ᐅ There are different opinions about the maximum height of the knee wall.
Created on: 31 Aug 2021 21:31
U
ucsg1234
Dear members of the house building forum,
The topic is the maximum allowed knee wall height that can be considered realistic.
We have approached various prefabricated house suppliers as well as an architect who sells traditional solid houses through another company, based on the development plan. Each gave us different height specifications based on the provided information. I am referring to the actual height measured inside after construction—so when I enter the finished house and hold a measuring tape against the wall.
Here are the key data points and excerpts from the development plan:
I Floor area ratio 0.3
o Plot ratio 0.3
SD 30-45 degrees
SHüS2: 0.5 m (1.6 ft)
FHüS2: 9 m (29.5 ft)
I would appreciate further evaluations and am curious if there is a logical explanation why some say 90 cm (solid house supplier) and others 1.20 m (prefabricated house supplier). Is it due to the construction method or the sales agents’ lack of experience?
Here are some additional details from the development plan:
0.1 ROOFS
10.1.1 Depending on the designation in the plan drawing, gable roofs (SD), shed roofs (PD), or flat roofs (FD) are permitted in the planning area. Gable roofs may be hipped (full hip, half-hip, pyramid hip).
10.1.2 Unless otherwise specified below, roofs must be covered with red to red-brown, gray, or anthracite-colored clay or concrete tiles. Roof coverings must not have reflective surfaces. Green roofs are also permitted. On buildings with more than two residential units, as well as in WA(S) areas and areas for community use (daycare centers), green roofs are mandated if the roof pitch is less than 20 degrees. On buildings with more than two residential units, full stories may be covered by terraces and green flat roofs up to a maximum of 25%.
10.1.3 Roofs of auxiliary buildings and garages may, contrary to points 10.1.1 and 10.1.2, have gable or shed roofs with pitches from 0 to 45 degrees. Roofs of auxiliary buildings with floor areas over 6 m² (65 sq ft) and garages must be greened.
10.1.4 The width of dormers, roof loggias, and skylights may each be up to 33% of the eave width per side. They must maintain a minimum distance of 1 m (3.3 ft) from the ridge and at least 2 m (6.6 ft) from the verge, measured along the roof pitch.
10.1.5 Throughout the planning area, non-reflective solar systems (solar thermal and photovoltaic) arranged across the roof pitch are permitted. They may cover up to 70% of a roof surface and must maintain a minimum distance of 1 m (3.3 ft) from eaves, verges, and ridges, measured along the pitch.
10.2 FACADES / WALLS / AUXILIARY STRUCTURES / GARAGES
10.2.1 The facades of the main buildings in the planning area are to be constructed from brick, fired brick, plaster, or other materials in light red to red-brown shades.
10.2.2 For up to 30% of the facade area of a main building, as well as for auxiliary structures, privacy walls, and the external walls of garages and carports, other materials and colors such as red, red-brown and beige, as well as off-white and gray, are permitted.
10.2.3 Garages and carports must be built at least 3 m (9.8 ft) away from street boundaries.
The topic is the maximum allowed knee wall height that can be considered realistic.
We have approached various prefabricated house suppliers as well as an architect who sells traditional solid houses through another company, based on the development plan. Each gave us different height specifications based on the provided information. I am referring to the actual height measured inside after construction—so when I enter the finished house and hold a measuring tape against the wall.
Here are the key data points and excerpts from the development plan:
I Floor area ratio 0.3
o Plot ratio 0.3
SD 30-45 degrees
SHüS2: 0.5 m (1.6 ft)
FHüS2: 9 m (29.5 ft)
I would appreciate further evaluations and am curious if there is a logical explanation why some say 90 cm (solid house supplier) and others 1.20 m (prefabricated house supplier). Is it due to the construction method or the sales agents’ lack of experience?
Here are some additional details from the development plan:
0.1 ROOFS
10.1.1 Depending on the designation in the plan drawing, gable roofs (SD), shed roofs (PD), or flat roofs (FD) are permitted in the planning area. Gable roofs may be hipped (full hip, half-hip, pyramid hip).
10.1.2 Unless otherwise specified below, roofs must be covered with red to red-brown, gray, or anthracite-colored clay or concrete tiles. Roof coverings must not have reflective surfaces. Green roofs are also permitted. On buildings with more than two residential units, as well as in WA(S) areas and areas for community use (daycare centers), green roofs are mandated if the roof pitch is less than 20 degrees. On buildings with more than two residential units, full stories may be covered by terraces and green flat roofs up to a maximum of 25%.
10.1.3 Roofs of auxiliary buildings and garages may, contrary to points 10.1.1 and 10.1.2, have gable or shed roofs with pitches from 0 to 45 degrees. Roofs of auxiliary buildings with floor areas over 6 m² (65 sq ft) and garages must be greened.
10.1.4 The width of dormers, roof loggias, and skylights may each be up to 33% of the eave width per side. They must maintain a minimum distance of 1 m (3.3 ft) from the ridge and at least 2 m (6.6 ft) from the verge, measured along the roof pitch.
10.1.5 Throughout the planning area, non-reflective solar systems (solar thermal and photovoltaic) arranged across the roof pitch are permitted. They may cover up to 70% of a roof surface and must maintain a minimum distance of 1 m (3.3 ft) from eaves, verges, and ridges, measured along the pitch.
10.2 FACADES / WALLS / AUXILIARY STRUCTURES / GARAGES
10.2.1 The facades of the main buildings in the planning area are to be constructed from brick, fired brick, plaster, or other materials in light red to red-brown shades.
10.2.2 For up to 30% of the facade area of a main building, as well as for auxiliary structures, privacy walls, and the external walls of garages and carports, other materials and colors such as red, red-brown and beige, as well as off-white and gray, are permitted.
10.2.3 Garages and carports must be built at least 3 m (9.8 ft) away from street boundaries.
11ant schrieb:
No, the floor area ratio (FAR) alone doesn’t impose the restriction; both the site coverage ratio and the floor area ratio at 0.3 are just maximum values. If only those applied, with an actually utilized site coverage ratio of 0.15, a "city villa" would be possible. There is no eaves height restriction here, so the only limitation for a building height of 9.00 m (29.5 ft) is the single full floor ("I"), since a 30° pitched roof could potentially start above the upper floor ceiling.
According to your image snippet, the case is clear: the reference height is 7.99 m (26.2 ft), so the baseplate height is a maximum of 8.49 m (27.9 ft), and the ridge height is 16.99 m (55.7 ft). Height-wise, I see the biggest limitation here in the non-full floor. My bigger concern would be the trees and the two parking spaces. Thanks for your super quick reply!!!!
As I understand you, a full floor would be possible based on the site coverage ratio and floor area ratio and the lack of an eaves height restriction, but not because of the "I" limitation. Accordingly, it might be possible to realize a solid knee wall, maybe 1.20 m (4 feet) or more? What do you think?
What would be your concerns regarding the park and the trees? The wetland area can obviously cause quite a few mosquitoes in summer after rain. But otherwise, you are practically well surrounded by greenery. The park ends there because to the west of the properties is a field. So there shouldn’t be too many visitors. Or do you mean the trees could cast too much shade? For the leaves, I’ll get a monster leaf blower :-D
ucsg1234 schrieb:
90cm (solid house provider) and 1.20m (prefabricated house provider). Is it due to the construction method or the inexperience of the sales representatives? In my opinion, it is because several different factors define a single-story house, such as roof pitch, dormers, etc. Initial rough estimates then lead to varying statements.
ucsg1234 schrieb:
The question is simply, what can we realistically gain in the first floor? Don’t focus solely on the knee wall height. The usability and living comfort of a house also depend on other factors.
For SH, the following applies:
A top floor that is set back from at least one exterior wall of the building, or a floor with at least one pitched roof surface, is considered a full story if it has a height of at least 2.30 m (7.5 ft) over at least three-quarters of the floor area of the story below.
It would therefore also be possible to have a recessed upper floor (setback storey) that covers less than 75% of the ground floor area — with a gable or shed roof above it, where additional habitable rooms would be permitted.
A top floor that is set back from at least one exterior wall of the building, or a floor with at least one pitched roof surface, is considered a full story if it has a height of at least 2.30 m (7.5 ft) over at least three-quarters of the floor area of the story below.
It would therefore also be possible to have a recessed upper floor (setback storey) that covers less than 75% of the ground floor area — with a gable or shed roof above it, where additional habitable rooms would be permitted.
Scout schrieb:
For SH the following applies
A top floor set back from at least one exterior wall of the building or a floor with at least one pitched roof surface is considered a full story if it has a height of at least 2.30 m (7.5 ft) over at least three quarters of the floor area of the story below
So a recessed floor (setback upper floor) covering less than 75% of the ground floor area would be possible—and on top of that, a gable or shed roof with additional habitable rooms would be allowed. The idea of a recessed upper floor sounds pretty good. Is this still common for prefab home builders, or have they moved away from it?
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erazorlll2 Sep 2021 11:46This might not help you directly, but here is an experience from us: we also wanted to maximize the knee wall height and visited several prefabricated and solid construction home builders. Their statements ranged from 60cm (24 inches) up to 1.40m (55 inches). If you are limited in height, it depends on many factors. One builder didn’t want to place anything in the ceiling and worked with 12cm (5 inches) suspended ceilings, which already reduces your height by almost 25cm (10 inches) over two floors. The builders also planned different basement heights depending on how deep it was set into the slope. One prefab builder had a very thick floor construction, and that was the one with the 60cm (24 inches).
In the end, we had a few floor plans designed and are now building a solid house with a 1.30m (51 inches) knee wall on the upper floor and a finished height of 2.50m (8 feet 2 inches) on the ground floor. A good architect makes the most out of what is possible.
In the end, we had a few floor plans designed and are now building a solid house with a 1.30m (51 inches) knee wall on the upper floor and a finished height of 2.50m (8 feet 2 inches) on the ground floor. A good architect makes the most out of what is possible.
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