23-371 - Standard minimum distance between buildings LAST AMENDED 12/5/2024 R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R11 R12 In all districts, as indicated, the minimum distance between the portion of a #building# containing #residences# and any other #building# on the same #zoning lot# shall be as provided in this Section. For the purpose of this Section, #abutting# #buildings# on a single #zoning lot# may be considered a single #building#. However, if two or more portions of a #building# are not connected or not #abutting# at a particular level, such separated portions shall comply with the applicable provisions of this Section. In applying such provisions, the height of such separated portions shall be measured from the roof of the connecting or #abutting# portion of such #building#, as applicable, instead of from the #base plane#. (a) Exceptions The provisions of this Section shall not apply to: (1) #buildings# that are separated from each other by a #rear yard equivalent#; or (2) space between a #single-family#, #two-family#, or three-family #residence# and a garage #accessory# thereto. (b) For #single-# and #two-family residences# For #buildings# with two or fewer #dwelling units#, the required minimum distance between any such #residences# and any other #building# with two or fewer #dwelling units# on the same #zoning lot#, or a non-#residential# #building# on the same #zoning lot# shall vary according to the height of such #buildings#. Such minimum distance shall be measured perpendicular to the #building# wall or window, as applicable. However, for #buildings# with two or fewer #dwelling units#, the required minimum distance between any such #residences# and an #ancillary dwelling unit# on the same #zoning lot# shall be 10 feet. For #buildings# with two or fewer #dwelling units#, the required minimum distance between any such #residences# and a #building# with three or more #dwelling units# on the same #zoning lot# shall be subject to the provisions of paragraph (c) of this Section. Maximum #Building# Height above #Base Plane# or #Curb Level#, as Applicable (in feet) 35 or less Between 35 and 50 Over 50 Minimum distance 15 20 30 (c) For #buildings# that contain three or more #dwelling units# The minimum distance between a #building# containing three or more #dwelling units# and any other #building# on the #zoning lot# shall be applied in accordance with the provisions of this Section. Where two or more portions of a #building# are separated completely from one another at a particular level above grade, such separated portions shall comply with paragraph (c)(1) of this Section. Where there are multiple #buildings# on a single #zoning lot# that do not connect at any level, such #buildings# shall comply with paragraph (c)(2) of this Section. (1) For separated portions of a #building# The required minimum distance between any separated portion of a #building# containing #dwelling units# shall be as follows: (i) where #legally required windows# face onto a separated portion of a #building# at or below a height of 75 feet, the minimum dimension between such separated portions shall not be less than 20 feet, and above a height of 75 feet, where permitted, the minimum dimension shall not be less than 30 feet; and (ii) where no #legally required windows# face onto a separated portion of a #building# at or below a height of 75 feet, the minimum dimension between such separated portions shall not be less than 10 feet, and above a height of 75 feet, where permitted, the minimum dimension shall not be less than 15 feet. (2) Two or more #buildings# on a single #zoning lot# The minimum distance between two or more #buildings# on the same #zoning lot# that are not connected at any level shall be 40 feet, as measured between the closest points of such #buildings#, for portions of #buildings# lower than 125 feet, as measured from the #base plane# or #curb level#, as applicable. Portions of such #buildings# higher than 125 feet shall be at least 80 feet apart, as measured between the closest points of such #buildings#. However, such minimum distance need not exceed 40 feet if such portions of #buildings# above a height of 125 feet do not exceed, in aggregate, a #lot coverage# of 40 percent or, for lots of less than 20,000 square feet, the percentage set forth in the table below: AGGREGATED LOT COVERAGE OF PORTIONS OF BUILDINGS ON A SMALL ZONING LOT Area of #Zoning Lot# (in square feet) Maximum Percent of #Coverage# 10,500 or less 50 10,501 to 11,500 49 11,501 to 12,500 48 12,501 to 13,500 47 13,501 to 14,500 46 14,501 to 15,500 45 15,501 to 16,500 44 16,501 to 17,500 43 17,501 to 18,500 42 18,501 to 19,999 41 (d) In addition, the following rules shall apply to: (1) any portion of a #building# that qualifies as a #building segment# may be treated as a separate #building# for the purposes of determining the minimum distance required between such #building segment# and another #building# or #building segment#; (2) where #buildings# of different heights face each other, the average of the heights of such #buildings# shall determine the minimum distance required between them; (3) projections having a maximum height of 25 feet above adjoining grade, a maximum depth of five feet, and an aggregate width not exceeding 25 percent of the #building# wall from which they project, may penetrate the minimum spacing requirements. However, such projections shall not be permitted in open spaces provided pursuant to paragraph (c)(2) of this Section; and (4) the obstructions permitted in Section 23-311 shall be permitted in such minimum distance.