HomeMy WebLinkAboutA003 - Council Action Form, July 8, 2014 ITEM # 29
DATE: 07-08-14
COUNCIL ACTION FORM
SUBJECT: EGRESS WINDOWS IN BELOW GRADE SPACES IN RENTAL
PROPERTIES
BACKGROUND:
At the June 24, 2014 meeting, the City Council discussed Ames Municipal Code
Chapter 13, Rental Housing Code, and the current requirement to mandate the
construction of Code compliant egress windows in below grade habitable spaces.
Following discussion, the City Council provided the following direction to City staff:
Directed staff to prepare an amendment to the Ames Municipal Code, Section
13.403(1)(a), to only require below-grade egress windows in sleeping rooms.
The following is Ames Municipal Code Section 13.403(1)(a) which currently links
habitable space to below grade egress windows. The proposed deletion has a
strikethrough and the proposed addition is in bold:
Sec. 13.403(1)(a). INADEQUATE SECOND EXIT CAPABILITY
All below grade habitable SpaGes bedrooms must have two means of egress
leading to the outside. When one of the required means of egress is a window, it
must comply with the 2006 International Residential Code. Pre-existing below
grade and basement windows and window wells must be brought into
compliance with the 2006 International Residential Code by not later than
December 31 , 2010.
ALTERNATIVES:
1 . Approve the attached ordinance on first reading. This modifies the Ames Municipal
Code Section 13.403(1)(a) by deleting the reference to habitable spaces and adding
language requiring egress windows in below grade bedrooms.
2. Retain Ames Municipal Code Section 13.403(1 )(a) as it is currently written, thereby
continuing to require egress windows in below grade habitable spaces.
MANAGER'S RECOMMENDED ACTION:
Below grade habitable space has been challenging to enforce through rental
inspections due to the wide variety of basement uses and finishes. Inspectors frequently
encounter basements that are not fully finished; yet the tenant has, for example, a
television and a couch in the space. In this example, the space falls under the current
definition of habitable space and would require a Code compliant egress window. By
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changing the Code to require windows only in below grade bedrooms, Council would
establish a much clearer code requirement that can be more consistently implemented
by landlords and enforced by inspectors.
Therefore, it is the recommendation of the City Manager that the City Council
adopt Alternative No. 1, thereby approving the attached ordinance modifying
Ames Municipal Code Section 13.403(1)(a) by deleting the reference to habitable
spaces and adding language that requires egress windows in below grade
bedrooms.