Interpretation of Floor Space Index (Floor Space Index)

Hello,

our house construction will start soon.

We are building near Leipzig. According to the development plan, the plot may be built up with a maximum factor of 0.4.

This factor may also not be increased by 50% through garages, paths, driveways, etc.

Here is the text:


As a measure of the structural utilization, the floor area ratio, the number of full floors, and the maximum building height were determined.
When setting the floor area ratio, the upper limits of § 17 paragraph 1 of the Land Use Ordinance were adopted. The upper limit of 0.4 as the floor area ratio and thus the maximum possible development density for a residential area was set to comply with the concerns of § 1 paragraph 5 of the Building Code, the economical use of land. The floor area ratio must also not be exceeded according to § 19 paragraph 4 of the Land Use Ordinance (by the floor areas for garages, carports, parking spaces and their access roads and ancillary facilities within the meaning of § 14 of the Land Use Ordinance). It was set as a maximum limit in order not to excessively densify the development area in the suburban location.

According to my layman's understanding, this means concretely for us 585 sqm plot x 0.4 = 234 sqm.

Now our house is 8.5m x 10.92m = about 93 sqm. In addition, there is a double garage with 6.0m x 8.95m = about 54 sqm. This results in a total of about 147 sqm.

Now, the development plan states that an access must also be created, where 2 parking spaces for e.g. visitors are possible, specifically carports, garages must be recessed at least 5m on the plot.

For us this is 6m. If this access is made as wide as the garage, i.e. 6m, this results in an additional 36 sqm built-up area. Ergo, 183 sqm are already built up.

So, 53 sqm remains. I personally find this very little. After all, there is still no terrace, no footpath, nothing built yet.

If I also calculate at least about 30 sqm of footpaths (front, side, etc.) and 30 sqm of terrace, I would exceed the limit. At some point, a small pool should actually be built on the plot as well.

Is there a way to realize my wishes legally?

As I said, I am a layman.
Thank you and kind regards

Cole

With us, it is for example allowed to use permeable pavement, then you are allowed to deduct 30% from the area.

And nobody cares later if you build a pool and thus exceed the floor area ratio.

I have only read that municipalities also like to check or take aerial photos. I then have no desire to have to dismantle anything.

Is there a way to realize my wishes legally?

No.

I personally find that very little.

Then you have to buy a bigger plot of land. And with 54m² garage, 30m² walkways and 30m² terrace, each item is already very generous.

No.

Then you have to buy a larger plot. And with 54m² garage, 30m² walkways and 30m² terrace, each item is already very generous on its own.

You think so. A double garage is always around 50-60sqm. A walkway with one meter width already results in almost 11sqm on one side, in front of the house another 9sqm, then you also need a path from the street to the house entrance, possibly space for garbage bins... 30sqm quickly adds up. A terrace with 30sqm in the end is only 8/9 meters x 3 meters depth and a bit of path. That’s not generous at all.

A double garage is always about 50-60 sqm.

No. The standard is 6m*6m. Sure, who wants standard anyway?

A footpath one meter wide already results in almost 11 sqm on one side, and another 9 sqm in front of the house

You don’t have to be able to walk on paved paths around your house.

A terrace with 30 sqm is in the end only 8/9 meters x 3 meters deep and a bit of path.

That is not “only.” Look in the hardware store brochures. Standard sizes for patio roofs are 3m*4m. Sure, who wants standard anyway? If you want more, you bought the wrong plot.

to also meet the concerns of § 1 para. 5 of the Building Code, the economical use of land

... there are simply regulations that, in this case, even make sense.