ᐅ Multi-family house (3 residential units, basement living area, double garage): Planning suggestions
Created on: 10 Dec 2015 20:57
M
MarcWen
Development Plan / Restrictions
Plot Size: approximately 1,700 sqm (18,300 sq ft), parallelogram shape, north-south orientation (entrance on the north)
Slope: none
Development Plan: no, §34 local neighborhood building regulations
Number of Parking Spaces: 1 per residential unit
Client Requirements
Building Type: KfW Energy-saving house 55 standard
Basement, Floors: yes, 2 full floors
Number of Occupants, Age: clients (39 and 33 years old) + daughter (10 months), second child planned, parents-in-law (72 and 58 years old)
Space Requirements in Basement: basement (residential basement) barrier-free, approx. 75 sqm (800 sq ft) separate apartment (for parents-in-law), technical room, utility room, storage room
Space Requirements on Ground Floor: ground floor barrier-free, all daily living areas (including bathroom, bedroom, office)
Space Requirements on Upper Floor: upper floor: 2 children’s rooms + guest room
Office: family use and home office (1-2 days per week)
Guest Overnight Stays per Year: approx. 20
Open or Closed Architecture: both, cost-benefit and practical considerations
Conventional or Modern Style: both, cost-benefit and practical considerations
Open Kitchen, Cooking Island: yes, yes
Number of Dining Seats: 3-4, with guests 6-8
Fireplace: no
Music / Stereo Wall: no
Balcony, Roof Terrace: yes, no (not feasible)
Garage, Carport: yes, no
Utility Garden, Greenhouse: no, no
Additional Wishes / Special Features / Daily Routine:
The requirement was to create two barrier-free apartments. Additionally, the ground floor should include all daily living spaces. Since we currently live in an 85 sqm (915 sq ft), 3-room apartment, the planned ground floor should offer no less than 100 sqm (1,076 sq ft) of living space. The upper floor is planned flexibly with 2 children’s rooms and a separate residential unit. This unit could be rented out, used for caregiving staff, or later occupied by the children. Theoretically, after the children move out, the entire upper floor could also be rented out.
A roof terrace on the double garage is not possible due to boundary building restrictions. We had to weigh between a 3-meter (10 feet) roof terrace with a double garage versus two single garages and chose the double garage.
House Design
Planner: architect
What is Especially Appreciated? The design is mainly based on our specifications, as well as ideas from our architect. Many rooms are simply and practically designed and are modest in size. Some conveniences have been deliberately omitted. There are also certain constraints from the plot (building window) and requirements from the building authority.
What Still Needs to be Changed?
· Move window and door in the garage forward, with door opening outward
· Partially cancel west balcony on ground floor; close “house cutout loggia” on ground floor, create more space in the living area, install window with sill on the west side, large balcony door on the south side similar to basement bedroom; remaining is a small south-facing sun balcony
· Add a third small window in the stairwell on the upper floor, matching the appearance on the north side
Personal Price Limit for the House, Including Equipment: 500,000 euros
Preferred Heating Technology: gas, but dependent on the energy concept
Request: The longer one works on the plans, the harder it becomes to review them objectively. Therefore, we appreciate any further tips and suggestions. The interior layout is not yet final. Decisions on bathroom design and doors are still to be made. It is important that the building is sufficiently finalized so that the building permit / planning permission can be obtained by the end of 2015. The building elevations are naturally still rough (stairs, ramps).
Plot Size: approximately 1,700 sqm (18,300 sq ft), parallelogram shape, north-south orientation (entrance on the north)
Slope: none
Development Plan: no, §34 local neighborhood building regulations
Number of Parking Spaces: 1 per residential unit
Client Requirements
Building Type: KfW Energy-saving house 55 standard
Basement, Floors: yes, 2 full floors
Number of Occupants, Age: clients (39 and 33 years old) + daughter (10 months), second child planned, parents-in-law (72 and 58 years old)
Space Requirements in Basement: basement (residential basement) barrier-free, approx. 75 sqm (800 sq ft) separate apartment (for parents-in-law), technical room, utility room, storage room
Space Requirements on Ground Floor: ground floor barrier-free, all daily living areas (including bathroom, bedroom, office)
Space Requirements on Upper Floor: upper floor: 2 children’s rooms + guest room
Office: family use and home office (1-2 days per week)
Guest Overnight Stays per Year: approx. 20
Open or Closed Architecture: both, cost-benefit and practical considerations
Conventional or Modern Style: both, cost-benefit and practical considerations
Open Kitchen, Cooking Island: yes, yes
Number of Dining Seats: 3-4, with guests 6-8
Fireplace: no
Music / Stereo Wall: no
Balcony, Roof Terrace: yes, no (not feasible)
Garage, Carport: yes, no
Utility Garden, Greenhouse: no, no
Additional Wishes / Special Features / Daily Routine:
The requirement was to create two barrier-free apartments. Additionally, the ground floor should include all daily living spaces. Since we currently live in an 85 sqm (915 sq ft), 3-room apartment, the planned ground floor should offer no less than 100 sqm (1,076 sq ft) of living space. The upper floor is planned flexibly with 2 children’s rooms and a separate residential unit. This unit could be rented out, used for caregiving staff, or later occupied by the children. Theoretically, after the children move out, the entire upper floor could also be rented out.
A roof terrace on the double garage is not possible due to boundary building restrictions. We had to weigh between a 3-meter (10 feet) roof terrace with a double garage versus two single garages and chose the double garage.
House Design
Planner: architect
What is Especially Appreciated? The design is mainly based on our specifications, as well as ideas from our architect. Many rooms are simply and practically designed and are modest in size. Some conveniences have been deliberately omitted. There are also certain constraints from the plot (building window) and requirements from the building authority.
What Still Needs to be Changed?
· Move window and door in the garage forward, with door opening outward
· Partially cancel west balcony on ground floor; close “house cutout loggia” on ground floor, create more space in the living area, install window with sill on the west side, large balcony door on the south side similar to basement bedroom; remaining is a small south-facing sun balcony
· Add a third small window in the stairwell on the upper floor, matching the appearance on the north side
Personal Price Limit for the House, Including Equipment: 500,000 euros
Preferred Heating Technology: gas, but dependent on the energy concept
Request: The longer one works on the plans, the harder it becomes to review them objectively. Therefore, we appreciate any further tips and suggestions. The interior layout is not yet final. Decisions on bathroom design and doors are still to be made. It is important that the building is sufficiently finalized so that the building permit / planning permission can be obtained by the end of 2015. The building elevations are naturally still rough (stairs, ramps).
By "architectural concept" I mean: What is the house meant to represent? Is it “just” a functional volume that meets legal, technical, and organizational requirements, or does it convey a design intention or statement that also represents the homeowner and shapes the living environment for decades to come? What is the quality of the place being created? The house design is—stated neutrally—very neutral.
B
Bauexperte11 Dec 2015 14:36Hello,
although floor plan discussions are not really my thing—by the way, there are some very skilled users here who have practically mastered this 😀—I would like to respond; also considering that we have been "talking" for a while now.
Example: If you ever have to rely on a wheelchair—which I really hope you won’t—I trust that your arm muscles and lungs are well trained, because you have quite a distance to cover before you can even hold the key. There are better solutions for accessible, wheelchair-friendly entrances. For this reason, *I* would consistently build “wheelchair accessible”; the current ground floor plan, for example, does not allow you to enter the guest bathroom/kids’ bathroom with walking aids. If you are thinking now that you can simply use the main bathroom, I will preemptively tell you that there are physical conditions where every centimeter of walking distance really matters. We have already discussed the practicality and usefulness of balconies; as a smoker, I can at least understand the loggia 😀
Upstairs, the children are supposed to have their own area; so I wonder why the plan does not consistently include a kids’ bathroom? Would you enjoy having to change floors every time you need to use the toilet, especially given available floor space and options? I also don’t like the separation of the kids’ area and possible granny flat. Someone’s privacy will constantly be compromised … unless the granny flat remains empty until one of the children moves in or both move out and it is rented to others. Even then, privacy remains an issue, especially if a caregiver is moving in. The basement offers a good model for the upper floor;)
I consider the completion cost you suggested unrealistic; in rough calculation, I am already at 500,000 euros (TEUR 500) and have not even included the garage, painting, flooring, etc. If the plan is realized, the final amount will probably start with a well-filled “6”.
What really concerns me—though it’s not even my building project—is the time pressure you are putting yourself under...
Regards, Bauexperte
although floor plan discussions are not really my thing—by the way, there are some very skilled users here who have practically mastered this 😀—I would like to respond; also considering that we have been "talking" for a while now.
MarcWen schrieb:I would like to agree with nordanney because, given the background mentioned above, I don’t really understand the design as presented; I also think it is not very well thought out for a person with your limitations.
For example, I am severely limited in mobility due to serious illness ...
Example: If you ever have to rely on a wheelchair—which I really hope you won’t—I trust that your arm muscles and lungs are well trained, because you have quite a distance to cover before you can even hold the key. There are better solutions for accessible, wheelchair-friendly entrances. For this reason, *I* would consistently build “wheelchair accessible”; the current ground floor plan, for example, does not allow you to enter the guest bathroom/kids’ bathroom with walking aids. If you are thinking now that you can simply use the main bathroom, I will preemptively tell you that there are physical conditions where every centimeter of walking distance really matters. We have already discussed the practicality and usefulness of balconies; as a smoker, I can at least understand the loggia 😀
Upstairs, the children are supposed to have their own area; so I wonder why the plan does not consistently include a kids’ bathroom? Would you enjoy having to change floors every time you need to use the toilet, especially given available floor space and options? I also don’t like the separation of the kids’ area and possible granny flat. Someone’s privacy will constantly be compromised … unless the granny flat remains empty until one of the children moves in or both move out and it is rented to others. Even then, privacy remains an issue, especially if a caregiver is moving in. The basement offers a good model for the upper floor;)
I consider the completion cost you suggested unrealistic; in rough calculation, I am already at 500,000 euros (TEUR 500) and have not even included the garage, painting, flooring, etc. If the plan is realized, the final amount will probably start with a well-filled “6”.
What really concerns me—though it’s not even my building project—is the time pressure you are putting yourself under...
Regards, Bauexperte
EveundGerd11 Dec 2015 15:36I would install a standard window and place the sink underneath.
There are some nice solutions for this.
If you like, I can send you our solution as a design idea for your wife. 😉
There are some nice solutions for this.
If you like, I can send you our solution as a design idea for your wife. 😉
@w.pickartz: I am a mathematician, not an artist. I probably wouldn’t be able to tell a house with a “basic concept” apart from one without, but I am willing to learn.
@Bauexperte: nordanney, I just sent you a private message due to family reasons.
Let’s go back to the very beginning, to the original thread, and keep things realistic. The requirement was a ground floor with all necessary rooms, accessible without stairs or level changes—nothing more, nothing less. As already recognized, the topic of “barrier-free” isn’t complicated, but it gets more interesting when it comes to “wheelchair accessible.” One could argue that every builder should make their house wheelchair accessible since you get older, might have an accident tomorrow, or could unexpectedly end up in that situation. My personal background might suggest these things, but nothing more.
I admit the upper floor is a compromise based on many considerations. We deliberately removed the children’s bathroom because we don’t want two bathrooms on the same floor. I know what the bathrooms looked like for my sisters back in the day, and changing floors hasn’t harmed anyone yet. Similar to the discussion about having a laundry chute or not—we decided against that as well.
What I didn’t fully understand is where you see a difference between the upper and lower floors. Even if I imagine two children’s rooms in the basement, wouldn’t there still be the usual layout of a stairwell with a hallway, three doors, one for a separate unit, and two for the children’s bedrooms? I must admit we still don’t have a fixed plan yet for how or whether we’ll rent out that space (holiday rental, long-term rental, weekend commuters, single person, couple).
The tight schedule is not our idea, but we are not entirely opposed to it. Our architect would still like to get the 2015 stamp approval.
@EveundGerd: Would you prefer here in the forum or by email?
@Bauexperte: nordanney, I just sent you a private message due to family reasons.
Let’s go back to the very beginning, to the original thread, and keep things realistic. The requirement was a ground floor with all necessary rooms, accessible without stairs or level changes—nothing more, nothing less. As already recognized, the topic of “barrier-free” isn’t complicated, but it gets more interesting when it comes to “wheelchair accessible.” One could argue that every builder should make their house wheelchair accessible since you get older, might have an accident tomorrow, or could unexpectedly end up in that situation. My personal background might suggest these things, but nothing more.
I admit the upper floor is a compromise based on many considerations. We deliberately removed the children’s bathroom because we don’t want two bathrooms on the same floor. I know what the bathrooms looked like for my sisters back in the day, and changing floors hasn’t harmed anyone yet. Similar to the discussion about having a laundry chute or not—we decided against that as well.
What I didn’t fully understand is where you see a difference between the upper and lower floors. Even if I imagine two children’s rooms in the basement, wouldn’t there still be the usual layout of a stairwell with a hallway, three doors, one for a separate unit, and two for the children’s bedrooms? I must admit we still don’t have a fixed plan yet for how or whether we’ll rent out that space (holiday rental, long-term rental, weekend commuters, single person, couple).
The tight schedule is not our idea, but we are not entirely opposed to it. Our architect would still like to get the 2015 stamp approval.
@EveundGerd: Would you prefer here in the forum or by email?
Hello,
Although I am not in your situation yet, when I look at others in similar circumstances, I planned accordingly:
- Single-story living with no steps or thresholds at the house and patio doors
- Interior doors 1.0 m (3.3 feet) wide
- Sufficient maneuvering space in all rooms except the guest restroom
What you are planning could work depending on the building conditions, but given your requirements, I would carefully reconsider the design in its current form.
Olli
Although I am not in your situation yet, when I look at others in similar circumstances, I planned accordingly:
- Single-story living with no steps or thresholds at the house and patio doors
- Interior doors 1.0 m (3.3 feet) wide
- Sufficient maneuvering space in all rooms except the guest restroom
What you are planning could work depending on the building conditions, but given your requirements, I would carefully reconsider the design in its current form.
Olli
EveundGerd11 Dec 2015 22:07@MarcWen :
Doesn’t matter. 🙂 In any case, I need to use the computer for that. I can send you pictures sometime during the day tomorrow. 🙂
Doesn’t matter. 🙂 In any case, I need to use the computer for that. I can send you pictures sometime during the day tomorrow. 🙂
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