ᐅ Feedback on Plot Selection

Good evening,

I have been a silent reader for some time.

A few weeks ago, we applied for several plots in a new residential development. Unfortunately, our initial application was unsuccessful. Now we have the opportunity to apply for the remaining plots within the next few days.

Development Plan / Restrictions
Site coverage ratio: 0.4
Floor area ratio: 0.8
Number of stories: 2 full floors (an additional recessed floor is allowed)
Roof style: flat roof
Energy standard: at least KFW 55
Energy sources: photovoltaic system and air-to-water heat pump or ground-to-water heat pump

We plan to build a house of about 140-155 m² (1507-1670 sq ft) for ourselves (2 adults, 2 children). Plots larger than 500 m² (5382 sq ft) are unfortunately excluded as they would exceed our total budget.

We have reviewed the plots as follows:

F1.1:
Plot size: 18.0 x 23.7 meters (59 x 78 feet)
Building envelope: 15.0 x 12.0 meters (49 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south are about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly located on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
+ Flexible positioning of the house possible
+ No direct building to the west
-/+ Adjacent public neighborhood square (with some trees and benches)

F1.2:
Plot size: 17.0 x 23.8 meters (56 x 78 feet)
Building envelope: 17.0 x 12.0 meters (56 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?

F1.3:
Plot size: 17.4 x 23.8 meters (57 x 78 feet)
Building envelope: 14.4 x 12.0 meters (47 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
- Adjacent public parking spaces could be a potential disturbance (cars arriving/leaving, doors opening and closing)
+ Very quiet in the farthest corner of the development

F1.4:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
- Uncertain if a garage can be built on the east side outside the building envelope and directly adjacent to the street

F1.5:
Plot size: 14.0 x 26.8 meters (46 x 88 feet)
Building envelope: 14.0 x 12.0 meters (46 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away

F1.6:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
+ No direct building to the west
-/+ Adjacent public neighborhood square (with some trees and benches)

F2.1:
Plot size: 15.5 x 24.0 meters (51 x 79 feet)
Building envelope: 12.5 x 13.0 meters (41 x 43 feet)
Setbacks: the typical 3 meters (10 feet)
+ Distance to the opposite house (E5) is about 33 meters (108 feet) (11 meters (36 feet) garden + 11 meters (36 feet) green strip on each side)
- A row of three townhouses with a recessed floor (balcony facing southwest) will be built at the height of E5
- Adjacent public parking spaces could be a potential disturbance (cars arriving/leaving, doors opening and closing)
- Access to the neighborhood with 23 houses

F3.2-5:
Plot size: 18.6 x 26.8 meters (61 x 88 feet)
Building envelope: 18.6 x 15.0 meters (61 x 49 feet)
Setbacks: the typical 3 meters (10 feet) plus 5 meters (16 feet) to the southern street and 6.8 meters (22 feet) to the northern property boundary
+ 11 meters (36 feet) green strip (plus a cycle path) to the north
+ Flexible positioning of the house possible
- North-facing garden
-/+ Alternatively, about 7 meters (23 feet) wide garden strips to the north, west, and south, each with a length of 26.8 meters (88 feet), plus the green strip

Maybe in the end, we will conclude that none of the remaining plots are really ideal.

Which plots would you prefer or consider less optimal?

I look forward to your feedback.

Light gray is a common area? With greenery or gravel?

Dark gray? Private parking spaces, visitor parking, or garages?

ypg schrieb:

Is the light gray a communal area? With greenery or gravel?

The light gray area in F1.6 is a public paved neighborhood square with a few benches and trees. Most building plots in the new development have such a space.
Naturally, local youth might gather there, but it can also be quiet.

ypg schrieb:

Dark gray? Private parking spaces, visitor parking, or garages?

The dark gray areas at F2.1 and F1.3 are public parking spaces.

And where do your patios need to be located? Inside the building envelope/planning area, or are they allowed to extend beyond it?

ypg schrieb:

And where do your terraces have to be located? Within the building envelope/planning area, or are they allowed to extend beyond it?

I haven’t found any specific requirements regarding this. Therefore, I assume terraces are allowed outside the building envelope/planning area as well. Most building envelopes/planning areas are only about 12 meters (40 feet) deep, and especially for narrow plots like F1.4-6, this results in a long house shape (8–8.7 x 11–12 meters (26–29 x 36–40 feet)). The building envelope/planning area would already be fully utilized in that case. It usually only becomes relevant if you plan a fixed roof or permanent covering.

Here’s a suggestion:

-SCEPS- schrieb:

F1.6:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setback: the usual 3 meters (10 feet)
- houses to the south are about 17 meters (56 feet) away
+ no buildings directly to the west
-/+ adjacent public neighborhood square (with some trees and benches)

That would probably be my favorite. Good orientation for the house on the plot, small path to the south, green spaces to the west. Garage in the east, terrace in the southwest. Personally, I wouldn’t worry about noise. Noisy teenagers can gather anywhere or nowhere... that shouldn’t be the focus here.
Then there are the neighboring plots, where it should be considered that 1.4 is a corner lot with certain obligations. For me, that wouldn’t be a dealbreaker.

-SCEPS- schrieb:

F3.2-5:

Not ideal, it’s my second to last choice, but I wouldn’t rule it out if there are no other plots available. There are also attractive house designs for this orientation – but it would be a compromise!

-SCEPS- schrieb:

Maybe in the end, we’ll conclude that none of the remaining plots are really suitable.

Are there that many alternatives where you are? For us, it’s a case of either/or... better the bird in the hand than...