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).
Basement storage room: Place the door in the center and use a sliding door running either within the wall or on the outside – this will make the space more usable.
Ground floor, kitchen/dining area: Poorly planned, with too many pathways; the narrow passages make the area around the dining table too cramped. The terrace should have a flush-mounted sliding door if it needs to be wheelchair accessible. Instead of a ramp, I would consider a lift, as ramps can also be costly.
Upper floor:
Children’s room without a nearby bathroom? What about sick children (stomach flu, etc.)?
Storage room near the entrance is awkwardly designed.
Why not have windows next to the balcony door in the living room (also choose a sliding door)? This would bring more light and fresh air into the room.
Ground floor, kitchen/dining area: Poorly planned, with too many pathways; the narrow passages make the area around the dining table too cramped. The terrace should have a flush-mounted sliding door if it needs to be wheelchair accessible. Instead of a ramp, I would consider a lift, as ramps can also be costly.
Upper floor:
Children’s room without a nearby bathroom? What about sick children (stomach flu, etc.)?
Storage room near the entrance is awkwardly designed.
Why not have windows next to the balcony door in the living room (also choose a sliding door)? This would bring more light and fresh air into the room.
.. sorry, just saw this now, the ground floor kitchen has already been modified.
I would reconsider the overall concept!
Either resize the house and build it as a two-family home, placing the children in the basement apartment, or enlarge the house to make it functional.
Honestly, this is a very unusual floor plan! Who is going to buy this house? With two rooms directly connected to a shared staircase, and no water, no toilet, no kitchen, etc.?
If the attic is intended to be rented out separately, it would make sense to design it as essentially two apartments—one for rent and one for the children—with a bathroom for the children and connections for a kitchenette either in one room or in the hallway. That way, once the kids have moved out, the children’s apartment could also be rented out.
I would reconsider the overall concept!
Either resize the house and build it as a two-family home, placing the children in the basement apartment, or enlarge the house to make it functional.
Honestly, this is a very unusual floor plan! Who is going to buy this house? With two rooms directly connected to a shared staircase, and no water, no toilet, no kitchen, etc.?
If the attic is intended to be rented out separately, it would make sense to design it as essentially two apartments—one for rent and one for the children—with a bathroom for the children and connections for a kitchenette either in one room or in the hallway. That way, once the kids have moved out, the children’s apartment could also be rented out.
Thanks for your feedback. As mentioned, many details will be finalized during implementation. We can still move doors around. With windows, I’m not sure if we’ll need to involve the building authority / planning department again. On Wednesday, we will meet with the structural engineer for the first time, so we’ll see what changes might come up. We initially left out sliding doors/windows; we will need to review the additional costs in detail. Overall, our budget is quite tight, so we need to take a closer look — the planning is still pending.
We don’t yet know if the dining table and kitchen will be exactly as planned. Kitchen design is still pending. We will bring our dining table (160cm (63 inches) length) with us. Currently, it is positioned lengthwise against the wall, with seating for 4 plus a high chair at the head. Additionally, we are planning a seating area in the kitchen.
As mentioned above, that is our thought as well, especially since a stairlift is partly subsidized by long-term care insurance.
Yes, intentionally only one bathroom per floor. The attic floor is flexible anyway. Sick young children will stay with mom and dad. As children get older, the attic floor will be used differently, and one child might move into the granny flat.
Any ideas on how to improve this? No clue what can be done here. It’s important that we provide a minimum of 6 sqm (65 sq ft) of storage space per residential unit.
More light is always good, but we’ll have to check the costs.
Nofret schrieb:
Ground floor, kitchen/dining: poorly planned, way too many circulation paths, narrow passages but too cramped around the dining table,
We don’t yet know if the dining table and kitchen will be exactly as planned. Kitchen design is still pending. We will bring our dining table (160cm (63 inches) length) with us. Currently, it is positioned lengthwise against the wall, with seating for 4 plus a high chair at the head. Additionally, we are planning a seating area in the kitchen.
Nofret schrieb:
Instead of the ramp, I would consider a lift since a ramp also costs a lot of money.
As mentioned above, that is our thought as well, especially since a stairlift is partly subsidized by long-term care insurance.
Nofret schrieb:
Upper floor:
Children’s rooms without a nearby bathroom? What about sick children (stomach flu, etc.)?
Yes, intentionally only one bathroom per floor. The attic floor is flexible anyway. Sick young children will stay with mom and dad. As children get older, the attic floor will be used differently, and one child might move into the granny flat.
Nofret schrieb:
Storage room – entrance area – awkward layout
Any ideas on how to improve this? No clue what can be done here. It’s important that we provide a minimum of 6 sqm (65 sq ft) of storage space per residential unit.
Nofret schrieb:
Why not place glazing next to the balcony door in the living room (also choose sliding doors)? That would bring more light and air into the room.
More light is always good, but we’ll have to check the costs.
D
develloper18 Jul 2016 19:22Hello.
Has the upper floor remained the same as in the old floor plans? I find the situation for the children, in one word, unfortunate. If a child needs to use the bathroom, they have to go downstairs fully dressed and armed with a keychain to unlock the ground floor (warning). If a child wants to take a shower, they also have to carry their entire outfit along with the key. Since there are strangers living in the house, you can’t walk up or down half-naked! Walking barefoot in pajamas through the cold stairwell at night just to get to the bathroom?! Honestly...
This also affects you on the ground floor! If the children have playmates, study partners, or any visitors in general, you might as well leave your front door open because someone will need a drink, food, or to use the bathroom. On top of that, you never know who might come in during the evening. Both parents-in-law and children have keys. Drafts come as a bonus. So does dirt from the stairwell.
What if the tenant turns out to be a wanderer or is generally intrusive or even frightening? Should the children also have to lock their bedrooms?
Has the upper floor remained the same as in the old floor plans? I find the situation for the children, in one word, unfortunate. If a child needs to use the bathroom, they have to go downstairs fully dressed and armed with a keychain to unlock the ground floor (warning). If a child wants to take a shower, they also have to carry their entire outfit along with the key. Since there are strangers living in the house, you can’t walk up or down half-naked! Walking barefoot in pajamas through the cold stairwell at night just to get to the bathroom?! Honestly...
This also affects you on the ground floor! If the children have playmates, study partners, or any visitors in general, you might as well leave your front door open because someone will need a drink, food, or to use the bathroom. On top of that, you never know who might come in during the evening. Both parents-in-law and children have keys. Drafts come as a bonus. So does dirt from the stairwell.
What if the tenant turns out to be a wanderer or is generally intrusive or even frightening? Should the children also have to lock their bedrooms?
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