ᐅ Building an End-Terrace House as a Self-Managed Project with a General Contractor
Created on: 27 May 2019 10:48
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goalkeeper
Hello everyone,
some of you might have already followed one of my threads about us having to or being allowed to build our end-terrace house on our own responsibility – depending on how you look at it. This means that we are buying an end-terrace plot (215 sqm (2315 sq ft)) in a new development area in the Rhein-Neckar district and will be building on it ourselves – but in coordination with our two terrace neighbors.
The municipality, which sold the plots through a local resident model, ideally wanted applicants to apply as a complete housing group with several families and then build accordingly with a general contractor, construction manager, or architect. Of course, that didn’t really work out, so now there are only individual applicants and also homeowners.
After we were awarded the plot, the addresses of the other terrace neighbors were shared to discuss certain matters, such as roof style, whether or not to have a basement, etc. It was immediately clear that everyone preferred to do their own thing. However, we were still able to agree that the housing group will have a gable roof with a pitch of 35 to 40 degrees (within this 5-degree range).
As the end house, we will build without a basement, while the middle house and the other end house will have basements. This obviously presents a challenge as we would have to make a deep foundation or simply skip it, and the middle house would have to support us, as we will start construction first. The current agreement with the middle house is that we will build a deeper foundation at his expense, as supporting our house later on would be considerably more expensive for him.
We are currently close to signing with the construction manager, the notarization appointment for the plot is at the end of June, and we hope to start construction in the fall of this year. Meanwhile, several other freely planned housing groups are being built around us, which might get in the way with their cranes.
I will document the progress here from time to time – such a self-planned terraced house doesn’t come along very often.
some of you might have already followed one of my threads about us having to or being allowed to build our end-terrace house on our own responsibility – depending on how you look at it. This means that we are buying an end-terrace plot (215 sqm (2315 sq ft)) in a new development area in the Rhein-Neckar district and will be building on it ourselves – but in coordination with our two terrace neighbors.
The municipality, which sold the plots through a local resident model, ideally wanted applicants to apply as a complete housing group with several families and then build accordingly with a general contractor, construction manager, or architect. Of course, that didn’t really work out, so now there are only individual applicants and also homeowners.
After we were awarded the plot, the addresses of the other terrace neighbors were shared to discuss certain matters, such as roof style, whether or not to have a basement, etc. It was immediately clear that everyone preferred to do their own thing. However, we were still able to agree that the housing group will have a gable roof with a pitch of 35 to 40 degrees (within this 5-degree range).
As the end house, we will build without a basement, while the middle house and the other end house will have basements. This obviously presents a challenge as we would have to make a deep foundation or simply skip it, and the middle house would have to support us, as we will start construction first. The current agreement with the middle house is that we will build a deeper foundation at his expense, as supporting our house later on would be considerably more expensive for him.
We are currently close to signing with the construction manager, the notarization appointment for the plot is at the end of June, and we hope to start construction in the fall of this year. Meanwhile, several other freely planned housing groups are being built around us, which might get in the way with their cranes.
I will document the progress here from time to time – such a self-planned terraced house doesn’t come along very often.
goalkeeper schrieb:
Since these are not terraced houses, the lower floor area ratio of 0.4 instead of 0.5 applies. Therefore, both are only allowed to build 6x12 m (20x39 ft) including the terrace. 6x12 m (20x39 ft) may be correct, but whether the terrace is included is not certain – either the zoning plan has a specific regulation for this, or one can raise “a significant impairment of the intended use of the property” as an objection with the authority.
Building Use Ordinance
§ 19
Floor Area Ratio, Permissible Building Footprint
(1) The floor area ratio specifies how many square meters of building footprint are permitted per square meter of plot area, according to paragraph 3.
(2) The permissible building footprint is the portion of the building plot calculated under paragraph 1 that may be covered by structures.
(3) For determining the permissible building footprint, the relevant plot area is that which lies within the building zone and behind the street boundary line set in the zoning plan. If no street boundary line is established, the relevant area is that behind the actual street boundary or the area defined in the zoning plan as relevant for determining the permissible building footprint.
(4) When calculating the building footprint, the footprints of the following must be included:
1. Garages and parking spaces with their access routes,
2. Ancillary structures as defined in § 14,
3. structures below ground level that merely create underground space under the building plot,
must be included. The permissible building footprint may be exceeded by up to 50 percent due to the footprints of the structures named in sentence 1, but not beyond a floor area ratio of 0.8; further minor exceedances may be allowed. In the zoning plan, provisions differing from sentence 2 may be made. Unless otherwise specified in the zoning plan, in individual cases the compliance with the limits from sentence 2 may be waived
1. for exceedances with minor impact on the natural functions of the soil or
2. if complying with the limits would lead to a significant impairment of the intended use of the property.
G
goalkeeper5 Nov 2019 13:33Scout schrieb:
6x12 m (20x40 ft) might be correct, but whether the terrace counts in is uncertain – either the development plan allows for additional space or you can file an objection with the authority based on a "significant impairment of the intended use of the property."Okay – thanks for your information. However, I only passed on what the homeowners of the respective plots told me after their contact with the building authority.
tomtom79 schrieb:
Considering the height, I imagine it’s difficult to fill in the plot. What happens with the excavation material from Viebrockhaus? Do they spread it out?Actually, you can’t use that material to fill because it contains too much clay. However, the homeowner told me that Viebrockhaus might process the excavation to make it reusable. Whether that applies only to the garden, which does not require compaction, or also to the parking spaces, I don’t know yet.
We’re already thinking about the topic of filling as well. I am in contact with a homeowner of a detached house plot who might also be building with our general contractor. His plot is much closer to the street, so he needs less fill and more material has to be taken away – maybe I can take some of his good material and have it installed.
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