ErnieE.
2014-02-27 00:08:34
- #1
Hello and good day,
we are currently in the fortunate and unexpected position of having secured a building plot in a new development area (from our wish list number 2) – meaning we have the approval, but it’s not yet purchased.
The development plan allows gable and shed roofs. We are considering a 1.5-storey gable roof house with a basement.
Now, parallel to the talks with two prefab house manufacturers, we commissioned a soil survey. The results concerning the ground and water situation are fine, but the engineer raised some questions that unsettle me and where you might be able to help.
Specifically, it’s about what I call the height planning or terrain profile. I link the relevant development plan here (with a max attachment size of 19.5kB I really struggle to get something recognizable and containing all info), it is publicly available anyway:
My questions relate to plot number 3 – the middle of the five plots located to the south (the number is inside the outlined building in the upper left corner). According to the plan, the access road will be at 548m above sea level. If I take the height line running through the upper left corner (northeastern corner) of the outlined building no. 3 as a reference, then later the ground floor level will be at about 545.5m above sea level (ignoring cut and fill for the moment).
Question 1: This would mean that I have about 2.5m height difference from the access road to the north side of the house on ground floor level, which would need to be compensated over a distance of about 4m (street edge to start of building plot), correct? That sounds tight to me, an at least approximately level entrance (i.e., on street level) is out of the question...
Question 2: Wastewater: Such a location below street level presumably leads to the need for lifting stations, etc., because wastewater disposal usually runs through the basement wall or floor slab, i.e., 5-6m below street level, doesn’t it?
Question 3: According to the development plan the maximum building height may not exceed 554m above sea level. Our currently considered 1.5-storey gable roof house has a height of about 8m, which would put us at about 553.5m above sea level if I take the existing terrain as a base. But then I would look out from the ground floor windows on the north side onto an approximately 2.5m high “wall” beneath the access road, correct?!
Question 4: Again the topic of a level entrance: Section A shows (although for the neighboring plot no. 1, but irrelevant in this context) a fill of terrain between street and house for the shed roof variant, precisely to enable a street-level entrance. But this makes no sense for the gable roof variant, which 1.5-storey gable roof house has its entrance on the upper floor?! Therefore I also don’t understand the planning proposal entered in the “garage” for the height of the ground floor with 548m above sea level. Could it be that a 1.5-storey gable roof house makes no sense at all in the overall context? But I can’t accommodate 2 full storeys due to the height restriction...
Question 5: Keyword "planning proposal". According to the plan the height profile of the access road is only a proposal. What does this mean in reality? It is hardly to be expected that the street level will deviate significantly from the proposal and run 2m higher or lower, is it?
Question 6: What does this statement from the text part of the development plan mean in plain language: "The maximum allowable wall and building heights also depend on whether the access road is at the level of the lower or the upper floor. With the wall height setting, 3-storey valley-side facade surfaces are to be prevented ...." ?
Phew, I’m really totally confused. I can’t reach anyone at the municipality, probably carnival vacation. The architectural office that created the development plan also brushes you off with “cannot give advice” etc.
I hope you can at least relieve some of my fundamental confusion.
Best regards
Stephan
we are currently in the fortunate and unexpected position of having secured a building plot in a new development area (from our wish list number 2) – meaning we have the approval, but it’s not yet purchased.
The development plan allows gable and shed roofs. We are considering a 1.5-storey gable roof house with a basement.
Now, parallel to the talks with two prefab house manufacturers, we commissioned a soil survey. The results concerning the ground and water situation are fine, but the engineer raised some questions that unsettle me and where you might be able to help.
Specifically, it’s about what I call the height planning or terrain profile. I link the relevant development plan here (with a max attachment size of 19.5kB I really struggle to get something recognizable and containing all info), it is publicly available anyway:
My questions relate to plot number 3 – the middle of the five plots located to the south (the number is inside the outlined building in the upper left corner). According to the plan, the access road will be at 548m above sea level. If I take the height line running through the upper left corner (northeastern corner) of the outlined building no. 3 as a reference, then later the ground floor level will be at about 545.5m above sea level (ignoring cut and fill for the moment).
Question 1: This would mean that I have about 2.5m height difference from the access road to the north side of the house on ground floor level, which would need to be compensated over a distance of about 4m (street edge to start of building plot), correct? That sounds tight to me, an at least approximately level entrance (i.e., on street level) is out of the question...
Question 2: Wastewater: Such a location below street level presumably leads to the need for lifting stations, etc., because wastewater disposal usually runs through the basement wall or floor slab, i.e., 5-6m below street level, doesn’t it?
Question 3: According to the development plan the maximum building height may not exceed 554m above sea level. Our currently considered 1.5-storey gable roof house has a height of about 8m, which would put us at about 553.5m above sea level if I take the existing terrain as a base. But then I would look out from the ground floor windows on the north side onto an approximately 2.5m high “wall” beneath the access road, correct?!
Question 4: Again the topic of a level entrance: Section A shows (although for the neighboring plot no. 1, but irrelevant in this context) a fill of terrain between street and house for the shed roof variant, precisely to enable a street-level entrance. But this makes no sense for the gable roof variant, which 1.5-storey gable roof house has its entrance on the upper floor?! Therefore I also don’t understand the planning proposal entered in the “garage” for the height of the ground floor with 548m above sea level. Could it be that a 1.5-storey gable roof house makes no sense at all in the overall context? But I can’t accommodate 2 full storeys due to the height restriction...
Question 5: Keyword "planning proposal". According to the plan the height profile of the access road is only a proposal. What does this mean in reality? It is hardly to be expected that the street level will deviate significantly from the proposal and run 2m higher or lower, is it?
Question 6: What does this statement from the text part of the development plan mean in plain language: "The maximum allowable wall and building heights also depend on whether the access road is at the level of the lower or the upper floor. With the wall height setting, 3-storey valley-side facade surfaces are to be prevented ...." ?
Phew, I’m really totally confused. I can’t reach anyone at the municipality, probably carnival vacation. The architectural office that created the development plan also brushes you off with “cannot give advice” etc.
I hope you can at least relieve some of my fundamental confusion.
Best regards
Stephan