§ 277. Occupancy permitted. Any building in any city of more than one\nmillion persons which at any time prior to January first, nineteen\nhundred seventy-seven was occupied for loft, commercial, institutional,\npublic, community facility or manufacturing purposes, may,\nnotwithstanding any other article of this chapter, or any provision of\nlaw covering the same subject matter (except as otherwise required by\nthe local zoning law or resolution), be occupied in whole or in part for\njoint living-work quarters for artists or general residential purposes\nif such occupancy is in compliance with this article. Such occupancy\nshall be permitted only if the following conditions are met and complied\nwith.\n 1. (a) The exterior walls of the building shall be non-combustible and\nhave a fire-resistive rating of at least three hours unless the exterior\nwall or walls, measured on a horizontal plane perpendicular to said\nexterior wall or walls, is a minimum of thirty feet distant in a direct\nunobstructed line from another structure, except that a wet pipe\nsprinkler system, with maximum sprinkler spacing of four feet, must be\nprovided along such wall or walls to protect exposed, unrated columns or\nbeams at the interior of the wall in non-fireproof buildings.\n (b) Window openings in exterior walls shall conform with the\nlimitations of table 3-4 chapter twenty-six of the administrative code\nof the city of New York, unless such windows are fire protected and\nprovided with either a minimum of one sprinkler head per window or\nwindow automatic closing devices, acceptable to the department of\nbuildings.\n 2. The building (a) is of fireproof construction, as provided in\nsection one hundred one of this chapter, or is of class two\nconstruction, as provided by the requirements of the building code and\nregulations of the city of New York in effect prior to December sixth,\nnineteen hundred sixty-eight; or\n (b) if non-fireproof, does not exceed a height of six stories, and\neighty-five feet measured to the ceiling of the highest floor in a depth\nof one hundred feet; or does not exceed a height of seven stories, and\neighty-five feet and a depth of one hundred feet and is wet sprinklered\nthroughout; and has a maximum floor area between the two hour rated\npartitions constructed in accordance with section C26-504.2 of the\nadministrative code of the city of New York of:\n (i) three thousand square feet; or\n (ii) five thousand square feet if the building is six stories or less\nin height and is fully wet sprinklered; or\n (iii) five thousand square feet if the building is seven stories in\nheight and is fully wet sprinklered and has a stand pipe system; or\n (iv) ten thousand square feet if the building is fully wet sprinklered\nand has one hour rated ceilings.\n (c) complies with the requirements of table 3-4 chapter twenty-six of\nthe administrative code of the city of New York for J-2 occupancy.\n 3. Any part of the building may be occupied for manufacturing and\ncommercial purposes (as permitted by local zoning law or resolution),\nprovided, however, that only the second story and below may be occupied\nfor uses listed as medium fire hazard in rules of the board of standards\nand appeals implementing the labor law unless the entire building is wet\nsprinklered; in addition, high fire hazard occupancies shall not be\npermitted in any portion of the building.\n 4. All areas occupied for manufacturing or commercial purposes shall\nbe protected by an approved wet-pipe automatic sprinkler system. Such\nwet-pipe automatic sprinkler system shall extend to and include public\nhallways and stairways coincidentally serving residential occupancies.\n 5. All occupancies or tenancies shall be separated by a vertical fire\nseparation, extending to the underside of the floor above and having a\nminimum fire-resistance rating of at least one hour and conform in all\nrespects with applicable zoning regulations. No separation shall be
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