ᐅ Multi-family Building: Placement of Residential Units, Trees, and Other Elements

Good morning.

Interestingly, the tree within the building area is no longer there. 🙂
I am quite well informed on this. I know about tree protection regulations. The trees are obviously known to the city and are also nice to look at. I had only read that parking on the roots is not allowed. If a tree is too close to the house, it can be removed.
My question was whether anyone has heard of parking spaces causing trees to be removed. Apparently not in this case, as seen below.

What I have now also seen on the city’s online building plan (the picture is from the owner) are marked areas labeled "St." These are likely parking spaces—three of them.
These are probably required to be constructed there.
They are located northeast of the building area as well as directly east adjacent to the building area.

So, there is forest to the south and building opportunity to the northeast.
1100 square meters (approximately 11,840 square feet), with a maximum allowed building area of 400 square meters (approximately 4,300 square feet) according to city regulations.
I like the location, but it is frustrating that even the parking spaces can’t be placed as deemed practical.
Especially since access to the house is supposed to be from the south. And in summer, the sun stays longest in the area where the parking spaces are planned (northeast: 2).

Best regards

Reiner

Hello Reiner,

Reiner_1978 schrieb:

I have my eye on a plot of land. The following questions come up:
1. A multi-family house is to be built. Are there any regulations regarding how the individual residential units must be arranged within the building? I want to build a kind of duplex with an additional unit above (so three units; just not strictly stacked on top of each other)

That’s how many multi-family houses look nowadays 😉

Reiner_1978 schrieb:

2. There are trees on the property. Unfortunately, they are where the parking spaces could go. I hardly see any other options.

Where parking spaces “could go” and “are allowed to go” are often two very different things.

Reiner_1978 schrieb:

Do you get permission to cut down trees (the trees are protected by tree protection regulations)?

That depends… The city/municipality/local authority can provide information or direct you to the responsible contact person.

Reiner_1978 schrieb:

3. On the development plan, there is something drawn that I cannot identify. This irregular “path” with a checkered pattern, see attachment.

You should also ask the city/municipality/local authority about this, especially if the written provisions of the development plan don’t clarify it. It could be anything from a utility corridor to infiltration trenches.

Basically, in my opinion you should find a trusted partner to clarify the buildability of the property with you; for example, whether more than two residential units can be approved at all. At the same time, they can help you with your other questions regarding the construction project.

Best regards,
Bauexperte

Hello!

I visited the building authority.
Here is what I can share:
1. There is a suspected bunker tunnel underneath the hose with a checkered pattern.
Problem: The heritage protection authority might classify it as worth preserving. The official could not tell me what consequences this would have. (I want to build without a basement.)

2. The structural design does not seem to be a problem.

3. I am a freelancer and want to work in the top floor.
This is a WR (mixed-use residential) area according to § 3 of the land use ordinance NRW.
According to § 13 of the land use ordinance, I would be allowed to use rooms within a building. The official intends to check internally whether it is possible to use an entire floor. I am looking for legally reliable information about the rather lengthy preliminary building permit process.
Does anyone have experience with how this is handled in NRW?

@Bauexperte
I took a look at your page.
I am planning a house with the following dimensions: 15m (49 feet) by 12m (39 feet), 3 floors, flat roof, no basement.
The rough layout is 2 residential units (semi-detached house). Office floor (clear open layout).
"My" builder estimates the turnkey costs at around 425,000 euros (excluding landscaping/external works).

Can you roughly tell me what architect costs I should expect up to the building permit phase?

Hello,

Reiner_1978 schrieb:

1. It is suspected that there is a bunker tunnel underneath the hose with checkered pattern.
Problem: The heritage protection authority might declare it worth preserving. The official could not tell me what the consequences would be. (I want to build without a basement.)

Is this an assumption or confirmed knowledge, and what is the source? In any case, if the heritage authority is involved, the process will take longer and be more expensive, especially for site development. In addition to the usual soil survey, a further geological investigation is required to provide clear evidence of the underground conditions.

Reiner_1978 schrieb:

3. I am a freelancer

Are you really a freelancer or rather a business owner? This is not only an accounting distinction. Are you an artist, do you have a university degree, or do you work in the IT sector?

Reiner_1978 schrieb:

and want to work on the top floor.
It is a residential zone (WR). § 3 Land Use Ordinance NRW.

That would be a purely residential area with no commercial activities allowed. Hence my question regarding freelancer status yes/no.

Reiner_1978 schrieb:

Legally reliable information about the rather lengthy preliminary building inquiry.
Does anyone have experience with how this is handled in NRW?

This varies from city to city; with heritage protection involved in your project, expect longer processing times. Normally, anywhere from 6 weeks to 6 months is possible.

Reiner_1978 schrieb:

I am planning a house with the following dimensions: 15m * 12m * 3 floors with a flat roof without a basement.
The rough layout is 2 residential units (semi-detached house). Office floor (clearly open layout).
"My" contractor estimates turnkey costs at 425,000 euros (excluding landscaping).

€945.00 per square meter? That’s pure wishful thinking in the Rhineland area; roughly expect about twice that amount. This excludes additional construction costs and landscaping but includes all architectural services. Where exactly do you plan to build?

Reiner_1978 schrieb:

Can you roughly tell me what costs I should expect for the architect up to the building permit phase?

The building permit phase alone is not enough; your contractor will also need some execution planning 😉

For service stages I through V, fee zone III, and assuming my estimate is correct (which it should be for the Rhineland; I just quoted a smaller multi-family house in Kreis Neuss), architectural fees will be in the ballpark of approximately €50,000.

Regards, Bauexperte

Hello Reiner,

Reiner_1978 schrieb:

But I think I have to make the seller commission these expert reports in advance.
Otherwise, I won’t agree to it. That would be a shame though.

He’ll probably stall you … he will find a buyer if the location of the plot is attractive enough.

Reiner_1978 schrieb:

I am a freelancer. Trust me..

I do 😉

Reiner_1978 schrieb:

I also used the calculator from h a u s . d e.
You can set many parameters (multi-family house, floors, basement, equipment, etc.).
The calculator gives me a price of 408,000 euros for 432 sqm (4649 sq ft) of living space, excluding landscaping.

I took a look at the site and the prices listed and found this statement: "These are average values without VAT, which can vary up or down."
I’m not a big fan of these calculators because they tell you little to nothing about the current market prices and don’t consider the individuality of each construction project. The given values are also from 2013; since then, there have been three price increases. I am quite sure that the quoted price cannot be met even with individual trade contracting. Maybe for the pure materials, but labor costs and required guarantees will add up. 😉

Reiner_1978 schrieb:

The building area is Kreis Recklinghausen.

I calculated with 450 sqm (4844 sq ft) of ground area in my first post, so I will keep that figure. Accordingly, for the Recklinghausen region, you will have to budget around 765,000 euros for a turnkey house, i.e., ready to move in with keys handed over. This is excluding additional construction costs and landscaping, based on subcontracting through a reputable contractor.

Reiner_1978 schrieb:

I don’t understand why it should be more expensive.
All the single-family houses are built for under 200,000 euros (145 sqm (1560 sq ft) living space + basement + landscaping).

I’m sure you wouldn’t want to live in those houses … besides, these are usually bait offers that naturally adjust to market conditions during the consultation process.

Reiner_1978 schrieb:

My uncle ran a construction company with 50 employees for decades. He would oversee the execution.

As long as he is up to date with current technology, that’s a good thing. Otherwise, I would only involve him as an advisor and hire external site supervision.

Best regards, Bauexperte

Hello again,

You keep saying that you manage construction companies, so you should know how it works, right?

Reiner_1978 schrieb:

What I’m still curious about:
Regarding the 50,000 Euro architect fees.
1. Did you base that amount on my estimate?

How would I have known that? I assumed a floor area of 450 m² (4844 sq ft) in fee zone III and then checked my handy list.

Reiner_1978 schrieb:

2. How many hours did the architect actually work (planning, supervision, etc.)? I’m interested in the effective hourly rate.

As many as necessary. I hardly think a reasonable architect would play the hourly rate game during the planning phase. The fee structure under HOAI is mandatory and must be followed everywhere.

Regards, Bauexperte