Urban area

Urban Area - The Urban Area (MU) is a land-use category introduced in 2017 under Section 6a of the Federal Building Code (BauNVO), which allows for a dense mix of residential, commercial, retail, and social infrastructure uses within a compact area. It bridges the gap between the Mixed-Use Area (MI) and the Core Area (MK) and allows for a higher building density than other residential area types. The Urban Area is specifically designed for inner-city redensification and conversion sites.

Permitted Uses and Key Figures

The following are permitted in the Urban Area: residential buildings, commercial and office buildings, retail, restaurants and bars, cultural and social facilities, administrative facilities, and other commercial enterprises, provided they do not cause significant disturbance. The mix of uses is the key feature-there is no minimum proportion of any single use that must be maintained. Building density is high: floor area ratio (FAR) up to 3.0 (only 1.2 in the MI, up to 3.0 in the MK). GRZ (floor area ratio) up to 0.8. Noise limits are higher than in general residential areas: 63 dB(A) during the day, 45 dB(A) at night (in the WA only 55/40 dB).

The higher noise limits in the MU are politically controversial: Critics see a risk that apartments will be built in noisy locations that cannot provide good sleep quality in the long term-especially since traffic noise at night is the most disruptive source of noise. The standard therefore requires that passive soundproofing measures (soundproof windows, sound-insulated ventilation openings) ensure that interior spaces comply with the applicable limits. Investors and architects must provide this proof of sound insulation during the building permit process.

Significance for Urban Development

The Urban Area was created to promote in-city development and make more efficient use of inner-city land. It enables residential construction in locations that previously could not be designated as purely residential areas due to pollution levels (traffic, industry). The higher noise limits and the permitted mix of uses make it possible to build apartments on busy streets, next to commercial areas, and near train stations-with structural sound insulation as compensation.

From an urban planning perspective, the MU promotes the creation of vibrant, functionally mixed neighborhoods that stand in contrast to the monotony of purely residential suburbs. The European urban ideal-short distances between home, work, shopping, and cultural amenities-can be better realized in dense locations with the MU than with the traditional residential zone. In Nuremberg, this is exemplified by urban development projects in which former industrial or commercial areas are being converted into mixed-use neighborhoods.

Practical Tip for Property Owners in Nuremberg

We recommend that property owners and investors in the Nuremberg metropolitan region actively advocate for designation as an Urban Area in upcoming zoning plan proceedings if the location allows for mixed-use development. In Nuremberg, conversion sites (the former AEG site, the Quelle site) and inner-city brownfields are particularly well-suited for this category of area. The advantage over a mixed-use area: a higher floor area ratio (up to 3.0 instead of 1.2), which allows for significantly more floor space and thus higher project returns. The City of Nuremberg has already applied the MU designation in several zoning plans.

For buyers of apartments in areas designated as MU: Check the noise protection documentation in the building permit process and find out about commercial uses in the immediate neighborhood. A well-soundproofed apartment in a lively MU neighborhood can offer an attractive combination of urban lifestyle and a quiet sleeping environment-provided the technical implementation of the soundproofing is correct.

Frequently Asked Questions

What distinguishes the Urban Area from the Mixed-Use Area?

The key differences: In the Urban Area (MU), the floor area ratio (FAR) is permitted up to 3.0 (MI: only 1.2), there is no requirement for an equal mix of uses (in the MI, residential and commercial uses must be equally balanced), and the noise limits are higher (63/45 dB instead of 60/45 dB). In return, adequate sound insulation must be ensured in the MU through structural measures. The MU thus allows for denser and more flexible development.

Can I develop a purely residential property in the Urban Area?

In principle, yes-there is no minimum requirement for commercial use. However, the zoning plan may include provisions that mandate a minimum mix (e.g., commercial use on the ground floor). Without such provisions, a purely residential building is also permitted in the MU. Please note, however: The higher noise limits mean that commercial uses are permitted in the neighborhood that would be prohibited in a purely residential area.

What impact does the MU have on property values?

Designation as an MU can significantly increase property values, as the higher floor area ratio (FAR) allows for more floor space and thus a higher utility value. A property that can be developed as an MI with a floor area ratio (FAR) of 1.2 triples its developability when designated as an MU with an FAR of 3.0. For existing property owners, the rezoning can increase the land value by 50-100%-however, property taxes and, where applicable, the municipality’s expectations regarding urban planning quality also rise.

What are the sound insulation testing requirements for construction in urban areas?

In urban areas (MU), higher noise levels are permitted under TA Lärm and the supplementary regulations of the 18th BImSchV; however, there is also a planning law obligation to ensure that indoor noise limits are met. Specifically, the building owner or architect must provide proof of sound insulation during the building permit process, demonstrating that the living spaces allow for quiet sleeping conditions despite the higher outdoor noise levels. This requirement is met through soundproof windows (at least sound insulation class 4 or higher), sound-insulated ventilation openings, and, where applicable, oriented floor plan design (with bedrooms facing the courtyard). In Nuremberg construction projects on heavily trafficked streets such as Frankenring or Gibitzenhofstraße, this certification is standard and must already be taken into account during the design planning phase (Phase 3).

Urban Area and Retail: Special Rules

A frequently overlooked feature of the Urban Area concerns retail: Large-scale retail (800 m² or more of sales area) is generally not permitted in the MU-it requires designation as a Special Area (SO) under § 11 of the Federal Building Code (BauNVO). Small shops, neighborhood amenities, and restaurants, on the other hand, are permitted without restriction. This restriction serves to protect integrated supply structures and prevents the Urban Area from being dominated by large-scale retail. Owners and project developers planning retail space in the MU should carefully review the sales area limit in the zoning plan and urban planning documents.

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