Chapter 18.30 PROPERTY MAINTENANCE

The provisions of this chapter shall apply to all matters affecting or relating to buildings, structures, and premises. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.020 Scope.

The provisions of this chapter are intended to be used as supplemental standards for the dangerous buildings provisions of Chapter 18.28 AMC to address maintenance of buildings, premises, structures, equipment, and exterior property. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.030 Responsibility of owner.

The owner of the premises should maintain the buildings and structures and exterior property in compliance with these requirements, except as otherwise provided for in this title. A person should not occupy as owner-occupant or permit another person to occupy buildings, premises, or structures which are not in a sanitary and safe condition and which do not comply with the requirements of this chapter. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises which they occupy and control. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.040 Enforcement.

Any building, premises, or structure which, due to an accumulation of the conditions listed in this chapter, is determined by the Building Official to be an unreasonable hazard to safety, health, or public welfare may be declared a dangerous building, premises, or structure, and may be abated subject to the provisions of Chapter 18.28 AMC. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.050 Closing of vacant buildings, structures, and premises.

(1) If the building, premises, or structure is vacant and unfit for human habitation and occupancy, and is not in danger of structural collapse, the Building Official is authorized to post a placard of vacation on the premises and order the building, premises, or structure closed up and secured from public access so as not to be an attractive nuisance.

(2) Upon failure of the owner to close up the building, premises, or structure within the time specified in the order, the Building Official may cause the building, premises, or structure to be closed and secured through any available public agency or by contract or arrangement by private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and may be collected by any other legal resource.

(3) Any person who defaces or removes a vacation placard without the approval of the Building Official may be subject to the penalties provided by this title. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.060 Vacant buildings, structures, and premises.

All vacant buildings, premises, and structures should be maintained in a clean, safe, secure, and sanitary condition in accordance with the standards provided herein so as not to adversely affect the public health, safety, or welfare. Vacant buildings, premises, and structures will be subject to the same maintenance standards, enforcement, and penalties as occupied buildings, premises, and structures. (Ord. 5647 § 1 (Exh. C), 2006).

Article II. Outdoor Property Maintenance

18.30.090 Exterior property – Generally.

All exterior property and premises should be maintained in a clean, safe and sanitary condition. The occupant should keep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condition. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.095 Holes, tanks, and traps.

All holes, cisterns, open cesspools, open or unsanitary septic tanks, excavations, open foundations, refrigerators, freezers, or iceboxes with unlocked attached doors, and any other similar substance, material or condition which may endanger neighboring property or the health or safety of the public or the occupants of the property should be removed or filled, where filling will abate the nuisance. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.100 Unsecured structures.

All open or broken exterior doors, windows, or apertures of any structure should be boarded over or otherwise secured, and kept boarded over or otherwise secured, so as to prevent access by unauthorized persons through such openings. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.105 Excess vegetation.

All weeds and grass that are located in lawn areas and have a prevailing height in excess of 15 inches should be cut and removed and kept cut and removed. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.110 Rodent harborage.

Any condition that provides a place where rats get shelter, feed, or breed should be removed or repaired and kept removed or repaired. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.115 Trash and debris.

The following should be removed, and should be kept removed, unless specifically authorized by ordinance to do otherwise:

(1) All household garbage, offal, dead animals, animal and human waste, and waste materials;

(2) Accumulations of litter, glass, scrap materials (such as wood, metal, paper, and plastics), junk, combustible materials, stagnant water, or trash;

(3) All dead bushes, dead trees, and stumps, with the exception of such material which:

(a) Is being maintained as part of a naturescaped property;

(b) Does not result in a nuisance as otherwise defined in this code; and

(4) Accumulations of clothing and any other items not designed for outdoor storage. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.120 Storage of nontrash items.

The following should be removed, and should be kept removed, unless specifically authorized by ordinance to do otherwise:

(1) Accumulations of wood pallets.

(2) All firewood that is not stacked and useable. “Useable” firewood has more wood than rot and is cut to lengths that will fit an approved fireplace or wood stove on the property.

(3) Accumulations of vehicle parts or tires.

(4) All construction materials, except those that are stored in a manner to protect their utility and prevent deterioration, and are reasonably expected to be used at the site.

(5) All appliances or appliance parts except for storage of appliances that are reasonably expected to be used at the site and are stored in a manner to protect their utility and prevent deterioration.

(6) All indoor furniture, except that which is stored in a manner to protect its utility and prevent deterioration and is reasonably expected to be used at the property.

(7) All recycling materials except for reasonable accumulations (amounts consistent with a policy of regular removal) that are stored in a well-maintained manner.

(8) All other nontrash items which:

(a) Are of a type or quantity inconsistent with normal and usual use; or

(b) Are likely to obstruct or impede the necessary passage of fire or other emergency personnel. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.125 Disabled vehicles.

(1) A disabled vehicle is one that is no longer mechanized or capable of transporting goods or people.

(2) For the purposes of property maintenance, a disabled vehicle, along with vehicle parts or portions of the vehicle, are considered junk.

(3) The storing of a disabled vehicle, vehicle body, or an accumulation of vehicle parts should not be permitted for more than seven days unless the vehicle is enclosed within a legally permitted building approved for such use or unless it is stored by a licensed business enterprise dealing in junked vehicles lawfully conducted within the City. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.130 Exhaust vents.

Pipes, ducts, conductors, fans or blowers should not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.135 Accessory structures.

All accessory structures, including detached garages, fences and walls, should be maintained structurally sound and in good repair. (Ord. 5647 § 1 (Exh. C), 2006).

Article III. Exterior Structure

18.30.140 Exterior structure – Generally.

The exterior of a structure should be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.145 Exterior walls and exposed surfaces.

(1) Every exterior wall and weather-exposed exterior surface or attachment should be free of holes, breaks, loose or rotting boards or timbers, and any other conditions which might admit rain or dampness to the interior portions of the walls or the occupied spaces of the building.

(2) All exterior wood surfaces should be made substantially impervious to the adverse effects of weather by periodic application of a protective coating of weather-resistant preservative, and be maintained in good condition. Wood used in construction of permanent structures and located nearer than six inches to earth should be treated wood or wood having a natural resistance to decay.

(3) Exterior metal surfaces should be protected from rust and corrosion.

(4) Every section of exterior brick, stone, masonry, or other veneer should be maintained structurally sound and be adequately supported and tied back to its supporting structure. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.150 Structural members.

All structural members should be maintained free from deterioration, and should be capable of safely supporting the imposed dead and live loads. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.155 Foundation walls.

All foundation walls should be maintained plumb and free from open cracks and breaks and should be kept in such condition as to prevent the entry of rodents and other pests. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.160 Roofs and drainage.

All buildings and structures shall have an approved roof drainage system including gutters and downspouts. Such system shall be connected to an approved drainage system.

The roof and flashing should be sound, tight and have no defects that might admit rain. Roof drainage should be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts should be maintained in good repair and free from obstructions. Roof water should not be discharged in a manner that creates a public nuisance. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.165 Decorative features.

All cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features should be maintained in good repair with proper anchorage and in a safe condition. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.170 Overhang extensions.

All overhang extensions including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts should be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood should be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.175 Stairways, decks, porches and balconies.

Every exterior stairway, deck, porch and balcony, and all appurtenances attached thereto, should be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.180 Chimneys and towers.

All chimneys, cooling towers, smoke stacks, and similar appurtenances should be maintained in a condition which ensures there will be no leakage or backup of noxious gases. Every chimney should be reasonably plumb. Loose bricks or blocks should be repaired in an approved manner and loose or missing mortar should be replaced. Unused openings into the interior of the structure must be permanently sealed using approved materials. All exposed surfaces of metal or wood should be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.185 Handrails and guards.

Every handrail and guard should be firmly fastened and properly designed for and capable of supporting normally imposed loads and should be maintained in good condition. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.190 Window, skylight and door frames.

Every window, skylight, door and frame should be kept in sound condition, good repair and weathertight. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.195 Glazing.

All glazing materials should be maintained free from cracks and holes. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.200 Openable windows.

Every window, other than a fixed window, that is required to be properly designed for emergency egress or ventilation should be easily openable and capable of being held in position by window hardware. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.205 Insect screens.

Every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored, should be supplied with approved tightly fitting screens of not less than 16 mesh per inch (16 mesh per 25 millimeters) and every swinging door should have a self-closing device in good working condition.

Exception: Screens should not be required where other approved means, such as air curtains or insect-repellent fans, are employed. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.210 Doors.

All exterior doors, door assemblies and hardware should be maintained in good condition. Locks at all entrances to dwelling units, rooming units and guestrooms should tightly secure the door. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.215 Basement hatchways.

Every basement hatchway should be maintained to prevent the entrance of rodents, rain and surface drainage water. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.220 Guards for basement windows.

Every basement window that is openable should be supplied with storm windows or other approved protection against the entry of rodents. (Ord. 5647 § 1 (Exh. C), 2006).

Article IV. Interior Structure

18.30.225 Interior structure – Generally.

The interior of a structure and equipment therein should be maintained in good repair, structurally sound and in a sanitary condition. Occupants should keep that part of the structure which they occupy or control in a clean and sanitary condition. Every owner of a structure containing a rooming house, housekeeping units, a hotel, a dormitory, two or more dwelling units or two or more nonresidential occupancies, should maintain, in a clean and sanitary condition, the shared or public areas of the structure, outdoor property, and exterior structure. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.230 Structural members.

All structural members should be maintained structurally sound, and be capable of supporting the imposed loads. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.235 Interior surfaces.

Every interior wall, floor, ceiling, and cabinet should be maintained in a clean, sanitary, safe, and structurally sound condition, free of large holes and serious cracks, loose plaster or wallpaper, flaking or scaling paint. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.240 Stairs and walking surfaces.

Every stair, ramp, landing, balcony, porch, deck or other walking surface should comply with the code in effect at time of construction and should be properly designed for its use and be maintained in sound condition and good repair. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.245 Handrails and guards.

(1) Every handrail and guard should comply with the code in effect at time of construction, but at a minimum should be firmly fastened and capable of supporting normally imposed loads and should be maintained in good condition.

(2) Every exterior and interior flight of stairs having more than four risers should comply with the code in effect at time of construction, but at a minimum should have a handrail on one side of the stair, and every open portion of a stair, landing, balcony, porch, deck, ramp or other walking surface which is more than 30 inches (762 millimeters) above the floor or grade below should have guards. Handrails should not be less than 30 inches (762 millimeters) high or more than 42 inches (1,067 millimeters) high measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guards should not be less than 30 inches (762 millimeters) high above the floor of the landing, balcony, porch, deck, or ramp or other walking surface.

Exception: Guards should not be required where exempted by the State Building Code. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.250 Interior doors.

Every interior door should fit reasonably well within its frame and should be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.255 Interior dampness.

Every dwelling, including basements and crawl spaces, should be maintained reasonably free from dampness to prevent conditions conducive to decay, mold growth, or deterioration of the structure. (Ord. 5647 § 1 (Exh. C), 2006).

Article V. Cleanliness and Sanitation

18.30.260 Accumulation of rubbish or garbage.

All exterior property and premises, and the interior of every structure, should be free from any accumulation of rubbish or garbage so as not to harbor insects and rodents, produce dangerous or offensive gases, odors and bacteria, or other unsanitary conditions, or create a fire hazard. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.265 Disposal of rubbish.

Every occupant of a structure should dispose of all rubbish or garbage in a clean and sanitary manner by placing such rubbish or garbage in containers which are free from holes and covered with tight-fitting lids. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.270 Garbage facilities.

The owner of every dwelling should supply, or arrange for occupants to supply, one of the following: an approved mechanical food waste grinder in each dwelling unit; an approved incinerator unit in the structure available to the occupants in each dwelling unit; or an approved leakproof, covered, outside garbage container with accompanying regular garbage removal service. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.275 Containers.

The operator of every establishment producing garbage should provide, and at all times cause to be utilized, approved leakproof containers provided with close-fitting covers for the storage of such materials until removed from the premises for disposal. (Ord. 5647 § 1 (Exh. C), 2006).

Article VI. Insect and Rodent Harborage

18.30.280 Infestation.

All structures should be kept free from insect and rodent infestation. All structures in which evidence of insect or rodent infestation are found should be promptly exterminated by approved processes that will not be injurious to human health. After extermination, proper precautions should be taken to prevent reinfestation. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.285 Owner.

The owner of any structure should be responsible for extermination within the structure prior to renting or leasing the structure. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.290 Single occupant.

The occupant of a one-family dwelling or of a single-tenant nonresidential structure should be responsible for extermination on the premises. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.295 Multiple occupancy.

The owner of a structure containing two or more dwelling units, a multiple occupancy, a rooming house or a nonresidential structure should be responsible for extermination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant should be responsible for extermination. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.300 Exception.

Where the infestations are caused by defects in the structure, the owner should be responsible for extermination. (Ord. 5647 § 1 (Exh. C), 2006).

Article VII. Light

18.30.305 Habitable spaces.

Every habitable space should have at least one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space should be eight percent of the floor area of such room. Wherever walls or other portions of a structure face a window of any room and such obstructions are located less than three feet (914 millimeters) from the window and extend to a level above that of the ceiling of the room, such window should not be deemed to face directly to the outdoors nor to a court and should not be included as contributing to the required minimum total window area for the room.

Exception: Where natural light for rooms or spaces without exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room should be at least eight percent of the floor area of the interior room or space, but not less than 25 square feet (2.33 square meters). The exterior glazing area should be based on the total floor area being served. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.310 Common halls and stairways.

Every common hall and stairway in residential occupancies, other than in one- and two-family dwellings, should be lighted at all times with at least a 60-watt standard incandescent light bulb for each 200 square feet (19 square meters) of floor area or equivalent illumination; provided, that the spacing between lights should not be greater than 30 feet (9,144 millimeters). In other than residential occupancies, means of egress, including exterior means of egress stairways, should be illuminated at all times the building space served by the means of egress is occupied with a minimum of one footcandle (11 lux) at floors, landings and treads. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.315 Other spaces.

All other spaces should be provided with natural or artificial light sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment and fixtures. (Ord. 5647 § 1 (Exh. C), 2006).

Article VIII. Ventilation

18.30.320 Habitable spaces.

Every habitable space should have at least one openable window, unless ventilation is provided mechanically. The total openable area of the window in every room should be equal to at least 45 percent of the minimum glazed area required in AMC 18.30.490.

Exception: Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the unobstructed opening to the adjoining room should be at least eight percent of the floor area of the interior room or space, but not less than 25 square feet (2.33 square meters). The ventilation openings to the outdoors should be based on a total floor area being ventilated. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.325 Bathrooms and toilet rooms.

Every bathroom and toilet room should comply with the ventilation requirements for habitable spaces as required by AMC 18.30.520, except that a window should not be required in such spaces equipped with a mechanical ventilation system. Air exhausted by a mechanical ventilation system from a bathroom or toilet room should discharge to the outdoors and should not be recirculated. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.330 Cooking facilities.

Unless approved through the certificate of occupancy, cooking should not be permitted in any rooming unit or dormitory unit, and a cooking facility or appliance should not be permitted to be present in a rooming unit or dormitory unit.

Exception: Where specifically approved in writing by the Code Official. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.335 Process ventilation.

Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system should be provided to remove the contaminating agent at the source. Air should be exhausted to the exterior and not be recirculated to any space. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.340 Clothes dryer exhaust.

Clothes dryer exhaust systems should be independent of all other systems and should be exhausted in accordance with the manufacturer’s instructions. (Ord. 5647 § 1 (Exh. C), 2006).

Article IX. Occupancy Limitations

18.30.345 Privacy.

Dwelling units, hotel units, housekeeping units, rooming units and dormitory units should be arranged to provide privacy and be separate from other adjoining spaces. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.350 Minimum room widths.

A habitable room, other than a kitchen, should not be less than seven feet (2,134 millimeters) in any plan dimension. Kitchens should have a clear passageway of not less than three feet (914 millimeters) between counterfronts and appliances or counterfronts and walls. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.355 Minimum ceiling heights.

Habitable spaces, hallways, corridors, laundry areas, bathrooms, toilet rooms and habitable basement areas should have a clear ceiling height of not less than seven feet (2,134 millimeters).

Exceptions:

(1) In one- and two-family dwellings, beams or girders spaced not less than four feet (1,219 millimeters) on center and projecting not more than six inches (152 millimeters) below the required ceiling height.

(2) Basement rooms in one- and two-family dwellings occupied exclusively for laundry, study or recreation purposes, having a ceiling height of not less than six feet eight inches (2,033 millimeters) with not less than six feet four inches (1,932 millimeters) of clear height under beams, girders, ducts and similar obstructions.

(3) Rooms occupied exclusively for sleeping, study or similar purposes and having a sloped ceiling over all or part of the room, with a clear ceiling height of at least seven feet (2,134 millimeters) over not less than one-third of the required minimum floor area. In calculating the floor area of such rooms, only those portions of the floor area with a clear ceiling height of five feet (1,524 millimeters) or more should be included. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.360 Bedroom requirements.

Every bedroom should comply with the requirements of AMC 18.30.365 through 18.30.400. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.365 Area for sleeping purposes.

Every bedroom occupied by one person should contain at least 70 square feet (6.5 square meters) of floor area, and every bedroom occupied by more than one person should contain at least 50 square feet (4.6 square meters) of floor area for each occupant thereof. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.370 Access from bedrooms.

Bedrooms should not constitute the only means of access to other bedrooms or habitable spaces and should not serve as the only means of egress from other habitable spaces.

Exception: Units that contain fewer than two bedrooms. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.375 Water closet accessibility.

Every bedroom should have access to at least one water closet and one lavatory without passing through another bedroom. Every bedroom in a dwelling unit should have access to at least one water closet and lavatory located in the same story as the bedroom or an adjacent story. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.380 Prohibited occupancy.

Kitchens and nonhabitable spaces should not be used for sleeping purposes. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.385 Other requirements.

Bedrooms should comply with the applicable provisions of this title including, but not limited to, the light, ventilation, room area, ceiling height and room width requirements of this chapter; the plumbing facilities and water-heating facilities requirements of this chapter; the heating facilities and electrical receptacle requirements of this chapter; and the smoke detector and emergency escape requirements of this chapter. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.390 Overcrowding.

Dwelling units should not be occupied by more occupants than permitted by the minimum area guidelines of Table 18.30.390.

TABLE 18.30.390
MINIMUM AREA GUIDELINES
SPACE	MINIMUM AREA IN SQUARE FEET
	1 to 3 occupants	4 to 6 occupants	More than 6 occupants
Living room – a, b	No requirements	120	150
Dining room – a, b	No requirements	80	100
Bedrooms	Should comply with AMC 18.30.360

For SI: 1 square foot = 0.093 square meters.

a. See AMC 18.30.400 for combined living room/dining room spaces.

b. See AMC 18.30.395 for limitations on determining the minimum occupancy area for sleeping purposes.

(Ord. 5647 § 1 (Exh. C), 2006).

18.30.395 Sleeping area.

The minimum occupancy area described in Table 18.30.390 should not be included as a sleeping area in determining the minimum occupancy area guideline for sleeping purposes. All sleeping areas should comply with AMC 18.30.365. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.400 Combined spaces.

Combined living room and dining room spaces should comply with the requirements of Table 18.30.390 if the total area is equal to that required for separate rooms and if the space is located so as to function as a combination living room/dining room. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.405 Efficiency unit.

Nothing in this section should prohibit an efficiency living unit from meeting the following requirements:

(1) A unit occupied by not more than two occupants should have a clear floor area of not less than 220 square feet (20.4 square meters). A unit occupied by three occupants should have a clear floor area of not less than 320 square feet (29.7 square meters). These required areas should be exclusive of the areas required by subsections (2) and (3) of this section.

(2) The unit should be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a clear working space of not less than 30 inches (762 millimeters) in front. Light and ventilation conforming to this code should be provided.

(3) The unit should be provided with a separate bathroom containing a water closet, lavatory and bathtub or shower.

(4) The maximum number of occupants should be three. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.410 Food preparation.

All spaces to be occupied for food preparation purposes should contain suitable space and equipment to store, prepare and serve foods in a sanitary manner. There should be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage. (Ord. 5647 § 1 (Exh. C), 2006).

Article X. Required Plumbing Facilities

18.30.415 Dwelling units.

Every dwelling unit should contain its own bathtub or shower, lavatory, water closet and kitchen sink, which should be maintained in a sanitary, safe working condition. The lavatory should be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink should not be used as a substitute for the required lavatory. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.420 Rooming houses.

At least one water closet, lavatory and bathtub or shower should be supplied for each four rooming units. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.425 Hotels.

Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway should be provided for each 10 occupants. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.430 Employees’ facilities.

A minimum of one water closet, one lavatory and one drinking facility should be available to employees. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.435 Drinking facilities.

Drinking facilities should be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities should not be located in toilet rooms or bathrooms. (Ord. 5647 § 1 (Exh. C), 2006).

Article XI. Toilet Rooms

18.30.440 Privacy.

Toilet rooms and bathrooms should provide privacy and should not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device should be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.445 Location.

Toilet rooms and bathrooms serving hotel units, rooming units, dormitory units or housekeeping units should have access by traversing not more than one flight of stairs and should have access from a common hall or passageway. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.450 Location of employee toilet facilities.

Toilet facilities should have access from within the employees’ working area. The required toilet facilities should be located not more than one story above or below the employees’ working area and the path of travel to such facilities should not exceed a distance of 500 feet (152 meters). Employee facilities should either be separate facilities or combined employee and public facilities.

Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, should not exceed a travel distance of 500 feet (152 meters) from the employees’ regular working area to the facilities. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.455 Floor surface.

In other than dwelling units, every toilet room floor should be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition. (Ord. 5647 § 1 (Exh. C), 2006).

Article XII. Plumbing Systems and Fixtures

18.30.460 Plumbing systems and fixtures – Generally.

All plumbing fixtures should be properly installed and maintained in working order, as required in OAR 918-750-0120(4), and should be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. All plumbing fixtures should be maintained in a safe, sanitary and functional condition. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.465 Fixture clearances.

Plumbing fixtures should have adequate clearances for usage and cleaning. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.470 Plumbing system hazards.

Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, back-siphonage, improper installation, deterioration or damage or for similar reasons, the Code Official should require the defects to be corrected to eliminate the hazard. (Ord. 5647 § 1 (Exh. C), 2006).

Article XIII. Water System

18.30.475 Water system – Generally.

Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture should be properly connected to either a public water system or to an approved private water system. All kitchen sinks, lavatories, laundry facilities, bathtubs and showers should be supplied with hot or tempered and cold running water in accordance with the State Plumbing Code. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.480 Contamination.

The water supply should be maintained free from contamination, and all water inlets for plumbing fixtures should be located above the flood-level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place should be protected by an approved atmospheric-type vacuum breaker or an approved permanently attached hose connection vacuum breaker. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.485 Supply.

The water supply system should be installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely, and free from defects and leaks. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.490 Water heating facilities.

Water heating facilities should be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a temperature of not less than 110 degrees Fahrenheit (43 degrees Celcius). A gas-burning water heater should not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure-relief valve and relief valve discharge pipe should be properly installed and maintained on water heaters. (Ord. 5647 § 1 (Exh. C), 2006).

Article XIV. Sanitary Drainage System

18.30.495 Sanitary drainage system – Generally.

All plumbing fixtures should be properly connected to either a public sewer system or to an approved private sewage disposal system. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.500 Maintenance.

Every plumbing stack, vent, waste and sewer line should function properly and be kept free from obstructions, leaks and defects. (Ord. 5647 § 1 (Exh. C), 2006).

Article XV. Storm Drainage

18.30.505 Storm drainage – Generally.

Drainage of roofs and paved areas, yards and courts, and other open areas on the premises should not be discharged in a manner that creates a public nuisance. (Ord. 5647 § 1 (Exh. C), 2006).

Article XVI. Heating Facilities

18.30.510 Facilities required.

Heating facilities should be provided in structures as required by this section. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.515 Residential occupancies.

Dwellings should be provided with heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit (20 degrees Celcius) in all habitable rooms, bathrooms and toilet rooms. Cooking appliances should not be used to provide space heating to meet the requirements of this section. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.520 Heat supply.

Every owner and operator of any building who rents, leases or lets one or more dwelling unit, rooming unit, dormitory or guestroom on terms, either expressed or implied, to furnish heat to the occupants thereof should supply heat and maintain heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit (20 degrees Celcius) in all habitable rooms, bathrooms, and toilet rooms.

Exception: When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature should not be required; provided, that the heating system is operating at its full design capacity. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.525 Room temperature measurement.

The required room temperatures should be measured three feet (914 millimeters) above the floor near the center of the room and two feet (610 millimeters) inward from the center of each exterior wall. (Ord. 5647 § 1 (Exh. C), 2006).

Article XVII. Mechanical Equipment

18.30.530 Mechanical appliances.

All mechanical appliances, fireplaces, solid fuel-burning appliances, cooking appliances and water heating appliances should be properly installed and maintained in a safe working condition, and should be capable of performing the intended function. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.535 Removal of combustion products.

All fuel-burning equipment and appliances should be connected to an approved chimney or vent.

Exception: Fuel-burning equipment and appliances which are labeled for unvented operation. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.540 Clearances.

All required clearances to combustible materials should be maintained. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.545 Safety controls.

All safety controls for fuel-burning equipment should be maintained in effective operation. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.550 Combustion air.

A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel-burning equipment should be provided for the fuel-burning equipment. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.555 Energy conservation devices.

Devices intended to reduce fuel consumption by attachment to a fuel-burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom should not be installed unless labeled for such purpose and the installation is specifically approved. (Ord. 5647 § 1 (Exh. C), 2006).

Article XVIII. Electrical Facilities

18.30.560 Electrical facilities required.

Every occupied building should be provided with an electrical system in compliance with the requirements of AMC 18.30.560 through 18.30.585. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.565 Electrical service.

The size and usage of appliances and equipment should serve as a basis for determining the need for additional facilities in accordance with the State Electrical Code. Dwelling units should be served by a three-wire, 120/240 volt, single-phase electrical service having a rating of not less than 60 amperes. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.570 Electrical system hazards.

Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the Building Official should require the defects to be corrected to eliminate the hazard. (Ord. 5647 § 1 (Exh. C), 2006).

Article XIX. Electrical Equipment

18.30.575 Installation of electrical equipment.

All electrical equipment, wiring and appliances should be properly installed and maintained in a safe and approved manner. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.580 Receptacles.

Every habitable space in a dwelling should contain at least two separate and remote receptacle outlets. Every laundry area should contain at least one grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom should contain at least one receptacle. Any new bathroom receptacle outlet should have ground fault circuit interrupter protection. (Ord. 5647 § 1 (Exh. C), 2006).

18.30.585 Lighting fixtures.

Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room, boiler room and furnace room should contain at least one electric lighting fixture. (Ord. 5647 § 1 (Exh. C), 2006).

Article XX. Duct Systems

18.30.590 Duct systems – Generally.

Duct systems should be maintained free of obstructions and should be capable of performing the required function. (Ord. 5647 § 1 (Exh. C), 2006).

Code reviser’s note: Ord. 5670 repeals the sunset clause of Ord. 5647 making the provisions of Chapter 18.30 AMC permanent.