Feedback on property selection

Good evening,

I have been a silent reader for some time now.

A few weeks ago, we applied for various plots in a new development area. Unfortunately, it didn’t work out on the first attempt. Now we are allowed to apply for the remaining plots within the next few days.

Development plan/restrictions
Site coverage ratio: 0.4
Floor area ratio: 0.8
Number of floors: 2 full floors (additional attic floor is allowed)
Roof type: flat roof
Energy standard: at least KFW 55
Energy sources: photovoltaic system and air-water heat pump or ground-water heat pump

We want to build a ca. 140-155 m² house for us (2 adults, 2 children). Plots larger than 500 m² are unfortunately out of the question because they would exceed the total budget.

We also went through the plots:

F1.1:
Plot size: 18.0 x 23.7 meters
Building envelope: 15.0 x 12.0 meters
Setbacks: the typical (side) 3 meters and 8.7 meters to the southern street
- the houses to the south are about 20 meters away
- access must be from the south
- long route for supply lines, technical room possibly then in the south?
- fencing still needs to be clarified: front garden may only be max. 1.20 meters ... is this a front garden?
+ the house could be positioned flexibly
+ no direct building to the west
-/+ adjacent public neighborhood square (with some trees and benches)

F1.2:
Plot size: 17.0 x 23.8 meters
Building envelope: 17.0 x 12.0 meters
Setbacks: the typical (side) 3 meters and 8.7 meters to the southern street
- the houses to the south are about 20 meters away
- access must be from the south
- long route for supply lines, technical room possibly then in the south?
- fencing still needs to be clarified: front garden may only be max. 1.20 meters ... is this a front garden?

F1.3:
Plot size: 17.4 x 23.8 meters
Building envelope: 14.4 x 12.0 meters
Setbacks: the typical (side) 3 meters and 8.7 meters to the southern street
- the houses to the south are about 20 meters away
- access must be from the south
- long route for supply lines, technical room possibly then in the south?
- fencing still needs to be clarified: front garden may only be max. 1.20 meters ... is this a front garden?
- the adjacent public parking spaces could possibly be a nuisance (coming and going, doors opening and closing)
+ very quiet in the rearmost corner of the new development area

F1.4:
Plot size: 14.7 x 26.8 meters
Building envelope: 11.7 x 12.0 meters
Setbacks: the typical 3 meters
- the houses to the south are about 17 meters away
- it is questionable whether the garage may be built to the east outside the building envelope and directly adjacent to the street

F1.5:
Plot size: 14.0 x 26.8 meters
Building envelope: 14.0 x 12.0 meters
Setbacks: the typical 3 meters
- the houses to the south are about 17 meters away

F1.6:
Plot size: 14.7 x 26.8 meters
Building envelope: 11.7 x 12.0 meters
Setbacks: the typical 3 meters
- the houses to the south are about 17 meters away
+ no direct building to the west
-/+ adjacent public neighborhood square (with some trees and benches)

F2.1:
Plot size: 15.5 x 24.0 meters
Building envelope: 12.5 x 13.0 meters
Setbacks: the typical 3 meters
+ distance to the opposite house (E5) about 33 meters (each 11 meters garden plus 11 meters green strip)
- in E5 a row of 3 houses will be built at this height, plus attic floor (balcony however towards SW)
- the adjacent public parking spaces could possibly be a nuisance (coming and going, doors opening and closing)
- access to the neighborhood with 23 houses

F3.2-5:
Plot size: 18.6 x 26.8 meters
Building envelope: 18.6 x 15.0 meters
Setbacks: the typical 3 meters and 5 meters to the southern street and 6.8 meters to the northern property boundary
+ 11-meter green strip (plus a bike path) in the north
+ the house could be positioned flexibly
- north garden
-/+ or alternatively a garden strip of about 7 meters each to the north, west and south respectively, with a length of 26.8 meters (plus the green strip)

In the end, maybe we will also come to the conclusion that none of the remaining plots is quite right.

Which plots would you prefer or see as less optimal?

I look forward to your feedback.

Light gray is common area? With greenery or gravel? Dark gray? Private parking spaces, visitor parking spaces, or garages?

Is light gray a communal area? With greenery or gravel?

The light gray at F1.6 is a public paved neighborhood square with a few benches and trees. In the new development area, most building plots have such a square.
Of course, the village youth can meet there, but it can also be quiet.

Dark gray? Private parking spaces, visitor parking spaces, or garages?

Those are public parking spaces at F2.1 and F1.3.

And where do the terraces have to be located for you? Within the building envelope or are they allowed to extend beyond it?

And where must the terraces be located for you? Within the building envelope or are they allowed to extend beyond it?

I have not found any specification regarding this. Therefore, I assume that they are also allowed outside the building envelope. Most building envelopes are only 12 meters deep, and especially with the narrow plots F1.4-6, it results in a long house (8-8.7 x 11-12 meters). In that case, the building envelope would already be fully utilized. It usually only becomes relevant when a fixed roof is planned.

I'll make a suggestion:

F1.6:
Plot size: 14.7 x 26.8 meters
Building envelope: 11.7 x 12.0 meters
Boundary distance: the usual 3 meters
- the houses to the south are about 17 meters away
+ no direct building to the west
-/+ adjacent public neighborhood square (with a few trees and benches)

That would probably be my favorite. Good orientation for the house on the plot, small path to the south, green areas to the west. Garage to the east, terrace in the southwest. Personally, I wouldn’t be afraid of noise. Noisy youths can be everywhere or nowhere... that shouldn’t be the focus here.
Then there are the neighboring plots, where you should consider that 1.4 is a corner plot with obligations. For me, though, that wouldn’t be a dealbreaker.

F3.2-5:

Not optimal, comes last but one for me, but I wouldn’t rule it out if you have no other plots. There are also nice house designs for this orientation - but it would be a compromise!

Maybe in the end we will come to the conclusion that all remaining plots are neither fish nor fowl.

Are there so many alternatives where you are? For us it applies: either or... better the bird in the hand than...