Base Plane Question

Thanks Arch_tect, I specifically checked with DOB regarding this and my BASELINE is the elevation of the GROUND ADJOINING THE WALL… not the CURB ELEVATION… My house is within 100 feet of street line… see below: Base plane (2/2/11)
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#. *** My question is can I raise the base line elevation?

xi9001

in Dept. of Buildings (DOB) 13 years and 6 months ago

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xi9001 | 13 years and 6 months ago

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I am constructing a house and a wall height is measured from the base plane. However, my base plane (concrete where ground touches the wall) was removed and I am going to put new pavers.  Can I elevate my ‘base plane’ a little?  if so, how much is acceptable?

AnArchitect | 13 years and 6 months ago

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The building height per the Building Code 27-232, is determined from the ‘curb level’ to the highest point of the roof beams.  Of course this gets a little complicated if it’s not a flat roof.  This is typically shown on a licensed surveyors survey of the property, and is used as the datum line for all your zoning calcs.  If this is part of a larger project, tread carefully…

xi9001 | 13 years and 6 months ago

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This is a single family house… My base plane is the FINAL GRADE (where house wall touches the ground).  Am I allowed to elevate this a bit? See below from zonning resolution: http://www.nyc.gov/html/dcp/pdf/zone/art01c02.pdf   Base plane (2/2/11)
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
Building Code of the City of New York for adjoining grade
elevation. In either case, where the #base flood elevation# is
higher than grade, the #base flood elevation# may be the level of
the #base plane#. 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#, unless the #base plane# is also the #base flood elevation#.
(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, unless the #base plane# is also the
#base flood elevation#. 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 ten 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#.

jigman | 13 years and 6 months ago

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You are not going to be able to “modify” the base plane.  It is determined by the curb elevations.  You cannot change this.  You are misinterpreting the zoning resolution.