ᐅ Help with Interpreting the Zoning Plan / Development Plan

Hello.

We recently purchased a building plot and now want to construct the largest possible multi-family house on it. It is an old development area, but there is a zoning plan with only a few regulations. The terrain slopes downwards from the street. As I interpret it, the two full stories apply to the street front, but due to the slope, there could be more floors toward the garden side—or am I reading the plan wrong? I think so because the building mass is divided in the middle, marked with a different color, and the symbol for the maximum number of full stories only appears on the half facing the street.

So, just as a very rough sketch, I have a question for you whether something like the rough drawing could be possible based on the zoning plan.

And regarding the 8 meters (26 feet) on the left side of the building—does this mean I need to maintain an 8-meter (26 feet) setback to the neighbor’s boundary with the residential building?

Thanks in advance for your answers.

Best regards and have a great weekend.

Harry

Harry1912 schrieb:
As I understand it, the 2 full floors refer to the street view, and due to the slope, there might be more floors towards the garden side, or am I misinterpreting the plan?

For a correct interpretation, the legend of the zoning plan (B-plan) would be very helpful. The depiction of the building structures was usually included as a non-binding development suggestion in the plan at that time. The centerline is intended to indicate or define the ridge direction (see legend or written regulations). The full floor count applies to the entire building, not just parts of it, and is regulated by the regional building code. Whether the currently valid building code or the one in effect when the zoning plan was established is applicable is debated among experts. The prevailing view is the "static" interpretation, meaning the building code valid at the date of the zoning plan applies.

Harry1912 schrieb:
So just as a rough sketch, I wanted to ask whether something like this rough drawing could be possible in relation to the zoning plan.

Unfortunately, your rough sketch cannot be clearly interpreted. How is the terrain supposed to be arranged? What is beneath your lowest floor? According to the current regional building code, you must excavate the basement so that on average it protrudes less than 1.40 m (4.6 feet) above ground level. For example, if you plan a basement height of 2.80 m (9.2 feet) on the garden side, the terrain profile in the side view should not fall below the diagonal line.

Harry1912 schrieb:
And regarding the 8 m (26 feet) to the left of the building, does this mean I should maintain an 8 m (26 feet) distance from the neighbor’s property line with the residential building?

That’s how I would interpret it. But discuss this with the authorities to find out whether the old zoning plan is still being enforced. They will also provide you with the correct interpretations of the plan’s symbols.

For such old buildings, it is always easiest to visit the relevant building authority and simply ask in a direct conversation what the municipality envisions. Often, there are binding exceptions that would also apply to you.

May I ask what you plan to do with a "large multi-family house" as big as possible?

Thank you very much for the many responses.

I also visited the building authority this afternoon, and they said basically the same as you all here: that the two full floors refer to the entire building structure. So it looks like there will be five apartments. In the basement, one apartment facing the garden side, and in the underground area the cellar rooms and technical rooms. On the ground floor and the top floor, two apartments each.

We are building to bring our family together, and if one or two apartments remain free, we plan to rent them out. Our view is that if you need a roof anyway, it doesn’t cost much more whether it’s for one or several apartments. My wife and I have good incomes and are not building to make money. We believe more in “what you have is what you have.”

That should be a large and exciting project then. 🙂