§ 6-196. Required standards.

(a)

Room dimensions.

(1)

Ceiling heights. Habitable space shall have a ceiling height of not less than seven (7) feet and six (6) inches (2,286 mm) except as otherwise permitted in this section. Kitchens, halls, bathrooms and toilet compartments may have a ceiling height of not less than seven (7) feet (2,134 mm) measured to the lowest projection from the ceiling. Where exposed beam ceiling members are spaced at less than forty-eight (48) inches (1,219 mm) on center, ceiling height shall be measured to the bottom of these members. Where exposed beam ceiling members are spaced at forty-eight (48) inches (1,219 mm) or more on center, ceiling height shall be measured to the bottom of the deck supported by these members, provided that the bottom of the members is not less than seven (7) feet (2,134 mm) above the floor. If any room in a building has a sloping ceiling, the prescribed ceiling height for the room is required in only one-half (½) the area thereof. No portion of the room measuring less than five (5) feet (1,524 mm) from the finished floor to the finished ceiling shall be included in any computation of the minimum area thereof. If any room has a furred ceiling, the prescribed ceiling height is required in two-thirds ( 2/3 ) the area thereof, but in no case shall the height of the furred ceiling be less than seven (7) feet (2,134 mm).

(2)

Floor Area. Dwelling units and congregate residences shall have at least one room that shall have not less than one hundred twenty (120) square feet (11.2 m ) of floor area. Other habitable rooms, except kitchens, shall have an area of not less than seventy (70) square feet (6.5 m ). Where more than two (2) persons occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of fifty (50) square feet (4.65 m ) for each occupant in excess of two (2). Exception. Nothing in this section shall prohibit the use of an efficiency living unit within an apartment house meeting the following requirements:

a.

The unit shall have a living room of not less than two hundred twenty (220) square feet (20.4 m ) of superficial floor area. An additional one hundred (100) square feet (9.3 m ) of superficial floor area shall be provided for each occupant of such unit in excess of two (2).

b.

The unit shall be provided with a separate closet.

c.

The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a clear working space of not less than thirty (30) inches (762 mm) in width and a clear space in front of the water closet stool of not less than twenty-four (24) inches (610 mm) shall be provided.

d.

The unit shall be provided with a separate bathroom containing a water closet, lavatory, and bathtub or shower.

(3)

Width. No habitable room other than a kitchen shall be less than seven (7) feet (2,134 mm) in any dimension. Each water closet stool shall be located in a clear space not less than thirty (30) inches (762 mm) in width and a clear space in front of the water closet stool of not less than twenty-four (24) inches (610 mm) shall be provided.

(4)

Reserved.

(b)

Light and ventilation.

(1)

General. For the purpose of determining the light or ventilation required by this section, any room may be considered as a portion of an adjoining room when one-half (½) of the area of common wall is open and unobstructed and provides an opening of not less than one-tenth ( 1/10 ) of the floor area of the interior room or twenty-five (25) square feet (2.3 m ), whichever is greater.

(2)

Exterior openings for natural light or ventilation required by this section shall open directly onto a public way or a yard or court located on the same lot as the building.

(3)

Exceptions: Required windows may open into a roofed porch where the porch:

a.

Abuts a public way, yard or court;

b.

Has a ceiling height of not less than seven (7) feet (2,134 mm); and

c.

Has a longer side at least sixty-five (65) percent open and unobstructed;

d.

Skylights.

(4)

Light. Bedrooms and habitable rooms within a dwelling unit or congregate residence shall be provided with natural light by means of exterior glazed openings with an area not less than one-tenth ( 1/10 ) of the floor area of such rooms with a minimum of ten (10) square feet (0.93 m ).

(5)

Ventilation. Guest rooms and habitable rooms within a dwelling unit or congregate residence shall be provided with natural ventilation by means of openable exterior openings with an area of not less than one-twentieth ( 1/20 ) of the floor area of such rooms with a minimum of five (5) square feet (0.46 m ). In lieu of required exterior openings for natural ventilation, a mechanical ventilating system may be provided. Such system shall be capable of providing two (2) air changes per hour in all guest rooms, dormitories, habitable rooms and in public corridors. One-fifth ( 1/5 ) of the air supply shall be taken from the outside. Bathrooms, water closet compartments, laundry rooms and similar rooms shall be provided with natural ventilation by means of openable exterior openings with an area not less than one-twentieth ( 1/20 ) of the floor area of such rooms with a minimum of one and one-half (1½) square feet (0.14 m ). In lieu of required exterior openings for natural ventilation in bathrooms containing a bathtub, shower or combination thereof; laundry rooms; and similar rooms; a mechanical ventilation system connected directly to the outside capable of providing five (5) air changes per hour shall be provided. The point of discharge of exhaust air shall be a least three (3) feet (914 mm) from any opening into the building. Bathrooms that contain only a water closet, lavatory or combination thereof, and similar rooms, may be ventilated with an approved mechanical recirculating fan or similar device designed to remove odors from the air.

(6)

Hallways. All public hallways, stairs and other exit ways shall be adequately lighted at all times in accordance with the Building Code.

(7)

Screens. All exterior windows designed to be operable on dwellings leased or rented to another person shall be provided with an approved screen, in good condition, and installed in a manner that protects against the entrance of insects; provided that a window of a dwelling in which a window air conditioner is installed may be exempted from this provision if the window is insect proof.

(c)

Sanitation.

(1)

Dwelling units, lodging houses and congregate residences. Dwelling units, lodging houses and congregate residences shall be provided with a bathroom equipped with facilities consisting of a water closet, lavatory, and either a bathtub or shower.

(2)

Hotels. Hotels or subdivisions thereof where both sexes are accommodated shall contain at least two separate toilet facilities that are conspicuously identified for male or female use, each of which contains at least one (1) water closet.

(3)

Exception: Hotel guest rooms may have one (1) unidentified toilet facility.

(4)

Additional water closets shall be provided on each floor for each sex at the rate of one for every additional ten guests, or fractional part thereof, in excess of ten (10).

(5)

Kitchen. Each dwelling unit shall be provided with a kitchen. Every kitchen shall be provided with a kitchen sink. Wooden sinks or sinks of similarly absorbent material shall not be permitted.

(6)

Fixtures. All plumbing fixtures shall be connected to a sanitary sewer or to an approved private sewage disposal system. All plumbing fixtures shall be connected to an approved system of water supply and provided with hot and cold running water necessary for its normal operation. All plumbing fixtures shall be of an approved glazed earthenware type or of a similarly nonabsorbent material.

(7)

Water closet compartments. Walls and floors of water closet compartments, except in dwellings, shall be finished in accordance with the Building Code.

(8)

Room separations. Every water closet, bathtub or shower required by this Code shall be installed in a room that will afford privacy to the occupant.

(9)

Installation and maintenance. All sanitary facilities shall be installed and maintained in a safe and sanitary condition and in accordance with applicable requirements of the Plumbing Code.

(10)

Floor covering. When in the opinion of the DCO, the floor covering in either a multi-family or single-family rented or leased dwelling unit is rented to a party other than the owner, and is in a state of disrepair or in a condition that normal cleaning will not reduce mold spore or bacterial concentrations to safe levels, the floor covering shall be replaced with new floor covering which conforms to the Building Code.

(d)

Heating and ventilation.

(1)

Heating. Dwelling units, guest rooms and congregate residences shall be provided with heating facilities capable of maintaining a room temperature of seventy (70) degrees Fahrenheit (21.1 degrees Celsius) at a point three (3) feet (914 mm) above the floor in all habitable rooms. Such facilities shall be installed and maintained in a safe condition and in accordance with the Building Code, the Mechanical Code and all other applicable laws. Unvented fuel-burning heaters are not permitted. All heating devices or appliances shall be of an approved type.

(2)

Electrical equipment. All electrical equipment, wiring and appliances shall be installed and maintained in a safe manner in accordance with all applicable laws. All electrical equipment shall be of an approved type. Where there is electrical power available within three hundred (300) feet (91,440 mm) of any building, such building shall be connected to two (2) electrical convenience outlets or one (1) convenience outlet and one (1) electric light fixture. Every water closet compartment, bathroom, laundry room, furnace room and public hallway shall contain at least one (1) electric light fixture.

(3)

Ventilation. Ventilation for rooms and areas for fuel-burning appliances shall be provided as required in the mechanical code and in this Code. Where mechanical ventilation is provided in lieu of the natural ventilation required by subsection 6-196(b)(5) of this Code, such mechanical ventilating system shall be maintained in operation during the occupancy of any building or portion thereof.

(4)

Water heaters. All water heaters shall be installed in accordance with the plumbing code and shall be provided with a temperature pressure relief device manufactured, listed and installed in accordance with applicable nationally recognized safety standards for such devices. Every water heater shall have a discharge line the same diameter as the outlet and shall drain to the exterior of the discharge line to the exterior of the building; the line shall terminate not less than six (6) inches nor more than eight (8) inches from the floor. No water heater which depends upon direct combustion of fuel for heat shall be installed in any room used for sleeping or in a bathroom. Water heaters may be located in a sealed attached enclosure adjacent to a sleeping room or bathroom so that no combustion air will be taken from the living space. In buildings constructed prior to the adoption of this chapter, the water heater may be installed in any location as long as approved safety dividers or shields are properly in place for the water heater and the installation does not create an additional hazard.

(5)

Air conditioning. Refrigerated air equipment shall be provided in multi-family or single-family rented or leased dwellings that are occupied by a party other than the owner and shall be maintained in an operable condition and must be capable of maintaining the inside of the dwelling unit at a comfortable temperature zone, not to exceed a maximum temperature of eighty-one (81) degrees Fahrenheit. It shall be an affirmative defense to this section if the outdoor ambient temperature exceeds one hundred one (101) degrees Fahrenheit and the indoor ambient temperature can be maintained at no less than twenty (20) degrees below the outdoor ambient temperature.

(e)

Exits.

(1)

Dwelling units or guest rooms shall have access directly to the outside or to a public corridor. All buildings or portions thereof shall be provided with exists, exitways and appurtenances as required by Chapter 10 of the Building Code.

(2)

Sleeping rooms below the fourth story shall have at least one (1) operable window or exterior door approved for emergency escape or rescue. The units shall be operable from the inside to provide a full clear opening without the use of separate tools.

(Ord. No. 10-111, 7-27-10)