Need advice from architech, builder re: building height

[Lefta Dissenter]

Hi all,

I could really use some help here! We're trying to write the covenants for some building sites that we have for sale, and we're dealing with the issue of maximum building height. So if ANYONE who knows anything about this is willing to take the time to read this, and, furthermore, kind enough to give me some advice, I would really, TRULY appreciate it.

The land rather steeply sloped, and the view is absolutely gorgeous. Prospective Buyer(PB) wants to build a one-story home on one of the higher lots. He wants the covenants to restrict homes on the OTHER sites to one story, so his view is unobstructed. That is silly, because if you drive around any given neighborhood, you can see one-story homes with steeply pitched roofs that are very close to the same height as the two-story craftsman style home next door.

We would like to accommodate PB's request, but give a height limit instead, so if someone wants to build a 1 1/2 or two-story home with a shallow pitch to the roof, they'd have that flexibility. For some reason, I can't seem to come up with 'typical' building heights for homes, either one-story or two.

Is there a web-site I can go to, or some resource that can provide some help for us? We like this PB, but one of the attractions to our building sites is that we have few restrictions other than stormwater control to protect the watershed, and nighttime lighting restrictions. We like the idea of people being able to be creative in what they build, so we don't want to be over controlling, but we want to respect PB's request.

Any ideas out there???

Thank you SO much for any help you can provide! :hi:

[never cry wolf]

1. Check some local zoning codes

I don't know what community you're in but there would be some sort of code, be it municipal, county or state. They generally have height restrictions. These, however are the minimums and you may want your restrictions to be more strict. Find a more upscale community and check out their codes, if so. I have found that most villages have their codes posted online these days. Generally for residential zoning there are 4 or 5 categories ranging from R-1 to R-5, most restrictive to least. Almost all will give you a definition as to how to measure height as well as what their own height restrictions are, there is no set standard.

Your PB will have to realize that their request may potentially limit your market for the other sites, and thus their value. He will never have an unobstructed view, even a one story will obstruct something. How steep is the slope? How large are the lots? Is the view at the bottom of the slope or a vista in the distance? You could require PB's to submit a line of sight diagram showing a cross-section of existing homes floor elevation (+3', no one looks out while laying on the floor) in relation to their height from their own elevation in relation to where the view is. You can create a sub-division association that will hold public meetings to review and approve all plans to assure they meet the standards you set.

Does this particular PB want to have a basement? if so, maybe they would raise their floor elevation a few feet to create a walk out basement (assuming there is that much slope.) That way the chances of their view being restricted decrease.

Just a few random thoughts, licensed architect for 21 years and sat on the plan commission in my community for 17 years. There are professional planning firms as well as real estate law firms that make their living drawing up covenants. Every new subdivision proposed in my town required it and reviewed and had to approve the covenants.

Feel free to PM me or reply here if you have any questions, I'll see what I can do.