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
Hausbau671 schrieb:
What is the difference here? The urban planners are responsible for land-use planning issues, which is exactly your topic. Can construction take place here under Section 34 of the Federal Building Code? Is the area designated according to land use regulations? What is the permitted development intensity (floor area ratio/floor space index, number of storeys)? Are there actual building boundaries?
The building authority is responsible for enforcing the state building regulations. Keywords: setback distances, fire protection, emergency access, noise control, playgrounds, parking spaces, infrastructure connection, and so on — basically the details to be clarified in the second step.
Hausbau671 schrieb:
Parts of the neighboring plots are already developed. What exactly has been built on the neighboring plots? Are there already multi-family houses? How large are the plots? Are the houses detached? How many storeys do they have?
Hausbau671 schrieb:
but a fluctuation in the floor space index between 0.8 and 1.5 is in my opinion way too large for a calculation According to your information about the land value map, the average floor space index in this area is 1.0. If your neighbors’ properties do not differ significantly from this, you can expect a range of about 0.9 to 1.1 for your plot.
Hausbau671 schrieb:
What determines whether a project is realized under Section 34 of the Federal Building Code or if a site-specific development plan is prepared? You need a development plan (either you or the municipality), if the conditions of Section 34 of the Federal Building Code are not met — for example, if the plot is outside the contiguous built-up area, such as on the edge of a town, or if the urban planners do not want to complement the existing development with a similar type of building. This could be the case if, for example, they want to allow apartment buildings where mostly single-family houses exist, or vice versa.
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