ᐅ Terraced House on a 240 sqm Plot – Fundamental Questions / Feasibility?
Created on: 11 Nov 2018 09:00
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Mbk84
I have been following the forum for a while now, but this is my first post. After several years of searching in the Stuttgart metropolitan area, we suddenly have the opportunity to buy a relatively small plot of land on the edge of a new residential development.
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
11ant schrieb:
however, when talking about row houses here, we mean continuous building style Unfortunately not. A row house is neither fish nor fowl, but rather §22 (4) of the land use ordinance. The development plan overrides the usual mechanisms of the state building code (in Baden-Württemberg §5 (1) sentence 3) and must specify exactly what is intended. And if the city planners have done a sloppy job here, for example through missing, ambiguous, or unclear wording, conflicts with the building authority naturally arise. Since many houses are already built, I am surprised that these conflicts have still not been resolved.If it helps, here is an excerpt from our development plan:
Building Method (§ 9 (1) 2 Building Code in conjunction with § 22 Land Utilization Ordinance)
According to the entries in the site plan, the building method is designated as “Open Construction” in accordance with § 22 (2) Land Utilization Ordinance and a “Deviating Building Method” according to § 22 (4) Land Utilization Ordinance.
a) For the “Deviating Building Method 1” (A1), the residential buildings are connected by side-attached garages or ancillary rooms (“Row House Construction 1”). Except for the building on the southernmost lot, the residential buildings on the southern property boundary must be built as boundary walls and maintain a minimum distance of 5.00 m (16.4 feet) from the northern property boundary. The gap between the residential building and the northern property boundary is to be closed with connecting structures, which may include not only garages permitted within the setback area but also ancillary or living rooms. These connecting structures must have flat roofs. The depth of the connecting structures may not exceed 9.00 m (29.5 feet), and the maximum building height must not exceed 3.00 m (9.8 feet) based on the determination of the ground floor slab height (single-family house) of the buildings as shown in the site plan.
Building Method (§ 9 (1) 2 Building Code in conjunction with § 22 Land Utilization Ordinance)
According to the entries in the site plan, the building method is designated as “Open Construction” in accordance with § 22 (2) Land Utilization Ordinance and a “Deviating Building Method” according to § 22 (4) Land Utilization Ordinance.
a) For the “Deviating Building Method 1” (A1), the residential buildings are connected by side-attached garages or ancillary rooms (“Row House Construction 1”). Except for the building on the southernmost lot, the residential buildings on the southern property boundary must be built as boundary walls and maintain a minimum distance of 5.00 m (16.4 feet) from the northern property boundary. The gap between the residential building and the northern property boundary is to be closed with connecting structures, which may include not only garages permitted within the setback area but also ancillary or living rooms. These connecting structures must have flat roofs. The depth of the connecting structures may not exceed 9.00 m (29.5 feet), and the maximum building height must not exceed 3.00 m (9.8 feet) based on the determination of the ground floor slab height (single-family house) of the buildings as shown in the site plan.
Slava_S schrieb:
The distance between the residential building and the northern property boundary must be closed with infill structures, [...] The infill structures must have flat roofs. The depth of the infill structures may not exceed 9.00 m (30 feet), and the maximum building height may not exceed 3.00 m (10 feet) measured from the ground floor level reference point (single-family house) of the buildings shown in the site plan. I see. So here building height (instead of the usually used wall height) is limited to max. 3.00 m (10 feet), measured not as an average over natural terrain but relative to a fixed height reference; and this applies to the entire infill structure (meaning a terrace starting 3 m (10 feet) away from the boundary on top is not allowed). Plain flat with nothing on top – no decorations, no extras, no powder coating :-(
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Mottenhausen16 Nov 2018 21:20Slava_S schrieb:
...Attached structures must have flat roofs...The characteristic of a flat roof being walkable is not excluded. It still remains a flat roof.
Slava_S schrieb:
...the maximum building height must not exceed 3.00 m (9.8 ft)...If no SUV is planned for the garage, I think you can include a parapet / parapet wall within the 3 m (9.8 ft) measurement from the finished floor level and still have about 80 cm (31.5 inches) parapet height on the walkable flat roof.
Discuss with your designer, provide floor-to-ceiling windows as access, design the garage roof with minimal clear height (for example, only 1.80 m (5.9 ft)) but sufficient load capacity—making it walkable. A parapet that maximizes the 3 m (9.8 ft) height limit. Do not explicitly designate it as a terrace in the building notification / building permit application.
Mottenhausen schrieb:
The characteristic of a flat roof being walkable is not excluded. It remains a flat roof. That is correct to some extent. However, a few months ago – I don’t have the link handy – we already discussed a case where the requirement for fall protection* conflicted with the desire for a terrace. In our case, due to height restrictions, we still have the advantage of possibly lowering the garage (which, however, involves additional drainage work). Is it really that important to be able to look down onto the neighbor’s plate from above?
*) If I remember correctly, the original poster there (unfortunately without success) hoped for leniency because the railing would be transparent.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Mottenhausen16 Nov 2018 23:29The need for a terrace like this can be quite significant on a total plot size of only 240m² (2,583 square feet). But how to best approach it now... no idea. The above is just an idea of mine, no clue if it makes sense.
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