ᐅ Planning a Two-Story Single-Family House with a Minimum Eave Height of 8.0 m?

Hello everyone,

I want to build a detached single-family house and am interested in a plot in northern Baden-Württemberg.
The development plan for this area requires a minimum eaves height of 8.0 m (26 feet) above ground level (allowing up to three full stories), as the city originally intended to have a multi-family building here when the plan was made.

My issue is how to reconcile the minimum eaves height requirement of 8.0 m (26 feet) with a standard single-family house limited to a maximum of two full stories (our planning criterion).
If we abandoned our self-imposed limit of two stories, we could, for example, choose a shed roof with an elevated kneewall for an attic story (according to the development plan, the eaves height refers to the lower part of the shed roof). However, construction costs for 2.5 stories would likely be significantly higher than for two stories (additional staircase, utilities, possibly reinforced ceiling), and we actually do not need the extra half story.

Another option could be building a mostly above-ground basement to gain height. But the disadvantage would be that the living room and possibly the terrace would not be at garden level but above it. Also, such a basement would have to be waterproofed due to the very high groundwater level, which would certainly be expensive (more windows, etc.).

Am I missing something?
Does anyone see another possibility to achieve the 8.0 m (26 feet) eaves height?

Thank you very much and best regards,
Brasilianer

Hello Brazilian,

I’m sorry I can’t directly help with your problem, but one thought came to me while reading your post...
If the city actually wants a multi-family building there, there’s probably a good reason for it. What is the surrounding development like? Is it a vacant lot or a new development area?
I assume it’s a vacant lot, and the neighboring buildings are likely multi-family homes as well...
And if I think about placing my single-family house right in the middle of multi-family buildings...
Well, whether that bothers you or not is a personal choice. It would bother me.
And remember: you are planning to spend the rest of your life (or at least a very large part of it) in this house and this environment...

But maybe I’m wrong 😀

Anyway, the location of the property is the most important factor in building a house! You can compromise on (almost) everything else—but not on the location of the property!!

Sorry if I couldn’t be of more help with your question.

Best regards
Micha 😎

Hello Micha&Dani,

You are right, the location of the plot is a very important factor. In our case, it is a new development area where, around the plot we are interested in, only one apartment building and otherwise terraced and semi-detached houses will be built. The plot is interesting for us because it allows for a detached house, if it weren’t for the issue with the minimum eaves height of 8.0 m (26 feet).

Best regards,
Brasilianer

Hello,

Brasilianer schrieb:
for us, the plot is particularly interesting because you can build a detached house, if it weren’t for the minimum eaves height of 8.0 meters (26 feet)...

What exactly do you want to build as a detached structure, and what budget do you have? With a creative architect, you can develop great designs with different floor heights. 😉

Kind regards

Hello Musketier,

A few catalog house providers offer this type of house with a raised atrium floor (as the third story) and a roof terrace. Since the built footprint of this house type usually ranges between 80 and 90 sqm (860 and 970 sq ft) and the living space is spread over three floors, this type of house is especially aimed at small, expensive plots in inner-city locations. Placing such a house on a slightly larger plot, like in our case (750 sqm / 8,073 sq ft), makes it look somewhat lost. In principle, we don’t really need a roof terrace since we have a large garden. Also, the costs are not insignificant; I have seen turnkey offers for this house type starting at EUR 380,000. That would be about the maximum we want to invest.

Does anyone have an idea how to avoid the third story while still achieving a minimum eave height of 8.0 m (26 ft)?


Best regards,
Brasilianer

Hello,

Brasilianer schrieb:
Does anyone have an idea how to avoid a third floor and still reach the required minimum eaves height of 8.0 m (26 feet)?

I have attached a cross-section so you can better visualize my previous answer. If you raise the hip roof side by 1.0 m (3 feet 3 inches) using a knee wall, you will achieve the required 8.0 m (26 feet) eaves height. The area can only be used as storage space, but this makes sense for building permit / planning permission purposes.

Best regards