Calculate the floor area ratio correctly

Hello,

I have included our development plan.
Here is the text from the development plan:

2.1.2 Extent of structural use
The extent of structural use is determined by the plot ratio (Grundflächenzahl), the floor space index (Geschossflächenzahl), the number of full floors, and the eaves height.
For the residential area, taking into account the surrounding development and the requirement for edge-of-town design as well as minimizing the proportion of sealed surfaces, a plot ratio of 0.3 and a floor space index of max. 0.6 are set.
The reference area for calculating the plot ratio and the floor space index south of the access road is defined by a dashed line, since the already surveyed plots have a depth of over 40 m. This is intended to avoid dense building at the edge of the town and at the same time to achieve fairness in contributions for all residents.
Along the western boundary, both north and south of the access road, a strip of 5.00 m is excluded from the gross building area.
The regulation that expanded attic and basement floors are to be included when determining the floor space index also serves to ensure building that is adapted to the village-like edge of the town.

We own plot 56-1 at the bottom left in the corner.

My question: in order to determine the plot ratio, do I only have to deduct the 5 m strip on the west side of the plot, or do we also have to additionally deduct the 10 m at the bottom?

Our architect believes that we must deduct both. According to the development plan, however, it is only the 5 m on the western side of the plot, right??

The bottom line only marks the general building envelope, right?

The lower thick dashed line is the property boundary. The blue dashed line is the building envelope. The dotted line in between marks the 10 m for the greenery. Therefore, our architect believes that this is a green area. However, nothing is mentioned about this in the text regulation. Only the 5 m green strip west of the property is mentioned.

Hello Tina,

Your architect is probably right, even though two statements seem to contradict each other at first glance:

The reference area for calculating the floor area ratio and the plot ratio south of the access road is defined with a dashed line, since the already surveyed plots have a depth of over 40 m.

The additional statement about the 5m to the west can be regarded as a supplementary statement or explains that the southern (possibly also northern and thus the standard value of the development plan) distance of 10m to the western boundary was reduced to 5m.

On the other hand, you have an approximate plot size of 550 m² excluding the green areas, so you should be able to build about ~165 m² of ground area. This then raises the question of what kind of hulk you want to build that you cannot manage with that?

Best regards
Dirk Grafe

Thank you very much for your response.
It is not supposed to be a dump. We only have the problem with the eaves height. With the prescribed eaves height, unfortunately, we do not reach the required 2.20 m ceiling height in the bedrooms upstairs. Therefore, the only options are to enlarge the house or to choose a steeper roof pitch. However, this looks very poor visually with a monopitch roof.

We have several open spaces, a sauna, a double garage measuring 7.5 x 6.5 m, a total of 4 bedrooms and 2 bathrooms. Unfortunately, we need a lot of space for that ^^

I do like airspaces But planning several of them is the same as someone wearing too much gold jewelry :/ If you then also realize that the space is needed for living areas, you should cancel almost 99% of these airspaces. Regards