Land planning corner plot town center without development plan (§34)

Hello everyone, I have been following for a while now and am amazed at the large participation in this forum. I hope that you can/will also help me with my concerns.

First of all, this is about the plot planning without going into much detail about a floor plan. In other words, how is the plot best developed, which orientation and location of the building(s) makes sense.

The plot is located in the town center and is currently developed with an old small corner single-family house (year of construction unknown, 19th century), which my girlfriend and I currently live in. In the middle area there is a semi-open shed/barn/stable which currently only serves as a carport. This is completely bricked towards the neighbor. In the rear (westernmost) part of the plot, there was a barn standing until about 15 years ago which was demolished. Currently, only a carport and an old metal garage are set up here. The street to the east is the main street of the town (30 km/h zone) and is quite busy during rush hour. Furthermore, a tram runs here (stop right next door). The street to the north is not as heavily trafficked, but still well frequented.

As we both now slowly want to start a family, we want to change our living situation. The existing house would need to be completely renovated and has an unfavorable floor plan. Therefore, and because of the disadvantageous street location for us, our idea is to tear down the shed in the middle of the plot and build a single-family house approximately in this location. During the construction phase, we can continue to live in the house. The old residential house could then be demolished afterwards to build another house with two residential units as noise protection.

Now to the questionnaire:

Development plan/restrictions

- State: Baden-Württemberg

- Size of the plot: 445m2 (approx. 10x45m)
- Slope: No
- Floor area ratio / plot ratio: no development plan available
- Building window, building line and boundary: Generally, for new buildings, distance areas to neighbors must be observed (minimum 2.5m). No distance areas must be observed towards the streets. The plot can be built on its entire width east/west.
- Edge development: It is quite conceivable to discuss a mutual building obligation with the southern neighbor. We have already tested the waters in a short conversation.
- Number of parking spaces: There is a parking space ordinance stipulating 1.5 parking spaces per residential unit.
- Number of floors: According to neighborhood development: 2 full floors with basement and developed attic
- Roof shape: no restrictions
- Style: no restrictions
- Orientation: no specifications, lighting should naturally be sufficient.
- Maximum heights/limits: According to neighborhood development: eaves heights approx. 7.5m

Requirements of the builders
- Style, roof shape, building type: Classic, simple, cubic, gable roof.
- Basement, floors: no basement, 2 full floors with attic (as storage space / expansion reserve)
- Number of persons, age: Currently 2 adults (28 + soon 32) + planning for 2 children if all goes well.
- Room requirements: Ground floor: kitchen with pantry, dining, living room, technical room/storage, small shower bathroom. Upper floor: 3 rooms + bathroom Attic: expansion reserve, storage room.
- Balcony, roof terrace: not desired since garden is available.

Plot design:
Planning by: own ideas.

What do you particularly like? Why?:
Optimal use of space. A lot of living space can be created. Shielding of noise by the two-family house.
Possible rental income which could finance the new construction of the two-family house itself.
Entrance to the single-family house from the courtyard. Children do not jump directly onto the street.
Direct ground-level exit to the garden.

What do you not like? Why?:
No light in the single-family house from the south, little light from the east.
There is a risk with the building obligation that a house will be attached to the single-family house to the south, which exceeds the building structure to the west by 2-3 meters -> less light in the house.

Personal price limit for the single-family house, including equipment: desirable but probably not feasible around €350k.

Why did the design turn out the way it is now?:
Basically, there are two considerations that occupy us:

1. Build with or without border distance to the southern neighbor?
Pro border distance:
- Light also from the south, since windows are possible
- No building obligation -> neighbor must also observe distances when building.
Pro direct border development:
- Neighbor cannot look directly into house/garden.
- No narrow garden strip which can hardly be used.
- Larger garden area
- Better use of space
- Noise shielding towards the main street

2. In the middle of the plot or towards the neighbor to the west:
Pro west:
- Shed can remain.
Pro middle:
- Noise shielding towards the main street
- Neighbor cannot look directly into house/garden.
- Western sun in the garden

What is the most important/basic question for the planning summarized in 130 characters?
What do you think of the planned development with the front two-family house.
What is your opinion on border building yes or no?

Best regards, Gunnar.

Possible rental income that would finance the new construction of the 2-family house itself.

This should be possible in exceptional cases; however, as a rule, I consider it wishful thinking. Otherwise, I like the project - is there already an idea of what the single-family house should look like, or at least the layout of the room program?

I wouldn't build a second house

1. How are the rents with you? Here you could rent it out, but the rents are very low

2. the most important point, the plot is tiny. I already find that borderline for a single-family house

3. sound insulation
Modern houses have better sound insulation. Our new build hears much less traffic noise than the old building before. There you often had the feeling the truck was sitting in the kitchen.
How is the traffic volume? In the evening it is noticeably quieter here and at night you can leave the windows open.
You can take soundproofing measures.

I would put the garage in place of the current residential building and, as you planned, the house.
Privacy can also be created by bushes.

Demolition and new build will not work with the budget.

Start looking for demolition companies and construction firms now. We searched for over 12 months until someone demolished everything for a reasonable price.

That should be possible in exceptional cases, but as a rule, I consider that wishful thinking.

Otherwise, I like the project – is there already an idea of what the single-family house should look like, or at least regarding the layout of the room program?

Hi 11ant, yes, there is a rough idea. But I would like to make a separate post about that. Basically, the kitchen and dining area should be open. Kitchen with pantry in the northeast, dining in the northwest facing the garden. Living area rather semi-open or, if possible, separable in the southwest. Entrance in the east to the courtyard. Positioning and shape of the staircase still very unclear. On the upper floor two bedrooms facing west. Another room (usable as a utility room or possibly an additional bedroom) and bathroom to the east. As said, the attic is a conversion reserve for a future master bedroom with its own bathroom and storage room. For further planning, we want to go to the architect.

I wouldn't build a 2nd house

1. What are rents like where you are? Here you could rent it out, but with very low rents

2. The most important point, the plot is tiny. I already consider it borderline for a single-family house

3. Sound insulation
Modern houses have better sound insulation. Our new building hears a lot less traffic noise than the old building before. Back then you often felt like the truck was sitting in the kitchen.
How is the traffic volume? In the evening it is noticeably quieter here and at night the windows can be left open.
You can take soundproofing measures.

I would put the garage in place of the current house and the house where you have planned it.
Privacy can also be created by bushes.

Demolition and new construction is not possible with that budget.

Start looking for demolition companies and construction firms now. We searched for over 12 months until someone demolished everything for a reasonable price.

1. Rents are between 7 and 13 € per m² cold for apartments between 60 and 90 sqm, depending on whether it’s an old building or new construction and on the location. The rental situation is tight because we are in the immediate catchment area of Karlsruhe. 15 minutes by S-Bahn or car to the city center. I don’t think there will be problems renting these apartments.

2. For us, plots for single-family houses are usually rather between 200 m² and max 300 m² in new development areas. Therefore, 450 m² is rather generous since we can work with border development. We still have a garden of over 150 m², which is enough for us. The two units don’t need a garden.

3. With the window closed, I agree with you. I don’t worry about that. Traffic is of course much lower at night. Unfortunately, there are many hooligans in summer with loud cars and loud motorcyclists who think it’s okay to race through the street at 60 km/h or more in the middle of the night or early morning and to accelerate once more at the intersection right in front of the house. The S-Bahn on the other side of the street is also not exactly quiet. It runs every hour even at night. Since I like to sleep with the window open or tilted in summer, that is a real problem. But since we plan our bedroom rather facing west, perhaps a not too large one.

I would do it the way you have planned. The front building facing the street as sound protection and build new behind it. The risk of construction on the south side exists - but I do not consider it to be acute. At least, from the pictures, no access for possible further construction in the neighbor's rear area can be seen. Also, not everyone wants to build right away.

I would include sound protection in the entire planning. Also for the terrace, windows, arrangement of rooms, etc.

It is a dense development and the plots are small. But that looks typical for the area and is okay. Whoever wants more has to move to the countryside.

The budget is probably unrealistic with 2.5 floors + demolition. But others know that better. Maybe it is better to sell the front building?

The 13 euros are enough for the debt service and maintenance, not much more. Would not take tenants.

We don't have an S-Bahn, juvenile delinquents yes, especially one at the moment he is holding back - was somewhat firmly asked to be quiet.

Building with ventilation system and consideration of soundproofing