ᐅ Floor Area Ratio / Site Coverage Ratio for Plots Without a Zoning Plan: How to Calculate? Any Experiences?
Created on: 13 Aug 2018 19:07
H
Hausbau671
Good evening everyone,
Although I have already gathered some knowledge, I am stuck at a certain point. Therefore, I hope someone here can help me.
For retirement planning, I want to purchase a plot of land and build a multi-family house on it. I intend to rent out these apartments at affordable rents.
Now, the seller has asked me to submit an offer for the land. I would like to make an offer, but I am not sure how to calculate everything.
Information about the land:
- 623m² (6700 sq ft)
- Location: Berlin
- No formal zoning plan (development plan / building permit plan) established
- Land-use plan designates residential area, W2
- Standard land value 800€/m² / W 1.0
Because there is no formal zoning plan, I do not know the parameters for building use (site coverage ratio & floor area ratio). Consequently, I don’t know how I can develop the plot. The land-use plan doesn’t help either because the values for site coverage ratio and floor area ratio vary considerably within this type of area.
Where and how can I obtain this information so I can calculate and make an offer to the seller? There must be a way to know, with some certainty, how I can develop a plot without having to purchase it first and establish a formal zoning plan...
Thank you very much, and I really hope someone can assist me.
Have a nice evening and best regards,
K. Schulz
Although I have already gathered some knowledge, I am stuck at a certain point. Therefore, I hope someone here can help me.
For retirement planning, I want to purchase a plot of land and build a multi-family house on it. I intend to rent out these apartments at affordable rents.
Now, the seller has asked me to submit an offer for the land. I would like to make an offer, but I am not sure how to calculate everything.
Information about the land:
- 623m² (6700 sq ft)
- Location: Berlin
- No formal zoning plan (development plan / building permit plan) established
- Land-use plan designates residential area, W2
- Standard land value 800€/m² / W 1.0
Because there is no formal zoning plan, I do not know the parameters for building use (site coverage ratio & floor area ratio). Consequently, I don’t know how I can develop the plot. The land-use plan doesn’t help either because the values for site coverage ratio and floor area ratio vary considerably within this type of area.
Where and how can I obtain this information so I can calculate and make an offer to the seller? There must be a way to know, with some certainty, how I can develop a plot without having to purchase it first and establish a formal zoning plan...
Thank you very much, and I really hope someone can assist me.
Have a nice evening and best regards,
K. Schulz
Why do you want to rent out as a socially responsible form of retirement provision? That doesn’t quite add up for me. Socially responsible housing development is one thing, retirement planning another. How do you combine the two? I find it difficult to understand, but maybe you could explain it so that I (and apparently not just me) can understand. You must have thought about it and created some kind of business plan.
The floor area ratio / plot ratio generally aligns roughly with the neighboring buildings. If that varies widely, I would boldly assume the highest value that can’t be forbidden.
I planned according to Section 34 (not yet built, but approved) and learned: the floor area ratio is not binding! Our project exceeds the neighboring development by far, and that was not the issue. Integration primarily means, for example, that you cannot build commercial buildings in a residential area. In an area of single-family houses, it will be difficult to build a 5-story apartment building, for instance.
Whether a project succeeds or fails (in my experience) depends greatly on having a capable architect who can work well with the people at the local building authority (building permit / planning permission).
The floor area ratio / plot ratio generally aligns roughly with the neighboring buildings. If that varies widely, I would boldly assume the highest value that can’t be forbidden.
I planned according to Section 34 (not yet built, but approved) and learned: the floor area ratio is not binding! Our project exceeds the neighboring development by far, and that was not the issue. Integration primarily means, for example, that you cannot build commercial buildings in a residential area. In an area of single-family houses, it will be difficult to build a 5-story apartment building, for instance.
Whether a project succeeds or fails (in my experience) depends greatly on having a capable architect who can work well with the people at the local building authority (building permit / planning permission).
H
Hausbau67114 Aug 2018 12:41Good day everyone,
thank you very much for all the responses so far!
@Fuchur, I would need to discuss this preliminary building inquiry with the current owner, right? Or am I mistaken? And wouldn’t there already be costs for the architect at this stage, since the entire planning would have to be completed? There are so many factors and expenses involved that I would like to avoid before even knowing whether I will ultimately be awarded the plot.
@11ant, some of the neighboring plots are actually already developed. However, there is no zoning plan for the area. So far, I have assumed these must have been project-related zoning plans. But I probably can’t access them without the respective owner’s permission, plus that wouldn’t solve my issue for my hopefully future plot.
Is there any regulation that states from which plot size a project-related zoning plan can be applied?
Thanks also for the advice regarding the issues with social housing.
@Climbee, the idea behind this was to invest my capital ‘safely’ and make a positive contribution to society.
Maybe I should reconsider and not make the apartments social housing, but simply offer fair rents for families instead. It sounds like this might be a better approach and could avoid many problems.
What do you mean by the floor area ratio can vary significantly, and why? Is it more flexible than the plot ratio, or how does that work?
Many thanks and best regards,
K. Schulz
thank you very much for all the responses so far!
@Fuchur, I would need to discuss this preliminary building inquiry with the current owner, right? Or am I mistaken? And wouldn’t there already be costs for the architect at this stage, since the entire planning would have to be completed? There are so many factors and expenses involved that I would like to avoid before even knowing whether I will ultimately be awarded the plot.
@11ant, some of the neighboring plots are actually already developed. However, there is no zoning plan for the area. So far, I have assumed these must have been project-related zoning plans. But I probably can’t access them without the respective owner’s permission, plus that wouldn’t solve my issue for my hopefully future plot.
Is there any regulation that states from which plot size a project-related zoning plan can be applied?
Thanks also for the advice regarding the issues with social housing.
@Climbee, the idea behind this was to invest my capital ‘safely’ and make a positive contribution to society.
Maybe I should reconsider and not make the apartments social housing, but simply offer fair rents for families instead. It sounds like this might be a better approach and could avoid many problems.
What do you mean by the floor area ratio can vary significantly, and why? Is it more flexible than the plot ratio, or how does that work?
Many thanks and best regards,
K. Schulz
R
readytorumble14 Aug 2018 13:00Exactly, it needs to blend in with the existing buildings.
For approximate size and position, you can simply refer to the cadastral maps.
Additionally, you can visit the building authority without submitting a preliminary inquiry. Just ask the building authority when this is possible in your area.
For approximate size and position, you can simply refer to the cadastral maps.
Additionally, you can visit the building authority without submitting a preliminary inquiry. Just ask the building authority when this is possible in your area.
Well, only you can decide what you want. As you’ve already realized, a phone inquiry at the building authority can initially help with deciding on further planning – but in a serious situation, it is worthless. So if you want or need a binding answer, you will need a document that gives you planning certainty.
Yes, the preliminary building inquiry involves fees. That is the price for security and the guarantee that the official really deals with your questions and has their statement signed off by their supervisor. If you call at the wrong time, you might get a quick “yeah, that should be fine” over the phone, and the unpleasant surprise comes later after you’ve already invested.
You can ask the authority what exactly you need. As far as I remember, the owner’s consent or an architect’s involvement is not required.
Of course, this can be tiered:
- Informal phone inquiry
Response a: This is approvable --> you submit a formal inquiry
Response b: This is not possible at all --> give up or consult an expert to decide if it’s worth disputing. In that case, the preliminary building inquiry should be carefully prepared.
Yes, the preliminary building inquiry involves fees. That is the price for security and the guarantee that the official really deals with your questions and has their statement signed off by their supervisor. If you call at the wrong time, you might get a quick “yeah, that should be fine” over the phone, and the unpleasant surprise comes later after you’ve already invested.
You can ask the authority what exactly you need. As far as I remember, the owner’s consent or an architect’s involvement is not required.
Of course, this can be tiered:
- Informal phone inquiry
Response a: This is approvable --> you submit a formal inquiry
Response b: This is not possible at all --> give up or consult an expert to decide if it’s worth disputing. In that case, the preliminary building inquiry should be carefully prepared.
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