Multi-family house: arrangement of residential units, trees, etc.

Good morning.

Interestingly, the tree in the building window no longer exists. :) I am quite well informed about this. I know the tree protection ordinance. Obviously, the trees are known to the city. They are also nice to look at. I had only read that you are not allowed to park on the roots. If the tree is too close to the house, it may be removed. My question was whether anyone has ever heard that parking spaces have replaced trees. But apparently not here, see below.

What I have now seen on the city's online building plan (the picture is from the owner) are marked areas with the designation "St". These are probably parking spaces. Three of them. They are presumably mandatory to build there. They are located northeast of the building window and adjacent to the building window on the east side.

So, to the south there is the forest and to the northeast the building possibility. 1100 sqm on which you are allowed to build 400 sqm according to the city's specifications. I am attracted by the location, but you can't even place the parking spaces as you think is sensible. Especially since the access to the house is to be from the south. And in summer the sun stays longest where the parking spaces are supposed to be (northeast: 2).

Regards

Reiner

Hello Reiner,

I have set my sights on a plot of land. The following questions arise:
1. A multi-family house is to be built. Are there regulations regarding how the individual residential units in the house are to be arranged? I want to build a kind of semi-detached house with an additional residential unit above (so three units; but not simply stacked directly on top of each other)

That's how many multi-family houses look nowadays ;)

2. There are trees on the property. Unfortunately, where the parking spaces could go. I hardly see any other options.

Where they "could go" and where they "are allowed to go" are often two different things.

Do you get felling permits (the trees are protected by the tree protection ordinance)?

That depends... The city/municipality will provide information or name the responsible contact person.

3. On the development plan there is something marked that I cannot identify. This uneven "path" with the checkered pattern, see attachment.

You should also ask the city/municipality about this, provided the textual provisions of the development plan do not give any information. It could be anything from a utility path to soakaway depressions.

Basically, in my opinion, you should find a trusted partner and clarify the buildability of the property with them; for example, whether more than two residential units are even permissible. At the same time, they can explain your further questions regarding the construction project.

Best regards from the Rhineland

Hello!

I was at the building authority.
I can now say the following:
1. A bunker tunnel is suspected under the hose with a checkered pattern.
Problem: The monument protection authority could declare it worth preserving. The officer could not tell me what consequences this would have. (I want to build without a basement.)

2. The structural design does not seem to be a problem.

3. I am a freelancer and want to pursue my job on the top floor.
It is a WR area. § 3 Building Use Ordinance NRW.
According to § 13 Building Use Ordinance, I would be allowed to use rooms in a building. The officer wants to check internally whether the use of an entire floor is possible. Legally reliable information about the rather lengthy preliminary building inquiry.
Does anyone have experience with how this is handled in NRW?


I have looked at your page.
I am planning a house with the following dimensions 15m*12m*3 floors with a flat roof without a basement.
The rough layout is 2 residential units (semi-detached house). Office floor (clear open structure).
"My" builder estimates costs for the turnkey object at 425,000 euros (without outdoor facilities).

Can you roughly tell me what costs I should expect for the architect up to the building permit phase?

Hello,

1. A bunker corridor is suspected under the hose with the checkered pattern. Problem: The monument protection authority could declare this worth preserving. The official could not tell me what the consequences would be. (I want to build without a basement.)

Suspicion or knowledge and from where? Anyway, if the monument office is involved, it will take a long time and also be more expensive in terms of development. In addition to the usual soil survey, another geological investigation must be carried out to provide clear information about the underground conditions.

3. I am a freelancer

Sure or rather self-employed? That is not only an accounting difference. Artist, university degree or IT sector?

and want to pursue my job on the top floor. It is a WR area. § 3 Baunutzungsverordnung NRW.

That would be a pure residential area and no commercial activity allowed. Therefore my question about freelancer yes/no.

Legally secure information about the rather lengthy preliminary building inquiry. Does anyone have experience with how this is handled in NRW?

This differs from city to city; for your building project it will be longer anyway because the monument protection is involved. Normally durations between 6 weeks and 6 months are possible.

I am planning a house with the following dimensions 15m*12m*3 floors with flat roof without basement. The rough layout 2 residential units (semi-detached house). Office floor (clear open structure). "My" builder estimates costs for the turnkey object at 425,000 euros (excluding outdoor facilities).

€945.00 per square meter? Pure wishful thinking in the Rhineland, roughly calculate about twice the amount. Without incidental building costs and outdoor facilities; but including all architectural services. Where do you want to build?

Can you roughly tell me what costs I should expect with the architect for the phase up to the building permit.

Up to the building permit is not enough, your builder also needs some execution planning ;)

For performance phases I to V inclusive, fee zone III and assuming my estimate is correct (it is for the Rhineland; I just offered this for a smaller multi-family house in the Neuss district) architectural costs will be around EUR 50,000.

Best regards from the Rhineland

Hello Reiner,

But I think I will have to force the seller in advance to have these reports prepared. Otherwise, I will not agree to it. But that would be a shame.

He will probably "give you some trouble" ... he will find a buyer as long as the location of the property is attractive.

I am a freelancer. Trust me..

I do ;)

I also used the calculator from h a u s . d e. You can set many parameters there. (Multi-family house, floors, basement, equipment, etc.) The calculator gives me 408,000 euros for 432 sqm of living space without outdoor facilities.

I looked at the site and the prices stored there and found the following statement: "These are average values without VAT, which can vary up and down." I don’t think much of such calculators, as they say little to nothing about the current state of market prices, nor do they take into account the individuality of each construction project. The stored values also date back to 2013; since then there have been 3 price increases. I am quite sure the quoted price cannot be maintained even with individual trade contracting. Maybe for pure material, but people want some labor too and you will also require guarantees. ;)

Building area is Recklinghausen district.

I calculated with 450 sqm ground area in the first post, so I will stick to that now. Accordingly, you will have to calculate around EUR 765,000 for the Recklinghausen region—ready for painting, so with keys ready for moving in. Without ancillary building costs and outdoor facilities, when contracting through a reputable provider.

I also don't understand why it should be more expensive. All those single-family houses are also built for under 200,000 euros (145 sqm living area + basement + outdoor facilities).

I’m sure you wouldn’t want to live in those houses ... apart from the fact that these are usually bait offers, which adjust themselves to market-typical conditions during the course of consultation talks.

My uncle has run a construction company with 50 employees for decades. He would supervise the execution.

As long as he is familiar with the current state of technology, that’s a good thing. Otherwise, I would just bring him in as a consultant and buy in external site management.

Rheinische greetings

Hello again,

You keep insisting that you manage construction companies, so then you know how it works?

What I'm still interested in:
Regarding the 50,000 euros architect fees.
1. Did you base that on my value?

How should I have known that? I assumed 450 sqm floor area in fee zone III and then looked it up in my clever list.

2. How many hours did the architect then put in (planning, supervision, etc.)? I'm interested in the calculated hourly wage.

As many as required. I hardly believe any reasonable architect engages in the hourly wage game during the planning phase. The HOAI is mandatory and must be complied with everywhere.

Rhenish greetings