Section 26.16.010 Residential properties.

a. After completion of rehabilitation activities, a property should be safe and sanitary in all physical respects and should be refurbished and so altered as to bring the property to a desirable market condition. In this regard, characteristics of living arrangement, design, equipment, and other building features shall be judged on the basis of suitability for rehabilitated property and appeal to the determined market segment represented in the project area.

b. All materials and products used as replacements or additions in rehabilitation construction shall be of good quality conforming to generally accepted good practice. Appropriate identification of materials and products standards is made in Chapter VI of FHA No. 2600, Minimum Property Standards for Multi-Family Housing.

c. Rehabilitation should provide sufficient useful life for the property to justify the rehabilitation cost.

d. Any nonresidential use of the property shall be subordinate to the residential use and character of the property.

e. All alteration, repairs and other improvements shall be harmonious and tie in with existing materials to remain in an acceptable manner.

f. All living units shall have the space necessary for suitable living, sleeping, cooking and dining accommodations, storage, laundry and sanitary facilities; also, shall have space of such size and dimensions as to permit placement of furniture and essential equipment.

g. A degree of privacy shall be provided for each living unit commensurate with suitable living conditions by means of the proper locations of exterior openings to exterior conditions, and by the interior arrangement of rooms.

h. A healthful environment and an acceptable degree of comfort shall be provided within all rooms and hallways of the dwelling by having sufficient light and ventilation, and providing natural ventilation for structural spaces to minimize conditions conducive to decay and deterioration.

i. Interior finish materials of walls, partitions (fixed or movable), ceiling 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.

j. All materials and products used as replacements or additions in rehabilitation construction shall be of good quality conforming to generally accepted good practice. Secondhand materials which meet the standards for new materials may be used when approved by the proper authority.

k. The exterior of all premises, and all structures thereon, shall be kept free of all nuisances and hazards to the safety of occupants, pedestrians and others utilizing the premises, and shall reflect an acceptable level of visual appearance so as not to constitute a blighting factor depreciating adjoining property.

l. In order to eliminate lead-based paint hazards and to prevent lead-based lead poisoning, the use of lead-based paint in the construction or rehabilitation of residential structures is prohibited. Lead-based paint hazards are likely to be found in housing constructed prior to 1950. Cracking, scaling, chipping, peeling or loose paint is an immediate hazard, and it may result in lead-based paint poisoning if eaten. Immediate and potential poisoning hazards must be eliminated by the most practicable means.

m. In order to increase energy efficiency and reduce energy losses, all appropriate energy conservation measures should be included in the rehabilitation specifications for the treatment of residential properties.

a. Compliance with the applicable provisions of all prevailing codes and ordinances of the city and the state, relating to the use and occupancy of property as amended, including, but not limited to the following sections of the Municipal Code of Sioux City, as amended:

b. The following are not actually additional standards but represent a clarification of items within the codes and ordinances indicated above:

(1) Access to each living unit shall be provided without passing through any other living unit. Exterior doors shall have safe locks.

(2) Access to all parts of a living unit shall be possible without passing through a public hall. Public halls shall provide safe, unobstructed circulation from living units or other spaces to various means of exit.

(3) A bathroom shall not be used as a passageway to a habitable room, hall, basement or to the exterior.

(4) Each living unit shall have a specific kitchen space which contains counter workspace and has adequate space for installing cooking and refrigeration equipment and for storing cooking utensils.

(5) 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. Arrangement of fixtures shall provide for the comfortable use of each fixture and permit at least ninety-degree door swing. Wall space shall be available for a mirror or medicine cabinet and for towel bars.

(6) Clothes closet space shall be provided within bedrooms or conveniently located nearby. In addition, each living unit shall have a suitable space within the unit or locker space elsewhere within the building for general storage.

(7) Utility spaces which contain heat-producing, air-conditioning 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.

(8) Natural ventilation of spaces such as attics and enclosed basementless spaces shall be provided by openings of sufficient size to overcome dampness and minimize the effect of conditions conducive to decay and deterioration of the structure and to prevent excessive heat in attics.

(9) To prevent the entrance of water, all critical joints in exterior roof and wall construction which are exposed shall be protected by sheet metal or other suitable flashing material.

(10) No water heater shall be installed in any room used, or designed to be used, for sleeping purposes. No gas or oil-fire 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. In addition, all fuel-burning water heaters shall be connected to a vent leading to the exterior.

(11) New roof coverings shall provide a fire resistance appropriate for the type of structure in accord with accepted rating criteria.

(1) Early warning fire alarm protection or smoke detection devices shall be installed in all structures containing two or more dwelling units and not having automatic fire extinguishing systems.

(2) Underground placement of utilities, dictated by improvements on public rights-of-way, shall be appropriately connected to structures to be rehabilitated. (Ord. 2003-0437; S-40159, 1980)