Hello dear house building community!
We are planning to build a semi-detached house soon, which requires some creativity due to limited space but is definitely feasible.
The basic conditions are as follows, and I would really appreciate some opinions:
Question: Is it possible to divide the plot so that the boundary line is not straight? That is, the house would still be divided in the middle, but the dividing line would shift one meter (3 feet) to the east afterward, thus splitting the gardens into two equal parts?
I would really appreciate it if you could give me feedback (despite the complex explanation) on whether such a design is legally possible and generally sensible.
Many best regards,
yours, hans3
We are planning to build a semi-detached house soon, which requires some creativity due to limited space but is definitely feasible.
The basic conditions are as follows, and I would really appreciate some opinions:
- The plot is located in the city, surrounded by other residential houses (so no fields, forests, or similar)
- Plot size is 27 by 16.60 meters (89 by 54.5 feet)
- The 27 meters (89 feet) run north-south, the 16.60 meters (54.5 feet) east-west
- The house is set back from the street (backyard development); on the north side, there is a shared driveway for us and our neighbor
- The house dimensions are planned to be 12 by 12 meters (39 by 39 feet)
- There are setback requirements of three meters (10 feet) on each side. We have agreed with our neighbor on the west side (who is also building) that he will give us two meters (6.5 feet) of his setback area. This means he keeps five meters (16.5 feet) distance to the property line, allowing us to build two meters (6.5 feet) closer to the boundary on that side, so we only have to maintain 1.30 meters (4.3 feet) instead of 3.30 meters (10.8 feet). On the east side, the distance remains 3.30 meters (10.8 feet). This allows us to have a 12-meter-wide (39 feet) house on a 16-meter-wide (52.5 feet) plot.
- A garage will be integrated into the house on the west side, and another garage will be built next to the house on the east side
- Now it gets a bit complicated: Due to the different distances to the property boundaries, the house is not centered on the plot. However, since both halves of the house are the same size, there is no problem with the living space so far.
- It is different with the garden. Due to the different setback areas, the west half would be 7.30 meters (24 feet) wide (6 meters house + 1.30 meters setback), while the east half would be 9.30 meters (30.5 feet) wide (6 meters house plus 3.30 meters setback).
- This would result in two gardens of different sizes, which we would like to avoid.
Question: Is it possible to divide the plot so that the boundary line is not straight? That is, the house would still be divided in the middle, but the dividing line would shift one meter (3 feet) to the east afterward, thus splitting the gardens into two equal parts?
- I have also attached a rough plan to illustrate this better
I would really appreciate it if you could give me feedback (despite the complex explanation) on whether such a design is legally possible and generally sensible.
Many best regards,
yours, hans3
You’re right, the topic of parking spaces is causing us quite a headache. By “city” I mean Munich (not the city center, but with a subway connection — which, knowing the location and the property, means compromises... I think "a bit of living space" is defined differently here than elsewhere.
You hit the nail on the head about overcomplicating things! But I’d rather think too much in advance than too little. With such a big project, you just want to make as few mistakes as possible!
For a “hidden” entrance on the west side, I don’t see an issue right away. If the integrated garage is realized, it might be possible to add an access door from the garage into the house. I read that all you need is a fire-resistant door and non-combustible walls.
That would allow access through the garage plus a “main entrance” on the west side.
I do notice, though, that you’re generally not enthusiastic about my idea to split the property — that definitely gives me something to think about! I’ll reconsider it; maybe there’s another option, such as doing a normal division but still being able to move the fence.
Phew, there’s quite a lot to do.
But somehow it’s fun, especially thanks to your helpful comments!
You hit the nail on the head about overcomplicating things! But I’d rather think too much in advance than too little. With such a big project, you just want to make as few mistakes as possible!
For a “hidden” entrance on the west side, I don’t see an issue right away. If the integrated garage is realized, it might be possible to add an access door from the garage into the house. I read that all you need is a fire-resistant door and non-combustible walls.
That would allow access through the garage plus a “main entrance” on the west side.
I do notice, though, that you’re generally not enthusiastic about my idea to split the property — that definitely gives me something to think about! I’ll reconsider it; maybe there’s another option, such as doing a normal division but still being able to move the fence.
Phew, there’s quite a lot to do.
But somehow it’s fun, especially thanks to your helpful comments!
Ideal subdivision not an option?
If there is a subway connection, I would recommend one parking space/garage per unit, possibly planning an emergency parking area.
Keep in mind that an entrance is also intended for furniture and groceries, so it should be at least welcoming, if not also representative.
If there is a subway connection, I would recommend one parking space/garage per unit, possibly planning an emergency parking area.
Keep in mind that an entrance is also intended for furniture and groceries, so it should be at least welcoming, if not also representative.
B
Bauexperte30 Jul 2014 13:01hans3 schrieb:
I read that you only need a fire-resistant door and not non-combustible walls. I interpret it differently, even though the official regulations are quite confusing; you should not overlook the issue of ventilation (since exhaust gases must not enter the living areas) – I can imagine a structural fire expert might have a say in this; the same applies to insulation towards the living spaces and possibly to any technical installations located in the basement.
Regards, Bauexperte
ypg schrieb:
Is a condominium division not an option? If there is a subway connection, I would suggest one parking space/garage per unit, possibly planning an emergency parking space. The capital city of Munich has a parking space regulation. This means that likely at least 2 or even 3 parking spaces will be required. According to the GreenCity principle, it might become mandatory in Munich to prove you have a parking space in order to register a car, as the number of parking permits is limited (parking availability).Wastl schrieb:
The state capital Munich has a parking space regulation. In other words, at least 2, if not 3, parking spaces will likely be required. According to the GreenCity principle, in Munich it might happen that you are only allowed to register cars if you can prove you have a parking space, since the number of parking permits is limited (parking availability).Even outside the city center, 2 to 3 parking spaces? Okay, learned something new again – but it’s a bit inconvenient if there’s then no space left on the property for the house itself.
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