N.Y. Comp. Codes R. & Regs. tit. 9 § 1611.4

Current through Register Vol. 46, No. 25, June 18, 2024

Section 1611.4 - Dwelling units

(a)Apartments for senior citizens.

(1)Every such dwelling unit shall consist of the following:

(i) An entry, with protection from the elements.

(ii) A private bathroom, equipped with a water closet, lavatory and bathtub with overhead shower. In lieu of a bathtub and shower, a separate stall shower, four feet by four feet in area, plus a hot and cold water faucet near the floor, may be installed. Thermostatic controls for showers are recommended. Floors shall be non-slip. Grab bars shall be installed on walls adjacent to bathtub or shower and next to water closet. Bell or other signaling device from bathroom to outside the apartment may be provided for emergency use. Bathroom doors should swing out and should have catch that can be released from the outside in an emergency.

(iii) A living room.

(iv) Twenty four inches cooking space for a 20 inches wide electric range, or a 20 inches wide gas range with the following safeguard: automatic shut-off for oven.

(v) Dining space, preferably with a window.

(vi) Storage facilities, as follows:

(a) A coat closet.

(b) A linen closet.

(c) A closet for each bedroom or sleeping space.

(d) A broom closet in kitchen.

(e) All closets shall have doors.

(f) In row house projects except where there is a cellar or basement, the storage spaces listed below shall be provided. If such storage space is provided, a separate broom closet may be omitted. Such storage space shall vary, depending upon the size of the apartment, as follows:

No. of bedrooms in apartment	Square foot storage
0	20
1 or more	30

(2)Bedroom and coat closets. Bedroom closets shall be located within each bedroom, have a clear depth of not less than 22 inches, and be two linear feet minimum in length per person, except that not more than one bedroom closet may be located in a hall, not more than five feet from the bedroom door. At least one closet, preferably near the apartment entrance, (the coat closet), shall have a clear minimum depth of 22 inches and a clear area of approximately eight square feet. The door to this closet may have a lock.

(3)Linen closets.

(i) Linen closets shall be 18 inches minimum deep and of the following minimum width: in apartments of zero or one bedroom, 24 inches.

(ii) The depth of a linen closet may be increased to 24 inches, providing the equivalent area is maintained.

(4)Kitchen. In addition to the range heretofore described, the following provisions shall be followed:

(i) Wall cabinets shall not be located over range. No range shall be located within 24 inches of a window.

(ii) Electric refrigerator shall be of nine cubic feet min. capacity. Space for refrigerator shall be at least 30 inches wide by 62 inches high.

(iii) In apartments of one bedroom there shall be provided a two feet eight inches wide space for washing machine (by tenant) adjacent to laundry tub, with plugged tees in hot and cold water lines, and an electric outlet.

(iv) A sink and laundry tray combination shall be provided in all apartments, except that in row houses with cellars, there shall be provided a sink and drainboard in the kitchen and a washtub in the cellar. The sink and laundry tray combination or the sink and drainboard shall have work surface adjacent to the sink.

(v) Provide three feet two inches minimum clearance in front of all kitchen fixtures for passage. The kitchen should be so designed that the fixtures do not front on the entry or the living room.

(vi) Provide shelving for wall and base cabinets, 11 1/2 inches deep, as follows:

0 bedroom apartment-25 square feet

1 bedroom apartment-30 square feet

(5)Heating.

(i) An early decision shall be made as to whether heat is to be provided by individual heating units, group heating, or by central heat, since the type of heating affects not only the design of the dwelling unit but also the site layout.

(ii) A system of heating shall be provided which is adequate for the maintenance of a temperature of 80 degrees at knee height in apartments under the most severe winter conditions usually encountered as established by local weather bureau reports.

(6)Screens or protective devices for windows. The following requirements, unless waived or modified by the commissioner upon request of an authority shall apply to all windows in buildings three stories or more in height: projected sash windows which are so designed that there is minimum danger of persons falling out do not require special protective devices or screens. Approved devices shall be installed on hoppers, casements and the lower half of double hung windows which shall restrict their opening to not more than four and one-half inches.

(7)Miscellaneous.

(i) Separate dining rooms are not feasible in low rent housing, but dining spaces shall be indicated on the plan.

(ii) Sinks and trays, bathtubs, lavatories, and slop sinks shall have hot and cold running water.

(iii) A bathroom or toilet shall be accessible to all bedrooms without entering any other room. It shall not open directly off the kitchen. A medicine cabinet, toilet paper holder, and a wood nailing strip for attachment of tenant's accessories shall be provided.

(iv) All rooms and areas in apartments including kitchens, bathrooms, private halls, and foyers shall have luminous wall switches for control of electric lights. Wall switch in living room to control base outlet.

(v) Casement windows, where used, shall have mechanical operators.

(vi) Electric outlets shall be located at least two feet zero inches above floor.

(vii) Door saddles shall be omitted wherever possible; where used, door saddles shall be beveled.

(viii) Door knobs shall be slip-proof.

(ix) No door shall have latches, chains or bolts which cannot be operated, in an emergency, from both sides.

(x) Window ledges approximately 10 inches wide may be provided in living room for plants and flowers.

(xi) All doors shall be two feet six inches minimum width, except closets.

(xii) Plumbing fixtures shall have slip-proof handles.

(b)Schedule of room areas.

(1)General provisions.

(i) The table following indicates the minimum net room area in square feet. These requirements shall be adhered to.

(ii) Ceiling heights shall be not less than eight feet zero inches in the clear.

(iii) All room areas shall be computed to the inside finished surfaces of enclosing walls and partitions. Areas shall not include offset entrances, columns, or stairs within rooms.

(iv) No two person bedroom shall be less than eight feet six inches wide.

(v) No living room shall be less than 10 feet 6 inches in minimum dimension when the area does not exceed 170 square feet, and 11 feet 0 inches for larger rooms.

(vi) Exterior public balconies and/or balcony corridors may be provided in multi-story buildings. To determine room count, balconies which provide outdoor living space adjacent to apartments are to be given two-thirds room count. In calculating gross areas, add 50 per cent of the area of balconies to the gross area of the building.

(2)Table of minimum room sizes-apartments for senior citizens.

Design	No. Br.	Unit Types	L.R.	D.Sp	Kit	1st B R	2nd B R	Const. Rm. Ct.	Rent Rm. Ct.
A-A	0	Comb. Living & Sleeping Rm., Kitchenette or Kitchen*, Dining Space**	170	30	45	-	-	2	21/2
D-A	1	L. R., Kit., Dining Space** 1-2 pers. Bed Room***	165	30	50	130	-	3	31/2
* Omit space for clothes washing machine in kitchen or kitchenette of A-A apartment.
** Dining space may be in living room or kitchen.
*** Partitions between bedroom and living room may be omitted and movable storage and clothes cabinets may be provided, if legally permissible.

(c)Room furnishings.

In planning dwelling units the essential test is livability, and this will be the basis for review by the division. Unit plans submitted for review must, therefore, show furniture, radiation, exposed pipes, electric outlets and door swings. Furniture shall be spaced so as to permit adequate circulation space. Furniture shall be of the following minimum sizes, and as follows:

(1)Bedrooms.

Twin beds, dresser and chair

Twin bed-3 feet 6 inches by 6 feet 9 inches

(2)Living room.

A couch or studio couch	6 feet 9 inches by 3 feet 0 inches
Two easy chairs	2 feet 6 inches by 3 feet 0 inches each
A desk or table	2 feet 0 inches by 3 feet 4 inches
Console radio or TV set	2 feet 8 inches by 2 feet 0 inches
Other incidental furniture
Add dresser in living room of zero bedroom apartment

(3)Dining spaces. Seating and table space for the maximum number of persons the unit will accommodate shall be provided. The clearance around the dining table shall not be less than as follows:

Main passage	3 feet 0 inches if seating is contemplated
Main passage	2 feet 6 inches if no seating is contemplated
Table for 2 persons	2 feet 6 inches by 2 feet 6 inches
Table for 4 persons	4 feet 6 inches by 4 feet 0 inches

N.Y. Comp. Codes R. & Regs. Tit. 9 § 1611.4