Hello everyone,
My partner and I are currently starting to plan our house, which is why I joined this forum. We have purchased a plot in a new development area. However, the zoning plan does not allow flat roofs, even though that is our preferred design. All attempts to convince the building authority and the municipal council have failed. The zoning plan permits all roof types with a pitch between 15° and 45°. The wall heights measured from the base to the eaves are 5.5 m (18 feet) for gable and hip roofs, and 7.5 m (25 feet) for shed roofs. To me, this seems somewhat illogical. Since the plot is almost flat, with a 5.5 m (18 feet) wall height, it’s not possible to have two full stories without sloping ceilings. Ideally, I don’t want the roof to be visible from the outside. With a shed roof, two full stories are easily possible because of the 7.5 m (25 feet) wall height.
My question is:
What do you think about planning a staggered shed roof with a 15° pitch and a wall height up to the eaves of 6 m (20 feet) — allowing for two full stories — and then extending the exterior wall up to 7.5 m (25 feet)? This way, from the outside, it would visually look like a flat roof building, but inside there would be a shed roof, visible only from above. Do you think it would be possible to get such a design approved? Is it allowed to extend the walls beyond the eaves?
Thank you very much for your feedback.
Best regards,
bauherr85
My partner and I are currently starting to plan our house, which is why I joined this forum. We have purchased a plot in a new development area. However, the zoning plan does not allow flat roofs, even though that is our preferred design. All attempts to convince the building authority and the municipal council have failed. The zoning plan permits all roof types with a pitch between 15° and 45°. The wall heights measured from the base to the eaves are 5.5 m (18 feet) for gable and hip roofs, and 7.5 m (25 feet) for shed roofs. To me, this seems somewhat illogical. Since the plot is almost flat, with a 5.5 m (18 feet) wall height, it’s not possible to have two full stories without sloping ceilings. Ideally, I don’t want the roof to be visible from the outside. With a shed roof, two full stories are easily possible because of the 7.5 m (25 feet) wall height.
My question is:
What do you think about planning a staggered shed roof with a 15° pitch and a wall height up to the eaves of 6 m (20 feet) — allowing for two full stories — and then extending the exterior wall up to 7.5 m (25 feet)? This way, from the outside, it would visually look like a flat roof building, but inside there would be a shed roof, visible only from above. Do you think it would be possible to get such a design approved? Is it allowed to extend the walls beyond the eaves?
Thank you very much for your feedback.
Best regards,
bauherr85
B
bauherr8519 Sep 2016 16:07In terms of rainfall, it is basically the same as a flat roof. The drainage would need to be internal at the eaves, which is correct. The flow velocity naturally increases with the roof pitch.
Unfortunately, I have already received a rejection from the authorities regarding dropping below 15 degrees, since the development plan was already reduced from 35 to 15 degrees, which should provide sufficient design flexibility. The building department, municipal council, and building committee all independently made the same decision, unfortunately. I have been trying to get this approved for 9 months now.
I could switch to a hip roof with a 15-degree pitch and would, let's say, have less visible roof. However, with a wall height of 5.5 meters (18 feet), I cannot fit two full stories without sloping ceilings. This is really very frustrating.
I also just don’t understand why with a shed roof the eave height can be up to 7.5 meters (25 feet), while for other roof types only 5.5 meters (18 feet) is allowed. If the eave height on both sides were meant for the shed roof, I might understand. However, a house was approved there with a wall height of 6 meters (20 feet) on the low side and 9 meters (30 feet) on the high side for a 15-degree shed roof. Strange.
Unfortunately, I have already received a rejection from the authorities regarding dropping below 15 degrees, since the development plan was already reduced from 35 to 15 degrees, which should provide sufficient design flexibility. The building department, municipal council, and building committee all independently made the same decision, unfortunately. I have been trying to get this approved for 9 months now.
I could switch to a hip roof with a 15-degree pitch and would, let's say, have less visible roof. However, with a wall height of 5.5 meters (18 feet), I cannot fit two full stories without sloping ceilings. This is really very frustrating.
I also just don’t understand why with a shed roof the eave height can be up to 7.5 meters (25 feet), while for other roof types only 5.5 meters (18 feet) is allowed. If the eave height on both sides were meant for the shed roof, I might understand. However, a house was approved there with a wall height of 6 meters (20 feet) on the low side and 9 meters (30 feet) on the high side for a 15-degree shed roof. Strange.
B
bauherr8519 Sep 2016 16:15@Alex85
I can return the plot to the municipality at the original purchase price at any time. That is not an issue. However, there are family and professional reasons why this development area was chosen and why it fits our building requirements.
The drawing does not reflect our actual plans; it only illustrates the general concept.
I can return the plot to the municipality at the original purchase price at any time. That is not an issue. However, there are family and professional reasons why this development area was chosen and why it fits our building requirements.
The drawing does not reflect our actual plans; it only illustrates the general concept.
@Alex85, I agree with you regarding the plot.
@bauherr85, is there perhaps a possibility to combine a mono-pitched roof and a flat roof? Just try googling "mono-pitched and flat roof" and take a look at the images. Whether this meets the requirements of the zoning plan / building permit, the building authority, your architect, or—if you post the exact wording of the zoning plan / building permit here—one of the experienced users here might be able to tell you.
@bauherr85, is there perhaps a possibility to combine a mono-pitched roof and a flat roof? Just try googling "mono-pitched and flat roof" and take a look at the images. Whether this meets the requirements of the zoning plan / building permit, the building authority, your architect, or—if you post the exact wording of the zoning plan / building permit here—one of the experienced users here might be able to tell you.
B
bauherr8519 Sep 2016 16:27Excerpt from the zoning plan:
1. Type and extent of structural use
WA General residential area § 4 Federal Land Utilization Ordinance
Site coverage ratio = maximum allowable site coverage WA = 0.35
Floor area ratio = maximum allowable floor area ratio WA = 0.7
II = Maximum number of full floors
Wall height (WH) = Max. 5.50 m (18 ft) for buildings with gable and hip roofs
Wall height (WH) = Max. 7.50 m (25 ft) for buildings with shed roofs
Reference point is always the natural ground level at the valley-side edge of the house, measured up to the intersection of the exterior wall with the roof covering, measured at the eaves side
Building height (BH) = Max. 10 m (33 ft) above the upper edge of the ground floor slab
.
.
.
5. Roofs of main buildings
All roof types are permitted
Roof pitch 15° to 48°
______________________________________________
1. Type and extent of structural use
WA General residential area § 4 Federal Land Utilization Ordinance
Site coverage ratio = maximum allowable site coverage WA = 0.35
Floor area ratio = maximum allowable floor area ratio WA = 0.7
II = Maximum number of full floors
Wall height (WH) = Max. 5.50 m (18 ft) for buildings with gable and hip roofs
Wall height (WH) = Max. 7.50 m (25 ft) for buildings with shed roofs
Reference point is always the natural ground level at the valley-side edge of the house, measured up to the intersection of the exterior wall with the roof covering, measured at the eaves side
Building height (BH) = Max. 10 m (33 ft) above the upper edge of the ground floor slab
.
.
.
5. Roofs of main buildings
All roof types are permitted
Roof pitch 15° to 48°
______________________________________________
I would suspect that the building authority might reject this. I'm even unsure whether a split shed roof is allowed – I think the 7.5 m (25 feet) refers to a standard shed roof, and the 7.5 m (25 feet) is the high wall – but of course, I don’t know for sure. I also find the snow load requirements interesting.
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bauherr8519 Sep 2016 18:43Yes, the issue with the bird could very well be true, but in theory, it would comply with the zoning plan.
With a standard shed roof, it is definitely the short wall. Otherwise, my neighbor would not have been allowed to build his house as it stands now. As mentioned before, he built the short side at 6 meters (20 feet) and the long side at 9 meters (30 feet). This is what I simply cannot understand about the zoning plan. Because in this way, you can easily build a house with two full stories without a pitched roof, which is not possible with a gable or hip roof.
The snow load would be the same in total as with a flat roof, since the surface area exposed from above is the same. However, it would clearly shift somewhat to the outer sides if the snow slides off. The amount remains the same.
I am a bit frustrated because at the beginning, we were verbally promised a solution regarding the flat roof, which was not implemented as agreed later. That’s why I have a bit of a drive to achieve the look anyway while complying with the zoning plan. Something like: now I’ll show you even more.
With a standard shed roof, it is definitely the short wall. Otherwise, my neighbor would not have been allowed to build his house as it stands now. As mentioned before, he built the short side at 6 meters (20 feet) and the long side at 9 meters (30 feet). This is what I simply cannot understand about the zoning plan. Because in this way, you can easily build a house with two full stories without a pitched roof, which is not possible with a gable or hip roof.
The snow load would be the same in total as with a flat roof, since the surface area exposed from above is the same. However, it would clearly shift somewhat to the outer sides if the snow slides off. The amount remains the same.
I am a bit frustrated because at the beginning, we were verbally promised a solution regarding the flat roof, which was not implemented as agreed later. That’s why I have a bit of a drive to achieve the look anyway while complying with the zoning plan. Something like: now I’ll show you even more.
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