Chapter 14.12 — HOUSING CODE

This chapter shall be known as the "Pasadena housing code," may be cited as such, and will be referred to herein as "this code."

(Ord. 4729 § 1.01, 1965)

The purpose of this code is to provide minimum requirements for the protection of life, limb, health, property, safety and welfare of the general public and the owners and occupants of residential buildings.

(Ord. 4729 § 1.02, 1965)

For the purpose of this code, certain abbreviations, terms, phrases, words and their derivatives shall be construed as specified in this section. Words used in the singular include the plural and the plural the singular. Words used in the masculine gender include the feminine, and the feminine the masculine. Terms, words, phrases and their derivatives used but not specifically defined in this code shall have the meaning defined in Chapter 4 of the Pasadena building code.

A.

"Administrator" means the administrator of housing and neighborhood services of the city.

B.

"Apartment" means a dwelling unit as defined in this code.

C.

"Apartment house" means any building, or portion thereof, which is designed, built, rented, leased, let or hired out to be occupied, or which is occupied as the home or residence of 3 or more families living independently of each other in dwelling units as defined in this code.

D.

"Basement" means that portion of a building between floor and ceiling, which is partly below and partly above grade (as defined in this chapter), but so located that the vertical distance from grade to the floor below is less than the vertical distance from grade to ceiling. (See definition of "story.")

E.

"Boardinghouse" means a lodging house in which meals are provided.

F.

"Building" means any building or structure, or portion thereof, which is used, or designed or intended to be used for human habitation, for living, sleeping, cooking, or eating purposes or any combination thereof.

G.

"Ceiling height" means the clear vertical distance from the finished floor to the finished ceiling.

H.

"Cellar" means that portion of a building between floor and ceiling which is wholly or partly below grade (as defined in this chapter) and so located that the vertical distance from grade to the floor below is equal to or greater than the vertical distance from grade to ceiling. (See definition of "story.")

I.

"Court" means an open, unoccupied space extending not more than 24 inches below finish grade and bounded on 2 or more sides by the walls of the building. An inner court is a court entirely within the exterior walls of a building. All other courts are outer courts.

J.

"Director" means the director of building and safety of the city of Pasadena.

K.

"Dormitory" means a room occupied by more than 2 guests.

L.

"Dwelling" means any building or any portion thereof which is not an "apartment house," a "lodging house," or a "hotel" as defined in this code, which contains 1 or 2 "dwelling units" or "guest rooms," used, intended or designed to be built, used, rented, leased, let or hired out to be occupied, or which are occupied for living purposes.

M.

"Dwelling unit" means a suite of 2 or more habitable rooms which are occupied or which are intended or designed to be occupied by 1 family with facilities for living, sleeping, cooking and dining.

N.

"Efficiency living unit" means any room having cooking facilities used for combined living, dining and sleeping purposes and meeting the requirements of Section 14.12.370, Exception.

O.

"Existing building" is a building erected prior to the adoption of this code, or one for which a legal building permit has been issued.

P.

"Exit" means a continuous and unobstructed means of egress to a public way, and includes intervening doorways, corridors, ramps, stairways, smokeproof enclosures, horizontal exits, exit courts and yards.

Q.

"Family" means an individual or 2 or more persons related by blood or marriage, or a group of not more than 5 persons (excluding servants), who need not be related by blood or marriage, living together in a dwelling unit.

R.

"Grade (ground level)" means the average of the finished ground level at the center of all walls of a building. In case walls are parallel to and within 5 feet of a sidewalk, the above ground level shall be measured at the sidewalk.

S.

"Guest" means any person hiring or occupying a room for living or sleeping purposes.

T.

"Guest room" means any room or rooms used, or intended to be used, by a guest for sleeping purposes. Every 100 square feet of superficial floor area in a dormitory is a guest room.

U.

"Habitable room" means any room meeting the requirements of this code for sleeping, living, cooking or dining purposes excluding such enclosed places as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms and similar spaces.

V.

"Health officer" means the legally designated head of the health division of the human services department of the city, or his regularly authorized deputy.

W.

"Hotel" means any building containing 6 or more guest rooms intended or designed to be used, or which are used, rented or hired out to be occupied, or which are occupied for sleeping purposes by guests, whether rent is paid in money, goods, labor or otherwise. It does not include any jail, hospital, asylum, sanitarium, orphanage, prison, detention home or other institution in which human beings are housed and detained under legal restraint.

X.

"Hot water" means water at a temperature of not less than 120E F.

Y.

"Code enforcement appeals commission" means that commission established by Section 14.12.130 and referred to in this chapter as the "commission."

Z.

"Interior lot" means a lot other than a corner lot.

AA.

"Kitchen" means a room used, or designed to be used, for the preparation of food.

BB.

"Lodging house" means any building, or portion thereof, containing not more than 5 guest rooms which are used by not more than 5 guests where rent is paid in money, goods, labor or otherwise. A lodging house shall comply with all of the requirements of this code for dwellings.

CC.

Nuisance. The following shall be defined as nuisances:

Any public nuisance known at common law or in equity jurisprudence;

Any attractive nuisance which may prove detrimental to children whether in a building, on the premises of a building, or upon an unoccupied lot. This includes any abandoned wells, shafts, basements or excavations; abandoned refrigerators and motor vehicles; or any structurally unsound fences or structures; or any lumber, trash, fences, debris or vegetation which may prove a hazard for inquisitive minors;

Whatever is dangerous to human life or is detrimental to health, as determined by the health officer;

Overcrowding a room with occupants;

Insufficient ventilation or illumination;

Inadequate or unsanitary sewerage or plumbing facilities;

Uncleanliness, as determined by the health officer;

Whatever renders air, food or drink unwholesome or detrimental to the health of human beings, as determined by the health officer;

Any condition or use of premises or of building exteriors which is detrimental to the property of others. This includes, but is not limited to, the keeping or the depositing on, or the scattering over the premises of any of the following:

a.

Lumber, junk, trash or debris,

b.

Abandoned, discarded or unused objects or equipment such as automobiles, furniture, stoves, refrigerators, freezers, cans or containers,

c.

Stagnant water, or excavations,

d.

Any device, decoration, design, fence, structure, clothes line or vegetation which is unsightly by reason of its condition or its inappropriate location.

DD.

"Occupied space" means the total area of all buildings or structures on any lot or parcel of ground projected on a horizontal plane excluding permitted projections as allowed by this code.

EE.

"Person" means any individual, firm, company, corporation or other organization.

FF.

Rooming House. For a definition of "rooming house" see Lodging House.

GG.

"Story" means that portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. If the finished floor level directly above a basement or cellar is more than 6 feet above grade, such basement or cellar shall be considered a story.

HH.

Substandard Building. For a definition of "substandard building" see Article IX of this chapter.

II.

"Superficial floor area" means the net floor area within the enclosing walls of the room in which the ceiling height is not less than 5 feet excluding built-in equipment such as wardrobes, cabinets, kitchen units or fixtures.

JJ.

"Used" means used or designed or intended to be used.

KK.

"Vent shaft" means a court used only to ventilate or light a water closet, bath, toilet or utility room or other service room.

LL.

"Window" means a glazed opening, including glazed doors, which open upon a yard, court or recess from a court, or a vent shaft open and unobstructed to the sky.

MM.

"Yard" means an open, unoccupied space, other than a court, unobstructed from the ground to the sky, except where specifically provided by this code, on the lot on which a building is situated.

(Ord. 6353 §§ 1 (part), 2 (part), 1989; Ord. 5363 §§ 1, 2, 1978; Ord. 4729 § 4.01, 1965)

A.

Application. The provisions of this code shall apply to all buildings or portions thereof used, or designed or intended to be used, for human habitation. Such occupancies in existing buildings may be continued as provided in the Pasadena building code, [3] except such structures as are found to be substandard as defined in this code.

Where any building or portion thereof is used or intended to be used as a combination apartment house-hotel, the provisions of this code shall apply to the separate portions as if they were separate buildings.

Every rooming house or lodging house shall comply with all the requirements of this code for dwellings.

B.

Alteration. Existing buildings which are altered or enlarged shall be made to conform to this code in so far as the new work is concerned and in accordance with the Pasadena building code.

C.

Relocation. Buildings or structures moved into or within the city shall comply with all the requirements of this code, and with all the requirements of the Pasadena building code for new buildings.

D.

Effect of Other Ordinances. This code is adopted subject to the provisions of the zoning plan and code of the city of Pasadena as it may be in force and effect from time to time, relating to the location of buildings and use of property. The zoning plan and code shall govern in all matters in which there may develop a conflict with this code. This code is adopted subject to the provisions of existing ordinances establishing and creating fire zones as may be in force and effect from time to time, which ordinances shall prevail in all matters in which there may develop a conflict with this code.

(Ord. 5363 § 3, 1978; Ord. 4729 § 1.03, 1956)

*Sec. 104(g) reads as follows: "Exisiting Occupancy. Buildings in existence at the time of the passage of this Code may have their existing use or occupancy continued, if such use or occupancy was legal at the time of the passage of this Code, provided such continued use is not dangerous to life. Any change in the use or occupancy of any exisiting building or structure shall comply with the provisions of Sections 306 and 502."

II - Enforcement

The city manager shall administer and enforce the provisions of this code and of the State Housing Law and shall be the enforcement agency. He shall authorize by delegation that agency or those agencies of the city to be charged with local enforcement of such provisions.

(Ord. 4729 § 2.01 (a), 1965)

Whenever necessary to make an inspection to enforce any of the provisions of this code, or whenever the enforcement officer has reasonable cause to believe that there exists in any building or upon any premises, any condition which makes such building or premises substandard as defined in Article X of this chapter, the enforcement officer may enter such building or premises at all reasonable times to inspect the same or to perform any duty imposed upon the enforcement officer by this code; provided, that if such building or premises is occupied, he shall first present proper credentials and demand entry; and if such building or premises is unoccupied, he shall first make a reasonable effort to locate the owner or other person having charge or control of the building or premises and demand entry. If such entry is refused, the enforcement officer shall have recourse to every remedy provided by law to secure entry.

If the enforcement officer has obtained a proper inspection warrant or other remedy provided by law to secure entry, then no owner or occupant or any person having charge, care or control of any building or premises shall fail or neglect, after proper demand is made as provided in this chapter, promptly to permit entry therein by the enforcement officer for the purpose of inspection and examination pursuant to this code. Any person violating this section shall be guilty of a misdemeanor.

(Ord. 5363 § 4, 1978; Ord. 4729 § 2.01(b), 1965)

A.

Every owner remains liable for violations of duties imposed upon him by this code even though an obligation is also imposed on the occupants of his building, and even though the owner has, by agreement, imposed on the occupant the duty of furnishing required equipment or of complying with this code.

B.

Every owner, or his agent, in addition to being responsible for maintaining his building in a sound structural condition, shall be responsible for keeping that part of the building or premises which he occupies or controls in a clean, sanitary and safe condition, including the shared or public areas in a building containing 2 or more dwelling units.

C.

Every owner shall, where required by this code, the health ordinance or the health officer, furnish and maintain such approved sanitary facilities as required, and shall furnish and maintain approved devices, equipment or facilities for the prevention of insect and rodent infestation, and where infestation has taken place, shall be responsible for the extermination of any insects, rodents or other pests when such extermination is not specifically made the responsibility of the occupant by law or ruling.

D.

Every occupant of a dwelling unit, in addition to being responsible for keeping in a clean, sanitary and safe condition that part of the dwelling or dwelling unit or premises which he occupies and controls, shall dispose of all his rubbish, garbage and other organic waste in a manner required by the health ordinance and approved by the health officer.

E.

Every occupant shall, where required by this code, the health ordinance or the health officer, furnish and maintain approved devices, equipment or facilities necessary to keep his premises safe and sanitary.

(Ord. 4729 § 2.01(c), 1965)

A.

The board of directors may from time to time adopt by motion rules and regulations to execute the provisions of this code, which shall not affect the substance of the code but shall be limited to methods and procedures in the enforcement and administration of the code.

B.

For the purposes of administering the provisions of Article X the administrator of housing and neighborhood services, the health officer and the fire chief shall from time to time submit to the housing advisory and appeals board standards to be of general application in the community. The code enforcement appeals commission shall forward said rules to the board of directors with their recommendation for adoption or rejection, together with their findings as to reasonableness and general applicability.

C.

All rules approved by the board of directors shall be filed in the office of the city clerk.

(Ord. 6353 §§ 1(part), 2(part), 1989; Ord. 6085 § 8, 1984; Ord. 4729 § 2.01(d), 1965)

All buildings or premises which are determined to be substandard in this code are declared to be public nuisances and shall be abated by repair, rehabilitation, demolition or removal in accordance with the procedure in the following sections.

(Ord. 4729 § 2.02 (part), 1965)

A.

The enforcement officer shall examine every building reported to be substandard. If such is found to be a substandard building as defined in this code, the enforcement officer shall give written notice stating the defects thereof to the owner, the holder of any mortgage, trust deed or similar lien or encumbrance of record, and to any lessee of record. To the extent it is practical to do so, he shall give notice to any person who holds any other estate or interest in the building or land upon which it is located.

B.

This notice shall prescribe the time within which the owner or person in charge of the building or premises shall commence either the required repairs or improvements, rehabilitation or demolition and removal of the building. Except where an emergency exists as defined in this subsection, the time for commencing shall not be less than 48 hours after receipt of the notice.

C.

The notice shall also specify the time within which the required work shall be completed. The time for completion may be extended for good cause.

D.

An emergency may be said to exist if the condition of the premises requires immediate correction to protect the life, limb, health, property, safety or welfare of any occupant or the public.

E.

Where the enforcement officer finds an emergency exists, he may give notice that the building be vacated forthwith and not reoccupied until the required repairs or improvements are completed, inspected and approved by the enforcement officer.

F.

The notice shall be served in the same manner as notices of hearing in Section 14.12.180. The period within which the owner or person in charge is required to comply with the order of the enforcement officer shall begin as of the date of receipt of such notice by such person.

(Ord. 4729 § 2.02(a), 1965)

A.

If the enforcement officer finds that an emergency exists, he may post at each entrance to a substandard building a notice to read:

"DO NOT ENTER. UNSAFE TO OCCUPY.

CITY OF PASADENA"

B.

Such notice shall remain posted until the required repairs, rehabilitation or demolition and removal is completed. Such notice shall not be removed without the written permission of the enforcement officer and no person shall enter the building except for the purpose of complying with such findings.

(Ord. 4729 § 2.02(b), 1965)

A.

Any person aggrieved by any finding, determination, notice or action of the enforcement officer may appeal and shall be apprised of his right to appeal to the code enforcement appeals commission on subjects coming within the commission's jurisdiction. The appeal shall be made in writing and filed at the office of the commission within 10 days after receipt of notice of any protested decision or action made pursuant to this code. Compliance with the notice of violation shall not be required pending an appeal with the exception in subsection B of this section.

B.

Exception. Whenever the enforcement officer finds that an emergency exists requiring immediate correction to protect the safety or well-being of any occupant of a residential building or the public, he may issue a notice of violation reciting the existence of an emergency and require such action as necessary be taken to correct the violation.

(Ord. 6353 § 2 (part), 1989; Ord. 5363 § 6, 1978; Ord. 4729 § 2.02(c), 1965)

Notice of the hearing before the commission shall be given which shall set forth the street address and a legal description, sufficient for identification of the premises upon which the building is located. It shall contain a brief statement of the violations rendering the building or premises a substandard building within the terms of Article X of this code. It shall state the date, hour and place of the hearing and shall order all interested parties who desire to be heard in the matter to appear before the commission.

(Ord. 6353 § 3 (part), 1989)

A.

One copy of the notice shall be posted at the entrance to the building or premises involved. One copy of the notice shall be served either by personal service or by certified mail upon the following:

The person, if any, in real or apparent charge and control of the premises involved;

The record owner, the lessee of record;

The holder of the mortgage, trust deed or similar lien or encumbrance of record.

B.

To the extent it is practical to do so, the enforcement officer shall give notice of the hearing to any person having any other estate or interest in the building, or land involved.

C.

The notice shall be posted and served at least 10 days prior to the date set for hearing, exclusive of the day of service.

(Ord. 6353 § 3 (part), 1989)

The following standards shall be followed in substance by the enforcement officer in ordering the vacation, repair, rehabilitation or demolition and removal of any building:

A.

If the substandard building can reasonably be repaired or rehabilitated so that it will no longer exist in violation of the terms of this code, the enforcement officer shall order that it be repaired or rehabilitated.

B.

If the substandard building is in such condition so as to create an emergency such that it is clearly dangerous or hazardous to the health, morals, safety or general welfare of its occupants, the administrator of housing and neighborhood services shall order that it be vacated, and repaired or rehabilitated immediately without benefit of appeal to the code enforcement commission.

C.

When a substandard building cannot be repaired so that it will no longer exist in violation of the terms of this code, the administrator of housing and neighborhood services shall order that it be vacated and demolished in accordance with the city's Growth Management Ordinance.

D.

Where a substandard building is a health or fire hazard existing or erected in violation of the terms of this code or any ordinance of this city, or statute of the state, it shall be vacated and repaired or demolished in accordance with the city's Growth Management Ordinance.

E.

An order to repair may be satisfied by demolition in accordance with the city's Growth Management Ordinance.

(Ord. 6518 § 6 (part), 1993; Ord. 6353 § 3 (part), 1989)

A.

The order to vacate, repair, rehabilitate, or demolish or remove, shall set forth the street address of the building and a legal description of the premises sufficient for identification. It shall contain a statement of the violations which render the building substandard.

B.

The order shall specify the time when the work required must be commenced which shall not be more than 48 hours in the case of an emergency, nor later than 30 days after the issuance of nonemergency orders. Nonemergency orders shall further specify a reasonable time limit within which the work shall be completed.

C.

After a matter has been heard by the code enforcement appeals commission, the administrator of housing and neighborhood services may for good cause shown, extend the time for completion of a commission order upon written application by an interested party.

(Ord. 6353 § 3 (part), 1989)

The enforcement officer shall post a copy of the order to vacate, repair, rehabilitate or demolish and remove any building at the entrance to the building, and shall serve the order upon all persons to whom the notice of hearing is required to be served.

(Ord. 6353 § 3 (part), 1989)

A.

The owner or other person having charge and control over any building determined to be substandard who fails to comply with an order to vacate, repair, rehabilitate, or demolish and remove the building is guilty of a misdemeanor.

B.

The occupant or lessee in possession who fails to vacate said building in accordance with an order given as provided in this code is guilty of a misdemeanor.

C.

Any person who removes a notice or order posted as required in this code is guilty of a misdemeanor.

(Ord. 6353 § 3 (part), 1989)

When an emergency has been found to exist as defined in Section 14.12.100, the administrator of housing and neighborhood services is authorized to issue an order requiring that the owner or other responsible party take immediate remedial action. At the next regular meeting of the code enforcement commission, the administrator shall provide an informational report regarding the emergency and its resolution.

(Ord. 6518 § 6 (part), 1993; Ord. 6353 § 3 (part), 1989)

Whenever an emergency order to vacate, repair, rehabilitate or demolish and remove any building has not been complied with within the time set by the administrator, he/she is authorized to proceed with the work specified in such order. A statement of the cost of the work shall be transmitted to the city board of directors who shall cause the same to be paid in the manner herein provided.

(Ord. 6353 § 3 (part), 1989)

A.

Costs incurred under this chapter shall be paid out of the city treasury and constitute a lien against the property upon which the substandard building or nuisance was maintained and shall also become a personal obligation of the owner of the property at the time of abatement. Such costs shall also be charged as a special assessment against the premises.

B.

Costs incurred under this chapter which have been paid out of the city treasury shall be collected in the following manner:

The city shall file and record a lien for such costs with the county clerk.

Payment of city billing for city-incurred costs shall be remitted in cash within 30 days of the initial billing.

Beginning 30 days after initial billing, all unpaid accounts shall be delinquent and shall incur service charges at the rate of one and five-tenths percent per month on the outstanding balance, provided such balance does not exceed $1,000.00. The service charge on that part of the outstanding balance which exceeds $1,000.00 shall be at the rate of one percent per month.

At any time prior to transfer to the secured property tax roll, the owner of the premises may enter into a contract with the city providing for installment payments of the city costs and any incurred service charges. The period for payment shall not

exceed twelve months. During the term of the contract, installment payments shall include finance charges at the rate of one and five-tenths percent per month on any outstanding balance under $1,000.00 and one percent per month on that part of any outstanding balance which exceeds $1,000.00.

In January and July of each year there shall be published once in the local newspaper a list of delinquent unpaid accounts, except those contract accounts which are not in arrears. All delinquent accounts so listed shall have added thereto a charge of three dollars to cover the cost of the publication.

On August 15th of each year, all delinquent unpaid accounts, including contract accounts then in arrears, shall be transferred to the secured property tax roll and shall thereafter be collected in the manner provided for special assessments.

When such unpaid accounts are transferred to the secured property tax roll for collection purposes, a penalty in an amount equal to ten percent of the accrued unpaid balance of the account shall be added to the amount transferred.

Charges as transferred to the tax roll shall be subject to those penalties which would apply to delinquent secured property taxes.

(Ord. 6353 § 3 (part), 1989)

No person shall interfere, obstruct or impede inspectors, city representatives or owners engaged in vacating, repairing, rehabilitating or demolishing and removing any such building pursuant to an order or the provisions of this code, or engaged in performing any necessary act preliminary to or incidental to such work, as authorized or directed pursuant hereto.

(Ord. 6353 § 3 (part), 1989)

A.

No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building in the city, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this code.

B.

Any person, firm or corporation violating any of the provisions of this code shall be guilty of a misdemeanor, and upon conviction of any such violation such person shall be punishable by a fine of not more than $500.00 or by imprisonment in the city jail for not more than 180 days, or by both such fine and imprisonment.

(Ord. 6353 § 3 (part), 1989)

V - Permits and Inspections

No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish any building, or cause or permit the same to be done, without first obtaining a separate building permit for each such building from the housing and

community development department, in the manner and according to the applicable conditions prescribed in Chapter 3 of the Pasadena building code.

(Ord. 5363 § 12, 1978; Ord. 4729 § 3.01, 1965)

Whenever a building permit is required by Section 14.12.320 of this code, the appropriate fees shall be paid to the director as set forth in Section 303 of the Pasadena building code.

(Ord. 5363 § 13, 1978; Ord. 4729 § 3.02, 1965)

All buildings within the scope of this code and all construction or work for which a permit is required shall be subject to inspection by the planning and community development department in accordance with and in the manner provided by this code and Sections 304 and 305 of the Pasadena building code.

(Ord. 5363 § 14, 1978; Ord. 4729 § 3.03, 1965)

(Ord. No. 7364, § 16, 5-18-2020)

VI - Space and Occupancy Standards

All buildings shall be located with respect to property lines and to other buildings on the same property as required by Section 504 and Part V of the Pasadena building code. Each dwelling unit and each guest room in a dwelling or a lodging house shall have access to a passageway, not less than 3 feet in width, leading to a public street or alley. Each apartment house or hotel shall have access to a public street by means of a passageway not less than 4 feet in width.

(Ord. 5363 § 15, 1978; Ord. 4729 § 5.01, 1965)

A.

Scope. This section shall apply to yards and courts having required windows opening thereon.

B.

Yards. Every yard shall be not less than 3 feet in width for one-story and two-story buildings. For buildings more than two stories in height the minimum width of the yard shall be increased at the rate of 1 foot for each additional story. Where yards completely surround the building, the required width may be reduced by 1 foot. For buildings exceeding 14 stories in height, the required width of yard shall be computed on the basis of 14 stories.

C.

Courts. Every court shall be not less than 3 feet in width. Courts having windows opening on opposite sides shall be not less than 6 feet in width. Courts bounded on three or more sides by the walls of the building shall be not less than 10 feet in length unless bounded on one end by a street or yard. For buildings more than two stories in height the court shall be increased 1 foot in width and 2 feet in length for each additional story. For buildings exceeding 14 stories in height, the required dimensions shall be computed on the basis of 14 stories.

Adequate access shall be provided to the bottom of all courts for cleaning purposes. Every court more than two stories in height shall be provided with a horizontal air intake at the bottom not less than 10 square feet in area and leading to the exterior of the building unless abutting a yard or public space. The construction of the air intake shall be as required for the court walls of the building, but in no case shall be less than one-hour fire resistive.

D.

Projection into Yards. Eaves and cornices may project into any required yard not more than 2 inches for each foot of yard width. Unroofed landings, porches and stairs may project into any required yard provided no portion extends above the floor level of a habitable room; and, provided further, that no such projection shall obstruct a required exitway.

(Ord. 5363 § 16, 1978)

Habitable rooms or areas shall have a ceiling height of not less than 7 feet 6 inches except as otherwise permitted in this section. Other rooms or areas may have a ceiling height of not less than 7 feet measured to the lowest projection from the ceiling.

If any room in a building has a sloping ceiling, the prescribed ceiling height for the room is required in only one half the area thereof. No portion of the room measuring less than 5 feet from the finished floor to the finished ceiling shall be included in any computation of the minimum area thereof.

If any room has a furred ceiling, the prescribed ceiling height is required in two-thirds the area thereof, but in no case shall the height of the furred ceiling be less than 7 feet.

(Ord. 5363 § 17, 1978: Ord. 4729 § 5.03(a), 1965)

Every dwelling unit shall have at least one room which shall have not less than 150 square feet of floor area. Other habitable rooms except kitchens shall have an area of not less than 70 square feet. Where more than two persons occupy a room used for sleeping purposes the required floor area shall be increased at the rate of 50 square feet for each occupant in excess of two.

EXCEPTION: Nothing in this section shall prohibit the use of an efficiency living unit within an apartment house meeting the following requirements:

The unit shall have a living room of not less than 220 square feet of superficial floor area. An additional 100 square feet of superficial floor area shall be provided for each occupant of such unit in excess of two.

The unit shall be provided with a separate closet.

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

The unit shall be provided with a separate bathroom containing a water closet, lavatory, and bathtub or shower.

(Ord. 5363 § 18, 1978; Ord. 4729 § 5.03(b), 1965)

No habitable room other than a kitchen shall be less than 7 feet in any dimension.

Each water closet stool shall be located in a clear space not less than 30 inches in width and a clear space in front of the water closet stool of not less than 24 inches shall be provided.

(Ord. 5363 § 19, 1978; Ord. 4729 § 5.03(c), 1965)

All guest rooms, dormitories, and habitable rooms within a dwelling unit shall be provided with natural light by means of exterior glazed openings with an area not less than one-tenth of the floor area of such rooms with a minimum of 10 square feet. All bathrooms, water closet compartments, laundry rooms and similar rooms shall be provided with natural ventilation by means of openable exterior openings with an area not less than one-twentieth of the floor area of such rooms with a minimum of 1-½ square feet.

All guest rooms, dormitories and habitable rooms within a dwelling unit shall be provided with natural ventilation by means of openable exterior openings with an area of not less than one-twentieth of the floor area of such rooms with a minimum of 5 square feet.

(Ord. 5363 § 20, 1978; Ord. 4729 § 5.04(a), 1965)

A.

Required exterior openings for natural light and ventilation shall open directly onto a street or public alley or a yard or court located on the same lot as the building.

EXCEPTION: Required windows may open into a roofed porch where the porch:

Abuts a street, yard, or court; and

Has a ceiling height of not less than 7 feet; and

Has the longer side at least 65 percent open and unobstructured.

B.

A required window in a service room may open into a vent shaft which is open and unobstructed to the sky and not less than 4 feet in least dimensions. No vent shaft shall extend through more than two stories.

C.

For the purpose of determining light and ventilation requirements, any room may be considered as a portion of an adjoining room when one-half of the area of the common wall is open and unobstructed and provides an opening of not less than one-tenth of the floor area of the interior room or 25 square feet, whichever is greater.

(Ord. 5363 § 21, 1978; Ord. 4729 § 5.04(b), 1965)

All public hallways, stairs and other exitways shall be adequately lighted at all times in accordance with Section 3312(a) of the Pasadena building code.

(Ord. 4729 § 5.04(f), 1965)

In lieu of required exterior openings for natural ventilation, a mechanical ventilation system may be provided. Such system shall be capable of providing two air changes per hour in all guest rooms, dormitories, habitable rooms, and in public corridors. One-fifth of the air supply shall be taken from the outside. In bathrooms, water closet compartments, laundry rooms, and similar rooms a mechanical ventilation system connected directly to the outside, capable of providing five air changes per hour, shall be provided.

(Ord. 5363 § 22, 1978; Ord. 4729 § 5.04(g), 1965)

Every dwelling unit shall be provided with a water closet, a lavatory and a bathtub or shower.

(Ord. 4729 § 5.05(a), 1965)

Where private water closets, lavatories and baths are not provided, there shall be provided on each floor for each sex at least 1 water closet and lavatory and 1 bath accessible from a public hallway. Additional water closets, lavatories and baths shall be provided on each floor for each sex at the rate of 1 for every additional 10 guests, or fractional number thereof, in excess of 10. Such facilities shall be clearly marked for "Men" or "Women."

(Ord. 4729 § 5.05(b), 1965)

Each dwelling unit shall be provided with a kitchen. Every kitchen shall be provided with a kitchen sink. No wooden sink or sink of similarly absorbent material shall be permitted.

(Ord. 5363 § 24, 1978: Ord. 4729 § 5.05(c), 1965)

A.

All plumbing fixtures shall be connected to a sanitary sewer or to an approved private sewage disposal system. All plumbing fixtures shall be connected to an approved system of water supply and provided with hot and cold running water, except water closets shall be provided with cold water only.

B.

All plumbing fixtures shall be of an approved glazed earthenware type or of a similarly nonabsorbent material.

(Ord. 4729 § 5.05(d), 1965)

Walls and floors of water closet compartments except in dwellings shall be finished in accordance with Section 1711 of the Pasadena building code. Water closet compartments in dwellings shall be finished with approved nonabsorbent materials.

(Ord. 4729 § 5.05(e), 1965)

Every water closet, bathtub, or shower required by this code shall be installed in a room which will afford privacy to the occupant. A room in which a water closet is located shall be separated from food preparation or storage rooms by a tight fitting door.

(Ord. 5363 § 25, 1978: Ord. 4729 § 5.05(f), 1965)

A.

All sanitary facilities shall be installed and maintained in safe and sanitary condition and in accordance with all applicable laws.

(Ord. 5363 § 26, 1978; Ord. 4729 § 5.05(g) 1965)

VII - Structural Requirements

A.

General. Buildings may be of any type of construction permitted by the Pasadena building code. Roofs, floors, walls, foundations and all other structural components of buildings shall be capable of resisting any and all forces and loads to which they may be subjected. All structural elements shall be proportioned and joined in accordance with the stress limitations and design criteria as specified in the appropriate sections of the Pasadena building code. Buildings of every permitted type of construction shall comply with the applicable requirements of the Pasadena building code.

B.

Shelter. Every building shall be weather protected so as to provide shelter for the occupants against the elements and to exclude dampness.

C.

Protection of Materials. All wood shall be protected against termite damage and decay as provided in the Pasadena building code.

(Ord. 4729 § 6.01, 1965)

VIII - Mechanical Requirements

Every dwelling unit and guest room shall be provided with heating facilities capable of maintaining a room temperature of 70E F. at a point 3 feet above the floor in all habitable rooms. Such facilities shall be installed and maintained in a safe condition and in accordance with Chapter 37 of the Building Code, the Mechanical Code, and all other applicable laws. No unvented fuel-burning heater shall be permitted. All heating devices or appliances shall be of an approved type.

(Ord. 5363 § 28, 1978: Ord. 4729 § 7.01(a), 1965)

A.

All electrical equipment, wiring and appliances shall be installed and maintained in a safe manner in accordance with applicable laws. All electrical equipment shall be of an approved type.

B.

Where there is electrical power available within 300 feet of the premises of any building, such building shall be connected to such electrical power. Every habitable room shall contain at least 2 supplied electric convenience outlets or 1 such

convenience outlet and one supplied electric light fixture. Every water closet compartment, bathroom, laundry room, furnace room and public hallway shall contain at least 1 supplied electric light fixture.

(Ord. 5363 § 28, 1978; Ord. 4729 § 7.01(b), 1965)

Ventilation for rooms and areas and for fuel-burning appliances shall be provided as required in the Pasadena mechanical code and in this code. Where mechanical ventilation is provided in lieu of the natural ventilation required by Section 14.12.390 such mechanical ventilating system shall be maintained in operation during the occupancy of any building or portion thereof.

(Ord. 5363 § 29, 1978; Ord. 4729 § 7.01(c), 1965)

A.

Every dwelling unit or guest room shall have access directly to the outside or to a public corridor. All buildings or portions thereof shall be provided with exits, exitways and appurtenances as required by Chapter 33 of the Pasadena building code.

B.

Every sleeping room below the fourth story shall have at least one operable window or exterior door approved for emergency egress or rescue. The units shall be operable from the inside to provide a full clear opening without the use of separate tools.

C.

All egress or rescue windows from sleeping rooms shall have a minimum net clear opening of 5.7 square feet. The minimum net clear opening height dimension shall be 24 inches. The minimum net clear opening width dimension shall be 20 inches. Where windows are provided as a means of egress or rescue they shall have a finished sill height not more than 44 inches above the floor.

(Ord. 5363 § 30, 1978; Ord. 5049 § 1, 1971; Ord. 4729 § 8.01, 1965)

IX - Fire Protection

All buildings shall be provided with the degree of fire-resistive construction as required by the Pasadena building code for the appropriate occupancy, type of construction and location on property or in fire zone; and shall be provided with the appropriate fire-extinguishing systems or equipment required by Chapter 38 of the Pasadena building code.

(Ord. 4729 § 9.01, 1965)

X - Substandard Buildings

Any building or portions thereof including any dwelling unit, guest room or suite of rooms, or the premises on which the same is located, in which there exists any of the following listed conditions to an extent that endangers the life, limb, health, property, safety or welfare of the public or the occupants thereof shall be deemed and is declared to be a substandard building.

(Ord. 5363 § 31, 1978; Ord. 4729 § 10.01 (a), 1965)

Inadequate sanitation shall include, but not be limited to, the following:

A.

Lack of, or improper water closet, lavatory, bathtub or shower in a dwelling unit;

B.

Lack of, or improper water closets, lavatories, and bathtubs or showers per number of guests in a hotel;

C.

Lack of, or improper kitchen sink;

D.

Lack of hot and cold running water to plumbing fixtures in a hotel;

E.

Lack of hot and cold running water to plumbing fixtures in a dwelling unit;

F.

Lack of adequate heating facilities;

G.

Lack of, or improper operation of required ventilating equipment;

H.

Lack of minimum amounts of natural light and ventilation required by this code;

I.

Room and space dimensions less than required by this code;

J.

Lack of required electrical lighting as required by this code;

K.

Dampness of habitable rooms;

L.

Infestation of insects, vermin or rodents as determined by the health officer;

M.

General dilapidation or improper maintenance;

N.

Lack of connection to required sewage disposal system;

O.

Lack of adequate garbage and rubbish storage and removal facilities as determined by the health officer.

(Ord. 4729 § 10.01(b), 1965)

Structural hazards shall include, but not be limited to, the following:

A.

Deteriorated or inadequate foundations;

B.

Defective or deteriorated flooring or floor supports;

C.

Flooring or floor supports of insufficient size to carry imposed loads with safety;

D.

Members of walls, partitions or other vertical supports that split, lean, list or buckle due to defective material or deterioration;

E.

Members of walls, partitions or other vertical supports that are of insufficient size to carry imposed loads with safety;

F.

Members of ceilings, roofs, ceiling and roof supports or other horizontal members which sag, split or buckle due to defective material or deterioration;

G.

Members of ceilings, roofs, ceiling and roof supports or other horizontal members that are of insufficient size to carry imposed loads with safety;

H.

Fireplaces or chimneys which list, bulge or settle, due to defective material or deterioration;

I.

Fireplaces or chimneys which are of insufficient size or strength to carry imposed loads with safety.

(Ord. 4729 § 10.01(c), 1965)

Nuisance shall be any nuisance as defined in this code.

(Ord. 4729 § 10.01(d), 1965)

Hazardous wiring is all wiring except that which conformed with all applicable laws in effect at the time of installation and which has been maintained in good condition and is being used in a safe manner.

(Ord. 4729 § 10.01(e), 1965)

Hazardous plumbing is all plumbing except that which conformed with all applicable laws in effect at the time of installation and which has been maintained in good condition and which is free of cross-connections and siphonage between fixtures.

(Ord. 4729 § 10.01(f), 1965)

Hazardous equipment is all mechanical equipment, including vents, except that which conformed with all applicable laws in effect at the time of installation and which has been maintained in good and safe condition.

(Ord. 4729 § 10.01(g), 1965)

Faulty weather protection shall include, but not be limited to, the following:

A.

Deteriorated, crumbling or loose plaster;

B.

Deteriorated or ineffective waterproofing of exterior walls, roof, foundations or floors, including broken windows or doors;

C.

Defective or lack of weather protection for exterior wall coverings, including lack of paint, or weathering due to lack of paint or other approved protective covering;

D.

Broken, rotted, split or buckled exterior wall coverings or roof coverings.

(Ord. 4729 § 10.01(h), 1965)

Fire hazard is any building or portion thereof, device, apparatus, equipment, combustible waste or vegetation which, in the opinion of the fire chief or his deputy, is in such a condition as to cause a fire or explosion or provide a ready fuel to augment the spread and intensity of fire or explosion arising from any cause.

(Ord. 4729 § 10.01(i), 1965)

Faulty materials are all materials of construction except those which are specifically allowed or approved by this code and the Pasadena building code, and which have been adequately maintained in good and safe condition.

(Ord. 4729 § 10.01(j), 1965)

Those premises on which an accumulation of weeds, vegetation, junk, dead organic matter, debris, garbage, offal, rat harborages, stagnant water, combustible materials and similar materials or conditions exist constitute fire, health or safety hazards.

(Ord. 4729 § 10.01(k), 1965)

Any building or portion thereof which is determined to be an unsafe building in accordance with Section 203 of the Pasadena building code has not had adequate maintenance.

(Ord. 4729 § 10.01(1), 1965)

A.

All buildings or portions thereof not provided with adequate exit facilities as required by this code, except those buildings or portions thereof whose exit facilities conformed with all applicable laws at the time of their construction and which have been adequately maintained and increased in relation to any increase in occupant load, alteration or addition, or any change in occupancy, shall be substandard.

B.

When an unsafe condition exists through lack of, or improper location of exits, additional exits may be required to be installed.

(Ord. 4729 § 10.01(m), 1965)

All buildings or portions thereof which are not provided with the fire-resistive construction or fire-extinguishing systems or equipment required by this code, except those buildings or portions thereof which conform with all applicable laws at the time of their construction and whose fire-resistive integrity and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy, shall be substandard.

(Ord. 4729 § 10.01(n), 1965)

All buildings or portions thereof occupied for living, sleeping, cooking or dining purposes which were not designed or intended to be used for such occupancies shall be substandard.

(Ord. 4729 § 10.01(o), 1965)

Every person owning or in charge or control of any vacant building shall securely lock or otherwise secure all doors, windows and other openings thereof. All windows shall be secured with security screens and the security screens on openable windows shall include quick release mechanisms; provided however, the administrator of housing and neighborhood services may approve a different security method or device if in his judgment such substitution would provide equal or better security and protection of property.

(Ord. 6353 § 3 (part), 1989; Ord. 5254 § 1, 1976)