model law for local governments

8/12/2019 Model Law for Local Governments

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ModelLandmarksPreservationLocalLawforNewYorkStateMunicipalities

JULY2014

ALOCALLAWrelatingtotheestablishmentoflandmarks,historicdistricts,[interiorlandmarks]

and[scenic

landmarks]

in

the

(Village/Town/City)

of

______________

Section1. Title.

Thislocallawshallbeknownandmaybecitedasthe(Village/Town/City)of_________

LandmarksPreservationLocalLaw.

Section2. Purpose.

The(VillageBoardofTrustees/TownBoard/CityorCommonCouncil)findsthatthereexist

withinthe

(Village/Town/City)

of

__________________

places,

sites,

structures

and

buildings

of

historicorarchitecturalsignificance,antiquity,uniquenessofexteriordesignorconstruction,

whichshouldbeconserved,protectedandpreservedtomaintainthearchitecturalcharacterof

__________________(Village/Town/City),tocontributetotheaestheticvalueofthe(Village/

Town/City)andtopromotethegeneralgood,welfare,healthandsafetyofthe(Village/

Town/City)anditsresidents.

Thepurposeofthislocallawistopromotethegeneralwelfarebyprovidingforthe

identification,protection,enhancement,perpetuation,anduseofbuildings,structures,signs,

features,improvements,sites,andareaswithinthe(Village/Town/City)thatreflectspecial

elementsofthe(Village/Town/City)shistorical,architectural,cultural,economicoraesthetic

heritagefor

the

following

reasons:

(a)To foster public knowledge, understanding, and appreciation in the beauty andcharacterofthe(Village/Town/City)andintheaccomplishmentsofitspast;

(b)To ensure the harmonious, orderly, and efficient growth and development of the(Village/Town/City);

(c) Toenhancethevisualcharacterofthecitybyencouragingnewdesignandconstructionthatcomplementsthe(Village/Town/City)shistoricbuildings;

(d)To protect and promote the economic benefits of historic preservation to the(Village/Town/City),itsinhabitantsandvisitors;

(e)Toprotectpropertyvaluesinthe(Village/Town/City);(f) To promote and encourage continued private ownership and stewardship of historic

structures;

(g)Toidentifyasearlyaspossibleandresolveconflictsbetweenthepreservationofhistoriclandmarks/districtsandalternativelanduses;and

(h)Toconservevaluablematerialandenergyresourcesbyongoinguseandmaintenanceoftheexistingbuiltenvironment.


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Section3: EnablingAuthority.

PursuanttoArticle5,96a;Article5G,Article5JandArticle5K,119ddoftheGeneral

MunicipalLaw;Article14oftheParks,RecreationandHistoricPreservationLaw;and10of

theMunicipalHomeRuleLaw;itisherebydeclaredasamatterofpublicpolicythatthe

protection,enhancementandperpetuationoflandmarksandhistoricdistrictsarenecessaryto

promotethe

cultural,

economic

and

general

welfare

of

the

public.

Section4. HistoricPreservationCommission.

Thereisherebycreatedacommissiontobeknownasthe(Village/Town/City)of____________

HistoricPreservationCommission(commission).

(a)Membership: Thecommissionshallconsistoffivemembers.(b)Appointments: Membersofthecommissionshallbeappointedby[theTownBoard,or

the(Village/City)mayorsubjecttoapprovalofthe(Village/City)governingboard]. No

personappointed

to

the

commission

can

also

serve

as

amember

of

the

(Village/Town/City)governingboardestablishingthecommission.

(c) TermofOffice:Thetermsforallmembersofthecommissionshallbestaggeredandfixedsothatthetermofonemembershallexpireattheendofthecalendaryearin

whichallsuchcommissionmemberswereinitiallyappointed.Thetermsofthe

remainingmembersshallbesofixedthatonetermshallexpireattheendofeach

calendaryearthereafter.Attheexpirationofthetermofeachmemberfirstappointed,

hisorhersuccessorshallbeappointedforatermwhichshallbeequalinyearstothe

numberofmembersofthecommission.

(d)Qualifications: Totheextentpossible,commissionmembersshallberequiredtohavethefollowingexpertise:

i. atleastoneshallbeahistorian;ii. atleastoneshallbeastatelicensedrealestateprofessional;

iii. atleastoneshallhavedemonstratedsignificantinterestinandcommitment

tothefieldofpreservationplanningasevidencedeitherbyinvolvementina

localorregionalhistoricpreservationgroup,employmentorvolunteer

activityin

the

field

of

preservation

planning,

or

other

serious

interest

in

the

field;and,

iv. allmembersshallhaveaknowninterestinhistoricpreservationandplanningwithinthe(Village/Town/City)of______________________.

v. Intheeventthatthegoverningboarddeterminesthatanyofthepositionsdescribedinsubsections(i),(ii),(iii),(iv)and(v)cannotbefilledbypersonsso


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qualified,thegoverningboardmayfillanysuchpositionbyappointing

personsqualifiedundersubsections,(iv)or(v).

(e)Vacancies: Vacanciesoccurringinthecommissionotherthanbyexpirationoftermofofficeshallbefilledbyappointmentofthetownsupervisorintownsormayorincities

andvillages.

Any

such

appointment

shall

be

for

the

unexpired

portion

of

the

term

of

thereplacedmember,andtheappointmentmustbemadeinaccordancewiththe

criteriaestablishedabovefororiginalappointments.

(f) Reappointment: Membersmayserve fornomore thanamaximumof two full threeyeartermsbeforesteppingdownfromthecommission. Apreviousappointeemaybe

reappointed after a two yearhiatus from the commission. Eachmember shall serve

until the appointmentof a successor,oruntil they serve two consecutive three year

terms. Thetermlimitsimposedbythissubdivisionmaybewaivedormodifiedbylocal

law of the (Village/Town/City) governing board upon recommendation of the

commissionwhen,inthejudgmentofthegoverningboarditisinthebestinteresttodo

so.

(g)Compensation: Membersshallservewithoutcompensation.(h)Trainingandattendancerequirements:

i. Eachmemberofthecommissionshallcomplete,ataminimum,fourhoursoftrainingeachyeardesignedtoenablesuchmemberstomoreeffectively

carryouttheirduties.Trainingreceivedbyamemberinexcessoffourhours

inanyoneyearmaybecarriedoverbythememberintosucceedingyearsin

ordertomeetthisrequirement.Suchtrainingshallbeapprovedbythe

(Village/Town/City)governingboardandmayinclude,butnotbelimitedto,

trainingprovided

by

amunicipality,

regional

or

county

planning

office

or

commission,countyplanningfederation,stateagency,statewidemunicipal

association,collegeorothersimilarentity.Trainingmaybeprovidedina

varietyofformats,includingbutnotlimitedto,electronicmedia,video,

distancelearningandtraditionalclassroomtraining.

ii. Tobeeligibleforreappointmenttothecommission,amembershallhavecompletedthetrainingapprovedbythe(Village/Town/City)governingboard.

iii. Thetrainingmaybewaivedormodifiedbyresolutionofthegoverningboardwhen,inthejudgmentofthe(Village/Town/City)governingboard,itisinthe

bestinteresttodoso.

iv. Nodecisionofacommissionshallbevoidedordeclaredinvalidbecauseofafailuretocomplywiththissubdivision.

Section5. Organization.

(a)Chairperson;designationandduties.i. The(Village/Town/City)governingboardmaydesignatethechairpersonof

thecommission.Intheabsenceofthegoverningboardsdesignation,the

chairpersonofthecommissionshallbedesignatedbyvoteofanaffirmative


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majorityofthemembersofthecommission.

ii. Thechairpersonshallhavetherighttovoteinallmattersbeforethecommission.

iii. Allmeetingsofthecommissionshallbeheldatthecallofthechairpersonandatsuchothertimesasthecommissionmaydeterminebyaffirmative

vote.Suchchairperson,orinhisorherabsence,theactingchairperson,may

administeroathsandcompeltheattendanceofwitnesses.

(b)Secretary: The(Village/Town/City)governingboardshallappointasecretarytoserveassecretarytothecommission. Atthetimeofservice,thesecretaryshallnotalsoserve

asmemberofthecommission.Thesecretaryshallkeeparecordofallresolutions

proceedings,andactionsofthecommission,aswellasattendanceofcommission

members.

(c) Quorum: Asimplemajorityofthecommissionmembersshallconstituteaquorumforthetransactionofbusiness. Anaffirmativemajorityvoteofthefullcommissionis

requiredtoapproveanyresolution,motionorothermatterbeforethecommission.

Section6. RecordsandAnnualReport.

(a)Records: ThecommissionshallbesubjecttotheprovisionsofthePublicOfficersLaw,includingArticle7relatedtotheOpenMeetingsLaw. Thecommissionrecordsshallbe

readilyavailabletothepublic. Thevoteorfailuretovoteofeachcommissionmember

shallberecorded. Ifanycommissionmemberabstainsfromvotingbasedonaconflict

ofinterest

or

otherwise,

the

member

must

also

state

his

or

her

reason(s)

or

ground(s)

fordoingsoontherecord.

(b)AnnualReports: Thecommissionshallsubmitanannualreportofitsactivitiestothetownsupervisorormayorandeachmemberofthe(Village/Town/City)governingboard

andmakesuchrecommendationstothegoverningboardasthecommissiondeems

necessarytocarryoutthepurposesofthislocallaw.

Section7. PromulgationofRegulations;Meetings.

(a)Regulations:

The

commission

may

recommend

to

the

(Village/City/Town)

governing

boardregulationsrelatingtoanysubjectmatteroverwhichthecommissionhas

jurisdictionunderthislocallaw.Anysuchrecommendationmaybeadoptedbylocallaw

ofthe(Village/Town/City)governingboard.

(b)ByLaws;meetings:Thecommissionmayapprovebylawsthatareconsistentwiththe

regulationsadoptedbythe(Village/Town/City)governingboard. Suchbylawsshall

provideforthetimeandplaceofholdingregularmeetings;andmayprovideforthe

callingofspecialmeetingsbythechairpersonorbywrittenrequestofatleasttwo


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membersofthecommission. Regularmeetingsshallbeheldatleastonceamonth.

Allregularorspecialmeetingsofthecommissionshallbeconsistentwiththenotice

provisionsoftheNewYorkOpenMeetingsLawandshallbeopentothepublic.

Section8. Committees.

Thecommissionmay,initsbylaws,establishpermanentoradhoccommitteesconsistingofno

lessthanthreecurrentmembersofthecommissionforassignmentsassignedtoitbythefull

commission.

Section9. PowersandDutiesoftheHistoricPreservationCommission.

(a)GeneralandAdvisoryPowers. Thecommissionshall,fromtimetotime:i. Reviewanylocallawsorregulations,includingexistinglandmarksorhistoric

preservationlawsorregulationsinthe(Village/Town/City),andrecommend

tothe(Village/Town/City)governingboardanychangesandamendments

thereto;

ii. Recommendtothe(Village/Town/City)governingboardadditionalregulationstobeadoptedbylocallawthatmaybenecessaryforthe

commissiontoconductitsbusiness,consistentwiththescopeandintentof

thislocallaw;

iii. Recommendtothe(Village/Town/City)governingboardspecificcriteriaforregulationstobeadoptedbylocallawthatidentifyandcataloguesignificant

historiclandmarks,andfromtimetotimeadviseitonsuggestedchanges

thereto;

iv. Designatelandmarksandhistoricdistrictsunderthislandmarkspreservationlocallawandfromtimetotimechangesthereto;

(oralternateiv)Recommendtothe(Village/Town/City)governingboardlandmarksand

historicdistrictstobeadoptedbylocallaw,andfromtimetotimechanges

thereto;

v. Maintainaninventoryoflocallydesignatedhistoricresourcesordistrictswithinthe(Village/Town/City)andpublicizetheinventory;

vi. Recommendtothe(Village/Town/City)governingboardadditionalcriteriatobeadoptedinlocallawtobeusedwhenevaluatingapplicationsfora

certificateofappropriateness;

vii. Recommendtothe(Village/Town/City)governingboardproposalsfor theacquisitionofpreservationeasementsorotherinterestsinrealproperty;


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viii. Conductinvestigations,preparemaps,reportsandrecommendationsinconnectionwithitsadvisoryauthorityrelatingtotheplanning,development

andadministrationofthe(Village/Town/City)landmarkspreservation

policies,regulationsandlocallawasneeded,providedthetotalexpenditures

ofsaidcommissionshallnotexceedtheappropriationprovidedbythe

(Village/Town/City)governing

board

together

with

any

public

or

private

grantfundingreceivedbythe(Village/Town/City)forthecommissionto

undertakeitslandmarkspreservationpowersandduties.

ix. Reportonmattersreferredtoitbythe(Village/Town/City)governingboard.The(Village/Town/City)governingboardmaybyresolutionprovideforthe

referraltothecommissionforareportonanymatterorclassofmattersthat

impactthemunicipalityslandmarkspreservationlocallaw,policies,

regulationsoradministrativeprocessesbeforefinalactionistakenthereon

bythe(Village/Town/City)governingboardorotherofficeofsaid

(Village/Town/City)havingfinalauthorityoversaidmatter.The

(Village/Town/City)governingboardmayfurtherstipulatethatfinalaction

thereonshallnotbetakenuntilthecommissionhassubmitteditsreport

thereon,orhashadareasonabletime,tobefixedbythe(Village/Town/City)

governingboardinsaidresolution,tosubmitthereport.

(b)AdministrativeReviews.Inaccordancewiththeregulationsadoptedbythe(Village/Town/City)governingboardforlandmarksandhistoricpreservationpurposes,

thecommissionshall:

i. Evaluateanapplicationforacertificateofappropriateness;approve,approvewith

modifications,

or

deny

any

proposal

for

exterior

changes

to

adesignated

individuallandmarkorpropertywithinadesignatedhistoricdistrict resulting

fromanysuchapplication;

ii. Evaluateanapplicationforacertificateofeconomichardship;approve,approvewithmodifications,ordenyanysuchapplication;

iii. Evaluateanapplicationforacertificateofappropriatenessfordemolition,removalorrelocation;approve,approvewithmodifications,ordenyany

suchapplication;

iv. Evaluate,withoutpublichearing,anapplicationforordinarymaintenanceandrepairofhistoricresources,propertiesorlandmarks;approve,approve

withmodifications,ordenyanysuchapplications;

v. Performotherfunctionsthatthe(Village/Town/City)governingboardmaydesignatebylocallaw.


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(c) Acommissionmaydesignateoradvisedesignationofahistoricdistrictunderthishistoricpreservationlocallawandthathistoricdistrictisnottobeconstruedasazoning

districtunderthe(Village/Town/City)locallaw.Nothingcontainedinthishistoric

preservationlocallawshallbeconstruedasauthorizingthecommissiontoadoptalaw,

bylaworregulationthatregulatesorlimitstheheightandbulkofbuildings,regulates

anddetermines

the

area

of

yards,

courts

and

other

open

spaces,

regulates

density

of

populationorregulatesorrestrictsthelocationsoftradesandindustriesorcreates

zoningdistrictsforanysuchpurpose.

Section10. Cooperationof(Village/Town/City)Departments.

All(Village/Town/City)departmentsshall,uponrequestofthecommission,assistandfurnish

availablepermits,plans,reports,mapsandstatisticalandotherinformationwhichthe

commissionmayrequireforitswork.

Section11. CriteriaandDesignationofLandmarksorHistoricDistricts.

Thecommissionshalldesignatelandmarksorhistoricdistrictswithinthe(Village/Town/City)

underthislocalpreservationlaw.

(or)

Thecommissionshalldelineatelandmarksorhistoricdistrictsandrecommendthemtothe

(Village/Town/City)governingboardfordesignationunderlocallaw.

(a) IndividualLandmark:Thecommissionmay(designate/delineate)anindividualpropertyas

an

individual

landmark

ifit:

i. exemplifiesorpossessesspecialcharacter,orhistoricoraestheticinterestofvalueaspartofthepolitical,economic,orsocialhistoryofthe

(Village/Town/City);

ii. isidentifiedwithpersonsoreventssignificantinlocal,state,ornationalhistory;

iii. embodiesthedistinguishingcharacteristicsofatype,periodormethodofconstructionordesignstyle,orisavaluableexampleoftheuseofindigenous

materialsorcraftsmanship;orisrepresentativeoftheworkofadesigner,

architector

builder;

iv. representsanestablishedandfamiliarvisualfeatureofthecommunitybyvirtueofitsuniquelocationorsingularphysicalcharacteristic,representsan

establishedandfamiliarvisualfeatureofthecommunity;or

v. hasyieldedormaybelikelytoyieldinformationimportantinprehistoryorhistory.


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(b)HistoricDistrict:Thecommissionmay(designate/delineate)agroupofpropertieswithintheVillage/Town/Cityasanhistoricdistrictifamajorityofpropertiestherein:

i. containpropertieswhichmeetoneormoreofthecriteriafordesignationasalandmarkandwhichmayhavewithinitsboundariesotherpropertiesor

structuresthat,whilenotofsuchhistoricand/orarchitecturalsignificanceto

bedesignated

as

landmarks,

nevertheless

contribute

to

the

overall

visual

characteristicsofthelandmarkorlandmarkslocatedwithinthehistoric

district;and

ii. constituteauniquesectionofthe(Village/Town/City)byreasonofpossessingthosequalitiesthatwouldsatisfysuchcriteria.

(c) InteriorLandmark:Thecommissionmay(designate/delineate)theinteriorofapropertyasaninteriorlandmarkifsuchinteriorhasspecialhistoricaloraestheticinterestor

valueaspartofthedevelopment,heritageorculturalcharacteristicsofthevillage,

town,city,stateornationand:

i. itiscustomarilyopenoraccessibletothepublic;orii. itisaninteriorintowhichthepubliciscustomarilyinvited.

(d)Scenic Landmark: The commission may (designate/delineate) a landscape feature orgroup of features. Recommendations for designation must be accompanied by such

historical and architectural information as is requiredby the commission tomake an

informedrecommendationconcerningtheapplication,togetherwithanyfeesetbythe

(Village/Town/City)governingboard.

The boundaries of each landmark, [interior landmark,] [scenic landmark] or historic

districtshallbespecified indetailwithreferencetothetaxmap identificationnumber

andshall

be

filed,

in

writing,

in

the

(Village/Town/City)

clerk's

office

and

there

made

availableforreviewbythepublic.

(e)Ordinarily,propertiesthathaveachievedsignificancewithinthepastfifty(50)yearsarenotconsideredeligiblefor(designation/delineation)underthislandmarkspreservation

locallaworlocallawadoptedbythe(Village/Town/City)governingboard.However,

suchpropertieswillqualifyiftheyare:

i. Integralpartsofhistoricdistrictsthatmeetthecriteriafordesignation;orii. Iftheyarepropertiesofexceptionalimportance.

Section12. NoticeandHearingRequirementsforProposedDesignation.

The commission shall designate individual landmarks or historic districts in the following

manner:

(a) Initiation of ProposedDesignation. Designationof an individualhistoric landmarkorhistoricdistrictmaybeproposedbythecommission,bytheowneroftheproperty,or

byanyresidentofthe(Village/Town/City).


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(b)PublicHearing;generalnotice.i. Withina reasonable timeafter receiptofa fullapplicationorothermatter

referredtoit,thecommissionshallscheduleapublichearingonallproposed

resource,individual,

landmark

or

historic

district

designations.

Public

notice

ofanysuchhearingshallbegivenbypublication inanewspaperofgeneral

circulationwithin theVillage/Town/Cityat least15daysprior to thepublic

hearingdate.

ii. The commission shall require submission of written comments on theapplicationpriortodesignationofanylandmark,[interiorlandmark,][scenic

landmark]orhistoricdistrict.

iii. The commission,propertyowners,andany interestedpartiesmaypresenttestimonyordocumentaryevidenceatthehearingwhichwillbecomepartof

a record regarding thehistoric,architectural,orcultural importanceof the

proposedresource,individual,landmarkorhistoricdistrict.

(c) NoticeofPublicHearing;multiplepropertiesproposedfordesignation.i. Tenpropertiesor less: Noticeofpublichearingforaproposeddesignation

involvingnomorethantenpropertiesshallbesentbycertifiedmail/return

receiptrequestedorcourierservicewithproofofdeliveryorpersonalservice

withproofofdeliverytotheownersofpropertieslocatedwithintheareaof

theproposedhistoricdistrictatleast15dayspriortothedateofthepublic

hearing.Such

notice

shall

include

adescription

of

the

properties

proposed

fordesignation and state the time andplacewhere anypublichearing to

considersuchdesignationwillbeheldbythecommission.

ii. More than tenproperties: Where theproposeddesignationofanhistoricdistrict includes more than ten properties and the commission deems

individualnoticeinfeasible,noticemayinsteadbepublishedatleastoncein

newspaperofgeneralcirculationinthe(Village/Town/City) 15dayspriorto

thedateofthepublichearing.Thenoticeshallspecifythetimeandplaceof

thepublichearing,abriefdescriptionoftheproposeddesignation,andthe

location

where

the

proposal

may

be

reviewed

prior

the

hearing.

iii. The notice provisions are in addition to the general notice requirementsunder(b)ofthisSection.

(d)WorkMoratorium:Oncethecommissionhasissuednoticeofaproposeddesignationitmayrecommendtothemunicipalgoverningboardthatamoratoriumbeput inplace,

prohibiting any work relating to the individual landmark or district proposed for


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designation as long as theproposeddesignation isunder active considerationby the

commissionanduntilthecommissionhasmadeitsdecisionondesignation.

(e)Commission Record: The commission shall compile a public record in support of itsdesignation of a resource, landmark or historic district. In addition to testimony or

documentaryevidence

received

at

any

public

hearing,

the

record

may

also

contain

reports,publiccomments,expert testimony,orotherevidenceofferedoutsideof the

hearing,butsubmittedforthecommissionsconsiderationbythedateofthehearing.

Ataminimum,therecordofthedesignationshallcontaintheapplication,commission

and/orstaffreports,anycommentsmadeontheapplicationatthepublichearing,and

the commission's decision to approve, approve with modifications, or deny the

applicationrequestingdesignation.

(f) Commission Decision: Within 62 days after the close of the public hearing, thecommission shall by resolution undertake a designation inwhole or in part, or shall

disapprove inentirety, setting forth inwriting the reasons for thedecision.Within 7

days,thecommissionshallsendnoticeof itsdesignationtotheapplicantsandowners

ofadesignatedpropertybycertifiedmailreturnreceiptrequested,orinthecaseofan

approved historic district, the commission shall send notice by certified mail return

receipt requested to theapplicantsandownersofallpropertieswithin theapproved

district,aswellastothegoverningboardofthemunicipality.

(g)The commissionmay agreewith the applicant, inwriting, to extend the timeperiodwithinwhichadesignationwillbemade.

(h)The commission shall forward notice of each property designated as an individuallandmark

and

the

boundaries

of

each

designated

historic

district

to

the

building

departmentandplanningdepartmentand(Village/Town/City)clerkandcountyclerkfor

recordation.

(i) FailuretoSendNotice. Failuretosendanynoticebymailtoanypropertyownerswheretheaddressofsuchowner isnotamatterofpropertytaxrecordsshallnot invalidate

anyproceedingsinconnectionwiththeproposeddesignation.

(j) AmendmentorRescission. Thecommissionmayamendorrescindanydesignationofan individual landmark or historic district in the same manner and using the same

procedures

as

followed

for

designation.

(AlternateSection12forAdvisoryCommission)Section12. NoticeandHearingRequirementsforProposedDesignation.

Thecommissionshalldelineateindividuallandmarksorhistoricdistrictsinthefollowing

manner:


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(a) InitiationofProposedDesignation. Designationofanindividualhistoriclandmarkorhistoricdistrictmaybeproposedbythecommission,bytheowneroftheproperty,or

byanyresidentofthe(Village/Town/City).

(b)PublicHearing;generalnotice.i. Withinareasonabletimeafterreceiptofafullapplicationor

othermatterreferredtoit,thecommissionshallscheduleapublic

hearingonallproposedresource,individual,landmarkorhistoric

districtdesignations. Publicnoticeofanysuchhearingshallbegivenby

publicationinanewspaperofgeneralcirculationwithinthe

Village/Town/Cityatleast15dayspriortothepublichearingdate.

ii. Thecommissionshallrequiresubmissionofwrittencommentsontheapplicationpriortodesignationofanylandmark[interiorlandmark][scenic

landmark]orhistoricdistrict.

iii. Thecommission,propertyowners,andanyinterestedpartiesmaypresent

testimonyordocumentaryevidenceatthehearingwhichwillbecomepartof

arecordregardingthehistoric,architectural,orculturalimportanceofthe

proposedresource,individual,landmarkorhistoricdistrict.

(c) NoticeofPublicHearing;multiplepropertiesproposedfordesignation.i. Tenpropertiesorless: Noticeofpublichearingforaproposeddesignationinvolving

nomorethantenpropertiesshallbesentbycertifiedmail/returnreceiptrequested

orcourier

service

with

proof

of

delivery

or

personal

service

with

proof

of

delivery

to

theownersofpropertieslocatedwithintheareaoftheproposedhistoricdistrictat

least15dayspriortothedateofthepublichearing. Suchnoticeshallincludea

descriptionofthepropertiesproposedfordesignationandstatethetimeandplace

whereanypublichearingtoconsidersuchdesignationwillbeheldbythe

commission.

ii. Morethantenproperties: Wheretheproposeddesignationofanhistoricdistrictincludesmorethantenpropertiesandthecommissiondeemsindividualnotice

infeasible,noticemayinsteadbepublishedatleastonceinnewspaperofgeneral

circulationinthe(Village/Town/City) 15dayspriortothedateofthepublichearing.

Thenoticeshallspecifythetimeandplaceofthepublichearing,abriefdescription

oftheproposeddesignation,andthelocationwheretheproposalmaybereviewedpriorthehearing.

iii. Thenoticeprovisionsareinadditiontothegeneralnoticerequirementsunder(b)ofthisSection.

(d)WorkMoratorium:Oncethecommissionhasissuednoticeofaproposeddesignationitmayrecommendtothemunicipalgoverningboardthatamoratoriumbeputinplace,


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prohibitinganyworkrelatingtotheindividuallandmarkordistrictproposedfor

designationaslongastheproposeddesignationisunderactiveconsiderationbythe

commissionanduntilthecommissionhasmadeitsdecisionondesignation.

(e)CommissionRecord:Thecommissionshallcompileapublicrecordinsupportofitsdelineation

of

aresource,

landmark

or

historic

district.

In

addition

to

testimony

or

documentaryevidencereceivedatanypublichearing,therecordmayalsocontain

reports,publiccomments,experttestimony,orotherevidenceofferedoutsideofthe

hearing,butsubmittedforthecommissionsconsiderationbythedateofthehearing.

Ataminimum,therecordofthedelineationshallcontaintheapplication,commission

and/orstaffreports,anycommentsmadeontheapplicationatthepublichearing,and

thecommission'srecommendationtothegoverningboardoftheVillage/Town/Cityto

approve,approvewithmodifications,ordenytheapplicationrequestingdesignation.

(f) Village/Town/CityDecision:Within62daysafterthecloseofthepublichearing,thegoverningboardoftheVillage/Town/Cityshallbyresolutionundertakeadesignationin

wholeorinpart,orshalldisapproveinentirety,settingforthinwritingthereasonsfor

thedecision.NoticeoftheVillage/Town/Citygoverningboarddesignationshallbesent

bythecommissiontotheapplicantsandownersofadesignatedpropertybycertified

mailreturnreceiptrequestedorinthecaseofanapprovedhistoricdistrict,noticeshall

besentbythecommissiontotheapplicantsandownersofallpropertieswithinthe

approveddistrictbycertifiedmailreturnreceiptrequested.

(g)Thecommissionmayagreewiththeapplicantinwritingtoextendthetimeperiodwithinwhicharecommendationwillbemade.

(h)Thecommissionshallforwardnoticeofeachpropertydesignatedasanindividuallandmarkandtheboundariesofeachdesignatedhistoricdistricttothebuilding

departmentandplanningdepartmentand(Village/Town/City)clerkandcountyclerkfor

recordation.

(i) FailuretoSendNotice. Failuretosendanynoticebymailtoanypropertyownerswheretheaddressofsuchownerisnotamatterofpropertytaxrecordsshallnotinvalidate

anyproceedingsinconnectionwiththeproposeddesignation.

(j) AmendmentorRescission. Thecommissionmayamendorrescindanydesignationofan

individual

landmark

or

historic

district

in

the

same

manner

and

procedure

as

followedfordesignation.

Section13.CertificateofAppropriatenessforAlteration,Demolition,orNewConstruction

AffectingIndividualLandmarksorHistoricDistricts.

(a)The(Village/Town/City)of________commissionisresponsiblefortheapprovalordisapprovalofproposalsforexteriorchangestoahistoricpropertydesignatedunder

thislocallaw.Nopersonshallcarryoutanyexterioralteration,restoration,


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13

reconstruction,demolition,newconstruction,ormoveofadesignatedhistoric

landmarkorpropertywithinadesignatedhistoricdistrictwithoutfirstobtaininga

CertificateofAppropriatenessthatauthorizessuchworkfromthe(Village/Town/City)of

___________commission.

(b)Allchangesto(Village/Town/City)ownedpropertyaffectinganindividuallandmarkorwithinahistoricdistrictshallbesubjecttotheprovisionsofthislocallaw.

(c) Thebuildingdepartmentshallreceiveandfileallapplicationsissuedforanyindividuallandmark,orlandmarksorhistoricdistricttowhichthislocallawapplies. Thebuilding

departmentshalltransmitacopyofanysuchapplicationtothecommission.

(d)Thecommissionmayrequirethattheapplicationforcertificateofappropriatenessbesupplementedbysuchadditionalinformationormaterialsasmaybenecessaryfora

completereviewbythecommission. Thecommissionmayimposesuchreasonable

conditionsorrestrictionsasitdeemsnecessaryorappropriateonacasebycasebasis

topromoteorachievethepurposeofthislocallaw.

Section14.CriteriaforIssuingaCertificateofAppropriateness.

(a)Certificateofappropriateness;generalcriteria: Thecommissionshallapprovetheissuanceofacertificateofappropriatenessonlyifitdeterminesthattheproposedwork

willnothaveasubstantialadverseeffectontheaesthetic,historical,orarchitectural

significanceandvalueoftheindividuallandmarkoriftheproposedworkiswithina

historicdistrict, proposedworkwillnothaveasubstantialadverseeffectonthe

aesthetic,historical,orarchitecturalsignificanceofthepropertyitself,thedistrictor

neighboringproperties

in

such

district.

(b) Inmakingthisdetermination,thecommission'sdecisiontoapprove,approvewithmodification(s)ordenyanapplicationforacertificateofappropriatenessforan

individuallandmark,[interiorlandmark],[sceniclandmark]willbeguidedbythe

SecretaryoftheInteriorsStandardsforRehabilitationandbythefollowingprinciples:

i. thecommission'sdecisiontoapprove,approvewithmodification(s)ordenyanapplicationforacertificateofappropriatenessforanimprovementto

propertylocatedwithinahistoricdistrictshallbebasedonthefollowing

principles:

1. propertieswhichcontributetothecharacterofthehistoric

districtshallberetained,withtheirhistoricfeaturesalteredas

littleaspossible;

2. anyalterationofexistingpropertiesshallbecompatiblewiththe

surroundinghistoricdistrict;and


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14

3. newconstructionshallbecompatiblewiththehistoricdistrictin

whichitislocated;

(c) Inapplyingtheprincipleofcompatibilityset forth inparagraph(b)ofthisSection,thecommissionshallconsiderthefollowingfactors:

i. the general design and character of the proposed alteration or newconstruction relative to existing features of the property or

improvement;

ii. the scale and visual compatibility of the proposed alteration or newconstruction in relation to the property itself, surrounding properties,

andtheneighborhood;

iii. texture and materials, and their relation to similar features of thepropertyandotherpropertiesintheneighborhood;

iv. visualcompatibilitywithsurroundingproperties, includingproportionofthe property's facade, proportion and arrangement of windows and

otheropeningswithinthefacade,roofshape,andtherhythmofspacing

ofpropertiesonstreets,includingsetback;and

v. theimportanceofhistoricphysicalandvisualfeaturestothesignificanceoftheproperty.

(d) In approving an application for a certificateof appropriateness, the commission shallfind

that

the

building

or

structure

for

which

the

permit

was

requested,

iferected

or

altered inaccordancewith thesubmittedplanorwithstatedmodifications,wouldbe

consistentwiththespiritandintentofthislocallaw,wouldnotbevisuallyoffensiveor

inappropriate by reason of poor quality of exterior design,monotonous similarity or

visualdiscordinrelationtothesitesorsurroundings,wouldnotmartheappearanceof

thearea,wouldnotimpairtheuse,enjoymentanddesirabilityorreducethevaluesof

propertiesinthearea,wouldnotbedetrimentaltothecharacteroftheneighborhood,

wouldnotpreventanappropriatedevelopmentandutilizationofthesiteorofadjacent

lands and would not adversely affect the functioning, economic stability, prosperity,

health,safetyandgeneralwelfareofthecommunity.

(e)Where the commission grants a certificate of appropriateness under circumstanceswherethepermittedactivityislikelytouncoveroraffectarchaeologicalresources,the

commission shall require reasonable efforts to protect and preserve such resources.

Where such protection and preservation is not feasible, the commission shall

nonetheless impose appropriate and reasonable conditions to insure that the

archaeologicalresourceismadeaccessibleforareasonableperiodtoqualifiedpersons.


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15

(f) Inapprovinganapplicationforacertificateofappropriateness,thecommissionshallnotreviewchangestoexteriorpaintcolors.

Section15.CertificateofAppropriatenessApplicationProcedure.

(a)Priortothecommencementofanyworkrequiringacertificateofappropriateness,theproperty

owner

shall

file

an

application

for

a

building

permit

with

the(Village/Town/City) Building Official and an application for such certificate with the

commission.

(b)Theapplicationforcertificateofappropriatenessshallcontain:i. name,address,andtelephonenumberofapplicant;ii. buildingpermitapplicationnumberasassignedbythebuildingdepartmentiii. locationandphotographsofproperty;iv. elevationdrawingsofproposedchanges,ifavailable;v. perspective drawings, including relationship to adjacent properties, if

available;

vi. samplesofbuildingmaterialstobeused,includingtheirproposedcolor;vii. Wheretheproposal includessignsor lettering,ascaledrawingshowingthe

type of lettering to be used, all dimensions and colors, a description of

materialstobeused,methodof illumination,andaplanshowingthesign's

locationon theproperty;andanyother informationwhich thecommission

maydeem

necessary

in

order

to

visualize

the

proposed

work.

(c) Upon receipt of all the information required herein, the commission shall deem theapplicationcompleteandshallplacetheapplicationontheagendaofthenextmeeting

ofthecommission.

(d)Uponsubmissionofacompleteapplication,thecommissionshallhavetheauthorityto,withoutpublichearingandnotice:

i. determine whether the proposed work constitutes ordinary maintenanceand

repair

for

which

a

certificate

of

appropriateness

is

not

required;

ii. approveworkwhichisconsideredreplacementinkind;iii. approveworkthatisofanyothertypethathasbeenpreviouslydetermined

bythecommissiontobeappropriatefordelegationtostaff.


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16

(e)The commission is required to report to theVillage/Town/City governingboardon amonthlybasisonallactivitiesforwhichapplicationsweresubmittedanddecisionswere

madewithoutanypublichearingandnotice.

Section16.

Certificate

of

Appropriateness

Public

Notice

Requirements.

(a)Uponapplicationforacertificateofappropriateness,publicnoticeoftheproposalshallbepostedbytheownerorownersrepresentativeonthepropertyforaminimumoften

days.Thisnoticemustremaininplaceuntiladecisiontoapproveordenythecertificate

ofappropriatenesshasbeenmade.Thenoticeshallspecifytheproposedwork,thetime

andplaceofthepublichearing,andtowhomandbywhenanypubliccommentsareto

becommunicated.Thenoticemustbeplacedatorneartheproperty line inthefront

yardsothatitwillbeplainlyvisiblefromthestreet,and,incaseswhereapropertyhas

frontageonmore thanone street, an additional signmustbeplaced atornear the

property lineon any additional street frontage so that the signwillbeplainly visible

fromthe

street

on

which

it

has

such

additional

frontage.

(b)The commission shall hold a public hearing prior to rendering a decision on anyapplication for a certificate of appropriateness.Notice of the public hearing shall be

published in a newspaper of general circulation in the Village/Town/City at least 15

calendardaysprior to thepublichearingdate.Thenotice shall specify the time and

placeofthepublichearing,abriefdescriptionoftheproposal,andthe locationwhere

the proposal may be reviewed prior to the hearing. The property owner and any

interested party may present testimony or documentary evidence regarding the

proposalat thehearing,whichwillbecomeapartof the record.Therecordmayalso

contain staff reports, public comments, and other evidence offered outside of the

hearing,but

presented

by

the

hearing

date.

(c) Within 62 days after the close of the public hearing, the commission shall approve,approvewithconditionsormodifications, requestadditional information,ordeny the

certificateofappropriateness.

(d) In the event, however, that the commission shall make a finding of fact that thecircumstancesofaparticularapplication require further time foradditionalstudyand

informationthancanbeobtainedwithintheaforesaid62dayperiodaftercloseofthe

publichearing,thenthecommissionshallhaveaperiodofuptooneadditional62day

periodfrom

the

date

of

any

such

finding

within

which

to

act

upon

such

an

applications.

(e)Alldecisionsofthecommissionshallbeinwriting.Acopyshallbesenttotheapplicantby certifiedmail/return receipt requestedor courier servicewithproofofdeliveryor

personalservicewithproofofdelivery,andacopyfiledwiththe(BuildingOfficial)and

(Village/Town/City) clerk for public inspection, within ten days of the date of the

decision.Thecommissionsdecisionshallstatethereasonsfordenyingormodifyingany

application.


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Section17. RecommendationonaTemporaryMoratoriumonLandUseApprovals.

(a)Once the commissionhas received a complete application requesting a certificateofappropriateness itmay request themunicipal governingboard to adopt a temporary

moratoriumprohibiting

the

issuance

of

any

building

permits

or

demolition

permits,

relating to any property or resource that is the subject of the application, by the

(building official and/or other agencies) as long as the application is under active

considerationbythecommissionanduntilthecommissionhasmadeitsdecision.

(b)The commissions request for a temporarymoratorium shall include the reasons thecommission deems the imposition of such a temporary moratorium is in the best

interest of the public or topreserve thehistoric landmarkordistrict. Copiesof the

commissions request for impositionof a temporarymoratorium shallbe sent to the

applicantbycertifiedmailreturnreceiptrequestedorhanddeliveredtotheapplicants

representativeofrecord.

(c) Anapplicant foracertificateofappropriatenessmaypetitionthemunicipalgoverningboard for the lifting of any temporarymoratorium to allow certainwork to proceed

pendingthecommission'sdeterminationtoapprove,approvewithmodification(s)orto

deny the application, if such work would not affect the historic features under

consideration. The applicant shall send a copy of the petition with all supporting

documentstothecommission.Beforethe(Village/Town/City)governingboardrenders

a decision on the applicants petition, it shall hold a hearing if requested by the

commissionormemberofthepublic.

(d)Thecertificateofappropriatenessrequiredbythis local lawshallbe inadditiontoandnotinlieuofanybuildingpermitorotherlanduseapprovalthatmayberequiredbyany

otherlocallaworregulationofthe(Village/Town/City)of__________________.

Section18. ExpirationofApproval;ExtensionofApproval

Certificates of appropriateness shall be valid for twenty four months, after which time the

ownershallapplyforanewcertificateifhe/shestillwishestoundertakeworkontheproperty.

Atleasttwomonthspriortoexpirationofthetwentyfourmonthperiodtheownermayapply,

in writing, for an extension and shall explain the reasons for the extension request. The

commissionmay

grant

up

to

two

extensions

of

six

months

each.

A

written

application

for

an

extensionofacertificateofappropriatenessapprovalshallnotbeconsideredanapplicationfor

anewcertificateofappropriateness.

Section19. AlterationHardshipProcessandCriteria.

(a)An applicant whose certificate of appropriateness for a proposed alteration of alandmarkpropertyhasbeendeniedmay apply for reliefon the groundof economic


18/32

18

hardship. Inordertoprove theexistenceofeconomichardshiprelatedtoaproposed

alteration,theapplicantshallestablishthatthedenialofacertificateofappropriateness

will prevent the property owner from earning a reasonable return on investment,

regardlessofwhetherthatreturnrepresentsthemostprofitablereturnpossible.

(b)Aspromptlyas ispracticableaftermakingapreliminarydeterminationofhardshipasprovided in this local law, the commission,with the aid of such experts as itdeems

necessary,shall,inconsultationwiththeapplicant,endeavortodevelopaplanwhereby

the improvementmaybepreservedandperpetuated insuchmannerastoeffectuate

thepurposeofthislocallaw,andalsorenderedcapableofearningareasonablereturn.

(c) Consultation; plan development. The applicant shall consult in good faith with thecommission, localpreservationgroups,andother interestedparties inadiligenteffort

toseekanalternativethatwillresult inappropriatepreservationoftheproperty. The

consultingpartiesmayincludeinterestedpurchasers,aswellaspreservationandother

interestedorganizations,publicagencies,developers,realestateagentsandindividuals

whomaybeinstrumentalindevelopinganeconomicallyfeasiblesolution.

(d)EconomicHardship;criteria. Followingthedenialofacertificateofappropriateness,theapplicant may request a certificate of economic hardship. In all cases other than a

proposeddemolition,removalorrelocation,theapplicantshallprovetheexistenceof

economichardshipbydemonstratingtothecommissionthat:(1)theapplicantcannot

realize a reasonable return if compliancewith the commissionsdecision is required,

provided,however,thatthe lackofreasonablereturn isprovenbytheapplicanttobe

substantial as demonstrated by competent financial evidence; (2) that the alleged

hardship relating to the property in question is unique, and does not apply to a

substantialportion

of

the

district

or

neighborhood;

(3)

that

the

requested

relief,

if

granted, will not alter the essential character of the neighborhood; and (4) that the

allegedhardshiphasnotbeenselfcreated.

(e)Thecommission, in thegrantingofacertificateofeconomichardship,shallgrant theminimumtermsdeemednecessaryandadequatetoaddresstheunnecessaryhardship

provenbytheapplicant,andatthesametimepreserveandprotectthecharacterofthe

neighborhoodandthehealth,safetyandwelfareofthecommunity.

(f) Publichearing.i.

The

commission

may

hold

a

public

hearing

on

the

hardship

application

at

whichanopportunitywillbeprovidedfortheapplicantandpublictopresent

theirviewsonthehardshipapplication.

ii. Ifnopublichearing isheld, thecommissionmust renderadecisionon thehardship application within 62 days following its receipt of a complete

application.


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1. A complete application includes the conclusion of all activitiesunder(c)initiatedtoconsultwithnecessarypartiestodetermine

whether the property may be preserved or rehabilitated in a

manner thatalleviates thehardship thatwouldotherwise result

whilesubstantiallyaccomplishingthegoalsofthislocallaw.

2. A complete application also includes receiptby the commissionof all submissions necessary to meet the applicants burden of

proof.

iii. Following the submission of a complete application, the commission mayscheduleapublichearingwithinareasonabletimeanddeterminewithin62

days following to the close of any public hearing held on the application

whethertheapplicanthasmethisorherburdenofproof.

(g)Commissiondecision.i. If the commission finds that the applicantsburdenofproofhasnotbeen

met,thecommissionshalldenytheapplicationforacertificateofeconomic

hardship.

ii. If thecommission findsthattheapplicantsburdenofproofhasbeenmet,the commission shall issue a preliminary determination of landmarks or

economichardshipwithin62daysofthecloseofanypublichearingheldon

the application or within 62 days after the commission has received a

completeapplication.

iii. Within 62 calendar days following the commissions preliminarydetermination of economic hardship the commission must make a final

determination.

iv. Adecisionofthecommissiononthehardshipapplicationshallbeinwritingandshallstatethereasonsforgrantingordenyingit.Acopyshallbesentto

the applicant by certified mail/return receipt requested or courier service

withproofofdeliveryorpersonalservicewithproofofdeliveryandacopy

filedwiththeVillage/Town/Cityclerk'sofficeforpublicinspection.

(h)Nobuildingpermitorother landuseapprovalsshallbe issuedunless thecommissiongrantsthehardshipapplication. Ifthehardshipapplication isgranted,thecommission

shallapproveonlysuchworkasisnecessarytoalleviatethehardship.

Section20. Demolition,Removal,orRelocationofLandmarkBuildings.


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20

(a)Demolitionofanindividuallandmarkorofastructurelocatedinandcontributingtothesignificance of a historic district shall be allowed only in case of economic hardship,

unless thebuilding department, upon due deliberation hasmade an expresswritten

findingthatthestructurepresentsan imminentthreattothepublichealth,safetyand

welfare.

(b)Any person desiring to demolish a designated historic building shall first file anapplication forahistoricbuildingdemolitionpermitwiththebuildingdepartmentand

anapplicationforsuchcertificatewiththecommission. Anapplicantmustsubmitthe

followingitems:

i. Currentlevelofeconomicreturn;ii. Amount paid for the property, date of purchase, party from whom

purchased,andrelationshipbetweentheownerofrecord,theapplicant,and

personfromwhompropertywaspurchased;

iii. Annualgrossandnetincomefromthepropertyforthepreviousthreeyears;itemizedoperatingandmaintenanceexpensesforthepreviousthreeyears,

and depreciation deduction and annual cash flow before and after debt

service,ifany,duringthesameperiod;

iv. Remaining balance on the mortgage or other financing secured by thepropertyandannualdebtservice,ifany,duringthepriorthreeyears;

v. Real estate taxes for the previous four years and assessed value of thepropertyaccordingtothetwomostrecentassessedvaluations;

vi. Allappraisalsobtainedwithinthelasttwoyearsbytheownerorapplicantinconnectionwiththepurchase,financing,orownershipoftheproperty;

vii. Form of ownership or operation of the property, whether soleproprietorship, forprofit or notforprofit corporation, limited partnership,

jointventure,orother;

viii. Anystateorfederal incometaxreturnsrelatingtothepropertyforthe lasttwoyears;

ix. Any listingofproperty for saleor rent,priceasked,andoffers received, ifany, within the previous two years, including testimony and relevant

documents regarding: (a)any realestatebrokeror firmengaged to sellor

lease the property, (b) reasonableness of price or rent sought by the

applicant, or (c) any advertisements placed for the sale or rent of the

property;


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21

x. Feasibilityofalternativeuses forthepropertythatcouldearnareasonableeconomicreturn;

xi. Reportfromalicensedengineerorarchitectwithexperienceinrehabilitationas to the structural soundness of any buildings on the property and their

suitabilityfor

rehabilitation;

xii. Cost estimates for the proposed construction, alteration, demolition, orremoval,andanestimateofanyadditionalcost thatwouldbe incurred to

complywiththerequirementsforacertificateofappropriateness;

xiii. Estimatedmarketvalueoftheproperty:(a)initscurrentcondition;(b)aftercompletionoftheproposedalterationordemolition;and(c)afterrenovation

oftheexistingpropertyforcontinueduse;

xiv. Experttestimonyoropiniononthefeasibilityofrehabilitationorreuseoftheexisting structure by an architect, developer, real estate consultant,

appraiser, and/or other real estate professional experienced in historic

propertiesandrehabilitation;

xv. Any evidence of selfcreated hardship through deliberate neglect orinadequatemaintenanceoftheproperty;and

xvi. Economic incentives and/or funding available to the applicant throughfederal,state,city,orprivateprograms.

(c) Demolitionofanysuchbuildingmaybeapprovedonlyinconnectionwithapprovalofareplacementproject.

(d)Thecommissionshallholdapublichearingandshalltakeoneofthefollowingactions:i. Approve the demolition permit in conformance with the provisions of

Section21ofthislocallaw;

ii. Approvethedemolition hardshippermitsubjecttoawaitingperiodofuptoonehundredtwentydaystoconsiderrelocation/documentation;

iii. Denythepermit.(e)During the continuance period, the commission may investigate relocation of the

building(onsite)ormodificationofthebuildingforfutureusesinawaywhichpreserves

thearchitecturalandhistoricalintegrityofthebuilding.


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22

Section21.Demolition,RemovalorRelocationHardshipCriteria

(a)Certificateofappropriatenessfordemolition,removalorrelocation. Anapplicantwhosecertificateofappropriatenessforaproposeddemolition,removalorrelocation

ofalandmark,resourceorpropertyhasbeendeniedmayapplyforreliefontheground

ofeconomichardship.Inordertoprovetheexistenceofeconomichardshipsufficientto

justifydemolition,

removal,

or

relocation,

the

applicant

shall

establish

that

the

denial

of

acertificateofappropriatenesswillpreventthepropertyownerfromearninga

reasonablereturnoninvestment,regardlessofwhetherthatreturnrepresentsthemost

profitablereturnpossible.

(b)CertificateofAppropriatenessfordemolition. Theapplicantforacertificateofappropriatenessfordemolitionmustestablishtothecommission'ssatisfaction,an

imminentplanofreuseorredevelopmentoftheaffectedproperty. Theapplicantforan

income producingpropertyshallestablishthat:

i. thepropertyisincapableofearningareasonablereturn,regardlessofwhetherthatreturnrepresentsthemostprofitablereturnpossible;and,

ii. thepropertycannotbeadaptedforanyotheruse,whetherbythecurrentownerorbyapurchaser,whichwouldresultinareasonablereturn;and,

iii. effortstofindapurchaserinterestedinacquiringthepropertyandpreservingithavefailed.

iv. Indecidinguponsuchapplicationforremoval,relocationordemolition,thecommissionmayconsiderwhethertheownerhascreatedhisownhardship

throughwasteandneglect,therebypermittingthepropertytofallintoa

seriousstateofdisrepair.

(c) Beforeapprovingtheremoval,relocationordemolitionofanindividuallandmarkorstructurewithinahistoricdistrict,thecommissionmaysuspendtheapplicationforup

toonehundredandeighty(180)daystoallowtheapplicanttoconsultingoodfaithwith

thecommission,localpreservationgroups,andthepublicinadiligentefforttoseeka

lessintrusivealternativetodemolition.

Section22. AffirmativeMaintenanceandRepairRequirement

(a)Ordinarymaintenance;repair.i. Nothinginthislocallawshallbeconstruedtopreventtheordinary

maintenanceandrepairofanyexteriorarchitecturalfeatureofahistoric

landmarkorpropertywithinahistoricdistrictthatdoesnotinvolveachange

indesign,buildingmaterials,colororoutwardappearance.


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23

ii. Thecommissionmayevaluateanddecide,withoutpublichearing,whetherornotproposedworkconstitutesordinarymaintenanceandrepairor

requiresacertificateofappropriateness.

(b)Noownerorpersonwithaninterestinrealpropertydesignatedasanindividuallandmark

or

included

with

an

historic

district

shall

permit

the

property

to

fall

into

a

seriousstateofdisrepair. Maintenanceshallberequired,consistentwiththeProperty

MaintenanceCodeofNewYorkStateUniformFirePreventionandBuildingCodeandall

otherapplicablelocalregulations.

(c) Everyownerorpersoninchargeofanimprovementonalandmarksiteorinanhistoricdistrictshallkeepingoodrepair:

i. alloftheexteriorportionsofsuchimprovementsandii. allinteriorportionsthereofwhich,ifnotsomaintained,maycauseortendto

causetheexteriorportionsofsuchimprovementtodeteriorate,decayor

becomedamagedorotherwisetofallintoaseriousstateofdisrepair.

Examplesoftypesofprohibiteddisrepairinclude,butarenotlimitedto:

1. deterioratedorcrumblingexteriorplasters,mortarorfacades;2. deterioratedorinadequatefoundation;3. defectiveordeterioratedflooringorfloorsupportsorany

structuralfloormembersofinsufficientsizetocarryimposed

loadswith

safety;

4. deterioratedwallsorotherverticalstructuralsupportsthatsplit,lean,listorbuckleduetodefectivematerialordeterioration;

5. membersofceilings,roofs,ceilingandroofsupportsorotherhorizontalmemberswhichsag,splitorbuckleduetodefective

materialordeteriorationorareofinsufficientsizetocarry

imposedloads;

6.ineffective

or

inadequate

waterproofing

of

exterior

walls,

exterior

chimneys,roofs,foundationsorfloors,includingwindowsor

doors,whichmaycauseortendtocausedeterioration,decayor

damage;

7. defectiveorinsufficientweatherprotectionforroofs,foundationorexteriorwallcovering,includinglackofpaintorweatheringdue

tolackofpaintorotherprotectivecovering,whichmaycauseor

tendtocausedeterioration,decayordamage;


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24

8. fireplacesorchimneyswhichlist,bulgeorsettleduetodefectivematerialordeteriorationorareofinsufficientsizeorstrengthto

carryimposedloadswithsafety;

9. anyfaultordefectinthebuildingorstructurewhichrendersitnotproperlywatertightorotherwisecompromisesthelifeand

characterofthebuildingorstructure.

(d) Interiors:Everyownerorpersoninchargeofanimprovementtoaninteriorlandmarkshallkeepingoodrepair:

i. allportionsofsuchinteriorlandmarkandii. allotherportionsoftheimprovementwhich,ifnotsomaintained,maycause

ortendtocausetheinteriorlandmarkcontainedinsuchimprovementto

deteriorate,decay,orbecomedamagedorotherwisetofallintoaserious

stateofdisrepair.

(e)Everyownerorpersoninchargeofasceniclandmarkshallkeepingoodrepairallportionsthereof.

Section23.EnforcementandViolations;Penalties

(a)Allworkperformedpursuanttoacertificateofappropriateness issuedunderthis locallawshallconformtotherequirementsexpresslystated inthecertificateorreasonably

impliedtherefrom. Itshallbethedutyofthebuilding inspectortoperiodically inspect

any suchwork toassurecompliancewith thecertificateandallapplicable law. In the

eventanyrequirementincludedinthecertificateofappropriatenesshasnotbeenmet,

oruponnotificationof that factby thehistoricpreservationcommission, thebuilding

inspectorshallissueastopworkorderandallworkshallimmediatelycease.Nofurther

workshallbeundertakenontheprojectaslongasastopworkorderisineffect.

(b)Any owner or person in charge of a property who demolishes, alters, constructs, orpermitsadesignatedpropertytofallintoaseriousstateofdisrepairinviolationofthis

local law in the absence of a certificate of appropriateness, a finding of economic

hardship,

or

other

approval

by

the

commission,

may

be

required

by

the

Village/Town/Citygoverningboardtorestorethepropertyanditssitetoitsappearance

priortotheviolation.

(c) If,inthejudgmentofthecommission,aviolationofthislocallawexiststhatwillresultin adetrimentaleffectupon the life and characterof adesignatedhistoric resource,

landmark,propertyoronthecharacterofahistoricdistrictasawhole,thecommission

shall notify the building inspector. If, upon investigation, thebuilding inspector finds


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25

noncompliancewiththerequirementsofthePropertyMaintenanceCodeoftheNew

YorkStateFirePreventionandBuildingCode,oranyotherapplicablelaworregulation,

thebuilding inspectorshallordersuch remediesasarenecessaryandconsistentwith

this local law and shall provide written notice thereof to the secretary of the

commission.

(d)Penalties. A violation of this local law is deemed an offense punishable by a fine,imprisonmentorboth,asfollows:

i. FirstOffense:Afirstconvictionforviolationofthis local lawmayresult inafine not exceeding $350 or imprisonment for a period not to exceed six

months,orboth;

ii. Second Offense: A second conviction for violation of this local law, if theoccurrencethatleadstoconvictionbeganwithinaperiodoffiveyearsfrom

thedateoffirstconviction,mayresultinafinenotlessthan$350normore

than$700orimprisonmentforaperiodnottoexceedsixmonths,orboth;

iii. ThirdOffense:A conviction for a third or subsequentoffense allofwhichwere committed within a period of five years from when the occurrence

leadingtothefirstconvictionbegan,shallincludeafineofnotlessthan$700

normorethan$1000orimprisonmentforaperiodnottoexceedsixmonths,

orboth.

iv. In addition to any penalties imposed under this local law, continuedviolationsofthislocallawshallbepunishableinanyothermannerprovided

underotherlocalregulations,andstateandfederallaw.

(e)ThecommissionshallnotifytheVillage/Town/CitygoverningboardofanenforcementmatterarisingunderthislocallawandshallreferittotheVillage/Town/Cityattorney.

Actiontoenforcethislocallawshallbebroughtbythe(Village/Town/City)attorneyor

otherattorneydesignatedbytheVillage/Town/Citygoverningboard.Civilremedies

authorizedunderSection23ofthislocallawshallbeinadditiontoandnotinlieuofany

criminalprosecutionandpenalty.

Section24. Appeals.

Any person aggrieved by adecisionof the commission relating to a certificateof economic

hardshiporacertificateofappropriatenessmay,within15daysofthedecision,fileawritten

appealtotheVillage/Town/Citygoverningboardforreviewofthedecision. Appellatereview

shallbebasedonthesamerecordthatwasbeforethecommissionandusingthesamecriteria

inthislocallaw.

Section25. Definitions

Asusedinthislocallaw,thefollowingwordsandphraseshavethefollowingmeaning:


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26

Acquisition:Theactorprocessofacquiringfeetitleorotherinterestinrealproperty,

includingacquisitionofdevelopmentrightsorremainderinterest.

Addition:Anyactorprocessthatchangesoneormoreoftheexteriorarchitectural

features

of

a

building

or

structure

by

adding

to,

joining

with

or

increasing

the

size

or

capacityofthebuildingorstructure.

Alteration:Anyactorprocess,otherthandemolitionorpreventativemaintenance,that

changestheexteriorappearanceofsignificanthistoricalorarchitecturalfeatures,orthe

historiccontextofadesignatedlandmark,including,butnotlimitedto,exterior

changes,additions,newconstruction,erection,reconstruction,orremovalofthe

buildingorstructure,orgrading.

Appropriate:Especiallysuitableorcompatible.

ArchitecturalSignificance:Thequalityofabuildingorstructurebasedonitsdateof

erection,styleandscarcityofsame,qualityofdesign,presentconditionandappearance

orothercharacteristicsthatembodythedistinctivecharacteristicsofatype,periodor

methodofconstruction.

Building:Anyconstructioncreatedtoshelteranyformofhumanuse,suchasahouse,

garageorbarn,andwhichispermanentlyaffixedtotheland. Buildingmayalsoreferto

ahistoricallyrelatedcomplex,suchasahouseandabarn.

BuildingOfficial:Theperson,orhisorherdesignee,authorizedtograntpermitsfor

construction,alteration,anddemolitionpursuanttothecodesadoptedbythe

(Village/Town/City).

BuildingInspector:Theperson,orhisorherdesignee,authorizedandcertifiedto

enforcetheNewYorkStateFirePreventionandBuildingCode. Theperson,orhisorher

designee,whoisalsoauthorizedbytheVillage/Town/Citygoverningboardtoenforce

thislocallaw,exceptwhereanotherofficialisexpresslyauthorized.

CertificateofAppropriateness:Anofficialformissuedbythe(Village/Town/City)

commissionstatingthattheproposedworkonandesignatedhistoriclandmarkis

compatiblewiththehistoriccharacterofthepropertyandthusinaccordancewiththe

provisionsofthislocallawandtherefore:(1)theproposedworkmaybecompletedas

specifiedinthecertificate;and(2)the(Village/Town/City)sdepartmentsmayissueany

permitsneededtodotheworkspecifiedinthecertificate.


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CertificateofEconomicHardship:Anofficialformissuedbythecommissionwhenthe

denialofacertificateofappropriatenesshasdeprived,orwilldeprive,theownerofthe

propertyofallreasonableuseof,oreconomicreturnon,theproperty.

Change:Anyalteration,demolition,removalorconstructioninvolvinganyproperty

subjecttotheprovisionsofthislocallaw.

Character:Definedbyform,proportion,structure,plan,styleormaterial.General

characterreferstoideasofdesignandconstructionsuchasbasicplanorform.Specific

characterreferstoprecisewaysofcombiningparticularkindsofmaterials.

Compatible:Inharmonywithlocation,context,setting,andhistoriccharacter.

Commission:Thehistoricpreservationcommissionestablishedpursuanttosection4of

thisarticle.

Construction:Theactofconstructinganadditiontoanexistingstructureortheerection

ofanewprincipaloraccessorystructureonalotorproperty.

Demolish:Anyactorprocessthatremovesordestroysinwholeorinpartabuilding,

structure,orresource.

DemolitionPermit:Apermitissuedbythebuildingofficialallowingtheapplicantto

demolishabuildingorstructure,afterhavingreceivedacertificateofdemolition

approvalfromthecommission.

Evaluation:Theprocessbywhichthesignificanceandintegrityofabuilding,structure,

object,orsiteisjudgedbyanindividualwhomeetstheprofessionalqualification

standardspublishedbytheNationalParkServiceat36CFRPart61asdeterminedbythe

StateHistoricPreservationOffice,usingthedesignationcriteriaoutlinedinArticle11of

thislocallaw.

ExteriorArchitecturalFeatures:Thearchitecturalstyle,design,generalarrangement

andcomponentsofalloftheoutersurfacesofanybuildingorstructure.

Feature:Elementsembodyingthehistoricalsignificanceorarchitecturalstyle,design,

generalarrangementandcomponentsofalloftheexteriorsurfacesofanylandmarkor

historicresource,including,butnotlimitedto,thetypeofbuildingmaterials,andtype


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28

andstyleofwindows,doors,orotherelementsrelatedtosuchlandmarkorhistoric

resource.

Governingboardormunicipalgoverningboard: Thelawmakingorlegislativebodyofa

city,

town,

village

or

county.

In

towns,

the

governing

board

is

the

town

board;

in

villages,thevillageboardoftrustees;incities,thecommoncouncilorthecitycouncil;

and,incounties,thecountylegislatureortheboardofsupervisors.

HistoricContext:Aunitcreatedforplanningpurposesthatgroupsinformationabout

historicpropertiesbasedonasharedtheme,specifictimeperiodandgeographicalarea.

HistoricDistrict Local:Anareadesignatedasahistoricdistrictbythishistoric

preservationlocallaw,andwhichcontainswithindefinablegeographicboundariesa

significantconcentration,linkageorcontinuityofsites,buildings,structures,orobjects

unitedhistorically

or

aesthetically

by

plan

or

physical

development.

An

historic

district

designatedunderthislocallawshallnottobeconstruedasazoningdistrictofthe

(Village/Town/City),andnothingcontainedhereinshallbeconstruedasauthorizingthe

commissiontoadoptalaw,bylaworregulationthatregulatesorlimittheheightand

bulkofbuildings,regulatesanddeterminetheareaofyards,courtsandotheropen

spaces,regulatesdensityofpopulationorregulatesorrestrictsthelocationsoftrades

andindustriesorcreateszoningdistrictsforanysuchpurpose.

HistoricFabric:Originaloroldbuildingmaterials(masonry,wood,metals,marble)or

construction.

HistoricIntegrity:Theretentionofsufficientaspectsoflocation,design,setting,

workmanship,materials,feelingorassociationforapropertytoconveyitshistoric

significance.

HistoricLandmark:Abuilding,district,site,structureorobjectsignificantinAmerican

history,architecture,engineering,archeologyorcultureatthenational,State,orlocal

level.

HistoricResource:

Any

evaluated

building,

structure,

object,

or

site

that

potentially

meetsthedesignationcriteriaoutlinedinSection11.

HistoricPreservationCommission:TheHistoricPreservationCommissionappointedby

the(Village/Town/City)governingboardforthe(Village/Town/City)of

_________________.


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HistoricProperty:Adistrict,site,building,structure,orobjectsignificantinAmerican

history,architecture,engineering,archeology,orcultureatthenational,state,orlocal

level.

Historic

Resources

Survey:

a)

the

process

of

systematically

identifying,

researching,

photographing,anddocumentinghistoricresourceswithinadefinedgeographicarea,

andb)theresultinglistofevaluatedpropertiesthatmaybeconsultedforfuture

designation.Forthepurposeofthislocallaw,allsurveysshallbeconductedin

accordancewiththeSecretaryoftheInterior'sStandardsandGuidelinesfor

IdentificationandEvaluation,asmaybeamended.

HistoricSignificance:Thequalityofaplace,site,building,districtorstructurebased

uponitsidentificationwithhistoricpersonsoreventsinthe(Village/Town/City)of

__________________.

Integrity:Theauthenticityofaproperty'shistoricidentity,evidencedbythesurvivalof

physicalcharacteristicsthatexistedduringtheproperty'shistoricorprehistoricperiod.

InteriorLandmark:Interiorlandmarksarenotedfortheportionsoftheirinteriorthat

areopentothepublic.

Inventory:Alistofhistoricpropertiesdeterminedtomeetspecifiedcriteriaof

significance.

Landmark:Anybuilding,structureorsitethathasbeendesignatedasalandmarkby

the(Village/Town/City)governingboard,pursuanttoproceduresdescribedinSection

11thatisworthyofpreservation,restorationorrehabilitationbecauseofitshistoricor

architecturalsignificance.

LandmarkAlterationPermit: Apermitapprovinganalterationtoordemolitionofa

landmark,ordemolitionofahistoricresourcelistedintheheritageresourceinventory

pursuanttotheprovisionsofthislocallaw.

Listing:The

formal

entry

or

registration

of

aproperty.

Maintain: tokeepinanexistingstateofpreservationorrepair.

Minorwork:Anychange,modification,restoration,rehabilitation,orrenovationofthe

featuresofanhistoricresourcethatdoesnotmateriallychangethehistoric

characteristicsoftheproperty.


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Move:Anyrelocationofabuildingorstructureonitssiteortoanothersite.

NationalRegisterCriteria:Theestablishedcriteriaforevaluatingtheeligibilityof

propertiesfor

inclusion

in

the

National

Register

of

Historic

Places.

NationalRegisterofHistoricPlaces: Theofficialinventoryofthenationshistoric

properties,districts,sites,districts,structures,objectsandlandmarkswhichare

significantinAmericanhistory,architecture,archaeology,andculture,maintainedby

theSecretaryoftheInteriorundertheauthorityoftheHistoricSitesActof1935andthe

NationalHistoricPreservationActof1966(16USC.470etseq.,36CFRSections60,63,

asmaybeamended).

Non

contributing:

A

feature,

addition

or

building,

structure,

object

or

site

which

does

notaddtothesenseofhistoricalauthenticityorevolutionofanhistoricresourceor

landmarkorwherethelocation,design,setting,materials,workmanship,history,

and/orassociationofthefeature,additionorbuilding,structure,objectorsitehasbeen

soalteredordeterioratedthattheoverallintegrityofthathistoricresourceorlandmark

hasbeenirretrievablylost.

Object:Constructionsthatareprimarilyartisticinnatureorarerelativelysmallinscale

andsimplyconstructed. Althoughitmaybemoveablebynatureordesign,anobjectis

associatedwithaspecificsettingorenvironment. Examplesincludeboundarymarkers,

mileposts,fountains,

monuments,

and

sculpture.

This

term

may

include

landscape

features.

Owner:Thoseindividuals,partnerships,corporations,orpublicagenciesholdingfee

simpletitletoproperty,asshownontherecordsofthe(PropertyRecordsSection)of

the(Village/Town/City).

PeriodofSignificance:Thelengthoftimewhenapropertywasassociatedwith

importantevents,activities,orpersons,orattainedcharacteristicswhichqualifyitfor

landmarkstatus.

Period

of

significance

usually

begins

with

adate

when

significant

activitiesoreventsbegangivingthepropertyitshistoricsignificance;thisisoftenadate

ofconstruction.

Preservation:Theactorprocessofapplyingmeasuresnecessarytosustaintheexisting

form,integrity,andmaterialsofanhistoricproperty.Work,includingpreliminary

measurestoprotectandstabilizetheproperty,generallyfocusesupontheongoing

maintenanceandrepairofhistoricmaterialsandfeaturesratherthanextensive


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replacementandnewconstruction.Newexterioradditionsarenotwithinthescopeof

thistreatment;however,thelimitedandsensitiveupgradingofmechanical,electrical,

andplumbingsystemsandothercoderequiredworktomakepropertiesfunctionalis

appropriatewithinapreservationproject.

Preventativemaintenance:Anyworktopreventdeteriorationordamagetothe

structuralintegrityoranyexteriorfeatureofalandmarkorhistoricresourcethatdoes

notinvolveachangeindesign,materialorexteriorappearance.Suchworkincludes,but

isnotlimitedto,painting,roofrepair,foundationorchimneywork,orlandscape

maintenance.

PropertyType:Agroupingofindividualpropertiesbasedonasetofsharedphysicalor

associativecharacteristics.

Rehabilitation:Theactorprocessofmakingpossibleacompatibleuseforaproperty

throughrepair,alterations,andadditionswhilepreservingthoseportionsorfeaturesof

thepropertywhichconveyitshistorical,architecturalandculturalvalues.

Repair:Actsofordinarymaintenancethatdonotincludeachangeinthedesign,

material,form,orouterappearanceofaresource,suchasrepainting. Thisincludes

methodsofstabilizingandpreventingfurtherdecay,andmayincorporatereplacement

inkindorrefurbishmentofmaterialsonabuildingorstructure.

Restoration:

The

act

or

process

of

accurately

depicting

the

form,

features,

and

character

ofapropertyasitappearedataparticularperiodoftimebymeansoftheremovalof

featuresfromotherperiodsinitshistoryandreconstructionofmissingfeaturesfrom

therestorationperiod.Thelimitedandsensitiveupgradingofmechanical,electrical,and

plumbingsystemsandothercoderequiredworktomakepropertiesfunctionalis

appropriatewithinarestorationproject.

Retain:Theactofkeepinganelement,detailorstructureandcontinuingthesamelevel

ofrepairtoaidinthepreservationofelements,sites,andstructures.

Reversible:Anadditionwhichismadewithoutdamagetotheprojectsoriginal

condition.

ScenicLandmark:Sceniclandmarksencompassstructuresthatarenotbuildings,suchas

bridges,piers,parks,cemeteries,sidewalks,clocks,andtrees.


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SecretaryoftheInterior'sStandardsfortheTreatmentofHistoricProperties:

PrinciplesdevelopedbytheNationalParkService(36CFR68.3,asmaybeamended)to

helpprotecthistoricpropertiesbypromotingconsistentpreservationpracticesand

providingguidancetohistoricbuildingownersandbuildingmanagers,preservation

consultants,architects,contractors,andprojectreviewersonhowtoapproachthe

treatmentof

historic

properties.

The

Secretary

of

the

Interior

Standards

for

the

TreatmentofHistoricPropertiesmayalsobereferredtointhislocallawas"Secretaryof

theInterior'sStandards."

Significant:Havingparticularlyimportantassociationswiththecontextsofarchitecture,

historyandculture.

Site:Thelocationofasignificantevent,aprehistoricorhistoricoccupationoractivity,

orabuildingorstructure,whetherstanding,ruinedorvanished,wherethelocation

itselfmaintains

historical

or

archaeological

value

regardless

of

the

value

of

any

existing

buildings,structuresorotherobjects.Examplesofasiteareabattlefield,designed

landscape,trail,orcampsite.

Stabilization:Theactorprocessofapplyingmeasuresdesignedtoreestablishaweather

resistantenclosureandthestructuralstabilityofanunsafeordeterioratedproperty

whilemaintainingtheessentialformasitexistsatpresent.

Structure:Anyassemblageofmaterialsformingaconstructionframedofcomponent

structuralparts

for

occupancy

or

use,

including

buildings.

Style:Atypeofarchitecturedistinguishedbyspecialcharacteristicsofstructureor

ornamentandoftenrelatedintime;alsoageneralqualityofdistinctivecharacter.

Undertaking:Anyprojectorotheractioninvolvingtheexpansion,modification,

developmentordispositionofthephysicalplantoranysiteorbuilding.

Section26. Severability

Ifanysection,subsection,subdivision,paragraph,clauseorphraseinthislocallaw,oranypart

thereof, isforanyreasonheldtobe invalidorunconstitutional,suchdecisionshallnotaffect

thevalidityof the remaining sectionsorportionsof this local law,oranypart thereof. The

(VillageBoardofTrustees/TownBoard/CityorCommonCouncil)herebydeclaresthatitwould

havepassedeach section, subsection, subdivision,paragraph, sentence, clause,orphraseof

thislocallaw,irrespectiveofthefactthatanyoneormoresections,subsections,subdivisions,

paragraphs,sentences,clauses,orphrasesmaybedeclaredinvalidorunconstitutional.

model law for local governments

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