ᐅ Floor area ratio; Section 19, Paragraph 4 of the land use ordinance – Any experiences?

Hello,

I have a few questions regarding Section 19, Paragraph 4 of the Land Use Ordinance.

[Facts:]
Plot size = 554.6 m² (5972 ft²)
Floor area ratio = 0.3
Buildable area = 166.38 m² (1792 ft²)

[My understanding of Section 19, Paragraph 4 of the Land Use Ordinance:]
Floor area ratio = 0.3 + 0.15 (50% of the specified floor area ratio) = 0.45
Buildable area = 249.57 m² (2686 ft²)

Is my understanding correct?
Which areas are included in this calculation?
Does Section 19, Paragraph 4 of the Land Use Ordinance have to be specifically mentioned in the zoning plan (building permit / planning permission) to be applied, or is it always applicable?
Or am I completely wrong?

Best regards

Your land use plan states everything about the floor area ratio in §3. The municipality does not have to apply a 50% "additional factor" for garages and driveways; I find the regulation here, including the provision for cul-de-sac plots, exemplary.

Garlintor schrieb:
Or is my idea complete nonsense?

By the way, the "additional factor" is purpose-specific; any driveway area not used cannot be added to the house. In this respect, your idea (of casually adding up areas) is indeed nonsense.

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Thank you for your reply

11ant schrieb:
Your zoning plan states everything about the floor area ratio in §3.

So is my "calculation" nonsense?! Since § 19 para. 4 of the Land Use Ordinance is not mentioned...

Garlintor schrieb:
Facts:
Plot size = 554.6m² (5967 sq ft)
Floor area ratio = 0.3
buildable area = 166.38m² (1792 sq ft)

Is that then "correct"?

You have correctly applied the factor of 0.3. If the land-use ordinance replaced zoning plans, there would be no need for zoning plans. Therefore, it is cited as a basis only where its regulations are adopted unchanged. However, in this case, more advanced considerations have been commendably made.

Depending on the federal state, roof overhangs, bay windows, etc., may also be included in the floor area ratio. It is therefore not advisable to exhaust it solely with the foundation slab. Moreover, when a floor space index is specified, both values apply as maximum limits. So you also need to consider your floor space index of 0.45. Thus, despite the possibility of two full stories, the floor space index of 0.45 still applies. Roughly estimated, you should keep the footprint under 155 m² (1,670 sq ft).

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Garlintor schrieb:


So, is my "calculation" nonsense?! Since § 19 paragraph 4 of the land use ordinance is not mentioned...

Yes, the calculation is incorrect.
For the main building, a maximum built-up area of 166.38 m² (1,791.6 sq ft) is allowed.*
For garages etc., you may exceed this limit by up to 0.15 * 166.38 = 24.95 m² (268.5 sq ft).

*As 11ant already mentioned, you should not fully use this allowance but rather rely on the specifications in the "house fact sheets."

Denis L. schrieb:
For the main building, a maximum built-up area of 166.38m² (1790 sq ft) is permitted.*

No, and I even have to retract my statement

11ant schrieb:
Roughly, you should keep the floor area under 155m² (1668 sq ft).

The floor area ratio does not apply only to the main building here; an exemption allowing an exceedance is granted exclusively to the “Pfeifenkopf” plots (and even there, explicitly only concerning the access way).

Denis L. schrieb:
For garages etc., you may exceed this limit by a maximum of 0.15*166.38 = 24.95m² (268.5 sq ft).

Where do you get this (also unusual) 15% allowance from?

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