ᐅ Eaves height of 3.5 meters for a full storey – practical roof design?

Hello everyone, my wife and I have reserved a plot of land in a rural village. We are very interested in building there since we come from this region. We have taken a closer look at the zoning plan and find the requirements quite strict. We are currently trying to find a practical solution. First, here are our requirements:
- Living area of approximately 150+ square meters (with at least 3 children’s bedrooms)
- We definitely want a basement (initially not for living, possibly later 1-2 rooms with natural light due to a slight slope)

According to the zoning plan, the following points apply:
- 1 full story, floor area ratio and total floor area ratio 0.2 (our plot is 700 square meters (7,535 square feet))
- Ridge height 6.7 m (22 ft) (The maximum building height is defined as the ridge height (RH), the highest point of a structure. This is measured from the reference level at the ground floor – finished floor height (single-family house). RH max = height of the parapet for flat roofs.)
- Eaves height 3.5 m (11 ft 6 in) (The eaves height (EH) is measured at the highest point of the intersection between the external wall and the roof covering/flat roof from the set reference point (single-family house).)
- Reference point: Ground floor – finished floor height (single-family house). All building heights are determined from the single-family house reference point. The ground floor of a building is considered a full story according to § 20 of the land use ordinance. Excavations and fill required to achieve the chosen ground floor level are permitted.
- Roof types: gable roof/gable roof with dormer/pitched roof/hipped roof 22° to 30° / flat roof 0° to ≤ 5°

We have already considered several options for how to implement this – in terms of maximizing living space with minimal extra costs, such as bay windows or dormers.

At this point, we are leaning towards a gable roof to use at least part of the upper floor effectively.

Do you have any ideas whether this could be done with a flat roof, for example? (Unfortunately, we don’t have an architectural background, so we don’t fully understand what is required for a flat roof to be allowed up to 6.7 m (22 ft) in height.)

We appreciate any help and support to make our dream come true! Thank you in advance for your assistance!

SimonHolzwarth schrieb:

Do you have any idea if this could be done, for example, with a flat roof?

Yes. As a recessed top floor.
You are only allowed to build one full storey.

SimonHolzwarth schrieb:

unfortunately, we do not have architectural training

Fortunately, there are people with such training—most likely also in your area. You share your wishes and possibilities with them, and they gather all necessary information for a small fee and design a permit-ready house that meets as many requirements as possible.

If you want to initially ask the design talents here in the forum for suggestions, you will need to collect all the necessary information yourself. Then start a new thread in the subforum Floor Plan/Lot Planning after reading the first pinned post there, copying the listed points, and filling them with your information. Often, it is important for those offering support to have the complete development plan, including all textual provisions and the dates of public display and legal effect, since these define the eaves height, especially for setback floors, and the local building regulations, which describe, among other things, the calculation method for floor area ratio and building coverage ratio. For sloped sites, a site plan with terrain elevation data is also essential. Additionally, mentioning the state or region is helpful, as nobody wants to look it up in the user profile.

ypg schrieb:

Yes. As a recessed upper floor.
You are only allowed to build one full story.

But what are the regulations for a recessed upper floor in Baden-Württemberg? I have really searched a lot here... I have attached a quick sketch (would this be possible like this?)

SimonHolzwarth schrieb:

But what are the regulations for a setback floor in Baden-Württemberg? I've really searched extensively here... I've attached a brief sketch (would something like this be possible?)

I believe this is not allowed due to the eave height of 3.5 meters (11.5 feet). Therefore, I would rather continue pursuing the idea with the pitched roof.

The terms are defined in the State Building Code BW §2.
However, the relevant State Building Code is always the one from the year of the development plan.