Hello everyone,
I need your help and experience regarding garage construction and a local development ordinance.
Problem:
We are planning to build a townhouse with an attached garage. The natural ground level at the garage location is slightly lower than the rest of the site. The neighbor’s ground level is also about 10cm (4 inches) lower. The garage is planned to be built on the property boundary. According to the height measurements, our construction company could just barely manage to build the garage if we assume that a value shown on the site plan (height reference) is approximately the same. This value is located right next to the garage, and the surface appears visually level. However, the surveyor will still need to determine the exact value. Now here’s the big problem: according to the local development ordinance, we have to install a gable end facing the street side. That would no longer fit, as the garage would then be over 3m (10 feet) higher compared to our neighbor. I don’t know the exact height difference.
Does anyone have experience with how this could be resolved?
The only current solution from the architect is to build the garage lower than the house, but then we would have to drive slightly downhill into the garage, making it more vulnerable to water intrusion. Besides, that looks really unattractive.
Applying for a variance or exemption? Does that make sense?
Thanks in advance!
I need your help and experience regarding garage construction and a local development ordinance.
Problem:
We are planning to build a townhouse with an attached garage. The natural ground level at the garage location is slightly lower than the rest of the site. The neighbor’s ground level is also about 10cm (4 inches) lower. The garage is planned to be built on the property boundary. According to the height measurements, our construction company could just barely manage to build the garage if we assume that a value shown on the site plan (height reference) is approximately the same. This value is located right next to the garage, and the surface appears visually level. However, the surveyor will still need to determine the exact value. Now here’s the big problem: according to the local development ordinance, we have to install a gable end facing the street side. That would no longer fit, as the garage would then be over 3m (10 feet) higher compared to our neighbor. I don’t know the exact height difference.
Does anyone have experience with how this could be resolved?
The only current solution from the architect is to build the garage lower than the house, but then we would have to drive slightly downhill into the garage, making it more vulnerable to water intrusion. Besides, that looks really unattractive.
Applying for a variance or exemption? Does that make sense?
Thanks in advance!
Yes, it is called an attic parapet. For you, this would probably be a roof pitched at a 45-degree angle, so the center would be a flat roof.
And overall, the entire garage must not exceed 3 meters (9.8 feet) in height (as seen from the neighbor’s side).
But isn’t it just about 10 cm (4 inches)? How high is the garage with the roof supposed to be in total?
Regards, Yvonne
And overall, the entire garage must not exceed 3 meters (9.8 feet) in height (as seen from the neighbor’s side).
But isn’t it just about 10 cm (4 inches)? How high is the garage with the roof supposed to be in total?
Regards, Yvonne
I now assume that by "Sattel" you mean a gable. If it is supposed to stand as a fake façade above the gate, I would very euphemistically call it a "decorative gable." Good gracious, that sounds like quite an unfortunate landscaping regulation to me.
An attica would mean precisely the opposite: a panel to "hide" an actual roof—not a sham to pretend there is one where there isn’t.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
An attica would mean precisely the opposite: a panel to "hide" an actual roof—not a sham to pretend there is one where there isn’t.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
K
Knallkörper27 Feb 2017 16:27Why not make the garage lower than the house and design the driveway with a slight slope? This can look very good and is definitely technically feasible.
sauerpeter schrieb:
Garage lower than the house, but then we would basically drive down a bit and it would be prone to water. Besides, that looks really ugly.I wouldn’t see what’s ugly about that.
It’s quite common to adjust the garage to the ground level: in some cases, it aligns with the house height, in many situations the garage is slightly lower.
However, you usually have a step somewhere or a lawn edging directly in front of the house that separates a possible flower bed.
For that, you would need to review the front yard plans and the entrance layout.
"Just 'slightly sloped' wouldn’t have been enough, considering the situation described at the beginning (namely, that the roof alone would have used up the total height allowance, and the garage would have had to be lowered by its entire interior height).
But if it’s just a fake gable added on top and effectively a flat roof keeps the height easily within limits, then the issue is practically resolved.
Otherwise: appearance is one thing, but with any height difference, I already see a significant difference depending on whether surface water drains toward the garage or away from it. 'Away from it' means no gutter is needed in front of the garage door."
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
But if it’s just a fake gable added on top and effectively a flat roof keeps the height easily within limits, then the issue is practically resolved.
Otherwise: appearance is one thing, but with any height difference, I already see a significant difference depending on whether surface water drains toward the garage or away from it. 'Away from it' means no gutter is needed in front of the garage door."
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
S
sauerpeter3 Mar 2017 15:12ypg schrieb:
I don’t see what’s supposed to be ugly about it.
It’s quite common to adjust the garage to the ground level: for some, it matches the house height, while many set the garage slightly lower.
However, this usually means there is a step somewhere or a lawn edging stone right in front of the house, which separates a possible flower bed.
You would need to check the front yard plans or the entrance situation for that.And how is the rainwater supposed to be managed in that case? Sure, a drainage channel in front of the garage, but with heavy rain, I get really uneasy... I don’t want a wet garage. At my father-in-law’s place, water sometimes gets in, and that’s really annoying... I agree with you/all, even if the garage is a bit lower, it can look nice. But the rain worries me.
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