ᐅ Site planning Corner plot Town center without a formal zoning plan (Section 34)
Created on: 30 Dec 2018 19:19
G
ganner
Hello everyone, I’ve been following this forum for a while now and am impressed by the high level of participation. I hope you can help me with my questions.
Initially, I want to focus on the site planning without going into the floor plan in detail. In other words, what is the most sensible way to develop the plot, and which orientation and location of the building(s) make the most sense.
The plot is located in the town center and currently has an old small corner detached house (year of construction unknown, 19th century) that my partner and I currently live in. In the middle area, there is a semi-open shed/stable that currently serves only as a carport. This is fully bricked facing the neighbor. In the rear (westernmost) part of the plot, there was a barn until about 15 years ago, which has since been demolished. Currently, there is only a carport and an old metal garage here. The street to the east is the main street of the village (30 km/h (18.6 mph) zone) and is quite busy during rush hour. Additionally, a tram runs here (stop right next to the plot). The street to the north is less busy but still well frequented.
Since we are slowly planning to start a family, we want to change our living situation. The existing house would need a complete renovation and has an unfavorable floor plan. Therefore, and because of the unfavorable street location for us, our idea is to demolish the shed in the middle of the plot and build a detached house roughly in that location. During construction, we can continue living in the old house. Afterwards, the old residential building could be demolished to build a second house with two residential units as noise protection.
Now to the questionnaire:
Development Plan / Restrictions
- State: Baden-Württemberg
- Plot size: 445m2 (approx. 10 x 45m (33 x 148 feet))
- Slope: No
- Site coverage ratio / floor area ratio: No development plan available
- Building window, building line, and boundary: Generally, new buildings must observe setback distances to the neighbor (at least 2.5m (8 feet)). There are no setback requirements toward the streets. The plot can be built over the entire width from east to west.
- Edge development: It is conceivable to discuss mutual building obligations with the neighbor to the south. We have already informally explored this in a short discussion.
- Number of parking spaces: There is a parking regulation requiring 1.5 parking spaces per housing unit.
- Number of stories: According to neighboring buildings: 2 full stories with basement and converted attic
- Roof shape: No restrictions
- Architectural style: No restrictions
- Orientation: No specifications, but natural daylight should be sufficient.
- Maximum height / limits: According to neighboring buildings: eaves height approx. 7.5m (25 feet)
Requirements of the builders
- Style, roof shape, building type: Classic, simple, cubic shape, pitched roof
- Basement, stories: No basement, 2 full stories plus attic (storage/possible expansion)
- Number of people, age: Currently 2 adults (28 + nearly 32) with plans for 2 children
- Space requirements: Ground floor: kitchen with pantry, dining, living room, utility/storage room, small shower bathroom. First floor: 3 bedrooms + bathroom. Attic: expansion reserve, storage.
- Balcony, roof terrace: Not desired as there is a garden.
Site concept:
Origin of the plan: own ideas.
What do you particularly like? Why?
Optimal use of space. A lot of living area can be created. Noise protection through the two-unit house. Possible rental income that could finance the new two-unit house itself. Entrance to the detached house from the courtyard, so children don’t step directly onto the street. Direct, ground-level access to the garden.
What do you dislike? Why?
No sunlight from the south in the detached house, little light from the east. There is a risk that, due to the building obligation, a house could be attached to the south side of the detached house, extending the building mass 2–3 meters (6.5–10 feet) to the west, resulting in less light inside.
Personal budget limit for the detached house including equipment: Ideally about €350,000, but probably not feasible.
Why is the concept like it is now? There are generally two considerations that we are dealing with:
1. Building with or without setback from the southern neighbor?
Pros setback:
- Light also from the south, as windows are possible
- No building obligation → neighbor must also observe setbacks when building
Pros direct boundary construction:
- Neighbor cannot look directly into the house/garden
- No narrow garden strip that is hardly usable
- Larger garden area
- Better use of space
- Noise protection from the main street
2. In the middle of the plot or towards the western neighbor:
Pros west:
- The shed can remain
Pros middle:
- Noise protection from the main street
- Neighbor can’t look directly into the house/garden
- Western sunlight in the garden
What is the most important/fundamental question about the planning, summarized in 130 characters?
What do you think about the planned development with the front two-unit house? What’s your opinion on building on the boundary?
Best regards, Gunnar.
Initially, I want to focus on the site planning without going into the floor plan in detail. In other words, what is the most sensible way to develop the plot, and which orientation and location of the building(s) make the most sense.
The plot is located in the town center and currently has an old small corner detached house (year of construction unknown, 19th century) that my partner and I currently live in. In the middle area, there is a semi-open shed/stable that currently serves only as a carport. This is fully bricked facing the neighbor. In the rear (westernmost) part of the plot, there was a barn until about 15 years ago, which has since been demolished. Currently, there is only a carport and an old metal garage here. The street to the east is the main street of the village (30 km/h (18.6 mph) zone) and is quite busy during rush hour. Additionally, a tram runs here (stop right next to the plot). The street to the north is less busy but still well frequented.
Since we are slowly planning to start a family, we want to change our living situation. The existing house would need a complete renovation and has an unfavorable floor plan. Therefore, and because of the unfavorable street location for us, our idea is to demolish the shed in the middle of the plot and build a detached house roughly in that location. During construction, we can continue living in the old house. Afterwards, the old residential building could be demolished to build a second house with two residential units as noise protection.
Now to the questionnaire:
Development Plan / Restrictions
- State: Baden-Württemberg
- Plot size: 445m2 (approx. 10 x 45m (33 x 148 feet))
- Slope: No
- Site coverage ratio / floor area ratio: No development plan available
- Building window, building line, and boundary: Generally, new buildings must observe setback distances to the neighbor (at least 2.5m (8 feet)). There are no setback requirements toward the streets. The plot can be built over the entire width from east to west.
- Edge development: It is conceivable to discuss mutual building obligations with the neighbor to the south. We have already informally explored this in a short discussion.
- Number of parking spaces: There is a parking regulation requiring 1.5 parking spaces per housing unit.
- Number of stories: According to neighboring buildings: 2 full stories with basement and converted attic
- Roof shape: No restrictions
- Architectural style: No restrictions
- Orientation: No specifications, but natural daylight should be sufficient.
- Maximum height / limits: According to neighboring buildings: eaves height approx. 7.5m (25 feet)
Requirements of the builders
- Style, roof shape, building type: Classic, simple, cubic shape, pitched roof
- Basement, stories: No basement, 2 full stories plus attic (storage/possible expansion)
- Number of people, age: Currently 2 adults (28 + nearly 32) with plans for 2 children
- Space requirements: Ground floor: kitchen with pantry, dining, living room, utility/storage room, small shower bathroom. First floor: 3 bedrooms + bathroom. Attic: expansion reserve, storage.
- Balcony, roof terrace: Not desired as there is a garden.
Site concept:
Origin of the plan: own ideas.
What do you particularly like? Why?
Optimal use of space. A lot of living area can be created. Noise protection through the two-unit house. Possible rental income that could finance the new two-unit house itself. Entrance to the detached house from the courtyard, so children don’t step directly onto the street. Direct, ground-level access to the garden.
What do you dislike? Why?
No sunlight from the south in the detached house, little light from the east. There is a risk that, due to the building obligation, a house could be attached to the south side of the detached house, extending the building mass 2–3 meters (6.5–10 feet) to the west, resulting in less light inside.
Personal budget limit for the detached house including equipment: Ideally about €350,000, but probably not feasible.
Why is the concept like it is now? There are generally two considerations that we are dealing with:
1. Building with or without setback from the southern neighbor?
Pros setback:
- Light also from the south, as windows are possible
- No building obligation → neighbor must also observe setbacks when building
Pros direct boundary construction:
- Neighbor cannot look directly into the house/garden
- No narrow garden strip that is hardly usable
- Larger garden area
- Better use of space
- Noise protection from the main street
2. In the middle of the plot or towards the western neighbor:
Pros west:
- The shed can remain
Pros middle:
- Noise protection from the main street
- Neighbor can’t look directly into the house/garden
- Western sunlight in the garden
What is the most important/fundamental question about the planning, summarized in 130 characters?
What do you think about the planned development with the front two-unit house? What’s your opinion on building on the boundary?
Best regards, Gunnar.
ganner schrieb:
Possible rental income that could fully finance the new construction of the two-family house. This might be possible in exceptional cases, but generally, I consider it wishful thinking.
Otherwise, I like the project – is there already an idea of what the single-family house should look like, or at least how the room layout is planned?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I wouldn’t build a second house.
1. How are the rents in your area? Here, you could rent it out, but the rents would be very low.
2. The most important point: the plot is tiny. I already find that borderline for a single-family home.
3. Sound insulation
Modern houses have better soundproofing. Our new build is much less affected by traffic noise than the old house was. Back then, it often felt like the truck was sitting in the kitchen.
What is the traffic volume like? Here it’s noticeably quieter in the evening, and at night you can keep the windows open.
You can take sound insulation measures.
I would place the garage where the current house is and position the living house as you have planned.
Privacy can also be created with bushes.
Demolition and rebuilding won’t fit the budget.
Start looking for demolition companies and builders now. We searched for over 12 months before someone finally demolished everything for a reasonable price.
1. How are the rents in your area? Here, you could rent it out, but the rents would be very low.
2. The most important point: the plot is tiny. I already find that borderline for a single-family home.
3. Sound insulation
Modern houses have better soundproofing. Our new build is much less affected by traffic noise than the old house was. Back then, it often felt like the truck was sitting in the kitchen.
What is the traffic volume like? Here it’s noticeably quieter in the evening, and at night you can keep the windows open.
You can take sound insulation measures.
I would place the garage where the current house is and position the living house as you have planned.
Privacy can also be created with bushes.
Demolition and rebuilding won’t fit the budget.
Start looking for demolition companies and builders now. We searched for over 12 months before someone finally demolished everything for a reasonable price.
11ant schrieb:
This should be possible in exceptional cases, but generally, I consider it wishful thinking.
Otherwise, I like the project – is there already an idea of how the single-family house should look, or at least regarding the layout of the rooms?Hi 11ant, yes, there is a rough idea. However, I would prefer to create a separate post for that. Basically, the kitchen and dining area should be open-plan. The kitchen with pantry in the northeast, dining area in the northwest facing the garden. Living area rather semi-open or, if possible, separable in the southwest. Entrance in the east leading to the courtyard. Position and design of the staircase are still very unclear. Upstairs, two bedrooms facing west. Another room (usable as a utility room or an additional bedroom) and a bathroom to the east. The attic as said is a development reserve for a future master bedroom with its own bathroom and storage space. We plan to consult an architect for the further planning.
haydee schrieb:
I wouldn’t build a second house.
1. How are the rents where you are? Around here, you could rent that out, but with very low rents.
2. The most important point – the plot is tiny. I already find it borderline even for one single-family house.
3. Noise insulation
Modern houses have better noise insulation. Our new build is much less affected by traffic noise than the old house before. Back then, it sometimes felt like the truck was sitting in the kitchen.
What is the traffic like? For us, it’s noticeably quieter in the evening and at night, and the windows can stay open.
You can take noise insulation measures.
I would place the garage where the current house is and build the house as you planned.
Privacy can also be created with bushes.
Demolition and new build will not be possible within the budget.
Start looking for demolition companies and construction firms now. We searched for over 12 months before someone demolished everything for a reasonable price.1. Rents here range roughly between €7 and €13 per m2 without utilities for apartments of 60 to 90 m2 (approximately 65 to 970 sq ft), depending on whether it’s an older or new building and the location. The rental market is tight since we are in the immediate catchment area of Karlsruhe, 15 minutes by suburban train or car to the city center. I don’t think there will be any problems renting these apartments.
2. Currently, plots for single-family houses in our area are usually around 200 m2 to a maximum of 300 m2 (about 2,150 to 3,230 sq ft) in new developments. Therefore, the 450 m2 (around 4,840 sq ft) plot is rather generous since we will use boundary-building rights. This will leave us with a garden area of over 150 m2 (about 1,615 sq ft), which is sufficient for us. The two units do not require a garden.
3. With closed windows, I agree with you and don’t worry about noise. Traffic is, of course, much less at night. Unfortunately, especially in summer, there are many youths with loud cars and noisy motorcyclists who race through the street at 60 km/h (about 37 mph) or more in the middle of the night or early morning, accelerating again at the intersection right in front of the house. The suburban train on the other side of the street is also not exactly quiet; it runs every hour even at night. Since I like to sleep with the window open or tilted in summer, this is a real problem. However, since we plan our bedroom rather to the west, possibly not very large, this might be less of an issue.
I would do it the way you have planned. The front house facing the street serves as sound insulation, with the new construction behind it. There is a potential risk of development on the south side, but I don’t consider it imminent. At least, based on the pictures, there is no visible access for any possible further development in the neighbor’s rear area. Also, not everyone wants to build immediately.
I would include soundproofing in the entire planning process—this applies to the terrace, windows, room layout, and so on.
This is a dense development area with small plots, but that seems typical for the location and acceptable. If someone wants more space, they have to move to the countryside.
A budget for 2.5 stories plus demolition is probably unrealistic. But others might know better. Maybe it would be better to sell the front house?
I would include soundproofing in the entire planning process—this applies to the terrace, windows, room layout, and so on.
This is a dense development area with small plots, but that seems typical for the location and acceptable. If someone wants more space, they have to move to the countryside.
A budget for 2.5 stories plus demolition is probably unrealistic. But others might know better. Maybe it would be better to sell the front house?
The 13 euros cover the debt service and maintenance, but not much more.
I wouldn’t take any tenants.
We don’t have an S-Bahn (urban rapid transit), but there are some rowdy teenagers, especially one at the moment who is holding back – he was firmly asked to keep quiet.
I am building with a ventilation system and taking soundproofing into account.
I wouldn’t take any tenants.
We don’t have an S-Bahn (urban rapid transit), but there are some rowdy teenagers, especially one at the moment who is holding back – he was firmly asked to keep quiet.
I am building with a ventilation system and taking soundproofing into account.
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