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 neighborâs 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 hereâs 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 donât 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 neighborâs 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 hereâs 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 donât 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!
S
sauerpeter3 Mar 2017 15:19Regarding the initial situation:
Our architect has spoken with the building authority. The decorative gable does not count towards the garage height, which is good. She also submitted the current garage design as planned to the building authority. According to them, it will be approvedâhowever, without knowing the surrounding elevation data.
As shown in my sketch a few posts earlier, the neighboring property is at 69.39 m (227.7 ft), and the architect has set the garage height at 69.48 m (228.0 ft). The 68.48 m (224.8 ft) level is located just next to the garage or even within the garage construction area. Unfortunately, I cannot see this clearly on the plan, only estimate it.
Ultimately, it seemsâat least this is my understandingâthat it is about a difference of roughly 10 cm (4 inches) :/
The height must not be lower than 69.48 m (228.0 ft), or the garage wonât fit.
Is it possible to ask the surveyor to move the same height reference a few centimeters into the garage building area, or would that already be problematic?
Visually, the ground looks quite even anyway, so this would save another survey and about 1000 EUR ;(
Our architect has spoken with the building authority. The decorative gable does not count towards the garage height, which is good. She also submitted the current garage design as planned to the building authority. According to them, it will be approvedâhowever, without knowing the surrounding elevation data.
As shown in my sketch a few posts earlier, the neighboring property is at 69.39 m (227.7 ft), and the architect has set the garage height at 69.48 m (228.0 ft). The 68.48 m (224.8 ft) level is located just next to the garage or even within the garage construction area. Unfortunately, I cannot see this clearly on the plan, only estimate it.
Ultimately, it seemsâat least this is my understandingâthat it is about a difference of roughly 10 cm (4 inches) :/
The height must not be lower than 69.48 m (228.0 ft), or the garage wonât fit.
Is it possible to ask the surveyor to move the same height reference a few centimeters into the garage building area, or would that already be problematic?
Visually, the ground looks quite even anyway, so this would save another survey and about 1000 EUR ;(
sauerpeter schrieb:
Is it possible to ask the surveyor to move the same height a few centimeters (inches) into the garage construction area, or would that be illegal?That would be incitement to falsifying documents, yes.
But I donât understand your problem: your garage must not exceed a total height of 3 meters (10 feet). You already clarified that the gable façade is not included in this measurement. What remains unclear is the reference point for the heightâat worst, with a 9-centimeter (3.5-inch) height difference to the neighbor, your garage would have to stay within a total height of 2.91 meters (9.5 feet). That should be more than enough, unless you intend to fit a motorhome inside?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Similar topics