A building 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.
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.
Buildings, for the purpose of this chapter, shall be classified in respect
to their occupancies as follows:
A.
One- and two-family dwellings.
B.
Buildings containing one (1) or two (2) dwelling units
with less than four (4) lodgers residing with a family in either one of such
dwelling units.
C.
Multifamily dwellings.
D.
Buildings containing one (1) or two (2) dwelling units
with more than four (4) lodgers with a family in either one of such dwelling
units.
E.
Buildings containing three (3) or more dwelling units.
F.
Apartment houses and apartment hotels.
G.
Lodging houses.
H.
Buildings with sleeping accommodations for more than
five (5) persons used or occupied as a club, dormitory, fraternity or sorority
house or for similar uses.
I.
Garden apartments.
J.
Accessory structures.
K.
Garages, carports and similar-type structures on residential
premises.
A.
Dwelling units. In dwelling units, the maximum number
of occupants shall be limited to the number determined on the basis of the
floor areas of habitable rooms, other than kitchens, as follows: one (1) occupant
per room having floor area of at least eighty (80) square feet; two (2) occupants
per room having floor area of at least one hundred twenty (120) square feet;
and three (3) occupants per room having floor area of at least one hundred
eighty (180) square feet.
B.
Lodging units. In lodging units, the maximum number of
occupants shall be limited to the number determined on the same basis as for
dwelling units.
C.
Clubs, dormitories, etc. In buildings occupied as clubs,
dormitories or sorority or fraternity houses and providing sleeping accommodations
for more than five (5) 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 fifty (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 one hundred (100)
square feet of floor area or any nonhabitable space or public space other
than dining space.
C.
It shall be prohibited to prepare 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 (7) feet six (6) inches over fifty percent (50%) of the floor area;
and the floor area where the ceiling height is less than five (5) feet shall
not be considered in computing floor area.
(2)
A dwelling unit shall contain at least one habitable
room having a minimum of one hundred fifty (150) square feet of floor area
and a minimum horizontal dimension of ten (10) feet.
(3)
Kitchens shall have a minimum of sixty (60) square feet
of floor area, and other habitable space shall contain not less than eighty
(80) square feet of floor area and shall have a minimum horizontal dimension
of seven (7) feet.
(4)
Every alcove less than sixty (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 eighty percent (80%) of the wall area of such
partition, measured on the alcove side, but not less than forty (40) square
feet. The depth of such alcove shall not exceed one-half ( 1/2) 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 sixty (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.
Basement. Basements shall not be deemed habitable space
where required windows are located only on one (1) wall and the depth of the
basement space exceeds four (4) times its clear height.
C.
Light and ventilation.
(1)
Habitable space shall be provided with natural light
through one (1) or more windows, skylights, transparent or translucent panels
or any combination thereof that face directly on legal open spaces at least
six (6) inches above the adjoining finished grade or are above a roof. The
amount of light shall be equivalent to that transmitted through clear glass
equal in area to ten percent (10%) of the floor area of the habitable space.
(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 five percent (5%) of the total floor area of each
habitable space.
(4)
Habitable space may also be provided with mechanical
ventilation, in addition to natural ventilation.
D.
Miscellaneous requirements.
(1)
Dwelling units shall be separate from each other and
from other spaces outside the dwelling unit.
(2)
Lodging units shall be separate from each other and from
other spaces outside the lodging units.
(3)
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.
Minimum height. Public space shall have a minimum height
of seven (7) feet six (6) 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 thirty (30) feet and so
that no wall is more than fifteen (15) feet distant from a fixture.
(b)
Incandescent lighting shall be based on not less than
one-fourth ( 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 twenty-five
(25) watts.
(c)
Fluorescent lighting shall be based on not less than
one-tenth ( 1/10) watt per square foot of floor area, except that each
fixture shall have a lamp or lamps of a total of not less than fifteen (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 with either natural ventilation,
conforming to the requirements for habitable space, or with mechanical ventilation.
A.
Minimum height. Nonhabitable space, except crawl spaces
and attics, in multifamily dwellings shall have a minimum height of seven
(7) 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 multifamily
dwellings shall be located within the dwelling units and shall be accessible
from any sleeping room.
(3)
Unless located within dwelling units or directly connected
with sleeping rooms, toilet rooms and bathrooms in multifamily dwellings shall
be provided in each story containing habitable space and shall be accessible
thereto.
(4)
Toilet rooms for employees in multifamily dwellings shall
be in separate rooms for each sex where there are five (5) 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 materials.
(6)
In multifamily dwellings, floors of bathrooms, toilet
rooms and similar spaces shall be waterproof; such waterproofing shall extend
six (6) 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 one and one-half (1 1/2)
square feet for bathrooms or toilet rooms and not less than three (3) square
feet for kitchenettes.
(b)
Mechanical ventilation exhausting not less than twenty-five
(25) cubic feet per minute for bathrooms and toilet rooms and not less than
one hundred (100) cubic feet per minute for kitchenettes.
(5)
Spaces in multifamily 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 exits 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 (1) or more exit openings for emergency use.
D.
In multifamily dwellings, approved exits shall be provided.
