General Definition The "base plane" is a plane from which the height of a building or other structure is measured as specified in certain Sections. For buildings, portions of buildings with street walls at least 15 feet in width, or building segments within 100 feet of a street line, the level of the base plane is any level between curb level and street wall line level. Beyond 100 feet of a street line, the level of the base plane is the average elevation of the final grade adjoining the building or #building segment#, determined in the manner prescribed by the New York City Building Code for adjoining grade elevation. For the purposes of this definition, abutting buildings on a single zoning lot may be considered a single building. In addition, the following regulations shall apply: (a) Within 100 feet of a street line: (1) The level of the base plane for a building or building segment without a #street wall# shall be determined by the average elevation of the final grade adjoining such building or building segment. (2) Where a base plane other than curb level is established, the average elevation of the final grade adjoining the street wall of the building or building segment, excluding the entrance to a garage within the street wall, shall not be lower than the level of the base plane. (3) Where the average elevation of the final grade adjoining the street wall of the building, excluding the entrance to a garage within the street wall, is more than two feet below curb level, the level of the base plane shall be the elevation of such final grade. This paragraph shall not apply to buildings developed before June 30, 1989, in R2X, R3, R4 or R5 Districts. Furthermore, this paragraph shall not apply to buildings in C1 or C2 Districts mapped within R2X, R3, R4 or R5 Districts, or in C3 or C4-1 Districts, unless such buildings are located on waterfront blocks. (4) As an option, on sites which slope from the street wall line level to the #rear wall line level by at least five percent to the horizontal, the level of the base plane# may extend in a sloping plane from such street wall line level to such #rear wall line level. When a sloping base plane# is thus established, the average elevation of the final grade at the rear wall line shall not be lower than the rear wall line level. (b) For all buildings, where base planes of different elevations apply to different portions of a building, only that portion of the building to which such base plane applies may be used to determine such base plane. (c) For buildings located partially within and partially beyond 100 feet of a street line, or where corner lot or through lot regulations subject different portions of a building to base planes of different elevations, separate base planes may be determined for each such portion of the building or, as an option, the elevation of each such base plane may be multiplied by the percentage of the total lot coverage of the building to which such #base plane# applies. The sum of the products thus obtained may be the elevation of the adjusted base plane applicable to such building.
base plane
base plane is a defined term in the New York City Zoning Resolution glossary (§12-10). It is referenced in 68 ZR sections. Last amended May 12, 2021.
Quick Facts
- Definition source
- §12-10
- Sections using term
- 68
- Last amended
- May 12, 2021
What does “base plane” mean?
Where is “base plane” referenced?
68 sections reference this term. Showing first 68.
- §101-22 — Special Height and Setback Regulations
- §104-30 — SPECIAL HEIGHT AND SETBACK REQUIREMENTS
- §11-341 — Building applications filed before July 8, 2017
- §115-23 — Height and Setback Regulations
- §116-623 — Height and setback regulations
- §116-624 — Ground floor regulations
- §117-421 — Special bulk regulations
- §117-53 — Height and Setback and Street Wall Location Regulations
- §119-212 — Height and setback regulations
- §123-64 — Special Height and Setback Regulations in Special Mixed Use Districts with
- §123-65 — Special Height and Setback Regulations in Special Mixed Use Districts with
- §124-312 — New streets
- §125-30 — HEIGHT AND SETBACK REGULATIONS
- §127-21 — Special Floor Area Regulations
- §127-23 — Special Height and Setback Regulations
- §127-233 — Base heights and setback regulations
- §128-30 — HEIGHT AND SETBACK REGULATIONS
- §128-61 — Special Permit for North Waterfront Sites
- §131-131 — Coney East Subdistrict
- §131-132 — Coney North and Coney West Subdistricts
- §131-40 — HEIGHT AND SETBACK REGULATIONS
- §133-01 — Definitions
- §133-22 — Lot Coverage
- §133-23 — Height and Setback
- §133-70 — NO-BUILD VOLUME
- §134-20 — SPECIAL BULK REGULATIONS
- §134-22 — Lot Coverage
- §134-24 — Height and Setback Regulations
- §139-222 — Rear yards and rear yard equivalents
- §142-40 — SPECIAL HEIGHT AND SETBACK REGULATIONS
- §23-241 — Special tower provisions
- §23-341 — Permitted obstructions in required rear yards or rear yard equivalents
- §23-342 — Rear yard requirements
- §23-371 — Standard minimum distance between buildings
- §23-372 — Distance between legally required windows and lot lines
- §23-42 — Height and Setback Requirements in R1 Through R5 Districts
- §23-421 — Basic pitched-roof envelopes for certain districts
- §23-43 — Height and Setback Requirements in R6 Through R12 Districts
- §23-442 — Special provisions for certain community districts
- §23-443 — Special provisions in other geographies
- §23-735 — Special yard, court and other area regulations
- §24-12 — Height and Application of Lot Coverage
- §33-262 — Minimum rear yards for C7 Districts
- §33-491 — Limited Height Districts
- §35-35 — Floor Area Bonus for a Public Plaza or Arcade
- §35-62 — Height and Setback Requirements in Commercial Districts With R1 Through
- §35-63 — Height and Setback Requirements in Commercial Districts with R6 Through
- §35-631 — Street wall location
- §42-192 — Use Group IX – uses permitted with limited applicability
- §43-262 — Minimum rear yards for Manufacturing Districts with an A suffix
- §62-13 — Applicability of District Regulations
- §62-333 — Maximum lot coverage in Residence Districts
- §62-34 — Height and Setback Regulations on Waterfront Blocks
- §62-344 — Developments on piers
- §62-345 — Developments on floating structures
- §62-361 — Special floor area regulations
- §62-363 — Special height and setback regulations
- §62-411 — Accessory residential roof parking
- §62-454 — Off-street parking in large-scale general developments in Community
- §62-512 — Dimensions of visual corridors
- §63-22 — Authorization to Modify Maximum Building Height
- §64-11 — Definitions
- §64-221 — Measurement of height
- §64-321 — Measurement of height for flood-resistant buildings
- §74-61 — Developments on Lots that Include Railroad Right-of-Ways
- §74-945 — Conditions
- §78-31 — Location of Buildings, Distribution of Bulk and Open Space and Modification
- §96-80 — EXCLUDED AREAS
Frequently Asked
What does "base plane" mean in NYC zoning?
"base plane" is a term defined in §12-10 of the New York City Zoning Resolution glossary. General Definition The "base plane" is a plane from which the height of a building or other structure is measured as specified in certain Sections. For buildings, portions of buildings with street walls at least 15 feet in width, or building segments within 100 feet of a street l
Where is "base plane" used in the NYC Zoning Resolution?
The term "base plane" is referenced in 68 sections of the NYC Zoning Resolution. Every section that uses this term must be read in light of the §12-10 definition.
Is "base plane" an official NYC zoning term?
Yes. "base plane" is an officially-defined term in §12-10 of the NYC Zoning Resolution maintained by the NYC Department of City Planning. The authoritative source is zr.planning.nyc.gov.
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