A.
Occupancy. One occupant per room having floor area
of at least 50 but less than 120 square feet, two occupants per room
having floor area of at least 120 but less than 180 square feet, and
three occupants per room having floor area of 180 or more square feet.
B.
Clubs, dormitories, etc. In buildings occupied as
clubs, dormitories, sororities or fraternity houses and providing
sleeping accommodations for more than five persons, the maximum number
of occupants so accommodated in any habitable room shall be limited
to the number determined on the basis of the floor area, in square
feet, of the room divided by 50 square feet per occupant.
C.
Required space in sleeping rooms.
(1)
In every dwelling unit of two or more habitable rooms,
every room occupied for sleeping purposes by one occupant shall have
a minimum gross floor area of at least 70 square feet. Every room
occupied for sleeping purposes by more than one occupant shall have
a minimum gross floor area of 50 square feet per occupant thereof.
(2)
In the case of children under six years of age, the
requirements shall be 35 square feet per child for two or more children.
Every room used for sleeping purposes shall have a minimum width of
seven feet. Kitchens shall not be used for sleeping purposes.
D.
Required space in rooming units. Rooms let to one
or more persons shall contain a minimum gross floor area for sleeping
purposes of 90 square feet for a single occupant, and every such room,
occupied by more than one occupant shall contain a minimum gross floor
area of 70 square feet per occupant thereof.
E.
Minimum ceiling height and square feet of area.
(1)
Habitable space shall have a minimum ceiling height
(measured from finish floor to finish ceiling) of seven feet six inches
and where a ceiling is sloping, the floor area where the ceiling height
is less than five feet clear from finish floor to finish ceiling shall
not be considered in computing the habitable floor area.
(2)
A dwelling unit shall contain at least one habitable
room having a minimum of 150 square feet of floor area and a minimum
horizontal dimension of 10 feet.
F.
Access into commercial use. No habitable room, bathroom
or water closet compartment which is accessory to a dwelling unit
shall open directly into or be used in conjunction with any commercial
use.
G.
Location of bathrooms and sleeping rooms. No dwelling
unit containing two or more sleeping rooms shall have a room arrangement
which requires the passage of the occupants of one sleeping room to
pass through another sleeping room for access to a bathroom or water
closet, nor shall the room arrangement be such that access to a sleeping
room can be had only by going through another sleeping room or bathroom
or water closet.
H.
Below grade units. No dwelling units are allowed in
a cellar and a dwelling unit located in a basement shall meet the
requirements of the building code used by the Village.
A.
Natural light in habitable rooms. Every habitable
room shall have at least one window of approved size facing directly
to the outdoors or to a court. The minimum total window area, measured
between the inside of the jambs for every habitable room shall be
10% of the floor area of such room, except in kitchens when artificial
light may be provided in accordance with the provisions of the building
code. Whenever walls or other portions of a structure face a window
of any room and such obstructions are located less than three feet
from the window and extend to a level above that of the ceiling of
the room, such a window shall not be deemed to face directly to the
outdoors nor to a court and shall not be included as contributing
to the required minimum total window area for the room.
B.
Light in nonhabitable work space. Every laundry, furnace
room and all similar nonhabitable work space, located in a structure
used for human habitation, shall have either adequate natural or artificial
lighting available at all times.
C.
Light in nonhabitable space. Every stair, hall, cellar
and basement located in a structure used for human habitation, shall
have either adequate natural or artificial light available at all
times.
D.
Light in public halls and stairways.
(1)
Every public hall and common stairway located in a
structure used for human habitation and which is used primarily for
ingress and egress in connection with two or more dwelling units or
rooming units shall be supplied with a proper amount of natural light
or artificial lighting facilities available at all times when light
is required.
(2)
All lighting facilities located outside of any apartment
are to be metered to the landlord on a separate meter and not connected
to any tenant meter.
E.
Light in bathrooms. Every bathroom, shower room, toilet
room or compartment located in a structure used for human habitation
shall have permanently installed artificial lighting fixtures.
F.
Ventilation requirements. Every room shall have at
least one window which can be easily opened or such other device as
will adequately ventilate the room. The total openable window area
in every room shall be equal to at least 45% of the minimum window
area size required, except that no openable window shall be required
in bathrooms or water closet compartments equipped with an approved
ventilation system.
G.
Ventilation in multifamily apartment houses. The owner
of a multifamily apartment house constructed subject to the provisions
of the New York State Uniform Fire Prevention and Building Code shall,
in each toilet room not having a window or other means of direct access
to the open air, provide either continuous mechanical ventilation
sufficient to maintain the minimum ventilation requirements of the
New York State Uniform Fire Prevention and Building Code, or make
available to the occupant of each individual apartment therein the
means whereby such occupant shall have the ability to ventilate the
toilet room in accordance with the minimum ventilation requirements
of the New York State Uniform Fire Prevention and Building Code on
a self-regulated basis.
[Added 9-4-1979 by L.L. No. 5-1979]
A.
B.
Required plumbing fixtures in rooming houses.
(1)
In every rooming house, the following minimum plumbing
fixtures are required for each multiple of six sleeping rooms or fraction
thereof: toilet, bathtub or shower and lavatory. Bathtubs, showers
and lavatories shall be properly connected to both hot and cold water
lines and waste lines. All fixtures shall be located as to be accessible
to the occupant of each rooming unit sharing the use of such facilities
without going through a dwelling unit or rooming unit of another occupant.
(2)
Where sleeping accommodations are arranged as a dormitory,
the same plumbing fixtures are required for each multiple of 15 persons
or fraction thereof. Where toilet rooms are provided for the exclusive
use of males, urinals may be substituted for not more than 1/3 of
the required number of toilets.
C.
Potable water supply. Potable water from an approved
source shall be available at all times. The domestic water supply
system of the building shall be connected to an approved source, and
shall not be subject to contamination. If water is supplied from a
public source, it shall not be cross connected to a private or unsafe
water supply.
D.
Water supply systems. Water supply systems shall be
installed and maintained so as to provide, at all times, a supply
of water to plumbing fixtures and appurtenances in a sufficient volume
and pressure to enable the fixtures to function satisfactorily and
without undue noise under normal condition of use.
E.
Plumbing fixtures connected to sewer lines. All plumbing
fixtures installed within a structure used for human habitation shall
be connected to sewer lines that discharge into a public sewerage
system or other approved means of disposal.
G.
Maintenance of plumbing fixtures. Every water line,
plumbing fixture and drain located in a structure used for human habitation
shall be properly installed, connected and maintained and capable
of performing the function for which it was designed.
H.
Maintenance of plumbing systems. Every stack, waste
and sewer line located in a structure used for human habitation and
every connecting sewer line shall be so installed and maintained as
to function properly and not be a source of structural deterioration
or a health hazard.
A.
Installation of heating equipment.
(1)
Every heating, cooking and water-heating device located
in a structure used for human habitation shall be properly installed,
connected and capable of performing the function for which it was
designed.
(2)
All heating, cooking and water-heating equipment (except
electrical) shall be rigidly connected to a chimney or flue, and such
heating equipment, burning liquid or gaseous fuels shall be rigidly
connected to a supply line. Only an approved-type heating unit shall
be used.
B.
Maintenance and operation of heating equipment. Every
heating, cooking and water-heating device located in a structure used
for human habitation shall be so maintained and operated as to be
free from fire, health and accident hazards.
C.
Type of heating systems. Within 24 months after adoption
of this chapter, all multifamily dwellings must be heated and hot
water provided by means of a central heating system. Following this
date, no fuel fired heaters may be operated within a dwelling unit.
D.
Heating of occupied building.
[Amended 7-19-1994 by L.L. No. 3-1994]
(1)
It shall be the duty of every person who shall have
contracted or undertaken or shall be bound to heat or to furnish heat
for any building or portion thereof, occupied as a home or place of
residence of one or more persons, or as a business establishment where
one or more persons are employed, to heat or furnish heat for every
occupied room is such buildings or portion thereof so that a minimum
air temperature of 68º F. may be maintained therein at all times
whenever the outer or street temperatures shall fall below 55º
F.; provided, however, that the minimum air temperature shall be not
less than 62º F. between the hours of 10:00 p.m. and 6:00 a.m.
whenever the outer or street temperature shall fall below 55º
F. This section shall not apply to buildings or portions thereof used
and occupied for trades, business or occupations where high or low
air temperatures are essential and unavoidable.
(2)
The term air temperature shall mean that temperature
of the atmosphere obtained at the approximate center line of any interior
wall at a point approximately 48 inches above the average floor level.
E.
Heating facilities. Where the landlord is not bound
or contracted to provide heat, the owner or landlord shall nevertheless
comply with the following: the owner and landlord of every dwelling,
dwelling unit, occupied during normal heating periods shall provide
and keep in good repair approved heating facilities capable of maintaining
a minimum inside temperature of 70º F. based on outside design
temperature in all habitable rooms, bathrooms and toilet and shower
rooms or compartments.
F.
Refrigeration facilities. In every dwelling unit where
perishable foods are kept, refrigerated space for their storage or
appropriate utility connections for a refrigerator shall be provided.
No gas-operated refrigerators shall be permitted.
G.
Cooking facilities. Every dwelling unit shall be provided
with installed cooking facilities or utility connections for such
facilities.
H.
Communal cooking and dining facilities. Every communal
kitchen and dining room located in a rooming house shall have adequate
floor space and facilities and shall be so located as to be accessible
to the occupant of each rooming unit sharing the use of such facilities
without going through a dwelling unit or rooming unit of another occupant.
The preparation and eating of meals in rooming units is prohibited.
I.
Water-heating facilities. Water-heating equipment
will be supplied and shall be capable of heating an adequate amount
of water to be drawn at every required kitchen sink, lavatory, basin,
bathtub, shower and laundry facility or other similar units, at a
temperature of not less than 130º F. at any time needed.
J.
Storage of fuels. All fuels stored on the premises
for the operation of heat-producing equipment shall be stored in a
safe manner as per the regulations of the building code used by the
Village of Ossining.
A.
Electrical service required. Every structure used
for human habitation shall be provided with electric service. Installation
and maintenance shall be in accordance with the provisions of the
National Electric Code.
B.
Electrical wiring and equipment. All electrical wiring
and equipment shall be installed, maintained and connected to the
source of electric power in accordance with the provisions of the
National Electric Code.
