ᐅ Is the buildable area easy to develop? Your assessment is requested.

Hello experts,

Site plan of our preferred plot (No. 79).

Here is what we have in mind for it:

• classic detached house (180 sqm (1937 sq ft) living area), with a basement and a double garage
• maximum 2 floors according to the zoning plan
• gable roof without dormers, but with the highest possible knee wall
• small bay window on the ground floor

I would like to know your opinion on the building envelope. Would our house be easy to realize within this building envelope, or what difficulties might arise? Is the building envelope difficult to build on?

The plot has a slight slope (southwest-facing slope). This means the sun rises to the right of our desired plot and moves counterclockwise. We would prefer not to cast a shadow from our house into the garden. Many thanks in advance for your assessments!

Regards
Joschka

How do you plan to cast your own shadow? It looks great 🙂
You can place the house on the northern boundary, with the northeast side giving a short driveway to the detached garage.
Lots 71 and 72 are located to your west... with such small plot sizes (really quite very small), you might get their shadow in the evening during winter. But that’s something you can live with 🙂

Hi,
where should the garages be located? Northeast would probably be the most obvious choice, but how long is that narrow part of the buildable area anyway? It doesn't even look like 6m (20 feet).

karliseppel schrieb:
Hi,
where should the garages be located? Northeast would probably be the most obvious choice, but how long is that narrow part of the buildable area anyway? It doesn’t even look like 6m (20 feet).

Yes, a garage in that location is intended. However, as of now, I only have the measurements from the site plan, meaning I don’t know how deep the buildable area is at that position...
If I’m reading the zoning plan correctly, parking spaces (including garages?) can also be constructed between the street boundary line and the buildable area. In that case, it wouldn’t really be an issue. Also, the permitted building footprint may be exceeded by 50% for garages. Or am I misinterpreting this?
See also points 1.2.2 and 1.4 for reference.

Or am I misunderstanding this?

Yes, that is the floor area ratio.
Parking spaces mean parking spaces... not garages...
You have a building envelope. Period. The only exception is the side setback to the neighbor, where the 3m (10 feet) distance may be reduced for privileged structures --> garage, if it serves as a shelter for vehicles.
Even this privilege is regularly lost if you do things like:
adding a roof terrace, installing photovoltaic panels, placing a heat pump or solar collectors on it, or similar.
In any case, your garage will definitely not be allowed to exceed the maximum length...

karliseppel schrieb:
Yes, that refers to the floor area ratio. Parking spaces mean parking spaces... not garages... You have a building envelope. Period. The only exception is the side setback area to the neighbor, where the 3m (10 feet) distance may be undershot with privileged structures. --> Garage, if it serves as shelter for vehicles. Even this privilege is regularly lost if you add, for example, a roof terrace, photovoltaic panels, a heat pump, solar collectors, or similar on top. In any case, your garage will not be allowed to exceed the maximum length...

Okay, thanks. I was currently thinking of a double garage with a footprint of 6m x 7m (20 feet x 23 feet). That might be tight... :-(

I’m still not sure how we should design the house, but it really makes sense to orient it towards the north and place the frequently used living spaces (living room, dining room) on the southwest side. On the north side, the bathroom and kitchen could be located, and on the upper floor the bedrooms and the second bathroom.