City villa 190m² with driveway & garden on the south side

It is actually like that.

No, it is not that bad.

It states: "II = number of full floors - as the maximum" and "0.4 = floor area ratio, see textual determination No. 2.2", as well as in 2.2. then "The exceeding of the maximum permissible floor area ratio according to § 19 (4) of the Building Use Ordinance for garages and parking spaces with their access roads, ancillary facilities in the sense of § 14 of the Building Use Ordinance, and structural installations below the surface of the terrain is only permissible up to 25%."

This means: the floor area ratio 0.4 allows you to develop a maximum of 239.2 sqm from a 598 sqm plot, including the garage and driveway 25% more, in total therefore 299 sqm; the number of full floors may be two. The floor space index here is not individually limited, but only indirectly via the floor area ratio, the floors, and the building height. This is practically "understandable for the average user" the same as if a maximum building volume number were specified.

In 2.1 "The road development heights are related to the manhole cover height 75.80 m above NHN entered in the plan at the intersection Osthusener Straße / entrance to the development area." clarifies to which absolute measure as "zero" the permitted building heights refer.

I am not very familiar with this *embarrassed*

That is absolutely appropriate, as a legal administrative assistant you should indeed be able to read this by yourself.

I will try it out tonight and publish the new idea here.

For example, something in this direction. Kitzlinger House Dornhan

No, it's not that bad.

It says:
"II = number of full floors - as maximum" and "0.4 = floor area ratio, see textual specification no. 2.2", as well as in 2.2. then "The exceedance of the maximum permissible floor area ratio for garages and parking spaces with their driveways, ancillary facilities within the meaning of § 14 Building Use Ordinance and structures below the ground surface as per § 19 (4) Building Use Ordinance is only permissible up to 25%."

That means: the floor area ratio 0.4 lets you build on a 598 sqm plot up to a maximum of 239.2 sqm, including the garage and driveway 25% more, a total of 299 sqm; the number of full floors may be two. The plot ratio is not limited separately here, but only indirectly via the floor area ratio, the floors, and the building height. That is basically "understandable to the average user" the same as if a maximum building mass number was specified.

I haven’t opened the development plan, but if a floor area ratio of 0.4 is allowed there, that is not the plot ratio, but still the floor area ratio.
For a two-story building, you divide the 239.2 by 2, so floor area including roofing including terrace 119.6 sqm, plus the 25%... something like that...
Or am I mistaken???

You guys will figure it out. Here is another suggestion from Rensch-Haus with the Sydney. You could plan an extra door to the office from the outside so visitors don't have to go through the house.


Maybe a bit large and not perfect for you yet, but definitely suitable for gathering ideas.

At the Rensch House Orlando, the entrance for office/residential use is well separated

I think at the Rensch-Haus Orlando the entrance for office/living is well separated

Yes, not bad either - I'll take the liberty.