Buildings Bulletin 2016-011: Side Yard Regulations And Compliance with Structural Separations
Buildings Bulletin 2016-011 clarifies regulations for side yard and structural separation compliance required in BC 1613.7 of the 2014 Building Code in consideration for natural calamities like earthquakes.
Background
The NYC Building Code provides that structures needs to be separated from adjacent buildings so as to limit damages, structural and non-structural that can be caused by pounding from adjacent buildings during an earthquake. Also, our Zoning Resolution requires that in certain districts, buildings are to be built on the side lot line or for any opening to be provided, to be built after provision of a required open area. In essence, required structural separations for earthquake loads creates an open area on the side lot line and a minimum required open space width can and will be triggered.
Specifics
As delineated by the city’s Zoning Resolution, certain zoning districts does not require side yards or open areas, but if an open area is provided that extends along the side lot line, then it should be of a minimum width. BC 1613.7 of the BC states that a minimum 1 inch separation for every 50 feet of building height from a property line not common to a public way is required. This structural separation may be applied over the height of the building incrementally.
If the structural separation provided does not exceed the minimum width required by the BC, then the building is considered as built on the side lot line and it would not trigger the required minimum width of the zoning resolution. This separation would neither be considered as floor area nor would it be considered as required open space for the purpose of Zoning Resolution.
The structural separation shall also be closed off on all open sides so as to prevent unauthorized entry and must be covered in adherence to BC 1613.7.2 and BC 1613.7.3 for spaces 5 inches or greater in width. The said space are not allowed to be used for ducts, duct termination or any other equipment. Ventilation should also be provided if the space will be fully enclosed, as determined by the applicant. Now, if the area is not fully closed then proper and adequate storm drainage should be provided to comply with the NYC Plumbing Code (Chapter 11).