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HomeMy WebLinkAboutEnforcement of Building Code LL #8 0f 2009 TOWN OF LANSING,TOMPKINS COUNTY, NEW YORK LOCAL LAW NUMBER 8 OF 2009 Amendments to Code Enforcement Local Law, Local Law Number 6 of 2006 SECTION 1: This Local Law shall be known as "Local Law Number 8 of 2009". Local Law Number 8 of 2009 applies only within those portions of the Town of Lansing, Tompkins County, New York, that are outside of the Village of Lansing. This Local Law does not replace or supplant any requirements of the New York State Building and Fire Codes and the New York State Energy Codes (herein together, the 'Building Codes"), nor any provision of Local Law Number 6 of 2006 (Code Enforcement) of the Town of Lansing. SECTION 2: Section 702 is amended to add references to electrical inspectors and inspections, and shall read as follows: Sec. 702 The Code Enforcement Officer shall issue a Certificate of Occupancy and/or Certificate of Compliance if the work which was the subject of the Building Permit was completed in accordance with all applicable provisions of the Building Codes and, if applicable, the structure, building or portion thereof that was converted from one use or occupancy classification or sub-classification to another complies with all applicable provisions of the Building Codes. The Code Enforcement Officer, or an Inspector authorized by the Code Enforcement Officer, shall inspect the building, structure, or work prior to the issuance of Certificate of Occupancy and/or Certificate of Compliance. In addition, where applicable, the following documents, prepared at the expense of the applicant for the Certificate of Occupancy and/or Certificate of Compliance and prepared in accordance with the provisions of the Building Codes by such person or persons as may be designated by, or otherwise acceptable to, the Code Enforcement Officer, shall be provided to the Code Enforcement Officer prior to the issuance of the Certificate of Occupancy and/or Certificate of Compliance: (1) a written statement of structural observations and/or a final report of special inspections; and (2)flood hazard certifications; and (3) electrical inspection certificates of compliance that show that the inspection was performed by a NYS Certified Electrical Inspector and passed such inspection pursuant to the requirements of the NYS Building Code, the International Residential Code, the National Electrical Code,the requirements of the National Fire Protection Association, and applicable electrical utility specifications. The term "NYS Certified Electrical Inspector" means a person who: (i) has passed the NYS Civil Service Examination, is eligible for appointment as an electrical inspector according to the rules of the Civil Service Commissioner, and so appointed by the Town; and/or (ii) as to one and two family dwellings, has been certified as a Residential Electrical inspector by the International Association of Electrical Inspectors, and/or (iii) has been certified as a Master Electrical Inspector by the International Association of Electrical Inspectors, and/or (iv) is otherwise qualified by law and has proper credentials to conduct electrical inspections and issue certificates of compliance in accord with applicable codes and requirements. SECTION 3: This Local Law shall take effect immediately, and the Town Clerk is directed to immediately file a copy of this Local Law with the NYS Secretary of State as required by law. LOCAL LAW NUMBER 6 OF 2006 A LOCAL LAW PROVIDING FOR THE ADMINISTRATION AND ENFORCEMENT OF THE NEW YORK STATE UNIFORM FIRE PREVENTION AND BUILDING CODE History - This Local Law hereby supersedes all and any prior rules, regulations, Ordinances and Local Laws of the Town of Lansing pertaining to the administration and enforcement of the New York State Uniform Fire Prevention and Building Code and the New York State Energy Code, but does not supersede any rules, regulations, Ordinances and Local Laws of the Town of Lansing pertaining to zoning or subdivisions, or any of the same pertaining to the conduct of affairs and internal operations of the Town of Lansing, including, but not limited to the Code Enforcement Office and the Building and Electrical Inspectors, and related rules, regulations, ordinances and local laws thereof or pertaining thereto. The Town Board of The Town of Lansing, New York, pursuant to a Resolution dated December 20, 2006 does hereby pass a Local Law as follows: ARTICLE 1. TITLE, AUTHORITY&PURPOSE: This Local Law shall be known as the Code Administration and Enforcement Local Law, Local Law Number 6 of 2006. This Local Law provides for the administration and enforcement of the New York State Uniform Fire Prevention and Building Code (the "Uniform Code') and the State Energy Conservation Construction Code (the "Energy Code") in the Town of Lansing (but not for any portion of the Town of Lansing located within the Village of Lansing). This Local Law is adopted pursuant to § 130 of the Town Law, § 10 of the Municipal Home Rule Law, and 19 NYCRR Part 1203, and its enabling legislation. Except as otherwise provided in the Uniform Code or the Energy Code, other state law, or other section or provision of this Local Law, all buildings, structures, and premises, regardless of use or occupancy, are subject to the provisions this Local Law. It is declared to be the policy of the Town of Lansing to consider energy, fire and building codes as necessary for the orderly, efficient and economical development in and of the Town of Lansing. The purpose of the rules, regulations, and standards contained in this Local Law are (1) to promote the safe, sanitary, and efficient construction of structures within the Town of Lansing; (2) to regulate development and construction of buildings, structures, and premises in a manner that will result in safe and orderly growth and development; and (3) to establish minimum standards and requirements by which buildings, structures, and premises are, inter alia, built, maintained, renovated, repaired, and constructed. Pursuant to the New York State Town Law, and other provisions in the statutes and regulations of the State of New York, the Town of Lansing hereby empowers designated Town of Lansing officials to act pursuant to this Local Law. ARTICLE 2. CONSTRUCTION &DEFINITIONS: Sec. 201 Should any provision, clause, requirement, or term of this Local Law conflict with or be inconsistent with any provision of the New York State Town Law or the NYCRR pertaining to the subject matter hereof, mainly including 19 NYCRR Part 1203, this Local Law shall apply and shall be deemed to supersede the New York State Town Law and the NYCRR pursuant to the powers granted to the Town of Lansing by the New York State Constitution, Article IX, and the Municipal Home Rule Law, § 10. Sec. 202 In this Local Law, the following terms shall have the following definitions: "Town Board" shall mean the Town Board of the Town of Lansing. "Building Permit" shall mean a permit issued pursuant to Article 4 of this Local Law. The term "Building Permit" shall also include a Building Permit which is renewed, amended, or extended pursuant to any provision of this Local Law. "Certificate of Occupancy" and/or "Certificate of Compliance" shall mean a certificate issued pursuant to Article 7 of this Local Law. "Code Enforcement Officer" shall mean the Code Enforcement Officer of the Town of Lansing. "Code Enforcement Personnel" shall include the Code Enforcement Officer and all Inspectors, including, but not limited to Building Inspectors and Electrical Inspectors. "Compliance Order" shall mean an order issued by the Code Enforcement Officer pursuant to Article 15 of this Local Law. "Energy Code" shall mean the State Energy Conservation Construction Code, as currently in effect and as hereafter amended from time to time. "Inspector" shall mean an inspector appointed pursuant to, or identified in, Article 4 of this Local Law. "Operating Permit" shall mean a permit issued pursuant to Article 10 of this Local Law. The term "Operating Permit" shall also include an Operating Permit which is renewed, amended, or extended pursuant to any provision of this Local Law. "Permit Holder" shall mean the Person to whom a Building Permit has been issued. "Person" shall include 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. "Stop Work Order" shall mean an order issued pursuant to Article 6 of this Local Law. "Temporary Certificate" shall mean a certificate issued pursuant to Article 7 of this Local Law. "Town" shall mean the Town of Lansing. "Uniform Code" shall mean the New York State Uniform Fire Prevention and Building Code, as currently in effect and as hereafter amended from time to time. ARTICLE 3. CODE ENFORCEMENT OFFICER AND INSPECTORS: Sec. 301 The Code Enforcement Officer shall administer and enforce all the provisions of the Uniform Code, the Energy Code and this Local Law. The Code Enforcement Officer shall have the following powers and duties: (1) to receive, review, and approve or disapprove applications for Building Permits, Certificates of Occupancy, Certificates of Compliance, Temporary Certificates, and Operating Permits, and the plans, specifications and construction documents submitted with such applications; (2) upon approval of such applications, to issue Building Permits, Certificates of Occupancy, Certificates of Compliance, Temporary Certificates, and Operating Permits, and to include in Building Permits, Certificates of Occupancy, Certificates of Compliance, Temporary Certificates, and Operating Permits such terms and conditions as the Code Enforcement Officer may determine to be appropriate; (3) to conduct construction inspections, inspections to be made prior to the issuance of Certificates of Occupancy, Certificates of Compliance, Temporary Certificates, 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 Local Law; (4) to issue Stop Work Orders; (5) to review and investigate complaints; (6) to issue orders pursuant to Article 15 (Violations) of this Local Law; (7) to maintain records; (8) to collect fees as set by the Town Board; (9) to pursue administrative enforcement actions and proceedings; (10) in consultation with the Towns attorney, to pursue such legal actions and proceedings as may be necessary to enforce the Uniform Code, the Energy Code, and this Local Law, or to abate or correct conditions not in compliance with the Uniform Code, the Energy Code or this Local Law; and (11) to exercise all other powers and fulfill all other duties conferred upon the Code Enforcement Officer by this Local Law. Sec. 302 The Code Enforcement Officer shall be appointed by the Town Board. The Code Enforcement Officer shall possess background experience related to building construction or fire prevention and 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 the Code Enforcement Officer shall obtain certification from the State Fire Administrator pursuant to the Executive Law and the regulations promulgated thereunder. In the event that the Code Enforcement Officer is unable to serve as such for any reason, an individual shall be appointed by the Town Board to serve as Acting Code Enforcement Officer. The Acting Code Enforcement Officer shall, during the term of his or her appointment, exercise all powers and fulfill all duties conferred upon the Code Enforcement Officer by this Local Law. Sec. 303 One or more Inspectors may be appointed by the Town Board to act under the supervision and direction of the Code Enforcement Officer and to assist the Code Enforcement Officer in the exercise of the powers and fulfillment of the duties conferred upon the Code Enforcement Officer by this Local Law. Each Inspector 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 each Inspector shall obtain certification from the State Fire Administrator pursuant to the Executive Law and the regulations promulgated thereunder. Sec. 304 The compensation for the Code Enforcement Officer and Inspectors shall be fixed from time to time by the Town Board. ARTICLE 4. BUILDING PERMITS: Sec. 401 Except as otherwise provided in Subdivision (b) of this Article, a Building Permit shall be required for any work which must conform to the Uniform Code and/or the Energy Code, including, but not limited to, the construction, enlargement, alteration, improvement, removal, relocation or demolition of any building or structure, or any portion thereof, and the installation of a solid fuel burning heating appliance, chimney, or flue in any dwelling unit. No Person shall commence any work for which a Building Permit is required without first having obtained a Building Permit from the Code Enforcement Officer. Sec. 402 No Building Permit shall be required for work in any of the following categories: (1) construction or installation of one story detached structures associated with one- or two-family dwellings or multiple single- family dwellings (townhouses) which are used for tool and storage sheds, playhouses or similar uses, provided the gross floor area does not exceed 100 square feet; (2) installation of swings and other playground equipment associated with a one- or two-family dwelling or multiple single- family dwellings (townhouses); (3) 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; (4) installation of fences which are not part of an enclosure surrounding a swimming pool; (5) construction of retaining walls unless such walls support a surcharge or impound Class I, II or IIIA liquids; (6) construction of temporary motion picture, television, and theater stage sets and scenery; (7) installation of window awnings supported by an exterior wall of a one- or two-family dwelling or multiple single-family dwellings (townhouses); (8) installation of partitions or movable cases less than 5-9" in height; (9) painting, wallpapering, tiling, carpeting, or other similar finish work; (10) installation of listed portable electrical, plumbing, heating, ventilation or cooling equipment or appliances; (11) replacement of any equipment provided the replacement does not alter the equipment's listing or render it inconsistent with the equipment's original specifications; or (12) repairs, provided that such repairs do not involve (i) the removal or cutting away of a loadbearing wall, partition, or portion thereof, or of any structural beam or load bearing component; (ii) the removal or change of any required means of egress, or the rearrangement of parts of a structure in a manner which affects egress; (iii) the enlargement, alteration, replacement or relocation of any building system; or (iv) the removal from service of all or part of a fire protection system for any period of time. Sec. 403 The exemption from the requirement to obtain a building permit for work in any category set forth in Sec. 402 shall not be deemed an authorization for work to be performed in violation of the Uniform Code or the Energy Code. Sec. 404 Applications for a Building Permit shall be made in writing on a form provided by or otherwise acceptable to the Code Enforcement Officer. The application shall be signed by the owner of the property where the work is to be performed, or by an authorized agent of the owner. The application 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 all applicable requirements of the Uniform Code and the Energy Code. The application shall include or be accompanied by the following information and documentation: (1) a description of the proposed work; (2) the tax map number and the street address of the premises where the work is to be performed; (3) the occupancy classification of any affected building or structure; (4) where applicable, a statement of special inspections prepared in accordance with the provisions of the Uniform Code; and (5) at least 2 sets of construction documents (drawings and/or specifications) which (i) define the scope of the proposed work; (ii) are prepared by a New York State registered architect or licensed professional engineer where so required by the Education Law; (iii) indicate with sufficient clarity and detail the nature and extent of the work proposed; (iv) substantiate that the proposed work will comply with the Uniform Code and the Energy Code; and (v) where applicable, include a site plan that shows any existing and proposed buildings and structures on the site, the location of any existing or proposed well or septic system, the location of the intended work, and the distances between the buildings and structures and the lot lines. Sec. 405 Construction documents will not be accepted as part of an application for a Building Permit unless they satisfy the requirements set forth in Sec. 404. Construction documents which are accepted as part of the application for a Building Permit shall be marked as accepted by the Code Enforcement Officer in writing or by stamp. One set of the accepted construction documents shall be retained by the Code Enforcement Officer, and one set of the accepted construction documents shall be returned to the applicant to be kept at the work site so as to be available for use by the Code Enforcement Personnel. However, 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. Sec. 406 An application for a Building Permit shall be examined to ascertain whether the proposed work is in compliance with the applicable requirements of the Uniform Code and Energy Code. The Code Enforcement Officer shall issue a Building Permit if the proposed work is in compliance with the applicable requirements of the Uniform Code and Energy Code. Sec. 407 Building permits shall be visibly displayed at the work site and shall remain visible until the authorized work has been completed. Sec. 408 All work shall be performed in accordance with the construction documents which were submitted with and accepted as part of the application for the Building Permit. The Building Permit shall contain such a directive. The Permit Holder shall immediately notify the Code Enforcement Officer of any change occurring during the course of the work. The Building Permit shall contain such a directive. 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. Sec. 409 Building Permits shall become invalid unless the authorized work is commenced within 6 months following the date of issuance. Building Permits shall expire 12 months after the date of issuance. A Building Permit which has become invalid or which has expired pursuant to this Section may be renewed upon application by the Permit Holder, payment of the applicable fee, and approval of the application by the Code Enforcement Officer. Sec. 410 If the Code Enforcement Officer determines that a Building Permit was issued in error because of incorrect, inaccurate, or incomplete information, or that the work for which a Building Permit was issued violates the Uniform Code or the Energy Code, the Code Enforcement Officer shall revoke the Building Permit or suspend the Building Permit until such time as the Permit Holder demonstrates that (1) all work then completed is in compliance with all applicable provisions of the Uniform Code and the Energy Code and (2) all work then proposed to be performed shall be in compliance with all applicable provisions of the Uniform Code and the Energy Code. Sec. 411 The fee specified in or determined in accordance with the provisions set forth in Article 16 (Fees) of this Local Law must be paid at the time of submission of an application for a Building Permit, for an amended Building Permit, or for renewal of a Building Permit. ARTICLE 5. CONSTRUCTION INSPECTIONS: Sec. 501 Work shall remain accessible and exposed until inspected and accepted by the Code Enforcement Officer or by an Inspector authorized by the Code Enforcement Officer. The Permit Holder shall notify the Code Enforcement Officer when any element of work described in Sec. 502 is ready for inspection. Sec. 502 The following elements of the construction process shall be inspected,where applicable: (1) work site prior to the issuance of a Building Permit; (2) footing and foundation; (3) preparation for concrete slab; (4) framing; (5) building systems, including underground and rough-in; (6) fire resistant construction; (7) fire resistant penetrations; (8) solid fuel burning heating appliances, chimneys, flues or gas vents; (9) Energy Code compliance; and (10) a final inspection after all work authorized by the Building Permit has been completed. Sec. 503 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 or Energy Code. Work not in compliance with any applicable provision of the Uniform Code or Energy Code shall remain exposed until such work shall have been brought into compliance with all applicable provisions of the Uniform Code and the Energy Code, re-inspected, and found satisfactory as completed. Sec. 504 The fee specified in or determined in accordance with the provisions set forth in Article 16 (Fees) of this Local Law must be paid prior to or at the time of each inspection performed pursuant to this Article. ARTICLE 6. STOP WORK ORDERS: Sec. 601 The Code Enforcement Officer is authorized to issue Stop Work Orders pursuant to this Article. The Code Enforcement Officer shall issue a Stop Work Order to halt: (1) any work that is determined by the Code Enforcement Officer to be contrary to any applicable provision of the Uniform Code or Energy Code, 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) 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) 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. Sec. 602 Stop Work Orders shall (1) be in writing, (2) be dated and signed by the Code Enforcement Officer, (3) state the reason or reasons for issuance, and (4) if applicable, state the conditions which must be satisfied before work will be permitted to resume. Sec. 603 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 Permit Holder, on the Permit Holder) personally or by registered 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 registered mail; provided, however, that failure to serve any Person mentioned in this sentence shall not affect the efficacy of the Stop Work Order. Sec. 604 Upon the issuance of a Stop Work Order, the owner of the affected property, the 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. Sec. 605 The issuance of a Stop Work Order shall not be the exclusive remedy available to address any event described in this Article, 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 Article 15 (Violations) of this Local Law, or under any other applicable Local Law or State law or regulation, including, but not limited to the New York State Executive 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. ARTICLE 7. CERTIFICATES OF OCCUPANCY & COMPLIANCE: Sec. 701 A Certificate of Occupancy and/or Certificate of Compliance shall be required for any work which is the subject of a Building Permit, and for all structures, buildings, or portions thereof, which are converted from one use or occupancy, classification, or sub-classification to another. Permission to use or occupy a building or structure, or any portion thereof, for which a Building Permit was previously issued, shall be granted only by issuance of a Certificate of Occupancy and/or Certificate of Compliance. Sec. 702 The Code Enforcement Officer shall issue a Certificate of Occupancy and/or Certificate of Compliance if the work which was the subject of the Building Permit was completed in accordance with all applicable provisions of the Uniform Code and Energy Code and, if applicable, the structure, building or portion thereof that was converted from one use or occupancy classification or sub-classification to another complies with all applicable provisions of the Uniform Code and Energy Code. The Code Enforcement Officer or an Inspector authorized by the Code Enforcement Officer shall inspect the building, structure or work prior to the issuance of Certificate of Occupancy and/or Certificate of Compliance. In addition, where applicable, the following documents, prepared in accordance with the provisions of the Uniform Code by such person or persons as may be designated by or otherwise acceptable to the Code Enforcement Officer, at the expense of the applicant for the Certificate of Occupancy and/or Certificate of Compliance shall be provided to the Code Enforcement Officer prior to the issuance of the Certificate of Occupancy and/or Certificate of Compliance: (1) a written statement of structural observations and/or a final report of special inspections; and (2) flood hazard certifications. Sec. 703 A Certificate of Occupancy and/or Certificate of Compliance shall contain the following information: (1) the Building Permit number, if any; (2) the date of issuance of the Building Permit, if any; (3) the name, address and tax map number of the property; (4) if the Certificate of Occupancy and/or Certificate of Compliance is not applicable to an entire structure, a description of that portion of the structure for which Certificate of Occupancy and/or Certificate of Compliance is issued; (5) the use and occupancy classification of the structure; (6) the type of construction of the structure; (7) the assembly occupant load of the structure, if any; (8) if an automatic sprinkler system is provided, a notation as to whether the sprinkler system is required; (9) any special conditions imposed in connection with the issuance of the Building Permit; and (10) the signature of the Code Enforcement Officer issuing the Certificate of Occupancy and/or Certificate of Compliance and the date of issuance. Sec. 704 The Code Enforcement Officer shall be permitted to issue a Temporary Certificate allowing the temporary occupancy of a building or structure, or a portion thereof, prior to completion of the work which is the subject of a Building Permit. However, in no event shall the Code Enforcement Officer issue a Temporary Certificate unless the Code Enforcement Officer determines (1) that the building or structure, or the portion thereof covered by the Temporary Certificate, may be occupied safely, (2) that any fire- and smoke-detecting or fire protection equipment which has been installed is operational, and (3) that all required means of egress from the building or structure have been provided. The Code Enforcement Officer may include in a Temporary Certificate such terms and conditions as he or she deems necessary or appropriate to ensure safety or to further the purposes and intent of the Uniform Code. A Temporary Certificate shall be effective for a period of time, not to exceed 2 months, which shall be determined by the Code Enforcement Officer and specified in the Temporary Certificate. During the specified period of effectiveness of the Temporary Certificate, the Permit Holder shall undertake to bring the building or structure into full compliance with all applicable provisions of the Uniform Code and the Energy Code. Sec. 705 If the Code Enforcement Officer determines that a Certificate of Occupancy and/or Certificate of Compliance, or a Temporary Certificate was issued in error because of incorrect, inaccurate or incomplete information, or due to an error in issuance committed by the Code Enforcement Officer or any Inspector, 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. Sec. 706 The fee specified in or determined in accordance with the provisions set forth in Article 16 (Fees) of this Local Law must be paid at the time of submission of an application for a Certificate of Occupancy and/or Certificate of Compliance, or for a Temporary Certificate. ARTICLE 8. NOTIFICATION REGARDING FIRE OR EXPLOSION: The chief of any fire department providing fire fighting services for a property within the Town, and any person owing any building, structure or property, shall promptly notify the Code Enforcement Officer of any fire or explosion involving any structural damage, fuel burning appliance, chimney or gas vent. ARTICLE 9. UNSAFE BUILDING AND STRUCTURES: Unsafe buildings, structures, and equipment in the Town shall be identified and addressed in accordance with the procedures established by Local Law Number 5 of 2004 (Town of Lansing Unsafe Buildings Law), as now in effect or as hereafter amended from time to time. ARTICLE 10. OPERATING PERMITS: Sec. 1001 Operating Permits shall be required for conducting the activities or using the categories of buildings listed below: (1) manufacturing, storing or handling hazardous materials in quantities exceeding those listed in Tables 2703.1.1(1), 2703.1.1(2), 2703.1.1(3) or 2703.1.1(4) in the publication entitled "Fire Code of New York State" and incorporated by reference in 19 NYCRR § 1225.1; (2) hazardous processes and activities, including but not limited to, commercial and industrial operations which produce combustible dust as a byproduct, fruit and crop ripening, and waste handling; (3) use of pyrotechnic devices in assembly occupancies; (4) buildings containing one or more areas of public assembly with an occupant load of 100 persons or more; and (5) buildings whose use or occupancy classification may pose a substantial potential hazard to public safety, as determined by Resolution adopted by the Town Board. Any person who proposes to undertake any activity or to operate any type of building listed in this Sec. 1001 shall be required to obtain an Operating Permit prior to commencing such activity or operation. Sec. 1002 An application for an Operating Permit shall be in writing on a form provided by or otherwise acceptable to the Code Enforcement Officer. Such application shall include such information as the Code Enforcement Officer deems sufficient to permit a determination by the Code Enforcement Officer that quantities, materials, and activities conform to the requirements of the Uniform Code. If the Code Enforcement Officer determines that tests or reports are necessary to verify conformance, such tests or reports shall be performed or provided by such person or persons as may be designated by or otherwise acceptable to the Code Enforcement Officer, at the expense of the applicant. Sec. 1003 The Code Enforcement Officer or an Inspector authorized by the Code Enforcement Officer shall inspect the subject premises prior to the issuance of an Operating Permit. Sec. 1004 In any circumstance in which more than one activity listed in Sec. 1001 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 his or her discretion, issue a single Operating Permit to apply to all such activities. Sec. 1005 Operating permits shall be issued for such period of time, not to exceed one year in the case of any Operating Permit issued for an area of public assembly, and not to exceed three years in any other case, as shall be determined by the Code Enforcement Officer to be consistent with local conditions. 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, and approval of such application by the Code Enforcement Officer. Sec. 1006 If the Code Enforcement Officer determines that any activity or building for which an Operating Permit was issued does not comply with any applicable provision of the Uniform Code, such Operating Permit shall be revoked or suspended. Sec. 1007 The fee specified in or determined in accordance with the provisions set forth in Article 16 (Fees) of this Local Law must be paid at the time submission of an application for an Operating Permit, for an amended Operating Permit, or for reissue or renewal of an Operating Permit. ARTICLE 11. FIRE SAFETY AND PROPERTY MAINTENANCE INSPECTIONS Sec. 1101 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) Fire safety and property maintenance inspections of buildings or structures which contain an area of public assembly shall be performed at least once every 12 months. (2) Fire safety and property maintenance inspections of buildings or structures being occupied as dormitories shall be performed at least once every 12 months. (3) Fire safety and property maintenance inspections of all multiple dwellings not included in paragraphs (1) or (2) of this Section, and all non-residential buildings, structures, uses and occupancies not included in paragraphs (1) or (2) of this Subdivision, shall be performed at least once every 36 months. Sec. 1102 In addition to the inspections required by Sec. 1101, a fire safety and property maintenance inspection of any building, structure, use, or occupancy, or of any dwelling unit, may also be performed by the Code Enforcement Officer or an Inspector designated by the Code Enforcement Officer at any time upon: (1) the request of the owner of the property to be inspected or an authorized agent of such owner; or (2) receipt by the Code Enforcement Officer of a written statement alleging that conditions or activities failing to comply with the Uniform Code or Energy Code exist; or (3) receipt by the Code Enforcement Officer of any other information, reasonably believed by the Code Enforcement Officer to be reliable, giving rise to reasonable cause to believe that conditions or activities failing to comply with the Uniform Code or Energy Code exist; provided, however, that nothing in this Section shall be construed as permitting an inspection under any circumstances under which a court order or warrant permitting such inspection is required, unless such court order or warrant shall have been obtained. Sec. 1103 Nothing in this Article or in any other provision of this Local Law shall supersede, limit or impair the powers, duties and responsibilities of the New York State Office of Fire Prevention and Control ("OFPC") and/or the New York State Fire Administrator ("NYSFA") under Executive Law § 156-e and Education Law § 807-b. If any property, building, structure, dwelling, has been or is inspected by OFPC or the NYSFA, the Code Enforcement Officer may, but is not required to, decline to perform fire safety and property maintenance inspections Sec. 1104 The fee specified in or determined in accordance with the provisions set forth in Article 16 (Fees) of this Local Law must be paid prior to or at the time each inspection performed pursuant to this Article. This Subdivision shall not apply to inspections performed by OFPC or the NYSFA. ARTICLE 12. COMPLAINTS: The Code Enforcement Officer shall review and investigate complaints which allege or assert the existence of conditions or activities that fail to comply with the Uniform Code, the Energy Code, this Local Law, or any other Local Law, Ordinance, or regulation adopted for administration and enforcement of the Uniform Code or the Energy Code. The process for responding to a complaint shall include such of the following steps as the Code Enforcement Officer may deem to be appropriate: (a) performing an inspection of the conditions and/or activities alleged to be in violation, and documenting the results of such inspection; (b) if a violation is found to exist, providing the owner of the affected property and any other Person who may be responsible for the violation with notice of the violation and opportunity to abate, correct or cure the violation, or otherwise proceeding in the manner described in Article 15 (Violations) of this Local Law; (c) if appropriate, issue a Stop Work Order; (d) 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. The Code Enforcement Officer may take such other or further steps as may be authorized by any law, rule or regulation of the United States, the State of New York, the County of Tompkins, and/or the Town, or as may be authorized by and/or consistent with the Uniform Code and the Energy Code. The specifications of steps (a) through (d) in this Section shall not be deemed or construed to limit the authority of the Code Enforcement Officer to take any other steps as may be proper, desirable, or necessary to investigate any complaint. ARTICLE 13. RECORD KEEPING: Sec. 1301 The Code Enforcement Officer shall keep permanent official records of all transactions and activities conducted by all Code Enforcement Personnel, including records of: (1) all applications received, reviewed, approved or denied; (2) all plans, specifications, and construction documents approved; (3) all Building Permits, Certificates of Occupancy and/or Certificates of Compliance, Temporary Certificates, Stop Work Orders, and Operating Permits issued; (4) all inspections and tests performed; (5) all statements and reports issued; (6) all complaints received; (7) all investigations conducted; (S) all other features and activities specified in or contemplated by Articles 4 through 12, inclusive, of this Local Law; and (9) all fees charged and collected. Sec. 1302 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. ARTICLE 14. PROGRAM REVIEW AND REPORTING: Sec. 1401 The Code Enforcement Officer shall annually submit to the Town Board a written report and summary of all business conducted by the Code Enforcement Officer and the Inspectors, including a report and summary of all transactions and activities described in Article 13 (Record Keeping) of this Local Law, and a report and summary of all appeals or litigation pending or concluded. Sec. 1402 The Code Enforcement Officer shall annually submit to the Secretary of State, on behalf of the Town, 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. Sec. 1403 The Code Enforcement Officer shall, upon request of the New York State Department of State, provide to the New York State Department of State, from the records and related materials of the Town, excerpts, summaries, tabulations, statistics and other information and accounts of the activities of the Town in connection with administration and enforcement of the Uniform Code. Article 15: VIOLATIONS: Sec. 1510 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 Energy Code, or this Local Law. Upon finding that any such condition or activity exists, the Code Enforcement Officer shall issue a Compliance Order. The Compliance Order shall (1) be in writing; (2) be dated and signed by the Code Enforcement Officer; (3) specify the condition or activity that violates the Uniform Code, the Energy Code, or this Local Law; (4) specify the provision or provisions of the Uniform Code, the Energy Code, or this Local Law which is/are violated by the specified condition or activity; (5) specify the period of time which the Code Enforcement Officer deems to be reasonably necessary for achieving compliance; (6) direct that compliance be achieved within the specified period of time; and (7) state that an action or proceeding to compel compliance may be instituted if compliance is not achieved within the specified period of time. The Code Enforcement Officer shall cause the Compliance Order, or a copy thereof, to be served on the owner of the affected property personally or by registered mail. The Code Enforcement Officer shall be permitted, but not required, to cause the Compliance 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 being performed at the affected property personally or by registered mail; provided, however, that failure to serve any Person mentioned in this sentence shall not affect the efficacy of the Compliance Order. Sec. 1502 The Code Enforcement Officer and each Inspector are authorized to issue appearance tickets for any violation of the Uniform Code, the Energy Code, or this Local Law. Sec. 1503 In addition to those penalties proscribed by State law, any Person who violates any provision of the Uniform Code, the Energy Code or this Local Law, or any term or condition of any Building Permit, Certificate of Occupancy and/or Certificate of Compliance, Temporary Certificate, Stop Work Order, Operating Permit or other notice or order issued by the Code Enforcement Officer pursuant to any provision of this Local Law, 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 Subdivision shall be recoverable in an action instituted in the name of the Town. The Town Court of the Town of Lansing shall have jurisdiction to hear and decide any such claim, and to impose any such civil penalty. Sec. 1504 An action or proceeding may be instituted in the name of the Town in any court of competent jurisdiction, to prevent, restrain, enjoin, correct, enforce, and/or abate any violation of, or non-conformance with, any provision or requirement of the Uniform Code, the Energy Code, this Local Law, or any term or condition of any Building Permit, Certificate of Occupancy and/or Certificate of Compliance, Temporary Certificate, Stop Work Order, Operating Permit, Compliance Order, or other notice or order issued by the Code Enforcement Officer pursuant to any provision of this Local Law. In particular, but not by way of limitation, where the construction or use of a building or structure is in violation of any provision of the Uniform Code, the Energy Code, this Local Law, or any Stop Work Order, Compliance Order or other order obtained under the Uniform Code, the Energy Code or this Local Law, an action or proceeding may be commenced in the name of the Town in the Supreme Court of the State of New York, or in any other court having the requisite jurisdiction, to obtain an order directing the removal of the building or structure, or compelling an abatement of the condition in violation of such provisions. No action or proceeding described in this Subdivision shall be commenced without the appropriate authorization from the Town Board. Sec. 1505 No remedy or penalty specified in this Article shall be the exclusive remedy or remedy available to address any violation described in this Article, and each remedy or penalty specified in this Article shall be in addition to, and not in substitution for or limitation of, the other remedies or penalties specified in this Article, in Article 6 (Stop Work Orders) of Local Law, in any other Article of this Local Law, or in any other applicable law, rule, order, or regulation. Any remedy or penalty specified in this Article may be pursued at any time, whether prior to, simultaneously with, or after the pursuit of any other remedy or penalty specified in this Article, in Article 6 (Stop Work Orders) of this Local Law, in any other Article of this Local Law, or in any other applicable law, rule, order, or regulation. In particular, but not by way of limitation, each remedy and penalty specified in this Article shall be in addition to, and not in substitution for or limitation of, the penalties specified in Subdivision (2) of § 381 of the Executive Law, and any remedy or penalty specified in this Article may be pursued at any time, whether prior to, simultaneously with, or after the pursuit of any penalty specified in Subdivision (2) of§ 381 of the Executive Law. ARTICLE 16. FEES: Any fee schedule established by any prior Resolution of the Town Board shall apply to this Local Law, and the Town Board may, from time-to-time, change the fee schedule by Resolution. The fees set forth in, or determined in accordance with such fee schedule(s) or amended fee schedule(s), shall be charged and collected for the submission of applications, the issuance of Building Permits, amended Building Permits, renewed Building Permits, Certificates of Occupancy and/or Certificates of Compliance, Temporary Certificates, Operating Permits, fire safety and property maintenance inspections, and other actions of the Code Enforcement Officer described in or contemplated by this Local Law. ARTICLE 17. PARTIAL INVALIDITY: If any clause, sentence, paragraph, section or part of this Local Law shall be adjudged by any court of competent jurisdiction to be invalid, such judgment shall not affect, impair or invalidate the remainder hereof, but shall be confined in its operation to the clause, sentence, paragraph, section or part thereof, directly involved in the controversy in which such judgment shall have been rendered. ARTICLE 18. LIMITATION OF LIABILITY AND INDEMNITY: The Town shall not be liable or responsible for any injury to persons or damage to property due to the Towns actions, or failures to act, under or pursuant to this Local Law,unless it is proven to a reasonable degree of certainty that such injury or damage was solely caused by a willful or intentional act of the Town. This provision shall be construed and applied to the maximum extent permitted by law, and does not create any theory or claim of liability where none exists at law or in equity. ARTICLE 19: 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 § 27 of the Municipal Home Rule Law.