be 10% of the fee for a building permit established in Chapter 56, Building and Electrical Code, and shall be paid in addition to the fee for the building permit. If no building permit is required, then there shall be no fee to obtain a certificate of appropriateness. All fee payments shall be made to the Comptroller.
The Board may adopt a list of types of activities of lesser impact for which the Director of Planning may grant certificates of appropriateness, and may establish procedures for this purpose. The Director may exercise discretion within such listed activities to grant or deny certificates of appropriateness or to determine that an action should instead be referred to the Board. An applicant may not apply to both the Board and Director regarding the same action. The applicant may appeal the Director's determination to deny a certificate under this section to the Board.
[Added 10-14-1997 by G.O. No. 13-1997]
Except for action taken pursuant to § 56-83, no activity authorized in the remainder of Article IX of Chapter 56, Building and Electrical Code, shall be approved for any landmark or in any historic district unless prior notice has been given to the Board and the Board is given an opportunity to present information to the Bureau of Housing and Buildings. Regarding actions taken pursuant to § 56-83, the Bureau of Housing and Buildings shall inform the Board of the nature of activities undertaken in historic districts or to any landmark.
An applicant whose certificate of appropriateness has been denied or approved with conditions may apply for appropriate relief from the requirements of this article or conditions imposed by the Board on the grounds that such requirements or conditions imposed will result in a hardship.
In order to prove the existence of hardship, an applicant shall establish that it is unable to make any economically viable use of the property, whether for income-producing purposes or for private use.
In order to prove the existence of hardship, an applicant whose certificate of appropriateness for a proposed demolition has been denied shall establish that:
A hardship applicant whose primary purpose or mission is philanthropic, eleemosynary, religious or charitable and whose certificate of appropriateness was proposed in furtherance of philanthropic, eleemosynary, religious or charitable purposes shall establish that the Board's action seriously interferes with the applicant's ability to continue the current use of the property and seriously interferes with the applicant's philanthropic, eleemosynary, religious and charitable purposes.
After receiving written notification from the Board of the denial of a certificate of appropriateness or the granting of a certificate of appropriateness with conditions, the applicant may commence the hardship application procedure. No building permit or demolition permit shall be issued unless the Board makes a finding that a hardship exists.
The Board shall hold a public meeting on the hardship application, at which an opportunity will be provided for proponents and opponents of the application to present their views.
The estimated market value as determined by a licensed assessor of the property:
Upon a finding by the Board that, without the granting of the relief requested, all reasonable use of or return from a designated landmark or property within an historic district will be denied a property owner, then the Board shall delay granting the relief requested for a period not to exceed 90 days. During this period of delay, the Board shall investigate plans and make recommendations to the City Council and other municipal agencies to allow for a reasonable use of or return from the property or to otherwise preserve the property. Such plans and recommendations may include but are not limited to a relaxation from the provisions of any other Code, ordinance, law or requirement of the City, a reduction in real property taxes, financial assistance, building code modifications and/or changes in zoning regulations. If, by the end of the ninety-day period, the Board has found that, without granting the relief requested, the property still cannot be put to a reasonable use or the owner cannot obtain a reasonable economic return therefrom, then the Board shall issue a certificate of economic hardship granting appropriate relief from the requirements of this article.
All decisions of the Board on hardship applications shall be in writing. A copy shall be sent to the applicant by mail and a copy filed with the City Clerk's office, the Planning Bureau and the Bureau of Housing and Buildings for public inspection. The Board's decision shall state the reasons for granting or denying the hardship application.
Every owner or other person in charge of a landmark building, structure, site or object or a building, structure, site or object in an historic district shall keep in good and proper repair the property and all portions thereof which, if not so maintained, may cause or tend to cause the property to deteriorate, decay or become damaged or otherwise to fall into a state of disrepair.
In any case where the Director of the Bureau of Housing and Buildings shall order or direct the construction, removal, alteration or demolition of a landmark or a building, structure, site or object in an historic district for the purpose of remedying conditions determined to be dangerous to life, health or property, nothing contained herein shall be construed to make it unlawful for any person, without prior issuance of a certificate of appropriateness, to comply with such order or direction. The Director of the Bureau of Housing and Buildings shall give the Board as early notice as is practicable of any such proposed order or direction.
Nothing in this article shall be construed to prevent the ordinary maintenance or repair of any exterior architectural feature of any building, structure, site or object, whether a landmark or within an historic district or otherwise, which does not involve a change in design, material, texture, color or outer appearance thereof.
It shall be unlawful for any person, public or private entity, firm or corporation to construct, alter, repair, equip, use, occupy, change the appearance of or maintain any building, structure, site or object or portion thereof in violation of any provision of Article I of this chapter.
It shall be unlawful for any person, public or private entity, firm or corporation to construct, alter, repair, remove, demolish, equip, use, occupy, change the appearance of or maintain any building, structure, site or object or portion thereof which is a duly designated landmark or is located in a duly designated historic district hereunder in violation of any provision of Article I of this chapter or to fail in any manner to comply with a notice, directive or order of the Board or the Director of the Bureau of Housing and Buildings hereunder or to construct, alter, use, occupy or destroy any building, structure, site or object or part thereof in a manner not permitted by an effective certificate of appropriateness, building permit or certificate of occupancy properly issued hereunder.
It shall be unlawful to do work regarding landmarks or historic districts in a manner other than as authorized in a certificate of appropriateness issued under Article I of this chapter. It shall be the duty of the Director of the Bureau of Housing and Buildings to inspect periodically any such work to assure compliance. In the event that work is found that is not being performed in accordance with the certificate of appropriateness or upon notification of such fact by the Board, the Director of the Bureau of Housing and Buildings shall issue a stop-work order, and all work shall immediately cease. No further work shall be undertaken on the property as long as a stop-work order is in effect. Any person, public or private entity, firm or corporation failing to comply with a written order of the Director of the Bureau of Housing and Buildings within the time fixed for compliance therewith shall be liable pursuant to the applicable penalties in Chapter 56, Building and Electrical Code.
A violation of this chapter shall constitute a Class II offense.[1]
Any person, public or private entity, firm or corporation undertaking to demolish, alter, repair, remove or construct a building or structure in violation of Article I of this chapter may be required by the Board to restore the building, structure, site or object to its appearance prior to the violation. This civil remedy shall be in addition to and not in lieu of any criminal prosecution and penalty.