A.
Buildings occupied in whole or in part as defined in this chapter
shall comply with the requirements hereinafter set forth concerning
occupancy, size, light and ventilation in order to provide a safe
and healthful environment.
B.
The term "accessory use" shall have a uniform meaning and shall apply
in the same manner and under the same conditions or restrictions to
all residential buildings.
For the purpose of this chapter, buildings shall be classified
in respect to their occupancies as follows:
A.
One- and two-family dwellings: buildings containing one or two dwelling
units with fewer than four lodgers residing with a family in either
one of such dwelling units.
B.
Multiple dwellings:
(1)
Buildings containing one or two dwelling units with more than four
lodgers residing with a family in either one of such dwelling units.
(2)
Buildings containing three or more dwelling units.
(3)
Apartment houses and apartment hotels.
(4)
Lodging houses.
(5)
Buildings with sleeping accommodations for more than five persons,
used or occupied as a club, dormitory, fraternity or sorority house
or for similar uses.
(6)
Garden apartments.
C.
Accessory structures: garages, carports and similar-type structures
on residential premises.
A.
In dwelling units, the maximum number of persons, not including children
under three years of age, shall be limited to the number determined
on the basis of the floor areas of bedrooms, as follows:
(1)
One person, not including children under three years of age, per
bedroom having a floor area of at least 80 but less than 120 square
feet.
(2)
Two persons, not including children under three years of age, per
bedroom having a floor area of at least 120 but less than 180 square
feet.
(3)
Three persons, not including children under three years of age, per
bedroom having a floor area of 180 or more square feet.
B.
In lodging units, the maximum number of occupants shall be limited
to the number determined on the same basis as for dwelling units.
C.
In buildings occupied as clubs, dormitories, or sorority or fraternity
houses and providing sleeping accommodations for more than five persons,
the maximum number of occupants so accommodated in any habitable room
shall be limited to the number determined on the basis of the floor
area in square feet of the room divided by 50 square feet per occupant.
A.
It shall be prohibited to use for sleeping purposes any kitchen,
nonhabitable space or public space.
B.
It shall be prohibited in lodging houses to use for dining purposes
any communal kitchen containing less than 100 square feet of floor
area or any nonhabitable space or public space other than dining space.
C.
It shall be prohibited to prepare or eat meals in lodging units.
D.
It shall be prohibited to use any cellar space as habitable space.
A.
Size.
(1)
Habitable space shall have a minimum ceiling height of seven feet
six inches over 50% of the floor area, and the floor area where the
ceiling height is less than five feet shall not be considered in computing
floor area.
(2)
A dwelling unit shall contain at least one habitable room having
a minimum of 150 square feet of floor area and a minimum horizontal
dimension of 10 feet.
(3)
Kitchens shall have a minimum of 60 square feet of floor area.
(4)
Other habitable spaces shall contain not less than 80 square feet
of floor area and shall have a minimum width of seven feet.
(5)
Every alcove less than 60 square feet in area, except a cooking space
or foyer, shall be deemed to be part of a habitable room. The area
of the opening in the dividing partition between the alcove and the
room shall be at least 80% of the wall area of such partition measured
on the alcove side, but not less than 40 square feet. The depth of
such alcove shall not exceed half its width. The floor area of the
alcove shall be added to the floor area of the room in determining
light and ventilation requirements for the room. An alcove with an
area of 60 square feet or more but less than the required area of
a habitable room shall be separately lighted and ventilated as required
for habitable space.
B.
Basements. Basements shall not be deemed habitable space where required
windows are located only on one wall and the depth of the basement
space exceeds four times its clear height.
C.
Light and ventilation.
(1)
Habitable space shall be provided with natural light through one
or more windows, skylights, transparent or translucent panels, or
any combination thereof, that face directly on legal open spaces at
least six inches above the adjoining finished grade or legal open
spaces above a roof. The amount of light shall be equivalent to that
transmitted through clear glass equal in area to 8% of the floor area
of the habitable space.
[Amended 6-21-1999 by L.L. No. 5-1999]
(2)
Habitable space shall be provided with artificial light.
(3)
Habitable space shall be provided with natural ventilation through
openable parts of windows or other openings in exterior walls that
face legal open spaces above the adjoining finished grade or above
a roof, or through openable parts of skylights, providing total clear
ventilation area equal to not less than 4% of the total floor area
of each habitable space.
[Amended 6-21-1999 by L.L. No. 5-1999]
(4)
Habitable space may also be provided with mechanical ventilation
in addition to natural ventilation.
D.
Miscellaneous requirements.
(1)
Dwelling units shall be separated from each other and from other
spaces outside the dwelling unit.
(2)
Sleeping rooms within dwelling units shall be separated from each
other and from other spaces outside the sleeping rooms to provide
privacy.
(3)
Lodging units shall be separated from each other and from other spaces
outside the lodging units.
(4)
A communal kitchen or dining room in a lodging house shall be accessible
to the occupants sharing such kitchen or dining room without going
through a dwelling unit or lodging unit of another occupant.
A.
Height. Public space shall have a minimum height of seven feet six
inches measured from finished floor to finished ceiling.
B.
Light and ventilation.
(1)
Public spaces shall be provided with artificial light.
(2)
In public stairs, stairways and passageways, artificial light shall
be electric lighting available at all times so as to afford safe passage
for occupants and users. Such lighting shall conform to the following:
(a)
A sufficient number of fixtures shall be provided so that the
distance between fixtures is not more than 30 feet and so that no
wall is more than 15 feet distant from a fixture.
(b)
Incandescent lighting shall be based on not less than 1/4 watt
per square foot of floor area, except that each fixture shall have
a lamp or lamps with a total of not less than 25 watts.
(c)
Fluorescent lighting shall be based on not less than 1/10 watt
per square foot of floor area, except that each fixture shall have
a lamp or lamps with a total of not less than 15 watts.
(d)
Where, under these formulas, the calculated wattage does not
correspond to that of a standard lamp, the next larger size shall
be used.
(3)
Public spaces shall be provided either with natural ventilation conforming
to the requirements for habitable space or with mechanical ventilation.
A.
Height. Nonhabitable space, except crawl spaces and attics, in multiple
dwellings shall have a minimum height of seven feet measured from
floor to ceiling.
B.
Toilet rooms and bathrooms.
(1)
Toilet rooms and bathrooms in one- and two-family dwellings shall
have provisions for privacy.
(2)
Toilet rooms and bathrooms for dwelling units in multiple dwellings
shall be located within the dwelling units and shall be accessible
from any sleeping room without passing through any other sleeping
room.
(3)
Unless located within dwelling units or directly connected with sleeping
rooms, toilet rooms and bathrooms in multiple dwellings shall be provided
in each story containing habitable space and shall be accessible thereto.
(4)
Toilet rooms for employees in multiple dwellings shall be in separate
rooms for each sex where there are five or more employees, shall be
readily accessible to such employees and shall not open directly into
any public kitchen or other public space used for the cooking or preparation
of food.
(5)
In one- and two-family dwellings, bathrooms and toilet rooms shall
be provided with floors of moisture-resistant material.
(6)
In multiple dwellings, floors of bathrooms, toilet rooms and similar
spaces shall be waterproof; such waterproofing shall extend six inches
or more above floors, except at doors, so that floors can be flushed
or washed without leaking.
C.
Light and ventilation.
(1)
Kitchenettes, bathrooms and toilet rooms shall be provided with artificial
light appropriate for the use of such rooms.
(2)
Laundry rooms, furnace rooms and similar nonhabitable space shall
be provided with artificial light appropriate for the intended use
of such rooms.
(3)
Stairs shall be provided with artificial light to allow safe ascent
or descent.
(4)
Kitchenettes, bathrooms and toilet rooms shall be provided with ventilation
in accordance with either of the following:
(a)
Natural ventilation as required for habitable space, except
that such openable areas shall be not less than 1 1/2 square
feet for bathrooms and toilet rooms and not less than three square
feet for kitchenettes.
(b)
Mechanical ventilation exhausting not less than 25 cubic feet
per minute for bathrooms and toilet rooms and not less than 100 cubic
feet per minute for kitchenettes.
(5)
Spaces in multiple dwellings which contain central heat-producing,
air-conditioning and other equipment shall be ventilated to the outer
air, and air from these spaces shall not be recirculated to other
parts of the building.
(6)
Ventilation shall be provided in unheated attics, spaces below flat
roofs and crawl spaces. Location and net areas of ventilation openings
shall be such as to minimize deterioration of structural members from
condensation or other causes, in conformity with generally accepted
standards.
A.
Safe, continuous and unobstructed exit shall be provided from the
interior of the building to the exterior at street or grade level.
B.
Exits shall be arranged, constructed and proportioned so that occupants
may escape safely from the building in case of emergency.
C.
In one- and two-family dwellings, in addition to a primary exit from
the building, there shall be provided a secondary exit or, in lieu
thereof, one or more exit openings for emergency use.
D.
In multiple dwellings, approved exits shall be provided.
