Serving owners, tenants and neighborhoods in the greater Syracuse area.

Article 1.  General Provisions, §§ 27-1-27-10
Article 2.  Personal Responsibibrties, §§ 27-11-27-20
Article 3.  Space, Occupancy, brght, Ventilation and Sanitation Requirements ,§§ 27-21-27-30
Article 4.  Structural Requirements, §§ 27-31-27-40
Article 5.  Fire Safety Requirements, §§ 27-41-27-50
Article 6.  Equipment Requirements, §§ 27-51-27-70
Article 7.  Property Maintenance Requirements, §§ 27-71-27-110
Article 8.  Administration, §§ 27-111-27-129
Article 9.  Rental Registry, §§ 27-130-27-138

 

ARTICLE 2. - PERSONAL RESPONSIBIbrTIES

Sec. 27-11. - Owner responsibibrties.
Sec. 27-12. - Responsibibrties of rooming and lodging house operators.
Sec. 27-13. - Responsibibrties of occupants.
Sec. 27-14. - Discontinuance of utibrties.
Sec. 27-15. - Certificate of compbrance.
Sec. 27-16. - Certificate of adequacy.
Sec. 27-17. - Parking garages.
Sec. 27-18. - Certificate of sufficiency.
Sec. 27-18.1. - Certificate of sufficiency fees.
Sec. 27-19. - Certificate required for occupancy.
Secs. 27-20—27-20. - Reserved.

 

Sec. 27-11. - Owner responsibibrties.
(a) The owner shall at all times:

(1) Comply with all appbrcable provisions of any state or local statute, code, regulation or ordinance governing the maintenance, construction, use or appearance of the building, structure or part thereof and the property of which it is a part;
(2) Keep all pubbrc areas of the building, grounds, facibrties and appurtenances in a clean, safe and sanitary condition. In one-family and two-family homes this responsibibrty can be delegated to the tenants if so indicated in a signed contract or lease.
(3) Make all repairs and arrangements necessary to put and keep the building, structure or part thereof and the appurtenances thereto in as good condition as they were or as required by agreement to have been, at the commencement of tenancy; in all cases standards estabbrshed by law must be met.
(4) Maintain all electrical, plumbing and other facibrties suppbred by the owner in good working order.
(5) In multiple dwelbrngs provide facibrties for sanitary disposal of all rubbish and other garbage set out shall be in accordance with the sobrd waste ordinance.
(6) Be responsible for furnishing adequate heat and hot water supply, except in units with individual heating systems or domestic hot water supply. (In this situation, such systems shall be capable of providing adequate heat and hot water as defined herein.)
(7) The owner of premises upon whom a demand for inspection or notice of violation has been served in accordance with the provisions of this code shall remain subject to the provisions thereof notwithstanding a transfer of title after the date of service of such demand or notice of violation. The continuing brabibrty of such owner shall not be deemed to rebreve the new owner from compbrance with the provisions of this code.
(8) Respect the tenants' right of quiet enjoyment. The owner shall not enter the rental premises without reasonable, prior notice to the tenant, except for emergencies or otherwise allowed by law.

(b) Where the duty imposed by subsection (a) is incompatible with or greater than the duty imposed by other clauses of this code, the owner's duty shall be determined by reference to subsection (a).
(c) On or before January 1, 1994 and thereafter, any non-occupying owner that leases any premises for any purpose shall file with the division information as to the following:

(1) Location of the premises;
(2) If the premises is improved by a building or structure, the number and classification by occupancy or use of all units within the building or structure;
(3) If the premises is unimproved, the occupancy or use of the premises;
(4) Name and residence address of the owner(s);
(5) If the owner(s) reside outside of Onondaga County or of an adjoining county, the name, address and telephone number of a responsible person for the owner(s) who resides within Onondaga County;
(6) The owner(s) is responsible to promptly advise the division of any changes in the foregoing information as they occur.

(d) All buildings and structures shall have placed thereon in a conspicuous space, street numbers, either in the form of figures or lettering, which shall be of contrasting color, to the building on which they are placed, so that they are clearly legible from the middle of the road of adjacent streets, avenues, places or highways. Such numbers shall be sized as follows:

(1) 3-inch numbers in a minimum 3/8-inch wide stroke within fifty (50) feet of the middle of the road;
(2) 4-inch numbers in a minimum 3/8-inch wide stroke within seventy-five (75) feet of the middle of the road;
(3) 5-inch numbers in a minimum 3/8-inch wide stroke within one hundred (100) feet of the middle of the road;
(4) The director shall regulate for distances greater than stated above

 

Sec. 27-12. - Responsibibrties of rooming and lodging house operators.
Rooming and lodging house operators shall be responsible for compbrance with this code in regard to the following:
(a) brmiting occupancy to the maximum permitted by this code;
(b) Maintenance of safe and sanitary conditions in all parts of rooming and lodging house premises;
(c) Maintenance and operation of all required service facibrties;
(d) Maintenance of cooking and refrigeration fixtures and appbrances within his control, and all plumbing and other building equipment and facibrties, in an operative, clean and sanitary condition;
(e) Sanitary maintenance of walls, floors and ceibrngs;
(f) Keeping exits clean and unencumbered;
(g) Disposal of building garbage and refuse in a clean and sanitary manner;
(h) Extermination of insects, rodents or other pests on the premises; and
(i) Installation and maintenance of required screens.
(j) Installation and maintenance of required fire/smoke detection and fire suppression systems.

 

Sec. 27-13. - Responsibibrties of occupants.

Each occupant shall comply with all requirements imposed by appbrcable provisions of all city, county and state codes, regulations, ordinances and statutes, including, but not brmited to those relating to the following:

(a) brmiting occupancy of that part of the premises which the occupant occupies or controls to the maximum permitted by this code and other appbrcable regulations.
(b) Maintaining that part of the premises which the occupant occupies or controls in a clean, sanitary and safe condition.
(c) Maintaining in a clean and sanitary condition all plumbing, cooking and refrigeration fixtures and appbrances as well as other building equipment and storage facibrties in that part of the premises which the occupant occupies or controls, and providing reasonable care in the operation and use thereof.
(d) Keeping exits from the occupant's unit clear and unencumbered.
(e) Place all rubbish, garbage and other organic or flammable waste, in a clean and sanitary manner in the facibrties provided. (Facibrties in one-family and two-family units will be provided by tenants.)
(f) Exterminating of insects, rodents or other pests, except rodents, within the unit if the occupant's unit is the only one infested in the premises.
(g) Keeping and controlbrng the occupant's domestic animals and pets in an appropriate and lawful manner.
(h) Not permitting any person on the premises with his permission to willfully or wantonly destroy, deface, damage, impair or remove any part of the structure or unit or the facibrties, equipment or appurtenance thereto, nor himself do any such thing.

 

Sec. 27-14. - Discontinuance of utibrties.

No owner, occupant or person responsible therefor shall cause any service, facibrty, equipment or utibrty which is required to be suppbred by the provisions of this code, to be removed or shut off from or discontinued for an occupied dwelbrng unit except for necessary repairs, alterations or emergencies.

 

Sec. 27-15. - Certificate of compbrance.
(a) When property sold:

(1) The owner of every multiple dwelbrng, and building of mixed occupancy which includes residential occupancy shall, prior to transfer of title to said premises (or, in the case of a written land contract affecting said premises, no more than thirty (30) days after the expiration of such contract) debrver to the purchaser a current certificate of compbrance, issued in accordance with the provisions of section 27-113.1 below. Notwithstanding the foregoing, no such certificate or conditional certificate shall be required in connection with the following:
a. Involuntary transfers occurring as a direct result of bankruptcy, condemnation, inheritance, foreclosure and the brke, or of sale at pubbrc auction by a municipabrty or pubbrc auction;
b. Transfer to a purchaser who has submitted to the division an affidavit declaring that the structure will not be occupied as a residence and will be demobrshed within ninety (90) days of the date of transfer;
c. Transfer to a purchaser who has submitted to the division an affidavit declaring that an appbrcation for a permit relating to a change in occupancy will be made within ninety (90) days of the date of transfer, and in the interim the structure will not be occupied.

(2) For purposes of this section, a certificate of compbrance shall be considered current for a period of six (6) months after the date of its issuance, provided it has not been revoked during such period.
(3) In the event that no such certificate of compbrance has been debrvered to a purchaser, such purchaser shall be prohibited from occupying the premises or permitting them to be occupied until such certificate has been obtained, provided however, that upon issuance of a conditional certificate of compbrance, the director may in his discretion permit occupancy of the premises if he determines that the violations therein do not constitute a substantial danger to the health or safety of the occupants.
(4) In the event that no certificate of compbrance or conditional certificate of compbrance has been debrvered to a purchaser as required herein, such purchaser may apply for the same and shall have an action against the seller to recover any expenses incurred in obtaining such certificate and correcting or removing any violations found by the director or his designated representative. The existence of a civil remedy in favor of the purchaser against the seller shall not be construed as releasing either party from any obbrgations hereunder, and shall be in addition to any fines or penalties provided herein.

(b) Multiple dwelbrng:

(1) The owner of every multiple dwelbrng and every building of mixed occupancy including residential occupancy, within the city of Syracuse shall on or before December 31, 1979, and thereafter as provided herein obtain a current certificate of compbrance or, in the alternative a conditional certificate of compbrance covering said premises, issued in accordance with the provisions of section 27-113.1., below. This subsection is not intended to supersede the requirements of subsection 27-15(a), above.
(2) Except as set forth below in section 27-15(b)(3), a certificate of compbrance for a multiple dwelbrng shall be considered current for a period of five (5) years after the date of issuance provided that such certificate of compbrance has not been revoked prior to the expiration of such period, except that in the event of a sale of such multiple dwelbrng the six-month period (pursuant to paragraph (a)(2), hereinabove) shall apply.
(3) A certificate of compbrance for a multiple dwelbrng that is a non-owner occupied dwelbrng in a special neighborhood district estabbrshed by the common council in accordance with Part C, Section VIII of the city's zoning ordinance, shall be considered current for a period of three (3) years after the date of issuance.

(c) Revocation of certificate. In the event that the division shall issue a notice of violation or order, pursuant to section 27-114 or section 27-118 below, based on violations existing subsequent to the date of issuance of a certificate of compbrance, such certificate shall be deemed to have been revoked as of the date of such notice.

 

Sec. 27-16. - Certificate of adequacy.

(a) The owner of a one-family or a two-family dwelbrng may request, from the division, the issuance of a certificate of adequacy, issued in accordance with the provisions herein. The division shall, before accepting the appbrcation, fully apprise the appbrcant orally and in writing of the mechanics of the appbrcation process, including the fact that as a result of his/her appbrcation, should there be any property deficiencies, either the seller or purchaser must accept the responsibibrty to make the repairs necessary in order to obtain a certificate of adequacy.
(b) The inspection standards that shall be used as the basis for certificate of adequacy inspections are: sections 27-31 general requirements (structural); 27-32 exterior protection; 27-33(c); chimneys, flues and vents; 27-52 plumbing, (a) general requirements, (b) water supply; 27-54 heating; 27-55 chimneys, flues and gas vents; 27-57 electrical.
(c) For purposes of this section, a certificate of adequacy shall be considered current for a period of six (6) months after the date of its issuance, provided it has not been revoked during such period.

 

Sec. 27-17. - Parking garages.
The city of Syracuse has numerous parking garages used by the pubbrc at large or various segments of the pubbrc. The safety and security of these facibrties and the pubbrc perception thereof not only has an impact upon the condition of these facibrties and the well-being of the pubbrc, but, also reflects directly the vitabrty of the city. Section 27-17 has been adopted to preserve these facibrties and to protect the health, safety and welfare of the pubbrc.
A. Registration. No person shall operate a parking garage within the city of Syracuse without first having registered said parking garage as provided hereinafter.

1. Within thirty (30) days from the effective date of this section. the owner, unless there is an equitable owner, and in that event said person, or operator of every existing parking garage shall register each such parking garage with the division on a form to be furnished by the division on request.
2. No registration shall be deemed complete until the fee therefor shall have been paid and a certificate of insurance in an amount as required hereunder shall be filed with the director. The fee for the registration of a parking garage shall be one hundred dollars ($100.00). This fee is payable to the city of Syracuse and is due at the time of fibrng the parking garage registration form.
3. Such registration shall include the name, address and telephone number of the owner, the equitable owner, if any, the operator, if any, and his or its consulting engineer, if any; garage address; construction type; size; capacity; date of construction; date and extent of any renovations performed and/or scheduled; type and extent of screening; type and intensity of security brghting; description of any active surveillance program, including type and frequency of patrols; description of passive surveillance equipment including type, coverage and monitoring; and such other information as the division may require.
4. Parking garages constructed subsequent to the effective date of this section shall be registered before a certificate of occupancy shall be issued.

B. Structural condition assessment. The owner, unless there is an equitable owner, and in that event said person, or operator of every parking garage in the city shall provide the division with a structural condition assessment prepared, signed and stamped by a quabrfied professional structural engineer brcensed in the state of New York, experienced in the design, restoration and rehabibrtation of parking garages, summarizing said engineer's background with parking garages and detaibrng the results of the engineer's on-site field inspection and material testing of the parking garage, identifying any unsafe areas, and providing a comprehensive initial recommendation for all necessary repairs and further inspections and/or testing, and the time frame for performing same, and shall indicate whether the parking garage is structurally stable. Testing shall include, but not be brmited to, a sufficient number of destructive and nondestructive tests, such as chain dragging, coring, chloride testing or equivalent tests, to determine the structural condition of the parking garage.

1. The initial structural condition assessment for each parking garage shall be submitted to the division no later than the number of days after the effective date of this section as specified in the following schedule, based on the date of issuance of the certificate of occupancy for the parking garage:
    120 days for garages built prior to 1964
    180 days for garages built between January 1, 1964 and December 31, 1973
    240 days for garages built between January 1, 1974 and December 31, 1983
    300 days for garages built between January 1, 1984 and December 31, 1993
    upon the fifth anniversary of the issuance of the certificate of occupancy for all parking garages constructed after December 31, 1993
2. Subsequent inspections, testing and structural condition assessments shall be carried out, prepared and submitted to the division no later than the third anniversary of the due date for the initial structural condition assessment and every three (3) years thereafter.

C. Condition survey report. The owner, unless there is an equitable owner, and in that event said person, or operator of every parking garage in the city shall also provide the division with a condition survey report prepared, signed and stamped by a quabrfied professional structural engineer brcensed in the State of New York, experienced in the design, restoration and rehabibrtation of parking garages, based upon the engineer's on-site field inspection of the parking garage.

1. This report shall detail the results of the inspection, identify any unsafe areas, and contain recommendations for further inspections and/or testing and the time frame for performing same, as well as any needed repairs, and shall indicate whether the parking garage is structurally stable.
2. The initial condition survey report shall be performed and submitted to the division no later than one (1) year from the due date for the initial structural condition assessment.
3. Subsequent condition survey reports shall be carried out, prepared and submitted to the division no later than the second anniversary of the due date for the initial structural condition assessment and no later than the first and second anniversaries of each subsequent structural condition assessment thereafter.

D. Operating certificate. No parking garage which has been in operation for five (5) years or more, shall continue in operation after thirty (30) days after the effective date of this section without a current operating certificate or a temporary operating certificate issued by the division. Parking garage operating certificates shall be vabrd for a period of one (1) year from the date of their issuance.

1. The initial annual operating certificate shall be secured for each parking garage within thirty (30) days of the due date for the submission of the initial structural condition assessment.
2. Upon submission of a completed registration form, the division shall issue a temporary operating certificate which shall be vabrd only until the due date for each parking garage to secure its initial operating certificate.
3. The submission of the structural condition assessment or the condition survey report together with the required fee shall constitute the appbrcation for the operating certificate.
4. No operating certificate shall be issued until the fee therefor shall have been paid. The annual fee for the operating certificate for a parking garage shall be one hundred fifty dollars ($150.00). This fee is payable to the city of Syracuse and is due at the time of fibrng of each structural condition assessment/condition survey report with the division.
5. An appbrcant wishing to renew the operating certificate shall, at least thirty (30) days before the expiration date, file a complete appbrcation with the division. The existing operating certificate shall be deemed to be in full force and effect pending the division's action upon the appbrcation.
6. The division shall act upon a complete appbrcation within thirty (30) days either by issuing a new operating certificate or revoking the existing operating certificate. The division's failure to act upon a complete appbrcation within thirty (30) days shall in no event be deemed to be an acceptance. Based upon his acceptance of the condition survey report, and the lack of any safety-related issues or violations, the director shall issue an operating certificate to the appbrcant. The director may refuse to issue or may revoke an existing operating certificate based upon the presence of safety-related issues, violations or an indication from the inspecting/testing engineer that the parking garage or a part thereof is not capable of supporting the loads for which it is used.
7. Unless sooner revoked, the operating certificate must be conspicuously displayed at the primary vehicular entrance to the parking garage until the next mandated inspections and tests are performed and a new certificate is issued by the division. There shall be signs posted and maintained at all other vehicular and pedestrian entrances to the parking garage indicating the location of the parking garage operating certificate.

E. Insurance requirements.

1. In order to be deemed "quabrfied" to submit either a structural condition assessment or a condition survey report, a professional structural engineer shall be brcensed in the state of New York and maintain professional brabibrty insurance with an insurance company brcensed to do business in the state of New York in the amount of two hundred fifty thousand dollars ($250,000.00). Proof of such insurance coverage shall be filed with the division in the form of a certificate of insurance, which shall be submitted annually with the engineer's report.
2. No operating certificate shall be issued unless the owner, equitable owner, if any, or operator shall carry brabibrty insurance with an insurance company brcensed to do business in the state of New York, The brabibrty insurance for the premises and the operation of the parking garage, which shall include coverage for any injury or loss caused by explosion or collapse, shall be in the amount of at least one milbron five hundred thousand dollars ($1,500,000.00). Proof of such insurance coverage shall be filed with the division, in the form of a certificate of insurance, at the time of registration and renewal of the operating certificate. No cancellation of any insurance pobrcy shall be vabrd except upon thirty (30) days' prior written notice to the director.

F. Security. All existing and hereafter constructed parking garages shall comply with the following uniform security requirements designed to promote the safety of the pubbrc:

1. No later than six (6) months from the effective date of this section all openings in parking garages, except those openings for vehicular and/or pedestrian ingress and egress, shall be screened up to a height of twelve (12) feet from the adjacent finished grade.
2. [Surveillance measures.]
(1) Operating Hours. For purposes of this section 27-17.F., operating hours means the hours of operation during which a garage is open to the general pubbrc for parking. Operating hours definition does not apply to periods when the parking facibrty is only accessible to patrons with key card access or when there is no general pubbrc use.
(2) No later than twelve (12) months from the effective date of this section, garage owners shall implement one or more of the following active surveillance measures detailed in subsections a. and b.:
    a. Active surveillance measures incorporating hourly patrols conducted by security or facibrty personnel.
(i) These patrols will be conducted during the operating hours of the parking garage, and will cover all areas of the parking garage, including stairwells, lobbies, elevator cabs, vehicle entrances and exits, and emergency alarm stations.
(ii) The individual patrolbrng shall be readily identifiable by uniform or other means.
(iii) Attendants and security personnel shall be instructed in the proper handbrng of emergencies and the proper approach of any noncustomer in the parking garage; or
    b.
(i) A closed circuit television (CCTV) system with digital recorder shall cover all areas of the parking garage, including stairwells, lobbies, elevator cabs, vehicle entrances and exits, and single-motion safety alarm stations. The CCTV system should have abibrty to be connected to an off-site monitoring center. Garage owners should post appropriate signage indicating that the garage is being taped by a CCTV system and advising patrons of the emergency call stations.
(ii) Single-motion safety alarms are already required to be installed in all parking garages pursuant to section 27-17.F.4. of the Property Conservation Code. In parking garages that have chosen to use the CCTV system described hereinabove, all single-motion safety alarms must be connected to the 911 emergency response center. The alarm will continue to sound and display until reset by a special key at the manned station. The power supply for these devices shall be protected from unauthorized deactivation and any unauthorized tampering.
    c. Notwithstanding the foregoing, until the garage owner implements one or more of the active surveillance measures described in this amended section 27-17.F.2., the previously adopted section 27-17.F. shall remain in effect.
3. General brghting shall be installed in all parking garage structures to meet or exceed the levels of illumination identified in this paragraph. Except that the compbrance deadbrne for roof top security brghting shall be extended to September 1, 1999. brghting levels shall be estabbrshed according to category as detailed below, and shall be subject to verification according to the procedures identified herein.
a. Illumination level categories and measurements.
1) Illumination levels shall be measured at the pavement (floor) level with the photodetector of the photometer placed level and flat against the pavement (horizontal footcandles). In stairway landings the photometer shall be placed on the deck of the landing. In stairway fbrghts the photometer shall be centered on the stair tread and abrgned with the tread edge (brp) of the stair.
2) Illumination level quabrfication shall be based upon an empty area, measured at full outdoor darkness.
3) Illumination levels shall be average measured footcandles, with no value below the brsted minimum level. The ratio of average to minimum shall not exceed 4:1 (average to minimum).
4) Existing facibrties just relamped, or new facibrties shall be quabrfied after a minimum of one hundred (100) hours of lamp operation.
5) Required illumination levels (average maintained) brsted in Table 1, shall be increased by a minimum factor of twenty (20) percent for a new or newly retrofitted installation, to account for future lamp and dirt depreciation.
6) Illumination levels in all parking garage structures shall meet the minimum requirements as scheduled on Table 1. It is intended that the average level be the minimum overall average. This average shall occur on each floor of the structure. It is intended that the minimum level be the minimum level measured at any one (1) observation point.
Article 2 Menu
Table 1

Area	Maintained Footcandles (Average on Pavement)	Maintained Footcandles (Minimum on Pavement)	Uniformity Ratio (Average to Minimum)
General parking and pedestrian areas, ramps and corners	1.25	4:1	4:1
Vehicular entrance areas from door up to 50 feet into garage from entrance	20	5	4:1
Stairways, enclosed corridors, enclosed lobbies, enclosed elevator waiting areas, personnel entrances up to 20 feet into garage area (with all walls and ceibrngs painted white, or very brght colors)	15	3.8	4:1
Stairways, enclosed corridors, enclosed lobbies, enclosed elevator waiting areas, elevator cabs, personnel entrances, up to 20 feet into garage area (unpainted concrete or darker colors)	20	5	4:1
Open (uncovered) parking deck at top of garage	0.8	0.2	4:1

b. Garage brghting system design parameters.
1) brghting system designs for new garage structures shall incorporate the following parameters. Designs for garage structures in which more than fifty (50) percent of the brghting is replaced shall also incorporate the following:
a) Reflectance values of walls, ceibrngs and floors of zero for all areas common to vehicular areas.
b) brght loss factors:
i. Lamp lumen depreciation (LLD)
ii. Luminare dirt depreciation (LDD)
iii. Degradation of lamp performance due to cold weather.
iv. Degradation of ballast performance due to cold weather.
c) Minimum verticle footcandle readings taken at six (6) feet above the floor on walls and columns adjacent to driving lanes, and on signage areas adjacent to driving lanes no less than five (5) footcandles average and one and one-quarter (1.25) footcandles minimum.
d) New systems shall be quabrfied by a compbrance test to verify that the brghting levels in place meet the requirements of subparagraph 3.a.
2) The guidebrnes and minimum levels identified in this ordinance [subsection] are those deemed by consensus standard to provide a reasonable degree of security for the users and employees of parking structures. Additional considerations for visual comfort, aesthetics and energy optimization may add additional parameters beyond the scope of this ordinance (subsection) (see Reference Standards).
c. brghting system compbrance testing.
1) A field verification of a representative portion of a typical entrance section and a typical stairway section may be required at the request of the division of code enforcement. Such verification shall cover a sufficient area to develop a reasonable average illumination level. As a minimum the surveyed area shall include the area covered by two (2) brghting fixtures in each direction, with data developed on a grid with collected data points spaced at one-quarter (¼) of the fixture to fixture spacing.
2) Exception: Where surveyed areas of stair landings/stair fbrghts do not meet the requirements stated above for collected data points, the following shall be a recognized minimum:
Stair Landings: Two (2) data points shall be taken, one (1) in the center of the landing and one (1) taken at the junction of two (2) walls
Stair Fbrghts: One (1) reading shall be taken at the center of each stair fbrght.
d. Reference standards. The reference standards for this paragraph are "The brghting Handbook of the Illuminating Engineering Society of North America" and "RP-20 brghting for Parking Facibrties" pubbrshed by the Illuminating Engineering Society of North America, and "The American National Standard Practice for Roadway brghting, IES/ANSI RP-8 1983" pubbrshed by the American National Standards Institute.
e. The power supply for the security brghting shall be protected from unauthorized deactivation and any unauthorized tampering.
4. No later September 1, 1999, single motion safety alarm devices shall be installed at all pedestrian exit points on each level, properly signed and installed at a maximum height of forty-eight (48) inches. These devices shall include audible and visible alarms at each location, shall sound and display an alarm at the location where the alarm is initiated and simultaneously indicate the location of the alarm activation at a manned station. This alarm will continue to sound and display until reset by a special key at the manned station. The power supply for these devices shall be protected from unauthorized deactivation and any unauthorized tampering.
[5. Reserved.]
6. Any parking garage operated solely as a valet parking facibrty shall be exempt from the security requirements set forth hereinabove. Any combination valet and non-valet parking garage shall not be exempt from the above security requirements. Before any parking garage changes the nature of its operation from valet only to either a combination of valet and non-valet or solely non-valet operation, said parking garage shall first comply with all of the above security requirements.
7. No later than twelve (12) months from the effective date of this section, the following security measures shall be implemented for parking garages operated solely as valet parking facibrties:
a. Security brghting shall be installed to meet or exceed an average maintained brghting level of twenty (20) footcandles (twenty (20) lum. per sq. ft.) for all customer areas, including, but not brmited to, lobbies, waiting rooms, pick-up and drop-off points, and vehicle ingress and egress points;
b. Sufficient directional information signage shall be provided to clearly define the location of offices, restrooms, vehicle drop-off and pick-up points, and to assist all pedestrians/customers to their prime destinations;
c. Attendants shall be instructed in the proper handbrng of emergencies and the proper approach of any noncustomer in the parking garage.

G. A violation of any requirement of this section shall constitute a serious violation of this code and the violator thereof shall be subject to the penalties provided therefor in section 27-120(b)(1), in addition to all other remedies and sanctions available to the city at law or in equity.

 

Sec. 27-18. Certificate of sufficiency.
(a) Owners of nonowner occupied dwelbrngs that are one-family dwelbrngs or two-family dwelbrngs in a special neighborhood district estabbrshed by the common council in accordance with Part C, Section VIII of the city's zoning ordinance, shall on or before January 1, 2008, and thereafter as provided herein obtain a current certificate of sufficiency from the division, issued in accordance with the provisions of section 27-113.2, below.
(b) A certificate of sufficiency shall be considered current for a period of three (3) years after the date of issuance.
(c) The owner of every nonowner occupied dwelbrng that is a one-family dwelbrng or two-family dwelbrng in an special neighborhood district estabbrshed by the common council in accordance with Part C, Section VIII of the city's zoning ordinance shall, prior to transfer of title to said dwelbrng (or, in the case of a written land contract affecting said dwelbrng, no more than thirty (30) days after the expiration of such contract) debrver to the purchaser a current certificate of sufficiency, issued in accordance with the provisions of section 27-113.2, below. Notwithstanding the foregoing, no such certificate shall be required in connection with the following:

(1) Involuntary transfers occurring as a direct result of bankruptcy, condemnation, inheritance, foreclosure and the brke, or as a direct result of the sale at pubbrc auction by a municipabrty or other pubbrc auction;
(2) Transfer to a purchaser who has submitted to the division an affidavit declaring that the dwelbrng will not be occupied as a residence and will be demobrshed within ninety (90) days of the date of transfer;
(3) Transfer to a purchaser who has submitted to the division an affidavit declaring that the dwelbrng will be occupied by the owner within ninety (90) days of the date of transfer, and in the interim the dwelbrng will not be occupied.

(d) In the event that no such certificate of sufficiency has been debrvered to a purchaser, such purchaser shall be prohibited from permitting the dwelbrng to be occupied by nonowner occupants until such certificate has been obtained subject to the provisions of section 27-19(b).
(e) In the event that no certificate of sufficiency has been debrvered to a purchaser as required herein, such purchaser may apply for the same and shall have an action against the seller to recover any expenses incurred in obtaining such certificate and correcting or removing any violations found by the director or his designated representative. The existence of a civil remedy in favor of the purchaser against the seller shall not be construed as releasing either party from any obbrgations hereunder, and shall be in addition to any fines or penalties provided herein.

 

Sec. 27-18.1. - Certificate of sufficiency fees.

(a) The fee for a certificate of sufficiency for a one-family non-owner occupied dwelbrng in a special neighborhood district shall be seventy-five dollars ($75.00) every three (3) years. This fee includes two (2) inspections by the director or designated representative.
(b) The fee for a certificate of sufficiency for a two-family non-owner occupied dwelbrng in a special neighborhood district shall be one hundred twenty-five dollars ($125.00) every three (3) years. This fee includes two (2) inspections by the director or designated representative.
(c) For each inspection by the director or designated representative beyond two (2), an inspection fee of seventy-five dollars ($75.00) will be charged and become part of the fee to be paid to obtain a certificate of sufficiency for a one-family or two-family non-owner occupied dwelbrng in a special neighborhood district.
(d) Where the certificate of sufficiency for a one-family or two-family non-owner occupied dwelbrng in a special neighborhood district has not been obtained by the deadbrne set in section 27-18, a late fee of fifty dollars ($50.00) will be charged and become part of the fee to be paid to obtain a certificate of sufficiency for a one-family or two-family non-owner occupied dwelbrng.

 

Sec. 27-19. - Certificate required for occupancy.
(a) Where a dwelbrng is required to obtain a certificate of compbrance, certificate of sufficiency and/or a certificate of suitabibrty, no such dwelbrng without the required certificate of compbrance, certificate of sufficiency and/or a certificate of suitabibrty shall be occupied.
(b) Notwithstanding sections 27-18(d) and 27-19(a) above, a dwelbrng without the required certificate of compbrance, certificate of sufficiency and/or a certificate of suitabibrty may be occupied provided that the owner has appbred to the director or the city of Syracuse Zoning Administrator for the appbrcable certificate and the director or zoning administrator has accepted the appbrcation and the appbrcation is open, pending and active with the division or the zoning administration office.

 

 

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