If you are thinking of remodeling or altering your house…
First, stop by or call Village Hall (738-8820) to see what permits, if any, you need.
Second, if you need a permit, prepare the necessary building plans or outline of the scope of work and make an appointment with the Village Manager at Village Hall for the issuance of the permit. Appointments for Building Permits are made weekdays during regular hours.
Q. Under what circumstance would I be required to obtain a building permit?
A. Building permits are required for any modification or alteration to your house. The sole exception to this requirement is in the case of a repair.
Q. How is “repair” defined?
A. A repair is defined in its most narrow terms. For example, replacing a broken windowpane would be a repair. Replacing the same window with one that has energy saving properties would be a modification requiring a building permit. The following summary illustrates the distinction between repair and modification or alteration which requires a permit for a number of common home projects:
Modification requiring
a building permit | Modification NOT requiring
a building permit |
| -Exterior siding replacement | -Fixing broken exterior siding & stucco |
| -Large scale interior wall replacement | -Fixing interior cracked plaster |
| -Replacing plumbing fixtures | -Fixing leaking plumbing |
| -Replacing boiler or furnace | -Repairing boiler or furnace/td>
|
| -Replacing gutters | -Replacing gutters |
-Replacing or adding architectural detail such as
porticos, columns, molding etc. | -Repairing a limited section of architectural detail |
Q. Why is the Village of Pelham Manor so fussy about requiring building permits for every little thing?
A. Most importantly, the Village of Pelham Manor takes its responsibility of enforcing the provisions of the New York State Residential Code very seriously. In addition, up to date building records are a valuable resource for banks when approving financing, insurance companies when determining insurable value for premiums or property losses and, in general, for helping to ensure that property taxes are allocated equitably among all property owners.
Q. Does that mean that my property taxes will go up with every building permit I file?
A. Not necessarily. In general, building permits that maintain the value of your home will not cause your assessed value and therefore your property taxes to increase. Conversely, building projects that add new value to your house will result in an increase in your property taxes.
Q. What is the fee for obtaining a building permit?
A. The fee is calculated based upon the cost of the work to be done. The first $5,000 of estimated project expenditure results in a $50 building permit fee. This fee increases by $10 for each additional $1,000 of estimated project expenditure. This fee level is among the lowest in Westchester County.
Q. How long does the application process take from start to finish?
A. For small, non structural jobs, the approval can occur at the time the paperwork and check are submitted to Village Hall, if the documents are complete. For larger projects, the approval may take a day or two.
Q. We are planning a large addition to our house. What do we need to do in addition to filling out the building permit application?
A. In the case of any structural alterations, your building permit and fee must be accompanied by a complete set of building plans certified by a licensed architect. Your plans will also be reviewed to determine compliance with the Zoning Code, including lot coverage.
Q. What does a “complete set of building plans” consist of?
A. A complete set of plans will describe every aspect and phase of the work and will comply with the provisions of the New York State Residential Code. Depending on the work planned, these plans could include a drawing of existing conditions, the site plan, elevations of the new construction, electrical and plumbing plans.
Q. Are there any other requirements that I need to be aware of?
A. Yes. There are many houses in the Village of Pelham Manor that were built prior to the current Zoning Code and as such were built in such a way that they would not conform to the Zoning Code in existence today. Such houses that have a “pre-existing nonconformity” require a more thorough review by the Pelham Manor Zoning Board of Appeals when alterations are being considered. This review is performed at the monthly meeting of the Board of Appeals and results in the granting or not granting of a variance. Generally, the Board of Appeals will grant variances in most cases that will not expand a pre-existing nonconformity or create a new nonconformity.
Q. Is there any limitation on size, height, materials, style or color?
A. Yes and no. Unlike many other communities in Westchester County, the Village of Pelham Manor does not over-regulate architecture. This reflects the long standing philosophy that the diverse tastes and interests of our residents is what makes this community so interesting and unique. The Zoning Code does, however, include limitations on size and height. These limitations were tightened in Spring of 2000 to address the concerns of many of our residents regarding the increasing trend toward construction and renovations that disproportionately cover property lots. The law was changed after months of study and genuine effort to strike an appropriate balance between allowing property owners to use their property freely and, at the same time, protecting the rights of neighboring property owners from extreme overbuilding.
Q. What are the limitations on size and height?
A. The maximum allowable “development coverage” ranges from 30% to 45% depending upon the total area of your lot. The height of your house is limited to 2 1/2 stories or 35 feet above a basement or cellar, whichever is less.
What exactly is meant by “development coverage”?
A. The development coverage means basically every improved surface (whether permeable or not) on your property such as your house, driveway, walkways, detached buildings, swimming pools, tennis courts, decks, patios, statuary, fountains – anything other than lawn, garden or natural expanse.
Q. What about swimming pools and fences?
A. There are special zoning code provisions dealing with swimming pools and every swimming pool building permit request must be reviewed by the Pelham Manor Zoning Board of Appeals. Fences require fence permits only.
Q. Why zoning board approval for a swimming pool?
A. There are serious safety and extensive landscaping issues related to swimming pools that need to be reviewed and addressed.
This document has been prepared as a general guideline for property owners contemplating work on their premises. It does not anticipate every circumstance of potential construction. If you are considering work on your property and have questions regarding building and zoning issues, call Village Hall (738-8820) for information particular to your proposal