HomeMy WebLinkAboutRES.991.10-10-1994 BILL NO. 94-265 RESOLUTION NO. `'�v �7'
A RESOLUTION ADOPTING THE CITY OF CAPE
GIRARDEAU MINIMUM RESIDENTIAL PROPERTY
REHABILITATION STANDARDS FOR THE COMMUNITY
DEVELOPMENT BLOCK GRANT PROGRAM
BE IT RESOLVED BY THE COUNCIL OF THE CITY OF CAPE GIRARDEAU,
MISSOURI, AS FOLLOWS:
ARTICLE 1. The City Council of the City of Cape Girardeau,
Missouri, hereby adopts the City of Cape Girardeau Minimum
Residential Property Rehabilitation Standards For The Community
Development Block Grant Program. A copy of said Standards is
attached to this Resolution and made a part hereof.
PASSED AND ADOPTED THIS �_ DAY OF C�t'�.CIbJ,r::. , 19 � .
A. . Spradling, III ayor
ATTEST:
�
�Li" i 'L;�:�1��;(
Gayle�`-'L. Conrad
Deputy City Clerk
MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
I. ENVIRONMENTAL REQUIREMENTS
A. Exterior Property Areas
l. Sanitation: All exterior property areas shall be in a clean and sanitary condition,
free from any accumulation of rubbish or garbage.
2. Gradin� and Draina�e: All premises shall be graded so as to prevent the
accumulation of stagnant water thereon, or within any building or structure
located thereon.
3. Exterior Ap,purtenances: All exterior appurtenances or accessory structures which
serve no useful purpose, and are in a deteriorated condition which is not
economically repairable, shall be removed. Such structures shall include porches,
terraces, entrance platforms, garages, carports, walls, fences, and miscellaneous
sheds.
B. Exterior Structure
1. Exterior Walls and Foundations: 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.
2. Roof Coverin�: All roofs shall have a suitable, watertight, and reasonably
durable covering free of holes, cracks, excessively work surfaces or other defects.
Repairs to existing roofs shall be complete and done in accordance with new
construction standards unless the area to be repaired is less than 1/10 of the roof
surface. If repaired, all critical joints in exterior roof construction which are
exposed or partly exposed shall be protected by appropriately installed sheet metal
flashing material.
The placing of a new roof covering over an existing roof covering is not
prohibited, but should, be governed by the material manufacturer's
recommendations.
3. Stairs Porches, and Railin�s: Stairs and other exit facilities shall be adequate for
safety.
MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 2
4. Structural Safetv: Every outside stair, every porch, and every appurtenance
attached thereto shall be so constructed as to be safe to use and capable of
supporting the loads to whicli it is subjected.
5. Doors and Access Openin�s: Provide openings adequate in size to admit
furniture and equipment to all spaces and to permit inspection for repair and
maintenance.
A. Windows, Doors, and Other Openings: 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 corrected.
B. Exterior doors shall be at least the following sizes:
Width Height
Main Entrance Door 2' 8" 6' 6"
Service Doors 2' 4" 6' 6"
Garage Door, 1 Car 7' 6" 6' 4"
Garage Door, 2 Cars 16' 0" 6' 4"
Exterior doors shall have key operated locks.
6. Weatherization: All houses shall be equipped with the following weatherization:
A. Windows: All windows shall be equipped with two layers of glass (storm
windows count as one layer) and glass panes shall be intact. Windows
shall not allow the significant entry of air or water into the structure from
around the windows, sashes, or window casings. Window casings that are
replaced shall be filled with insulation.
B. Doors: All exterior doors shall be weatherstripped. Weatherstripped
doors which allow the significant entry of air or water into the structure
shall be replaced or repaired to eliminate this problem.
C. Ceiling Insulation: Ceiling insulation shall be provided over all habitable
areas. Combustible materials, such as beadboard or styrofoam, shall not
be used for ceiling insulation. All ceilings shall be insulated to R-30.
MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 3
D. Side Wall Insulation: All side walls may be insulated, if feasible, to R-11
or better or as can be determined for a particular structure using HUD's
Cost Effective Energy Conservation Standards for Rehabilitation Projects.
Walls in spaces heated with solid fuel burning appliances are exempt from
this requirement. Side wall insulation shall not be installed using
beadboard, styrofoam, or other combustible materials. When exterior
walls are repaired by removing existing sheathing or interior wall
covering, insulation shall be provided to the exposed portion of the wall
cavity; a vapor barrier shall be provided on the warm side of the cavity
or furring when insulation is added.
7. Insect Screens: From June 1st to October 15th of each year every door opening
directly from any dwelling or multi-family dwelling to the outdoors, and every
window or other outside opening used for ventilation purposes, shall be supplied
with a screen of not less than sixteen (16) mesh per inch and every swinging
screen door shall have a self-closing device in good working condition, except
that no such screens shall be required for a dwelling unit on a floor above the
fifth floor.
8. Termite Treatment: Chemicals applied as a termite treatment shall only be
applied to a house by a person that is a licensed commercial applicator. Persons
who are not licensed shall not be assigned responsibility for treating a house by
persons who are licensed. Grantees shall keep documentation showing that the
person chosen to undertake termite treatment are licensed applicators. Use of
chlordane has been banned by EPA/DNR; therefore it is also not allowed on
DED funded rehabilitation projects.
9. Protection From Freezin�: All water piping in uninsulated spaces shall be
insulated so as to keep them from freezing. Water piping in exterior walls shall
be insulated as necessary to keep them from freezing. All foundation and crawl
spaces shall be enclosed to prevent pipes from freezing in winter. Pipes shall not
be insulated with asbestos material. All asbestos insulating materials shall be
replaced with non-asbestos material or coated with high-temperature paint.
10. Handrails and Guardrails: Every flight of stairs which is more than four risers
high shall have a handrail on at least one side of the stair, and every open portion
of a stair, landing or balcony which is more than 30 inches above the floor or
grade below shall have guardrails. Handrails shall not be less than 30 inches nor
more than 42 inches high, measured vertically above the nosing of the treads.
Guardrails shall not be less than 30 inches high above the floor of the landing or
MINIMUM RESIDENTIAL PROPERTY REHABILTTATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 4
balcony. Every handrail and guardrail shall be firmly fastened and capable of
bearing normally imposed loads and shall be maintained in good condition.
C. Interior Structure
1. Interior Wall And Ceiling Finish: All interior ceilings and walls shall provide (a)
a finish surface without objectionable irregularities or cracking, (b) a waterproof
and hard surface in spaces subject to moisture, (c) a suitable base for painting or
other decoration, and (d) reasonable durability and economy of maintenance.
2. Finish Floors: Finish floor shall be appropriate to the use of the space, be in
good condition, provide reasonable ease of maintenance, and an extended service
life.
A. Habitable Rooms (Other Than Kitchen� Finish floors in habitable rooms
should be wood flooring, a resilient tile or sheet materials, or carpeting
over a suitable underlayment. Concrete as a finish floor may be used
under special conditions.
B. Kitchen And Bathroom Floors: Floors in kitchens and bathrooms shall be
of a durable, waterproof, non-absorptive material, such as asphalt, vinyl,
or rubber or ceramic tiles.
3. 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) attractive appearance, and (d) reasonable
durability.
Where painted, wallpaper, or other decorative surfaces are in good condition, or
show evidence that proper maintenance has taken place and the property is
between such periods of maintenance, and where the rehabilitation will not disturb
that part of the building, painting and redecoration may not be required.
Appropriate cleaning of existing interior and exterior finish surfaces should be
provided regardless of whether or not painting or other decoration work is done.
These lead-based paint provisions apply to painted surfaces in units meeting the
following criteria:
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MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 5
'2;. A house «�her� r�h�biii�a€i��n e�sts �x�ee�i$�;�OQ o� the �ouse is oec��aicxi
_ t�y t� chilr� �znc��;r sc�ven years c�f'�ge, a femaTe chiId or a;female nl c�ild-
�ie�rin� ��e; and _ _ _
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�;: i�h�re 'th� �a�n� s�trf��es;are fo�zn� to � ��aek7�g, ��Iing and �a;lin�
_ �zi�wl�crc; �n the h�€�s�; and
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�:; V�here a leac�laa�e�t �ai�t test h�s b�.en canduet�an the a�pli�bte��r�ac�
iii accvrdat�ce �vit�;Dep�rtment'of H�a1th guideli�es, the t�st �ht�ws t�t
the surface �:c�r�€�in� �eac� :paint abo�� � m�cm���':.Sfil- ]eac� b� �v�ight.
�f th�; �l�c�ve eriteri�z are �ri�t, €h�n th�<fc�lIUw�ng;�rot�i�i�r�s appi��: Patenti�Il�
]eac# bas�c� �aint cc�uirin�; il�es� appli�ab7e �u��aces �a��ot't�e r�mc�vcci:c�r at�ateci
unl��.s prc�ee,c�ur�s prc�vid�d �y the ➢e���t�te:nt of;Hea}tl� are ft��lc�«�i� �nd''ih�
cc��t�actars ec�r�ducti�g t�e;�b�tet�e�tt activities are app�oved hy ihe �epartment
a�';��a�tl�. �Ic� cLtort�sh�Il Y� �nad� tc� rem�v� �ead p�ini vn any �urf�ce with�ui
, _ _ _ . _
�ritt�:t� ap�rc�val c�f the Z3�partznent c�� Heal�h.
T�e fc�llowing', ac,t��ri� mu�€ be tal�en ta �ro��de x�t�nrn. inea��res x�o,l��s�n t��
]eac� h���rcis �rc,sent: _
;�;; �� t�te hc�usr�; �c�nta�ns a chilci< unde�- seuez� years uf :a�,e, alI r<7orn�
e4nr,�iriin��c�tentia�'lead �urfaec�s �ts c��sc�ib�ti abc��� s�tall tae cic���cc;e� with
� vsre� cl�th �nd tri-�hc�sph�€e based �eter�en� t� zemoue'ar�y ie�d dust or
par€icles iha€ rn�y ha�c� �cc�€�tula�ec�., ___
2:: II' dete:r�n�i�ei� to � �e�si�le, ;giv�n 'the resc�urces �va�la�le,:: defee�u�
pc�tentiai I�ad surfae�s shaIl b� �avered wit� siding, �aneiin� c�r other
cc�v�r�zig tv red�ce 'ihe h�zard. : "I��:�s;z�t�y �itc.lud� f�e use o� encapsulant
�pFr�ved b� 'D��bFI :�r DED.' _
�. . If�eter�ni�l�c� 1�easi��e, �iv�n tY�e resou�ces ����ilahl�, t�e cl�fGet�ve surf�ce�
_ inay he eli�inatec�',��r r�;}�Iacirzg th� rnatezi�l t�Zat w�s printed'. In ��t�
c�ases, `,cc�nt��,etors shall >taI�e ''r�clec���tc:. me�s�r�s tc� �nsur� ' tl�at �us€
re�u�ting frc�m de�nc�Iitian �etiy�ities w�ll E3e cc�r�tai�iec� ��i€hin t�e rc�m �r
area �f cc��struc�ici�z, incluc�ing s�:z�l�n�'£3#f�h� ap�l��able �rca. �onir�ctt?rs
shali �nsure' ti�at chilciren un�er s�ven are nat �resent c�uring t#���e
�ernc�Tziic�n act�viiies an� s�a1l pz'ovide �z�y `k�mpar�r}r rcloi�t�c>n �ne�zts
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that aTe r�quirec€.
MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 6
4. 'Qthcr �1�aten€�e�t ��:tic�ns sha11 be a}��rav�d �€n wr�t�ng :b� S��I� aff,�r a
; _ ,: ;
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_..._ review� �� �i�� a�atement cc��ztractc�r_
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Paint containing lead-based compounds shall not be used as painting material on
DED funded housing projects.
4. Interior poors: Provide a door for each opening to a bedroom, bathroom or
toilet compartment, with a locking device on bath and toilet compartment doors.
Interior doors shall be at least the following sizes:
A. Habitable rooms - 28 inches wide.
B. Bathrooms, toilet compartments, and closets other than linen and broom -
28 inches wide.
C. Service stair doors - 28 inches wide.
D. Cased openings - 28 inches wide.
E. Height of all interior doors - 78 inches.
F. Linen and broom closets - 24 inches wide.
5. Attic And Basementless Spaces: Access to attics shall be provided by means of
conveniently located scuttles or a disappearing or permanently installed stairway.
For attic and basementless spaces, the minimum access opening shall be 14 by 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.
6. Smoke Detectors: There should be a smoke detector located in the immediate
vicinity of the bedrooms, and a smoke detector located on each floor of the
dwelling unit, including the basement. An A/C primary power source is
preferred, however, where such is not practical, a miniaturized-battery primary
power source is permitted. Multiple detectors should be interconnected if
feasible.
II. SPACE AND OCCUPANCY REQUIREMENTS
A. Basic Facilities
1. Water Closet: Every dwelling unit shall contain within its walls, a room,
separate from the habitable rooms, which affords privacy and which is equipped
with a water closet.
MINIMUM RESIDENTIAL PROPERTY REHABILITATION STANDARDS
FOR THE COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 7
2. Lavatorv: Every dwelling unit shall contain a lavatory, which, when a closet is
required, shall be in close proximity to said water closet.
3. Bathtub Or Shower: Every� dwelling unit shall contain a room which affords
privacy to a person in said room and which is equipped with a bathtub or shower.
4. Kitchen Sink: Every dwelling unit shall contain a kitchen sink apart from the
lavatory required under Item Number 2.
5. Water And Sewer System: Every kitchen sink, lavatory basin, bathtub or
shower, and water closet as required shall be properly connected to either a
public water and sewer system or to an approved private water and sewer system.
All sinks, lavatories, bathtubs, and showers shall be supplied with hot and cold
running water.
6. Water Heating�Facilities: Every dwelling unit shall be supplied with water
heating facilities which are installed in an approved manner, properly maintained
and properly connected with hot water. Water heating facilities shall be capable
of heating water to such a temperature as to permit 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 one
hundred twenty (120) degrees Fahrenheit. No water heater shall be installed in
any room used or designated 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 location.
7. Heatin� Facilities: Every dwelling shall have heating facilities that are properly
installed, and that are capable of safely and adequately heating all habitable
rooms, bathrooms and toilet rooms located therein, to a temperature of at least
an average of sixty-five (65) degrees Fahrenheit with an outside temperature of
ten (10) degrees below zero (0).
8. Electrical Service: Where there is electric service available to the building or
structure, every room of the dwelling shall contain at the minimum 20 amps per
room with a 100 amp service to the house. Each bedroom must contain at least
two (2) separate and remote convenience outlets on opposite walls and one (1)
wall switch to control light fixtures. The living room must contain at least three
(3) separate and remote convenience outlets, and one (1) wall switch to control
light and fixture. The kitchen must be serviced by two (2) 20 amp circuits and
contain at least three (3) separate and remote convenience outlets, and one (1)
wall switch to control light fixture. The bathroom must contain one (1) separate
MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 8
and remote convenience receptacle, separated from the bathtub by wash basin or
stool, and one (1) wall switch to control light fixture. GFI receptacles shall be
installed in bathrooms, exterior walls, unfinished basements, and within six feet
of kitchen sinks.
All panel boxes must be brought inside of home. New panel boxes must provide
a minimum of 100 amp service and minimum 12 circuit type box with a built-in
main switch.
An outdoor light must be provided by every exterior door, with a switch control
inside. Any existing lights or new lights installed in closets must be of the
dustproof type.
All materials must be UL approved. Wiring shall be 12/2 with ground except for
special circuits, light, water heaters, air conditioning, etc. Switch legs for fixed
ceiling fixtures may be 14/2 with ground.
9. Plumbin�: Plumbing systems shall operate free of clogging and shall not have
cross connections which permit the contamination of water supplies or
backsiphoning between fixtures.
A. Water and sewer lines shall be free of major leaks that cause serious and
persistent levels of rust or contamination of the water, or which damage
other elements of the building. All water lines in unheated areas shall be
insulated so as to keep them from freezing or enclosed in a heated area.
B. Gas Lines: All natural and liquid propane gas piping shall be free of
leaks. Pipes feeding each individual gas fueled appliance shall have a
shut-off valve. Gas lines shall be free of corrosion that potentially could
cause a gas leak. Soft copper piping and other non-rigid piping shall not
be used in replacing and installing gas lines.
B. Occupancy Requirements
1. Minimum Ceilin�ghts: Habitable rooms shall have a clear ceiling height of
not less than seven and one-third (7-1/3) feet, except that in attics or top half-
stories the ceiling shall not be less than seven (7) feet over not less than one-third
(1/3) of the area when used for sleeping, study, or similar activity. In calculating
the floor area of such rooms, only those portions of the floor area of the room
having clear ceiling height of seven (7) feet or more may be included.
MINIMUM RESIDENTIAL PROPERTY REHABILITATION
STANDARDS FOR THE
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
Page 9
2. Required Space In Dwellin� Units: Every dwelling unit shall contain a minimum
gross area of not less than one hundred fifty (150) square feet for the first
occupant, and one hundred ("100) square feet for each additional occupant. The
floor area shall be calculated on the basis of the total area of all habitable rooms.
Each living unit shall be provided with space necessary for suitable sleeping,
cooking, ��ining, storage, and sanitary facilities and provide space of such size
and dimensions so as to permit placement of furniture and essential equipment.
There shall be at least one bedroom for every two residents, a kitchen, living
room, anci bathroom. Minimum sizes for these rooms are as follows:
Room Space I�astDimer�sion
Living Raom 120 sq. ft. 8 ft.
Bedroom 70 sq. ft. 6 ft.
Bathroom 24 sq. ft. 4 ft.
Kitchen 30 sq. ft. 5 ft.
Total area required: 400 sq. ft.
Minimum ceiling height for all rooms: 7 ft. 4 in.
3. Required ,�ace In Sleepin�YRooms: In every dwelling unit, every room occupied
for sleeping purposes by one (1) occupant shall have a minimum gross floor area
of at least seventy (70) square feet. Every room occupied for sleeping purposes
by more than one (1) occupant shall contain at least fifty (50) square feet of floor
area for each occupant thereof.
4. Location Qf Bath And Second Sleeping Room: No residence building or dwelling
unit containing two (2)or more sleeping rooms shall have such room arrangement
that access to a bathroom or water closet compartment intended for use by
occupants of more than one (1) sleeping room can be had only by going through
another sleeping room, nor shall the room arrangement be such that access to a
sleeping i•oom can be had only by going through another sleeping room or a
bathroom or water closet compartment.
5. Access Tc� The Unit: V�here access to the structure is outdoors and more than
12 inches above grade, steps shall be provided for all-weather access to the
building and constructed so as to provide safety and reasonable durability.
Where access to the unit is on the interior of the structure, the unit shall not have
its only access through another unit.
MINIMUM RESIDENTIAL PROPERTY REHASILITATION
STANDARDS FOR THE
COMMUNTI'Y DEVELOPMENT BLOCK GRANT PROGRAM
Page 10
A primary entrance readily accessible to the handicapped in accordance with the
provisions of ANSI A117.1 shall be provided to any residential structure intended
for occupancy by the physically handicapped.
C. Light And Ventilation
1. Natural Li�ht In Habitable Rooms: Every habitable room shall have at least one
(1) window of approved size facing directly to the outdoors or to a court. The
minimum total window area, measured between stops, for every habitable room
shall be seven percent (7%) of the floor area of such room, except in kitchens
when artificial light may be provided. Whenever walls or other portions of a
structure face a window of any room and such obstructions are located less than
three (3) feet from the window and extended 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.
2. Light In Non-Habitable Work Space: Every laundry, furnace room, and all
similar non-habitable work spaces located in a dwelling or multi-family dwelling
shall have one (1) supplied electric light fixture available at all times.
3. Adequate Ventilation: Every habitable room shall have at least one (1) window
which can be easily opened or such other device as will adequately ventilate the
room. The total openable window area in every habitable room shall be equal to
at least forty-five percent (45%) of the minimum window size required in Item
Number 1, except where adequate mechanical ventilation is provided.
4. Ventilation And Light In Bathroom And Water Closet: Every bathroom and
water closet compartment shall comply with the light and ventilation requirements
for habitable rooms as required by Item Number 1, except that no window shall
be required in bathrooms or water closet compartments equipped with an
approved ventilation system.
5. Ventilation: Natural ventilation of spaces, such as attics, enclosed basements, and
crawl spaces, shall be provided by openings of sufficient 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 of openings shall be effectively screened where needed.
September 27, 1994