ᐅ Issue with the Eaves Height (Rented Apartment in the Attic)
Created on: 11 Apr 2022 08:43
M
Marcel GebaueM
Marcel Gebaue11 Apr 2022 08:43Hello,
we are currently planning a multi-family house with 5 residential units for long-term rental.
The development plan is quite restrictive, and we have reached a dead end because of an issue with the eaves height. The building will be constructed by a general contractor, but unfortunately, the planners there are not very motivated to try many changes and approaches (although that is a separate matter).
The development plan stipulates that the total height must not exceed 9 meters (30 feet), and the eaves height may not exceed 6 meters (20 feet). The following is specified:
An allowable plinth height (top edge of the raw floor slab) of at least 30 cm (12 inches) and at most 50 cm (20 inches) above the street level specified in the site development plan. A visibly offset plinth may be up to 60 cm (24 inches) high. The defined maximum building height (9 meters (30 feet)) refers to the actual plinth height.
The maximum eaves height for two-story structures is 6 meters (20 feet) above the plinth height.
Is there any possible workaround or method to calculate the eaves height differently, perhaps setting it lower?
If we set the eaves height at 6 meters (20 feet) as required, the attic apartment, in my opinion, would no longer be habitable because the 2.30-meter (7 ft 7 in) and 2-meter (6 ft 7 in) headroom lines would move too far inward. The building already exceeds the permitted site coverage and floor area ratio. The lot is only 670 square meters (7,210 square feet) in size.
I have attached the section drawing and the attic apartment plan. The layout is currently only provisional and intended for illustration purposes.
I have also attached the relevant excerpt from the development plan.
Can anyone help us?
I would be very grateful for support.
we are currently planning a multi-family house with 5 residential units for long-term rental.
The development plan is quite restrictive, and we have reached a dead end because of an issue with the eaves height. The building will be constructed by a general contractor, but unfortunately, the planners there are not very motivated to try many changes and approaches (although that is a separate matter).
The development plan stipulates that the total height must not exceed 9 meters (30 feet), and the eaves height may not exceed 6 meters (20 feet). The following is specified:
An allowable plinth height (top edge of the raw floor slab) of at least 30 cm (12 inches) and at most 50 cm (20 inches) above the street level specified in the site development plan. A visibly offset plinth may be up to 60 cm (24 inches) high. The defined maximum building height (9 meters (30 feet)) refers to the actual plinth height.
The maximum eaves height for two-story structures is 6 meters (20 feet) above the plinth height.
Is there any possible workaround or method to calculate the eaves height differently, perhaps setting it lower?
If we set the eaves height at 6 meters (20 feet) as required, the attic apartment, in my opinion, would no longer be habitable because the 2.30-meter (7 ft 7 in) and 2-meter (6 ft 7 in) headroom lines would move too far inward. The building already exceeds the permitted site coverage and floor area ratio. The lot is only 670 square meters (7,210 square feet) in size.
I have attached the section drawing and the attic apartment plan. The layout is currently only provisional and intended for illustration purposes.
I have also attached the relevant excerpt from the development plan.
Can anyone help us?
I would be very grateful for support.
Marcel Gebaue schrieb:
in my opinion, the attic apartment will no longer be habitable,Compared to the current plan (not suitable for living), that would only be a small step further. I recommend omitting this fifth residential unit and instead upgrading one of the upper floor apartments to a maisonette – this would also help ease the parking space situation.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
S
sergutsch16 Apr 2022 18:12Marcel Gebaue schrieb:
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The development plan is quite restrictive
...
Is there any way to apply a trick to calculate the eaves height differently, so it can be set lower?
That will likely be difficult, as the city or regional planners have probably carefully considered which building form is desired. That is actually the purpose of such a development plan.It might be possible to try submitting a variance request; if you provide a strong justification, it could potentially be approved.
ypg schrieb:
Oh, look, I’m having déjà vu 🙂 Now they are even asking on FB…
ypg schrieb:
Now they are also asking on Facebook…And again, only with fragments (which honestly look like amateur plans copied by the general contractor); somehow Marcel/Dustin doesn’t seem to want to make much progress there either...https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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