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Resolution 80-16373 a. RESOLUTION NO. 80-16373 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING AND ADOPTING THE PROPERTY REHABILITATION STANDARDS OF THE COMMUNITY DEVELOPMENT MULTI-FAMILY REHABILITATION PROGRAM. WHEREAS, the City of Miami Beach has included in its Community Development Block Grant Program application, a program designed to assist in the rehabilitation of multi-unit residential properties, and WHEREAS, it is required by the U.S. Department of Housing and Urban Development that property rehabilitation standards be adopted by the City to assure uniform improvements to dwelling units assisted by the Rehabilitation Program, and WHEREAS, the City Commission deems it to be in the best interests for the health and safety of the citizens of Miami Beach to improve the quality of the housing stock to be assisted by the Rehabilitation Program; and WHEREAS, the Property Rehabilitation Standards, dated March, 1979 are attached hereto and made a part hereof; NOW, THEREFORE BE IT DULY RESOLVED BY THE CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Property Rehabilitation Standards of the Com- munity Development Multi-Family Rehabilitation Program be and they are hereby approved and adopted. PASSED and ADOPTED this 3rd day of September, 1980. \\\._)\ \)\-- . ayor ATTEST: City Clerk FORM APPROVED LE AL DEPT. By Date Aic.. 2,E. OM . 7 0 . A. -- otes,/ 74m seams ,,,,,,77.„4,4a2.4_ , r4 FLORIDA,v., 3 3 1 3 9 3�� .., �,C*' (......._Coa►,o no "VAC.4TIONLAND U. S. A.f _.. ib: �'7,QC.H w\A? OFFICE OF THE CITY MANAGER CITY HALL HAROLD T.TOAL 1700 CONVENTION CENTER DRIVE TELEPHONE: 673-7010 CITY MANAGER COMMISSION MEMORANDUM NO. _g__Vg_rar* DATE: SEPTEMBER 3, 1980 TO: Mayor Murray eyerson and ers of tIr 'ti .Commiigsion FROM: o d . Toa City Manager SUBJECT: COMMUNITY DEVELOPMENT PROPERTY REHABILITATION STANDARDS At the present time HUD is completing review of the City's $2,437,000 application for 6th Year Community Development Block Grant Funds. One of the programs which is scheduled to be implemented during the coming fiscal year is a City sponsored Multi-Family Rehabilitation Program. These property rehabilitation standards have been prepared to insure that projects assisted through this program will meet design and construction standards necessary to assure that the housing provided is liveable, healthful, safe and physically sound. In order to complete processing of our 6th Year application, HUD has requested that we seek City Commission approval of these Standards at this time. Once approval of funding has been given we will be returning to the Commission to seek approval of the Policies, Methods of Evaluating and Selecting Proposals, and Operating Methodology for implementing the proposed Multi-Family Rehabilitation Program. ADMINISTRATION RECOMMENDATION In order to facilitate the completion of HUD processing of the City's $2,437,000 application for 6th Year Community Development Block Grant Funds, the Administration recommends that the City Commission adopt a resolution approving the Community Development Property Rehabilitation Standards. HTT/MSL/kt b • 42 /? AGENDA �r ITEM ((( fDATE — 3 — � COMMUNITY DEVELOPMENT PROPERTY REHABILITATION STANDARDS .. CITY OF MIAMI BEACH March, 1979 3l / 9.80 � ,, _ ,.. f`— _.... eel 06 ve,a, eedd .., . ,,, _,, ,,4-- ' ' r P!• E• F L O R I D A 3 3 1 3 9 s ` 31 1 f cti. , -....-/-----.-0 i f ._,,,, v I* nr ACID *• "VAC.4 TIONLANL) U. S. A." 'PSN .. OFFICE OF THE CITY MANAGER CITY HALL HAROLD T.TOAL 1700 CONVENTION CENTER DRIVE CITY MANAGER TELEPHONE: 673-7010 COMMISSION MEMORANDUM NO. "Yew.' DATE: SEPTEMBER 3, 1980 TO: Mayor Murray eyerson and ers ofe 't \ComZon FROM: o d . Toal City City Manager SUBJECT: COMMUNITY DEVELOPMENT PROPERTY REHABILITATION STANDARDS At the present time HUD is completing review of the City's $2,437,000 application for 6th Year Community Development Block Grant Funds. One of the programs which is scheduled to be implemented during the coming fiscal year is a City sponsored Multi-Family Rehabilitation Program. These property rehabilitation standards have been prepared to insure that projects assisted through this program will meet design and construction standards necessary to assure that the housing provided is liveable, healthful, safe and physically sound. In order to complete processing of our 6th Year application, HUD has requested that we seek City Commission approval of these Standards at this time. Once approval of funding has been given we will be returning to the Commission to seek approval of the Policies, Methods of Evaluating and Selecting Proposals, and Operating Methodology for implementing the proposed Multi-Family Rehabilitation Program. ADMINISTRATION RECOMMENDATION In order to facilitate the completion of HUD processing of the City's $2,437,000 application for 6th Year Community Development Block Grant Funds, the Administration recommends that the City Commission adopt a resolution approving the Community Development Property Rehabilitation Standards. HTT/MSL/kt &__4 AGENDA AA- 4•5 • ITEM /e: ((( DATE 9.....3 RESOLUTION NO. 80-16373 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING AND ADOPTING THE PROPERTY REHABILITATION STANDARDS OF THE COMMUNITY DEVELOPMENT, MULTI-FAMILY REHABILITATION PROGRAM. WHEREAS, the City of Miami Beach has included in its Community Development Block Grant Program application, a program designed to assist in the rehabilitation of multi-unit residential properties, and WHEREAS, it is required by the U.S. Department of Housing and Urban Development that property rehabilitation standards be adopted by the City to assure uniform improvements to dwelling units assisted by the Rehabilitation Program, and WHEREAS, the City Commission deems it to be in the best interests for the health and safety of the citizens of Miami Beach to improve the quality of the housing stock to be assisted by the Rehabilitation Program; and WHEREAS, the Property Rehabilitation Standards, dated March, 1979 are attached hereto and made a part hereof; NOW, THEREFORE BE IT DULY RESOLVED BY THE CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Property Rehabilitation Standards of the Com- munity Development Multi-Family Rehabilitation Program be and they are hereby approved and adopted. PASSED and ADOPTED this 3rd day of September, 1980. \\\A ayor ATTEST: City C4rk FORM APPROVED LE AL DEPT. By -- I� pate z Z ( �� . ' s . PROPERTY REHABILITATION STANDARDS CITY OF MIAMI BEACH INTRODUCTORY STATEMENT PURPOSE AND INTENT These physical guidelines for the rehabilitation of existing multi-family properties have been developed to provide minimum design and construction criteria. The provisions are intended to serve as an important aid in carrying out the objectives of Federal and local programs for neglected and run-down properties. These objectives seek the large scale physical, social and eco- nomic regeneration of neighborhoods which have, in general, deteriorated seriously. The purpose and intent of the guidelines are threefold: 1. To assure improved housing that is liveable, healthful, safe and physically sound, and at the same time is low enough in cost for present neighborhood residents to afford. 2. To provide an acceptable minimum level for residential rehabilitation based on performance, which has maxi- mum flexibility to meet local conditions, and 3. To encourage innovation and improved technology which give promise of reducing construction costs. . • TABLE OF CONTENTS PARAGRAPH PAGE INTRODUCTORY STATEMENT CHAPTER I - DEFINITIONS 101 General 1 102 Definitions 2-5 CHAPTER II - GENERAL ACCEPTABILITY CRITERIA 201 Local Codes and Regulations 6 202 Existing Remedies Preserved 6-7 203 Provision to Waive Requirements of the Standards 7 204 Service and Facilities 7 205 Access 7 205-1 Access to the Property 7 205-2 Access to the Building 7 205-3 Access to Each Living Unit 7 206 Determining the Number of Living Units 8 207 Partial Non-Residential Use 8 208 Dilapidated or Blighted Structures 8 209 Site Conditions 8 CHAPTER III - SITE CRITERIA 301 Objective 9 302 Outdoor Environment 9 302-1 Open Space 9 302-2 Outdoor Lighting 10 303 Site Improvements 10 303-1 Drainage 10 303-2 Walks 10 303-3 Parking Spaces 11 303-4 Landscaping 11 304 Vegetation 11 305 Architecturally or Historically Significant Structures 11 CHAPTER IV - BUILDING REHABILITATION AND PLANNING 401 Objective 12 402 Required Provisions 12 403 Cellar or Basement Occupancies Prohibited 12 404 Management and Maintenance Space 12 405 Space Standards 12 i • ' • TABLE OF CONTENTS - Continued PARAGRAPH PAGE 406 Room Sizes 13 407 Dining Facilities 13 408 Bath Facilities 14 409 Kitchen Facilities 14-15 410 Kitchen Storage 15 411 General Storage and Closets 15 412 Privacy and Arrangement 15-16 413 Ceiling Heights 16 414 Space and Laundry Facilities 16 415 Doors and Access Openings 16 415-1 Exterior Doors 17 415-2 Interior Doors 17 415-3 Attic and Basementless Spaces 17 416 Stairways 17 416-1 Existing Stairways 17 416-2 New Stairways 18 417 Guard Rails 18 418 Handrails and Railings 18 419 Railings at Stairs 18 420 Light and Ventilation 18 420-1 General 18 420-2 Habitable Rooms 19 420-3 Bathroom and Toilet Compartments 19 420-4 Public Spaces 19 420-5 Public Entrance Spaces 19 420-6 Ventilation of Utility Spaces 19 420-7 Ventilation of Structural Spaces 19 421 Elevators 20 422 Trash and Garbage Disposal 20 423 Noise Control 20-21 CHAPTER V - FIRE PROTECTION 501 Objective 22 502 General 22 503 Required Means of Egress 22 504 Travel Distance 22-23 505 Arrangement of Exits 23 506 Stairways 23 507 Guards and Rails 23 ii . TABLE OF CONTENTS - Continued PARAGRAPH PAGE 508 Walls , Floor and Ceiling Construction 24 509 Enclosure of Vertical Openings 24 510 Transoms 24 511 Firewall , Party or Lot Line Wall 24 512 Roof Coverings 24 513 Fire Alarm Systems 25 514 Sprinkler System 25 515 Interior Finish 25-26 CHAPTER VI - MATERIALS AND PRODUCTS 601 Objective 27 602 General 27 603 Quality of Materials and Products 27 604 Standards for Materials and Products 27 605 Referenced Standards 27 606 Labeling 27 CHAPTER VII - CONSTRUCTION 701 Objective 28 702 Structural Soundness 28 703 Construction Performance 28 704 Safety and Health Regulations 28 705 Foundations and Exterior Walls 29 705-1 General 29 706 Partitions, Columns and Posts 29 707 Floor Construction 29 707-1 General 29 707-2 Basement and Cellar Floors 29 708 Chimneys and Vents 29 709 Protection from Rodents, Termites or Other Infestation 30 710 Inspection and Correction 30 711 Termite and Decay Damage 30 712 Decay 31 713 Insulation 31 CHAPTER VIII - EXTERIOR AND INTERIOR FINISHES 801 Objective 32 802 Exterior 32 803 Roof Coverings 32 803-1 General 32-33 iii TABLE OF CONTENTS - Continued PARAGRAPH PAGE 803-2 Gutters and Downspouts 33 803-3 Flashing 33 804 Doors , Windows and Other Openings 33 804-1 Door Performance - General 33 804-2 Exterior Doors (Installation) 33 804-3 Weatherstripping 34 804-4 Miscellaneous 34 805 Windows 34 805-1 Installation 34 805-2 Weatherstripping 34 805-3 Window Frame Anchorage 34 806 Screens 34 807 Hardware and Security 34-35 808 Interior Wall and Ceiling Finishes 35 808-1 General 35 808-2 Conditions of Use 35 809 Finish Materials 36 809-1 General 36 810 Finish Floors 36 811 Painting and Decoration 36 CHAPTER IX - MECHANICAL EQUIPMENT 901 Objective 37 902 General 37 903 Mechanical Ventilation and Air Conditioning 37 904 Heating, Air 37-38 905 Heating , Water 38 906 Capacities 38 907 Heating Capacity Chart 39 CHAPTER X - PLUMBING 1001 General 40 1002 Condition of Existing Plumbing 40 1003 New Plumbing Work 40 CHAPTER XI - ELECTRICAL 1101 General 41 1102 Existing Wiring and Equipment 41 1103 New Electrical Work 41 iv CHAPTER I DEFINITIONS 101 GENERAL Definitions given in this chapter are included to provide a basis of understanding the meaning of these terms, phrases and their derivatives wherever used in these standards. These definitions have general con- sistency with those used throughout the building industry, but are directed to the specific needs of rehabilitation, as covered in this document. None are intended to nullify the provisions of any local code, but are furnished to provide maximum understanding of these guidelines. In construing the provisions of this chapter, where the context will permit and no definition is provided in Chapter 4 of the South Florida Building Code and Section 3, Definitions, of the Zoning Ordinance, No. 1891, of the City of Miami Beach shall apply. The following words and phrases, when used in this chapter, shall have the meanings ascribed to them in this section. 102 DEFINITIONS APARTMENT: One or more rooms occupied as a home or resi- dence, for an individual, family or household, the exis- tence of kitchen sink accommodations, cooking facilities, and bathroom facilities within shall be sufficient to classify such as an apartment. APARTMENT BUILDING: A building with or without resi- dent supervision occupied or intended to be occupied by more than two families living separately and with separate cooking facilities in each unit. APARTMENT HOTEL: A building, usually under resident supervision, made up of three or more apartment units, arranged with common corridors, and exits and maintain- ing an inner lobby or foyer, through which persons pass for access to the apartment. APPROVED: Approved by the Director of the Economic Development Department or his authorized representative. COMMERCIAL BUILDINGS: All stores, offices, garages, restau- rants, theatres, clinics, nursing homes, or other similar facilities or any parts of the building used or intended to be used to serve, entertain or perform any service and/or business to or for the public. The term "Commercial Build- ing" shall be construed as if followed by the phrase or "Any Part Thereof" . -1- . COMMERCIAL UNIT: Any room or group of rooms located within a building forming a single unit which will be used or intended to be used, for any use customarily in Commercial Buildings. CONDOMINIUM: Defined by Chapter 711, Florida Statues. CO-OPERATIVE APARTMENT BUILDING: (Co-op) Defined by Chapter 711, Florida Statues. COURT: Is an open, unoccupied space, bounded on two or more sides by the walls of the building. An inner court is a court entirely within the exterior walls of a build- ing. All other courts are outer courts. CRAWL SPACE: See Basementless Space. DINING ROOM: Any building or part thereof, or any room or part thereof , which is primarily used for the dispens- ing and servicing of food. DWELLINGS: A building designed or used as the living quarters for one or more families. DETACHED: A dwelling which is completely surrounded by permanent open spaces. SEMI-DETACHED: A dwelling, one side wall of which is a party or lot-line wall. ROW: A dwelling , the walls on two sides of which are party or lot-line walls. ROW-END: Same as Semi-Detached. MULTI-FAMILY: A building containing three or more living units for families living independently of each other. ECONOMICALLY REPAIRABLE: When the cost of repairs or alterations of accessory structures or the dilapidated portions of existing properties exceed 50% the costs of replacing the same item with like, kind and quality, or the item serves no useful purpose, the item shall be considered not economically repairable and shall be removed. (see Section 207) FAMILY: Is any number of persons living together under one head as a single housekeeping unit, whether related to each other legally or not; and shall be deemed to include servants, but shall not include paying guests. FAMILY UNIT: See living unit. FOUNDATION: Construction, below or partly below grade, which provides support for exterior walls or other structural parts of the building. -2- GRADE: The average elevation of the ground, paved or unpaved, adjoining a building or structure, at the center of each exterior wall line. HABITABLE AREA: Shall mean two (2) or more habitable rooms . HABITABLE ROOM: A room in a residential unit used for living, sleeping, eating or cooking, but excluding baths, toilets, storage spaces or corridors. HOT WATER: Shall mean water heated by a system capable of supplying one hundred forty (140) degrees Fahrenheit water temperature in the amounts of sixteen (16) gallons per bed- room per three (3) hours . INFESTATION: Shall mean the presence of any insects, rodents , vermin, or other pests. JOISTS : Are secondary horizontal supporting members in floor, ceilings or roof construction. KITCHEN: Space, 50 sq. ft. or more in area, used for cook- ing and preparation of food. KITCHENETTE: Space, less than 50 sq. ft. in area, used for cooking and preparation of food. LISTED AND LISTING: Terms referring to equipment which is shown in a list published by an approved testing agency. LIVING UNIT: A residential unit providing complete, inde- pendent living facilities for one family including permanent provisions for living, sleeping, eating, cooking and sani- tation. MOISTURE PROTECTION: Safe guarding living units against the penetration of passage of water, water vapor and dampness. NEW CONSTRUCTION: (a) Proposed construction or other new structures erected on cleared or vacant land; or (b) new additions to an existing building which enlarges the floor area or height of the building. PROPERTY: A lot or plot, including all buildings and improve- ments thereon. REHABILITATION: The restoration of a reuseable single or group of structures which overcomes deterioration and pro- vides a satisfactorily improved physical condition for resi- dential purposes . REHABILITATION CONSTRUCTION: (a) Improvement of a property to decent, safe and sanitary condition from a condition requiring more than routine or minor repairs -3- • • or improvements such as (1) all repairs to or replace- ment of present elements of an existing building, such as windows, stairs, walls, floors , roof, plumbing, wir- ing, heating or other equipment. (2) Rearrangement of rooms by the relocation of partitions or by the instal- lation of new bathrooms and kitchens . (3) The general replacement of the interior of a builidng. This replace- ment may or may not include changes to structural ele- ment such as floor systems, columns or load bearing interior walls. (b) Rehabilitation construction may vary in degree from gutting and extensive reconstruction to cosmetic improvements coupled with cure of an accumula- tion of deferred maintenance. Cosmetic improvements alone can qualify under this definition if the structure currently complies with all of the other provisions of the standards . (c) Rehabilitation construction also includes renovation, alteration or remodeling for the conversion or adaptation of structurally sound property to the design and condition required for use in these standards. (e.g. , conversion of a hotel to an apartment building) . SHALL: Indicates a mandatory requirement. SHOULD: Indicates minimum good practice but is not manda- tory under the provisions of this document. SPACE HEATER: (Room Heat) An above the floor self-contained device for furnishing heated air, through openings in its casing, directly into the space in which the device is located or immediately adjacent to it. The device may be freestanding or recessed in a wall or partition. STRUCTURE: Anything constructed or erected, the use of which requires permanent location on the ground or attached to something having a permanent location on the ground. Among other things, structures include buildings, walls, fences, signs and screen enclosures. STRUCTURAL ALTERATION: Any change, except for repair or replacement, in the supporting members of a building or structure, such as bearing walls , columns, floor or roof joists, beams or girders. SUBSTANDARD BUILDING: Any building or portion thereof in which there may exist physical conditions serious enough to endanger the life, limb, health, property, safety or welfare of the occupants or of the public. SUITABLE FOR REHABILITATION: A structure or portion thereof because of its age, design or present deteriorated condition indicates a definite need for continued maintenance. There should exist a need for correcting all present and incipient violations, and for putting the property in generally good and readily maintainable condition with the necessary faci- lities in good working order. -4- TOILET ROOM: Enclosed space, containing one or more water closets and a lavatory. VENTILATION: MECHANICAL: Supply and removal of air by power-driven devices . NATURAL: Ventilation by openings to outside air through windows, doors or other openings. WALL: BEARING WALL: A wall which supports any vertical load in addition to its own weight. CURTAIN WALL: A non-bearing exterior wall supported by the structural framework of the building. FACED WALL: A wall in which the masonry facing and backing are so bonded as to exert a common action under load. FIRE WALL: A continuous wall from foundation to roof with designated qualities of fire resistance and struc- tural stability which subdivides a building into fire areas, and which resists the spread of fire. NON-BEARING WALL: A wall which supports no vertical load other than its own weight. PARAPET WALL: That part of any wall entirely above the roof. PARTY WALL: A wall used jointly by two parties under easement, erected upon a line separating two parcels of land, each of which is a separate real estate entity. RETAINING WALL: Any wall used to resist lateral dis- placement of any material. -5- • • CHAPTER II GENERAL ACCEPTABILITY CRITERIA 201 LOCAL CODES AND REGULATIONS All properties shall, comply with the standards set forth in all applicable statutes , codes, and ordinances, as amended from time to time, relating to the use, maintenance, facilities, and occupancy of property, including but not limited to the building, plumbing, heating, electrical, and housing codes. These code standards are hereby incorporated by reference and made a part of these Property Rehabilitation Standards . When the local code, regulation or requirement permits lower standards than required herein, these Property Rehabilitation Standards shall apply. In the event the local code, regu- lation or requirement precludes compliance with these stand- ards , the property may be ineligible unless the intent set forth herein is fully attained by the alternate means pro- posed or variances are received from the appropriate author- ities . These standards shall not be construed as relieving the builder of his responsibility for compliance with local ordinances, codes and regulations including established requirements of a health authority having jurisdiction. These standards are not intended to replace, modify, super- sede or diminish the standards established for the construc- tion, repair, alteration or use of buildings, equipment of facilities by the South Florida Building Code. In any case where any provision of these standards is found to be in conflict with a material and controlling provision of the Comprehensive Zoning Ordinance, the South Florida Building Code, any other municipal ordinance, code or regulation or any rules or regulations of the Florida State Board of Health, or in the case of Section 8 , Substantial Rehabilitation projects, HUD Handbook 4940 . 4 Minimum Design Standards for Rehabilitation for Residential Properties, the provision which established the highest standard shall prevail. 202 EXISTING REMEDIES PRESERVED Nothing in these Property Rehabilitation Standards shall be deemed to abolish or impair any existing remedies relating to the removal of or demolition of any buildings which are deemed to be dangerous , unsafe or unsanitary. These stand- ards shall not affect violations of any other municipal ordinance, code or regulations existing prior to the effect- ive date of these standards, and such violations shall be -6- • governed and shall continue to be punished to the full extent of the law under the provisions of those ordinances, codes or regulations in effect at the time the violation was committed. 203 PROVISIONS TO WAIVE REQUIREMENTS OF THE PROPERTY REHABILI- TATION STANDARDS Where the physical design of a structure does not permit exact compliance with the mandatory requirements of the Property Rehabilitation Standards, or when in the opinion of the authority responsibility for enforcing the provisions of the Property Rehabilitation Standards , alternative methods can be employed which will achieve the intent of the stan- dards, the authority shall have the power to grant a waiver of the provisions. Such waiver shall only be granted in instances where deviations from the Property Rehabilitation Standards are of a minor character, and it appears that sub- stantial compliance will be made by the applicant, and that the granting of a waiver would not be detrimental to the occupants or to the public ' s health, safety and welfare. 204 SERVICE AND FACILITIES Utilities and other facilities shall be independent for the property without dependence upon other properties . All utilities necessary for normal occupancy of a living unit shall be provided for each property and each living unit. This may include increasing or renewing water and gas lines and the electrical service for a more efficient and safe system. 205 ACCESS 205-1 Access to the Property Each property should be provided with emergency vehicular access to and from the property by an abutting public or private street. Private streets should be protected by a permanent easement. 205-2 Access to the Building Walks and steps shall be provided for all weather access to the building and constructed so as to provide safety, rea- sonable durability and economy of maintenance. 205-3 Access to Each Living Unit Access to each living unit shall be provided without passing through any other living unit. -7- • • 206 DETERMINING THE NUMBER OF LIVING UNITS Each dwelling or portions thereof providing complete living facilities for one family shall be counted as a living unit. Rehabilitation of housing for the elderly projects shall have living facilities appropriate to their needs. A room or group of rooms containing complete living facili- ties , such as an apartment of a janitor or caretaker shall be counted as a separate living unit. 207 PARTIAL NON-RESIDENTIAL USE Any space or feature included in the property from which income is anticipated apart from the rental of living units is termed non-residential or commercial use. Non-residential use shall be of a character which is com- patible with the residential character of the property or project. The extent of non-residential use shall be deter- mined by the proper local authority in relation to the broad planning needs of the occupants and neighborhood. 208 DILAPIDATED OR BLIGHTED STRUCTURES All dilapidated portions of existing properties or blighted structures which are not economically repairable shall be removed. All exterior appurtenances or accessory structures which serve no useful purpose, or those in a deteriorated con- dition which are not economically repairable, shall be removed. Such structures include porches, terraces, entrance platforms, garages , carports, walls, fences , and miscellaneous sheds. 209 SITE CONDITIONS The property should not be subject to hazards such as objectionable smoke, noxious odors, unusual noise, or the probability of flooding. Essential community facilities and services , such as employ- ment centers, shopping centers, schools, recreation areas , and police and fire protection should be reasonably acces- sible to the site or group of sites making up the project. -8- . • CHAPTER III SITE CRITERIA 301 OBJECTIVE To develop the individual site or group of sites so that obsolensence is overcome, and the development is approp- riate and an asset to the neighborhood in which it is located. 302 OUTDOOR ENVIRONMENT In the rehabilitation of a project, consideration shall be given to the needs of the residents for non-vehicular open space for active and inactive recreation. Adequate night lighting for the safe use of parking areas, walks, and steps shall be provided or arrangements made for its pro- vision by the property owner. 302-1 OPEN SPACE In small dwellings there should be open space provided for laundry drying, gardening and outdoor living, located ad- jacent to the building. Deficient yard dimensions to property lines of existing buildings should not be made a reason for rejection. Courts 1. Outer courts should have at minimum dimension of eight feet if windows of habitable rooms occur in walls opposite each other and serve separate living units or buildings. 2. The distance between building walls of outer courts under other conditions should not be less than five feet. 3 . Inner courts should have at least 50 square feet area and minimum dimensions as for outer courts. 4 . Covered light shafts, or open shafts of less than 40 square feet area, should not be the only means of providing ventilation to bedrooms or living rooms. Walls or fences should be provided when necessary to insure privacy to occupants and/or protection of open spaces from pedestrian or vehicular traffic. -9- • 302-2 OUTDOOR LIGHTING All public areas where pedestrian use can be anticipated after sunset should be adequately lighted for security purposes where arrangements for permanent maintenance and operation can be assured. Minimum levels of illumi- nation in footcandles for the following areas shall be: Building entrances 4 , commercial area walks and heavy use walks 2 , steps and hazardous areas 2 , parking areas 1, other public walks and common areas for pedestrian use 2 . Lighting should be time controlled to come on at sunset and off at sunrise. 303 SITE IMPROVEMENTS The open space of each property should provide (a) for the immediate diversion of water away from buildings and dis- posal from the lot, (b) prevent soil saturation detrimental to structures and lot use, and (c) where needed, appropriate paved walks, parking areas, driveways, exterior steps and landscaping. 303-1 DRAINAGE GENERAL Surface and subsurface drainage systems shall be provided, as appropriate, for collection and disposal of storm drain- age and subsurface water. These systems shall provide for the safety and convenience of occupants, protection of dwellings, other improvements and usable lot areas from water damage, flooding, and erosion. 303-2 WALKS Walks shall be provided for safe convenient access to all dwellings and for safe pedestrian circulation throughout a development between facilities and locations where major need for pedestrian access can be anticipated. Walks and step treads should have a slip resistant surface. Entrance walks shall extend from the front entrances of buildings to another acceptable paved way. Service walks should extend from service entrances to entrance walks or other ways. They may be omitted where entrance walks serve acceptably as service entrances. Minimum walk widths, for walk-up apartments : a. Principal entrance walk 4 ft. b. Minor walk 3 ft. c. Service walk 3 ft. -10- Minimum walk width, for elevator apartment buildings: a. Principal entrance walk 6 ft. b. Minor walk 3 ft. c. Service walk 3 ft. 303-3 PARKING SPACES The number of parking spaces required for each living unit shall be based on the local Zoning Ordinance. When space is available, parking areas should be provided. 303-4 LANDSCAPING Landscaping, including sprinkler systems, is an eligible expense, appropriate to the needs of the building; however, should not exceed ten percent of the rehabilitation costs for the building. All rehabilitated sites should be ade- quately landscaped as determined by the appropriate authority. 304 VEGETATION Fences, bumper stops , or other equally effective barriers should be provided which will protect the ground area beneath the branches of preserved trees and other areas of preserved natural vegetation from vehicular intrusion in areas where vehicular intrusion may be anticipated. 305 ARCHITECTURALLY OR HISTORICALLY SIGNIFICANT STRUCTURES In the rehabilitation of older buildings, consideration shall be given to architecturally or historically signifi- cant structures. The rehabilitation of such structures should be sensitive to identifiable architectural style and every reasonable effort shall be made to insure that the rehabilitation of the project will be compatible with the surrounding environment. -11- CHAPTER IV BUILDING REHABILITATION AND PLANNING 401 OBJECTIVE Building rehabilitation and planning should provide for a safe, secure, healthful, and attractive living facility and environment suited to the social , economic, and recre- ational needs of resident families and individuals . It should provide for ease of circulation and housekeeping; visual and auditory privacy; appropriate light and venti- lation; fire and accident protection; economy in mainten- ance and use of space; accessory services; and sanitation facilities. 402 REQUIRED PROVISIONS Each living unit shall have provisions for each of the following : 1. A continuing supply of safe and potable water. 2. An adequate supply of domestic hot water. 3 . Sanitary facilities and a safe method of sewage disposal. 4 . Heating adequate for healthful and comfortable living conditions. 5 . Electricity for lighting and for equipment. 6. Adequate provisions for the collection of garbage and trash and its sanitary storage pending removal . 403 CELLAR OR BASEMENT OCCUPANCIES PROHIBITED No cellar or basement space shall be used as a habitable room unless first approved by the appropriate authorities. 404 MANAGEMENT AND MAINTENANCE SPACE Space should be provided commensurate with the number of living units served. Also, space shall be provided for necessary staff where social services are provided. 405 SPACE STANDARDS Provide each living unit with space necessary for suitable living, sleeping, cooking and dining accommodations, storage, laundry and sanitary facilities; also, provide space of such size and dimensions so as to permit placement of furniture and essential equipment. -12- • 406 ROOM SIZES The following room sizes are minimums. They do not super- sede the Zoning Ordinance or local Minimum Housing Code requirements . Name of Minimum Area (Sq.Ft.) (2) Least Space (1) O-BR LU 1&2 BR LU 3 or more BR LU Dimension (2) LR NA 140 150 10 ' 0" DR NA 80 100 7 ' 8" K NA 50 60 5 ' 4" K'ette 20 25 40 3 ' 6" BR (double) NA 120 120 8 ' 8" BR (single) NA 100 100 8 ' 0" LR-DA NA 180 200 (3) LR-DA-K NA 220 250 (3) LR-DA-SL 220 NA NA (3) LR-SL 190 NA NA (3) K-DA 80 80 110 (3) K'ette-DA 60 60 90 (3) NOTES : (1) Abbreviations: LU = Living Unit K'ette = Kitchenette LR = Living Room BR = Bedroom DR = Dining Room SL = Sleeping Area DA = Dining Area 0-BR = No Separate Bedroom K = Kitchen NA = Not Applicable (2) Variations to these areas and dimensions may be permitted when existing partitions pre- clude precise compliance, and the available area or dimensions do not hinder furniture placement and the normal use of the space. (3) The least dimension of each room function applies, except for the overlap or double use of space in combination rooms. 407 DINING FACILITIES Each dwelling unit shall contain space for dining. This area may be combined with the living room or kitchen, or it may be a separate room. Where the living-dining and kitchen areas are combined, provisions should be made to screen the food preparation area from the living room sitting area; the clear opening between the kitchen and dining area should be at least 4 ft. 0 in. -13- 408 BATH FACILITIES Complete bathing and sanitary facilities shall be provided within each living unit; they shall consist of a water- closet, a tub or shower, and a lavatory. An adequate supply of hot water to the tub or shower stall and lavatory, and cold water shall be provided to all fixtures. Arrangement of fixtures shall provide for the comfortable use of each fixture and permit at least a 90 degree door swing. Wall space shall be available for a mirror or medicine cabinet and for towel bars . Bathrooms shall be provided with the following accessories: 1. Grab-bar and soap dish at tub or shower. 2 . Shower curtain rod or enclosure at shower. 3. Soap dish at lavatory (soap dishes may be integral with the fixture) . 4 . Toilet paper holder at water closet. 5. Mirror and medicine cabinet or equivalent enclosed storage. 6. Two towel bars. Each half bath shall be provided with Items 3 , 4 , 5 , and 6, as stated above. Stall showers should have a minimum area of 1024 sq. in. and a least dimension of 30 in. Water impervious wainscot shall be provided at walls around showers or tub-showers to a height of six feet from the finished floor. The floor surface of every water closet compartment, bath- room and shower room shall be installed so as to be reason- ably impervious to water and so as to permit such floor to be easily kept in a clean and sanitary condition. 409 KITCHEN FACILITIES Each living unit shall have a specific kitchen space, which contains a sink with counter work space and has hot and cold running water, adequate space for installing cooking and refrigeration equipment, and for storing cooking utensils . A stove or oven or similar device for cooking food and a refrigerator or similar device capable of the safe storage of food at temperatures less than 50°F. but more than 32°F. under ordinary maximum summer conditions, shall be properly installed with all necessary connections for safe, sanitary, and efficient operations . The use of gasoline stoves or other similar fuel burning appliances using highly flammable liquids and the use of -14- • • portable kerosene, butane, or propane stoves or other similar portable appliances for cooking is prohibited. Electrical hot plates shall not be permitted. 410 KITCHEN STORAGE OR OTHER MINIMUM REQUIREMENTS Minimum areas of kitchen storage space should be as follows: 1. Total shelving in wall and base cabinets - 30 sq. ft. 2 . Drawer area - 5 sq. ft. 3 . Usable storage shelving in cooking range or under sink may be counted in the total shelving needed. 4. All kitchen cabinets shall have doors and the appropriate hardware in proper working condition. 5. Minimum countertop excluding range and sink - 6 sq. ft. 6 . Minimum shelf width - 10 inches. Kitchen storage space of living units having two or more bedrooms should be appropriately increased in total area to accommodate the needs of more occupants. 411 GENERAL STORAGE AND CLOSETS Each living unit shall have a suitable space within the unit or a locked space elsewhere within the building for general storage. The minimum volume of general storage space for each living unit should be 100 cu. ft. and should be increased for three or four bedroom living units accordingly to a ratio of 50 cubic feet for each additional bedroom for units containing more than two bedrooms. Clothes closet space shall be provided within bedrooms or conveniently located nearby, and should provide a minimum of 6 sq. ft. per sleeping area. For hanging clothes effi- ciently a shelf and hanging rod should be provided, pref- erably in closets of not less than 2 ft. deep. It is recommended that closet space not be located within a kitchen. Closets should be permanently installed with doors and appropriate hardward in good working condition. 412 PRIVACY AND ARRANGEMENT A degree of privacy shall be provided commensurate with suitable living conditions by means of the proper location of exterior openings to the outside of the building, and by the interior arrangement of rooms . -15- Access to all parts of a living unit shall be possible within the unit itself without passing outside the unit. Every water closet, bathtub or shower of a living unit shall be installed in a bathroom or toilet compartment which will afford privacy to the occupant. A bathroom should not be used as a passageway to a habit- able room, hall, basement or to the exterior. Where the access to an existing bathroom is through a bed- room in living units having more than one bedroom, this planning arrangement may be acceptable if there is no feasible alternative. A bathroom should not be separated from all bedrooms of a living unit by locating it a full story above or below the bedrooms. A bedroom should not be used as the only means of access to another bedroom or habitable room. 413 CEILING HEIGHTS Ceiling heights shall permit the average person to move about comfortably, and create no unpleasant sensation because of the ceiling being of insufficient height. The ceiling heights for habitable rooms, bathrooms and public and private halls shall be at least the following: 1. Habitable rooms - 7 ft. 6 in. 2 . Bathrooms, toilet compartment, utility rooms - 7 ft. 3 . Public corridors - 7 ft. 4 . Halls within living units - 7 ft. clear 5. Suspended ceilings or panels - 7 ft. 6. Sloping ceiling - no portion less than 5 ft. 0 in. 414 SPACE AND LAUNDRY FACILITIES Adequate space shall be provided for laundry equipment off a public corridor, or in a basement or other suitable public space for the use of all occupants of a building. Where nearby public commercial laundries are available, consider- ation may be given as to the extent residents of the project can be expected to use them in determining laundry space needs . Laundry facilities may be located in an attached accessory building on the same lot as the main structure. 415 DOORS AND ACCESS OPENINGS Provide openings adequate in size to admit furniture and equipment to all spaces and to permit inspection for repair and maintenance. Exterior doors to corridors shall be self- closing with rising butt hinges or closers . -16- • 415-1 EXTERIOR DOORS Exterior doors shall have safe locks and be at least the following sizes : WIDTH HEIGHT 1. Main entrance door 3 ' 0" (a) 6 ' 8" 2 . Service doors 2 ' 8" 6 ' 8" (a) (1) Where serving 12 or more living units - 3 ' 4" 415-2 INTERIOR DOORS Provide a door for each opening to a bathroom, bedroom or toilet compartment, with a locking device on bath and toilet compartment doors . Doors should be at least the following sizes : 1. Habitable rooms, 2 ft. 6 in. wide. 2 . Bathroom, toilet compartments and closets other than linen and broom, 2 ft. 6 in. wide. 3 . Service stair doors, 2 ft. 6 in. wide. 4 . Cased openings , 2 ft. 6 in. wide. 5. To public stairway enclosures, single door - 3 ft. 0 in. wide; double - 2 ft. 4 in. wide. 6. Height of all interior doors , 6 ft. 8 in. 415-3 ATTIC AND BASEMENTLESS SPACES Access to attics should be provided by means of conven- iently located scuttles or a disappearing or permanently installed stairway. For attic and basementless spaces, the minimum access opening should be 14 x 22 inches. However, if either are to contain mechanical equipment, the access opening shall be of sufficient size to permit the removal and replacement of the equipment. 416 STAIRWAYS All stairways shall provide safety of ascent and descent, and landings shall be arranged to permit adequate headroom and space for the passage of furniture and equipment. All exterior and interior stairways shall be provided with arti- ficial lighting , manually or time controlled in the same manner as the lighting of public spaces . If manually con- trolled, a light switch should be provided at the top and bottom of each stairway. 416-1 EXISTING STAIRWAYS Existing stairways in sound condition to remain or to be repaired should not be to any serious extent below minimum standards of good practice as to rise and run of steps , headroom, obstruction, stair width, landings, or railing protection. -17- • 416-2 NEW STAIRWAYS New stairways to be constructed shall comply with standards of good practice and be appropriate to the building and occupant load. 417 GUARD RAILS Guard rails shall be provided as a vertical barrier at abrupt differences in floor level such as, but not limited to, floor openings , wall openings, platforms, runways, mezzanines, roofs, ramps and bridges to prevent falls of persons where such differences in floor levels exceed 24 inches. 418 HANDRAILS AND RAILINGS Handrails and railings shall be provided where needed to protect occupants from falls. Exterior platforms, porches and stairs extending 2 ft. or more above grade, balconies and roof decks accessible to occupants and unprotected by walls shall have railings or enclosures. Railings or enclosures at exterior corridors and balconies and roof decks accessible to occupants shall be continuous and at least 42 in. in height and the balustrade shall be designed to prevent the passage of a spherical object hav- ing a diameter greater than 5 in. 419 RAILINGS AT STAIRS a. Stairs shall have a continuous handrail on at least one side and railings at open portions of sides where there are four or more risers. b. Interior public stairs 44 in. or more in width shall have handrails on both sides. c. All interior and exterior stairwells including those in attics shall have railings around open sides. 420 LIGHT AND VENTILATION 420-1 GENERAL Provide a healthful environment and an acceptable degree of comfort within all rooms and hallways of the dwelling by having sufficient light and ventilation, and to provide natural ventilation for structural spaces to minimize con- ditions conducive to decay and deterioration. -18- 420-2 HABITABLE ROOMS Where an interior room without its own source of natural light and ventilation is adjacent to an outside room having both, consideration should be given to its acceptance as a habitable room, calculated on the basis of the combined floor area of the two rooms, where the separating wall between them has an opening either 6 ft. wide or is 70 per- cent as wide as the inside room. 420-3 BATHROOM AND TOILET COMPARTMENTS Artificial lights shall be provided. Provide ventilation by mechanical means or by natural means - 5 percent of floor . area but not less than 1 1/2 sq. ft. open window area. NOTE: Ventilation of bathrooms in small buildings is sometimes accomplished by a gravity-type vent equipped with a winddriven roof ventilator above the roof level. 420-4 PUBLIC SPACES Artificial light shall be provided in all public spaces and should be time controlled to come on at sunset and off at sunrise. 420-5 PUBLIC ENTRANCE SPACES Provide either natural ventilation of at least five percent of floor area or mechanical ventilation. Public hallways and unenclosed stairways should be provided with either natural ventilation (at least five percent of floor area) or mechanical ventilation. Enclosed public corridors should be ventilated mechanically. 420-6 VENTILATION OF UTILITY SPACES Utility spaces which contain heat producing, air condition- ing and other equipment shall be ventilated to the outer air, and air from such spaces shall not be recirculated to other parts of the building. 420-7 VENTILATION OF STRUCTURAL SPACES Natural ventilation of spaces such as attics and enclosed ' ' basementless spaces shall be provided by openings of suffi- cient sizes to overcome dampness and minimize the effect of conditions conducive to decay and deterioration of the structure, and to prevent excessive heat in attics. Exterior ventilation openings shall be effectively screened. -19- 421 ELEVATORS Where provided, an elevator shall furnish convenient and safe ascent and descent to all living units and service areas. The character and type of elevator service and equipment should be appropriate to the building being reha- bilitated and to its occupants. Four story buildings should have one or more elevators where there are six or more living units per floor and where the desireability of the property would be doubtful if there were no elevator service. Buildings of more than four stories having six or more living units per floor should have appropriate elevator service provided. 422 TRASH AND GARBAGE DISPOSAL Every dwelling and multi-family building shall be supplied with a means of disposal or removal of trash and garbage. Where disposal will not take place promptly there shall be convenient and appropriate temporary sanitary storage for trash and garbage provided, which is inaccessible to rodents. 423 NOISE CONTROL Where there is revised planning and new construction con- templated of floors and partitions between living units and between living units and public and service spaces, consid- eration should be given to using noise reduction and noise isolation techniques in order to provide acoustic separa- tion and auditory privacy. Design and Construction Suggestions (1) Where practical, functional areas of high noise should be separated from areas of quiet. Clothes or storage closets are useful separators. (2) Partitions should extend to solid floor-ceiling construction and should not terminate at hung ceilings. (3) Pipes should be caulked and wrapped and ductwork should be sealed where they penetrate sound- impeding partitions and floors. Ducts should be lined near registers or grilles, and at fan dis- charge. (4) Motors, fans and other mechanical equipment should be balanced and mounted. -20- • (5) Where kitchens or bathrooms are located back-to- back, special attention should be given to the construction to reduce noise from plumbing fix- tures and noise through medicine cabinets. (6) Where living units are adjacent to high noise areas such as boiler rooms or other mechanical equipment, the construction separating the spaces should provide a greater noise reduction than normal room separation. -21- CHAPTER V FIRE PROTECTION 501 OBJECTIVE To assure a high degree of safety to life and property preservation, by the separation of living units and the use of materials which will retard the spread of fire and prevent the passage of flame, smoke and hot gases through open or concealed spaces within the building, and to pro- vide means of egress which will permit persons to leave the building with safety in an emergency, and permit access for fire control personnel. 502 GENERAL These provisions apply to rehabilitation construction of existing buildings . However, where the construction, plan arrangement and approximate number of occupants of a property are to remain unchanged and the fire protection provisions of the local code are complied with, noncompliance with the provisions of this chapter may be acceptable , but should in no case be less restrictive than the provisions of NFPA 101 unless it is determined by the appropriate authority that noncompliance with the provisions will not substantially affect the safety of the occupants in the event of a fire or other emergency. 503 REQUIRED MEANS OF EGRESS Apartments shall have a minimum of two means of egress re- quired where the number of occupants is over 10 and the square foot per occupant exceeds 200 gross or exceeds 2, 000 sq. ft. in total floor area of the structure. Every story or portion thereof , having an occupant load of 500 to 1000 shall have not less than three means of egress, as remote from each other as practicable. Every story or portion thereof , having an occupant load of more than 1000 shall have not less than four means of egress, as remote from each other as practicable. Elevators shall not be considered a required means of egress. An exterior stairway conforming to the design requirements of interior stairs as to width, handrails, tread and riser dimension, etc. may be acceptable as a required exit. 504 TRAVEL DISTANCE Exits and means of access to apartments thereto shall be so located that it will not be necessary to travel more than 50 feet nor to traverse more than one flight of stairs, -22- within any individual living unit to reach the nearest exit, or to reach an entrance door of the apartment which provides access through a public corridor to an exit on the same floor level within 100 feet of the door, or within 150 feet in a building protected by automatic sprinklers. 505 ARRANGEMENT OF EXITS Where two means of egress are required, such means of egress shall be located a distance apart equal to not less than one-fifth of the perimeter of the area served or as remote from each other as practicable and so arranged as to minimize the possibility that both may be blocked by any one fire or other emergency condition. Where three or more means of egress are required, they shall be arranged a reasonable distance apart so that if one becomes blocked others will be available. Where the secondary exit is by means of an openable window, the opening should be at least five sq. ft. in area with a minimum dimension of 22 in. The bottom of the opening or sill height should be not more than 32 in. above the floor. Where storm windows, screens or burglar guards are used, these should be readily openable from the inside. Every below grade living unit shall have not less than two means of egress to the outside of the building at grade level . 506 STAIRWAYS All interior stairways required to be enclosed shall lead directly or through an enclosed passageway to a street, or to open air outside at ground level that is accessible to a street. Such a passageway shall conform to the require- ments applying to the stair enclosure. In every building more than three stories in height, one stairway shall extend to the roof surface unless (1) the roof has a slope greater than three in 12; or (2) access to the roof is for no purpose other than maintenance to the roof and equipment thereon. The underside of all existing flights of wood stairs to remain, if exposed, shall be covered with a noncombustible material. 507 GUARDS AND RAILS All exit stairways shall be protected at the sides by acceptable guards wherever needed for the safety of users and should have a handrail on at least one side. -23- • 508 WALLS , FLOOR AND CEILING CONSTRUCTION Walls and ceilings of corridors used as required exits shall be not less than one hour fire-resistive construction except where required to be two hour fire-resistive. In- terior bearing walls shall be three hour fire-resistive construction. Existing walls, floors and ceiling construction separating living units or separating a living unit from a public corridor where stripped down for a new finish material or where it is new construction shall have a fire resistance rating of at least one hour. 509 ENCLOSURE OF VERTICAL OPENINGS Where there is new construction of elevator shafts, vent shafts and other vertical openings the enclosure shall be of materials and fire resistance rating appropriate to the type of construction of the building and shall provide fire safety. (See Section 1807 Vertical Openings of the South Florida Building Code) . 510 TRANSOMS Apartment buildings shall have no transoms or ventilating openings from guest rooms to enclosed public corridors. 511 FIREWALL, PARTY OR LOT LINE WALL Firewall, party or lot line walls shall be continuous from foundation to the underside of or through, the roof, with openings in firewalls only in corridors and where properly protected with appropriate automatic fire doors. There shall be no openings in party or lot line walls . All such walls shall effectively prevent the passage of fire at every floor-ceiling intersection with the wall. 512 ROOF COVERINGS Roof coverings shall be capable of resisting fire appropri- ate to the type of construction and location, and new installations shall be in accordance with nationally recog- nized standards. Fire retardant qualities of roof coverings shall conform to the classification established by the Underwriters Laboratories , Inc . , referred to as "U.L. " . No roof coverings of multi-family buildings shall provide a fire-resistance equivalent to a Class A or B rating according to U.L. classification. -24- 513 FIRE ALARM SYSTEMS Every apartment building, unless provided with an auto- matic sprinkler system or automatic fire alarm system shall have a manual fire alarm system if such building is of more than three stories in height or more than twelve apartment units. Fire alarm system, where required, shall be installed in accordance with the appropriate National Fire Protection Association Standard - Nos. 71, 72a, b or c. 514 SPRINKLER SYSTEM An automatic sprinkler system where used shall be of a standard approved type, and installed to provide cover- age of all portions of the building designated for protec- tion. The installation shall conform to NFPA No. 13 "Standards for the Installation of Sprinkler Systems" . 515 INTERIOR FINISH Interior finish materials of walls, partitions (fixed or movable) , ceilings and interior trim shall not be subject to excessive surface flame spread, or in burning shall not give off excessive amounts of smoke or toxic gases. Where no interior wall and ceiling finish materials are used, the surface flame spread shall not exceed the class or range of rating shown in table below. Existing, undis- turbed finish materials where considered to have a rating above 200 should be covered with a flame retardant paint. FLAME SPREAD CLASSIFICATION OF INTERIOR FINISH Flame Spread Rating Location (1) (2) Class (5) Maximum Range Exits and Exit Access (halls, corridors, entrys) (4) A or B 0-75 Within Living Unit (3) (4) A, B or C 0-200 Public Roars (4) A, B or C 0-200 Service Roams, enclosing fire hazardous equipment A 0-25 NOTES: (1) Exclude windows, trim and doors not more than 25 sq. ft. area frau flame spread calculations. (2) Finish floors and floor coverings are not included in flame spread requirements but shall not be a fire hazard. -25- (3) Kitchen cabinets and counter tops should not exceed a 200 flame spread rating. (4) Draperies when provided shall be flameproof in accordance with NFPA Standard No. 701 "Flameproof Textiles". (5) Classification in accordance with NFPA No. 101, "Life Safety Code", as follows: Class A = 100 - 25 Flame Spread Class B = 25 - 75 Flame Spread Class C = 75 - 200 Flame Spread Class D = 200 - 500 Flame Spread -26- CHAPTER VI MATERIALS AND PRODUCTS 601 OBJECTIVE To provide materials of such kind and quality as to assure that the dwelling will provide : (a) appropriate structural strength, (b) adequate resistance to weather and moisture, and (c) reasonable durability and economy of maintenance. 602 GENERAL All materials, assemblies and components shall be in accord- ance with the provisions of this Standard and shall be of such kind and quality to assure adequate strength, durability, corrosion resistance, fire resistance, economy of maintenance, safety of operation, and other required qualities suitable for the intended use. 603 QUALITY OF MATERIALS AND PRODUCTS All materials and products used as replacements or additions in rehabilitation construction shall be of good quality con- forming to generally accepted good practice. Second-hand materials which meet the standards for new materials may be used when approved by the proper local authority. The suita- bility of special materials and products not conforming to a national standard shall be determined by proper authority, after an evaluation of its properties and performance char- acteristics. 604 STANDARDS FOR MATERIALS AND PRODUCTS For specific requirements of new materials and products used as replacements or additions to dwellings being rehabilitated, reference shall be made to the South Florida Building Code and the standards of the American Society for Testing Mater- ials. 605 REFERENCED STANDARDS Except as modified herein, material shall comply with the applicable standards listed in the South Florida Building Code. The current edition of the nationally recognized standards referenced herein shall govern except where the reference is to a specified date standard. 606 LABELING Materials and products shall be labeled or otherwise identi- fied as conforming with the applicable standards . -27- • • CHAPTER VII CONSTRUCTION 701 OBJECTIVE Construction shall assure that the building will provide: 1. Adequate strength and rigidity. 2. Equipment that is safe and of reasonable economy of operation. 3 . Adequate protection from corrosion, decay, insects and other destructive forces. 4 . Necessary resistance to the elements including prevention for penetration of excessive noise and moisture and limitation on the infiltration of unwanted air and dust. 5. Necessary durability for the intended life span of the unit assuming reasonable maintenance. 6 . Acceptable workmanship reflecting journeyman quality work of the various trades . 702 STRUCTURAL SOUNDNESS All structural components of the building shall be in sound condition and considered serviceable for the expected use- ful life of the rehabilitated building. Sagging or out of plumb floors, chimneys, fireplaces, partitions or stairs, and bulging of exterior walls shall be restored as near as practical to an acceptable level of plumb position; and supported or braced so as to prevent a reoccurrence of these conditions. Stair railings shall be rigid. Individual structural members in a seriously deteriorated condition shall be replaced. Loosely jointed structural members shall be restored to original rigidity. An inspection shall be made of both interior and exterior construction for evidence of rot, rust or decay damage and other deteriorating con- ditions. Where structural damage to such materials is found to exist, correction shall be provided. The City may require that such correction be under the supervision and seal of a qualified engineer or architect. 703 CONSTRUCTION PERFORMANCE Construction shall be performed in such manner that the workmen and public are protected from injury, and adjoin- ing property is protected from damage. 704 SAFETY AND HEALTH REGULATIONS Compliance with the provisions of the safety standards of the Occupational Safety and Health Administration, as they apply to residential construction is mandatory and shall be the responsibility of the contractor. -28- ► • . • . 705 FOUNDATIONS AND EXTERIOR WALLS 705-1 GENERAL Foundations and exterior walls shall provide safe and adequate support for all loads upon them, and prevent the entrance of water or excessive moisture. Serious defects shall be repaired and cracks effectively sealed, or replace the affected area. Basement and foundation walls shall prevent the entrance of water or moisture into a basement or crawl space area. Cracks in the walls shall be effectively sealed, and loose or defective mortar joints shall be replaced. Where neces- sary, the interior or exterior face of the walls shall be dampproofed by bituminous coating and cement parging. Any deficiencies in proper grading or paving adjacent to the building shall be corrected to assure surface drainage away from basement walls. 706 PARTITIONS, COLUMNS AND POSTS Partitions and other vertical supports which are to be con- tinued in use shall be free of splits, excessive lean, buckling or other defects. 707 FLOOR CONSTRUCTION 707-1 GENERAL All floor construction shall provide safe and adequate support for all existing or probable loads and shall be reasonably free of objectionable vibration and be level. A suitable surface for finish flooring shall exist or be provided. 707-2 BASEMENT AND CELLAR FLOORS The floors at all basement or cellar furnace rooms, or base- ments containing habitable space, shall be paved in an acceptable manner, except under the following condition: Where the basement or cellar has existing wood floor construction over a crawl space which is in a sound, undamaged condition, it may remain provided the crawl space is adequately vented. 708 CHIMNEYS, AND VENTS Chimneys and vents shall be structurally safe, durable, smoketight and capable of withstanding the action of flue gases . Factory-built chimneys shall be labled by Under- writer' s Laboratories , Inc. and installed in accordance with the listing. -29- 709 PROTECTION FROM RODENTS , TERMITES OR OTHER INFESTATION Each building and all exterior appurtenances on the site shall be effectively protected against rodents , termites or other vermin infestation. 710 INSPECTION AND CORRECTION A careful inspection by qualified licensed persons shall be made of each building and accessory structure on each property for evidence of actual or potential infestation or access channels . Existing buildings where found to have defects that will permit the entrance of rodents, ter- mites or other vermin shall be corrected by appropriate preventive measures. Damaged or deteriorated structural members shall be replaced. 711 TERMITE AND DECAY DAMAGE Following are a number of corrective and preventive measures against infestation and decay: 1. Precautions or corrective actions recommended by bonded exterminators to be applied; 2. Windows or other openings near grade to have • snug-fitting screens; 3 . Exterior doors to fit tightly and be flashed at sill; kick plates to be installed near the bottom of exterior doors; 4 . Openings for pipes or ducts through floors or walls to have tight fitting collars; 5 . Cracks and crevices in foundations and above ground walls to be effectively sealed by point- ing with mortar, and holes filled with materials appropriate to adjacent work; 6. Provision of curtain wall below grade and supple- mentary to the foundation; 7 . Locating sidewalks , driveways or other impervious horizontal surfaces flush against the foundation; 8 . Cracked or broken shingles or decayed wood sur- faces to be replaced and joints caulked; 9 . Appropriate soil poisoning treatment used adjacent to foundations and within hollow masonry founda- tions; and soil to be treated in enclosed spaces. 10 . All attic ventilation openings and crawl spaces shall be adequately screened. -30- • 712 DECAY For construction near the soil or otherwise subject to moisture, the replacement of decay damaged lumber or finish materials , if of wood, shall be preservately treated or be of a naturally resistant species. 713 INSULATION Where existing exterior walls and top floors do not have insulation, consideration should be given to installing the proper amount of insulation to prevent excessive heat loss and to provide comfort for residents . -31- CHAPTER VIII EXTERIOR AND INTERIOR FINISHES 801 OBJECTIVE To assure that the building will acceptably: a) prevent the entrance or penetration of moisture and weather, b) protect from damage by decay, corrosion, insects and other destructive elements and c) provide reasonable durability and economy of maintenance. 802 EXTERIOR 1. Exterior wall finishes shall be installed in a manner to restrict the entrance of moisture and weather. Attachment and/or anchorage of finish or backing to the structure shall be adequate to resist design wind forces. 2 . Use of a brittle or otherwise easily injured exterior finish materials shall be restricted to 7 ft. 0 in. or more above grade where large numbers of children are anticipated or where the probability of damage to the exterior finish is considerable. 3. Repairs or replacement shall be made to defective exterior wall finish materials. Exterior walls shall be free of holes, cracks and broken or rotted finish materials. 803 ROOF COVERINGS 803-1 GENERAL 1. Roof coverings shall restrict the entrance of moisture and weather, be resistant to the causes of deterioration, and provide an attractive appear- ance. Attachments and/or anchorage of covering to roof sheathing shall be adequate to resist design wind forces . 2 . All roofing materials shall be installed in accord- ance with the recommendations of the manufacturer unless otherwise indicated in the standards. 3 . All roofs shall have a suitable, watertight and reasonably durable covering free of holes, cracks, excessively worn surfaces or other defects . 4 . Repairs to existing roofs shall be complete and done in accordance with new construction standards unless the area to be repaired is less than 1/4 of the roof surface. -32- 5. The placing of a new roof covering over an existing roof covering is not prohibited but shall be governed by the material manufacturer' s recommendations. 803-2 GUTTERS AND DOWNSPOUTS Each building shall have a controlled method of disposal of water from roofs where necessary to prevent damage to the property, and to avoid causing unsightly staining of walls and windows where adequate roof overhangs are not provided. 803-3 FLASHING To prevent the entrance of water, all critical joints in exterior roof and wall construction which are exposed or partly exposed shall be protected by sheet metal or other suitable flashing material. 804 DOORS, WINDOWS AND OTHER OPENINGS 804-1 DOOR PERFORMANCE - GENERAL Doors and door hardware shall be durable and installed in good operating condition, free of defects , latching readily and locking securely. Existing windows and doors, including their hardware shall operate satisfactorily and give evidence of continuing acceptable service. Defective glass or locking mechanisms shall be replaced or repaired. The following guides should be used to determine the need for repair or replacing trim, window sash, doors and frames: 1. Repair, if work can be done in place, 2. Replace, if the entire component needs to be removed in order to restore. 3 . Refinish, if only the surface needs work in order to restore to new condition. 804-2 EXTERIOR DOORS (INSTALLATION) Exterior doors used as a fire exit discharge should be equipped with panic hardware. Doors shall be installed to assure adequate structural strength, weathertightness and shall be capable of resist- ing extremes of moisture, wind and temperature. Doors shall be safe and assure reasonable economy with ease of mainten- ance. No hollow core doors shall be permitted on exterior openings. -33- 804-3 WEATHERSTRIPPING All exterior doors shall be provided with a tight threshold and weatherstripping to prevent infiltration of dust, heat or rain. 804-4 MISCELLANEOUS All doors, including storm and screen doors opening outward should be provided with a safety door check. 805 WINDOWS 805-1 INSTALLATION Windows shall be installed in accordance with the recommen- dations of the manufacturer. Operating hardware shall be installed and shall operate freely without excessive effort. Windows in buildings four or more stories in height should be inside glazed or have sash or ventilators that can be glazed from inside of the building. All glass and glazing beads shall be replaceable. All windows shall be effectively caulked to prevent the entrance of water and wind between the window unit and the wall opening. 805-2 WEATHERSTRIPPING All windows shall be weatherstripped to prevent the infil- tration of dust, wind or rain. 805-3 WINDOW FRAME ANCHORAGE All windows shall be anchored at heads, sills, mullions and jambs with standard or special anchors as required. 806 SCREENS Screens shall be provided for all windows, doors and other openings. Existing screens , and storm sashes which are to be continued in use shall be in suitable condition to serve their intended purposes . The patching of window screens is not permitted. 807 HARDWARE AND SECURITY Locking devices at doors and windows shall be as follows : 1 . All sliding doors , first floor and basement windows, and windows opening onto stairways, fire escapes, porches, terraces, balconies, or other areas affording easy access to the premises, shall be equipped with a locking device which can be easily unlocked from inside the building. -34- 2 . Swinging entrance doors to individual units shall be secured by combination dead latch and dead bolt sets with latch throw a minimum of 1/2 inch and bolts having a one inch mini- mum throw. Entrance doors to a single living unit shall be keyed alike. At least one such entrance door shall be provided with a door scope or vision panels located no higher than five feet from the bottom of the door. Glass jalousie doors should be equipped with an approved burgler screen. 3 . Bathroom, toilet room, and primary bedroom doors shall be equipped with a privacy lock which can be opened from the outside in an emergency. 808 INTERIOR WALL AND CEILING FINISHES 808-1 GENERAL Wall and ceiling finishes shall be suitably secured to a subbase or framing members . All accessories , trim and fittings and moldings shall be installed in accordance with manufacturer' s directions. All interior walls and ceilings shall provide (a) a finished level and even surface without noticeable irregularities or cracking, (b) a waterproof and hard surface in spaces sub- ject to moisture, (c) a suitable base for painting or other decoration and (d) reasonable durability and economy of maintenance. 808-2 CONDITIONS OF USE 1. Wall finishing materials shall provide a wash- able finish to the extent of removing ordinary household stains. The finish of walls in kitchens, bathrooms and laundries shall be smooth and be resistant to being stained or damaged by grease, water , detergents and normal household chemicals. 2 . Gypsum wallboard used as backing for wainscot in showers or tub enclosures shall be water resistant. Insulating (foil-backed) wall board shall not be used in this area. 3 . When used, hardboard shall be Class I-Decorative grade hardboard for interior wall finish or baths, kitchens and laundries and Class I or II-Decora- tive grades hardboard for other interior wall finishes. -35- • p 809 FINISH MATERIALS 809-1 GENERAL The installation method and workmanship of applying finishing materials shall be in accordance with the manufacturer' s directions unless modified herein. Application of a given material shall at least comply with the stated installation method set forth herein. 810 FINISH FLOORS Finish floors shall be appropriate to the use of the space; be in good condition, provide reasonable ease of maintenance , and an extended service life. Habitable Rooms (other than kitchen) . Finish floors in habitable rooms should be wood flooring, a resilient tile, sheet material, finished concrete or terrazzo, or carpeting over a suitable underlayment. Kitchen and Bathroom Floors. Floors in kitchens and bathrooms shall be of a durable, waterproof, non- absorptive material, such as asphalt, vinyl-asbestos, vinyl-plastic, rubber or ceramic tile, finished con- crete, or carpeting over an underlayment. In public entrance spaces or lobbies special consideration should be given to the selection of a finish flooring that is resistant to water and dirt. The carpeting of stairways in multi-family buildings is not recommended. 811 PAINTING AND DECORATION Protective and decorative finish coating or surfacing shall provide (a) adequate resistance to weathering, (b) protection of finish surfaces from moisture or corrosion, (c) an attractive appearance, (d) reasonable durability. Appropriate cleaning of existing interior and exterior finish surfaces should be done regardless of whether or not painting or other decoration work is provided. The use of lead base paint is not permitted. -36- CHAPTER IX MECHANICAL EQUIPMENT 901 OBJECTIVE To provide mechanical equipment for the building and its living units that will meet the needs of the intended occupants and be of a quality and condition which will assure: (a) Safety of operation, (b) adequate capacity for its intended use, (c) protection from moisture, corrosion or other destructive elements, (d) reasonable quietness of operation, and (e) reasonable durability and economy of maintenance. 902 GENERAL All mechanical equipment shall be installed so that maintenance and replacement can be performed without the removal of other equipment. Existing mechanical equipment and systems shall be inspected for faulty operation, fire or other hazards. Needed replacement, or repair shall conform to code requirements . Provisions relating to mechanical equipment and wiring given to Chapter 45 of the South Florida Building Code shall be used as a guide in making determinations as to the suitability of existing equipment for continued use in the rehabilitated structure. 903 MECHANICAL VENTILATION AND AIR CONDITIONING Where mechanical ventilation is required in rooms or other spaces, the equipment or system shall operate satisfactorily if presently in place, or if new, shall be designed and installed according to good engineering practice. Where air conditioning is to be included, whether a central system or packaged room or zonal air conditioners, the provisions of Chapter 49 of the South Florida Building Code shall be followed. 904 HEATING, AIR Heating Facilities. Heating facilities shall be provided for each living unit and other spaces that will (a) assure interior comfort, (b) be safe and convenient to operate, (c) be economical in perfor- mance, and (d) be quiet in operation and free from objectionable drafts . Each heating system or device shall have a recognized approval for safety and shall be capable of maintaining a temperature of at least 70 degrees F. within the living units, corridors, public spaces and utility spaces when the outside temperature is at the design temper- ature. Venting. All fuel burning air heaters (including individual space heaters) shall be connected to a vent leading to the exterior of the structure. -37- S 905 HEATING, WATER Existing equipment. Existing water heating and storage equipment shall be in good serviceable condition, or otherwise replacement of the equipment shall be considered by the proper authority. Prohibited locations . No water heater shall be installed in any room used or designed to be used for sleeping purposes . No gas or oil fired water heater shall be located in a bathroom, clothes closet, under any stairway, or in a confined space with access only to the above locations. Venting. All fuel burning water heaters shall be connected to a vent leading to the exterior. Solar water heating systems . Solar water heaters shall be in serviceable condition and conform with the South Florida Building Code, Section 4008, with tank enclosures covered with corrosion- resistant sheet metal. Solar water heating systems shall be of adequate capacity for the number of living units served by the system. Solar water heating systems shall include automatic electric booster heaters to assure an adequate supply of hot water to each living unit during prolonged periods deficient of sunshine. Where replacement of a solar water heater is required it shall be replaced with a gas, oil or electric heater or an approved solar water heating system. 906 CAPACITIES One bedroom to two bedroom living units (individual water heaters) . Capacity shall be not less than 20 gallons for gas or oil-fired water heaters and 30 gallons for electric heaters, except that electric water heaters restricted by "off-peak" control limitations should have a minimum capacity of 52 gallons. Three or more bedroom living units (individual water heaters) . Capacity shall not be less than 30 gallons for gas or oil-fired water heaters and 40 gallons for electric water heaters , except that electric water heaters restricted by "off-peak" control limitations should have a minimxm capacity of 56 gallons. -38- • . Capacities given on heating capacity chart should be used as a guide for determining the adequacy of existing equip- ment, and should be followed in the design of new equipment. 907 HEATING CAPACITY - GPH 100° F. RISE NUMBER OF STORAGE CAPACITY PER LIVING UNIT LIVING UNITS 0 Gal. 5 Gal. 10 Gal. 15 Gal. 20 Gal. 25 Gal. 3 85 79 74 4 89 82 75 5 94 85 77 6 109 98 88 7 124 111 99 8 152 138 124 110 9 159 143 127 112 10 165 143 130 113 15 248 222 195 169 20 365 330 295 260 25 457 413 369 30 600 548 495 443 35 660 599 538 475 40 720 650 580 510 50 810 723 635 548 60 900 795 690 585 80 1050 910 770 630 100 1150 975 800 625 120 1250 1040 830 140 1350 1105 860 160 1440 1160 880 180 1525 1210 895 200 1600 1250 905 225 1700 1308 915 250 1800 1363 275 1900 1420 300 2000 1475 NOTE: Table above gives the recommended minimum recovery rate in gallons per hour at 100°F. rise according to the storage capacity, (or size) , of the tank and for a designated number of living units . The blank spaces in the table mean the tank size would be either too small to provide sufficient hot water, or too large a tank to be practical. -39- CHAPTER X PLUMBING 1001 GENERAL The plumbing system and its appurtenances for each building shall provide satisfactory water supply, drainage, venting and operation of fixtures . 1002 CONDITION OF EXISTING PLUMBING Plumbing systems including building sewers shall operate free of fouling and clogging, and not have cross connec- tions which permit contamination of water supply or back- siphonage between fixtures. Sinks, lavatories, bathtubs, and toilets which are chipped, rusted, permanently stained or otherwise damaged or deteriorated should be replaced or refinished by an approved refinishing process. All water or waste lines which do not show evidence or con- tinual durability shall be replaced. Plumbing fixtures including connections shall be properly installed, operate properly, be free from leaks, excessive rust and deterio- ration, and give evidence of necessary durability assuming reasonable maintenance. 1003 NEW PLUMBING WORK For additions or changes made to present plumbing. The plumbing equipment and materials shall comply with and be installed in accordance with Chapter 46 of the South Florida Building Code. -40- • • CHAPTER XI ELECTRICAL 1101 GENERAL All habitable rooms and other appropriate spaces requiring electrical service shall be provided with a system of wiring, wiring devices and equipment to safely supply electrical energy for proper illumination, appliances, resident security, and other electrical equipment. 1102 EXISTING WIRING AND EQUIPMENT Existing wiring and electrical equipment where its con- tinued service is contemplated shall not be a potential source of electrical hazard or ignition of combustible materials, and shall be so determined by the proper author- ity. Wherever these potential hazards are determined to be present, replacement of existing wiring and equipment shall be made. Existing facilities that are inadequate to meet anticipated demands shall be appropriately increased as determined by the proper authority. 1103 NEW ELECTRICAL WORK For new electrical work the appropriate provisions of the National Electrical Code shall be used as a guide for design layout and installation. Not less than two general lighting circuits (15 amp. ) and one appliance circuit (20 amp. ) shall be provided for each living unit. Heavy duty equipment shall have individual branch circuits, as required by the National Electrical Code. The service entrance conductors and equipment shall have a capacity adequate to serve the calculated load, plus capa- city for additional circuits for future needs . TWM:nw -41- ORIGINAL111111 RESOLUTION NO. 80-16373 (Approving/adopting the property rehabil- itation standards of the Community Development Multi-Family Rehabilitation Program) • , • f A `4