Hello!
We have owned a plot of land for some time now but haven’t been able to get a good house plan together. It’s starting to drive us a bit crazy.
The plot has a slight west-facing slope and a minimal north-facing slope, which together total about 3.5 meters (11.5 feet) diagonally. The driveway will be accessed from the south—ideally the southeast—but unfortunately, that is the highest point, which complicates things.
We want to build with a general contractor (GC), so the architect they work with is doing the planning. The first architect tried to push a standard plan on us. That would have been fine if it matched our ideas and was more affordable, but it didn’t. Also, the GC wasn’t very reliable.
The second GC has been great so far, and the chemistry with his partner architect was good right away. The first architect just wanted a long driveway with the house and garage next to each other at the north end. The second architect immediately proposed what we envisioned: a shorter driveway and a garage set apart to the southeast in front of the house with a covered walkway to the entrance. I mentioned that, given the terrain heights, it might be challenging, but he said that would be his responsibility.
Since then, things have changed quite a bit after we saw their official proposals. Three out of four versions had a driveway in front of the garage with slopes of up to 20%, and then steps from the garage to the house. The floor plans didn’t impress us either; some room sizes were about 20% smaller than what we had already planned as tight. They told us not to fuss over a few square meters. Then, in the last meeting, the bombshell: they now say the planned version is not realistically feasible on this plot. The best solution would be to put the garage next to the house, push everything as far north as possible, resulting in a long driveway (25 meters / 82 feet)! So, basically, no progress from their side. We’re quite frustrated. Why did they create three alternative plans if the agreed version wasn’t really workable? How many hours have they spent on this already?
Besides the fact that we still don’t have a final plan and building costs keep rising, we’re wondering whether to continue working with this architect. It feels like there’s a lack of creativity. Or are we expecting too much?
We’re unsure what to do now. We don’t want to switch again if possible. Another question is what costs have already been incurred and how to handle that.
We are cautious and don’t want to provoke a confrontation, especially since things are fine on a personal level. But professionally and creatively, we’re not convinced, and we wonder if this will work out at all.
What do you think? I would appreciate your advice. Many thanks in advance.
We have owned a plot of land for some time now but haven’t been able to get a good house plan together. It’s starting to drive us a bit crazy.
The plot has a slight west-facing slope and a minimal north-facing slope, which together total about 3.5 meters (11.5 feet) diagonally. The driveway will be accessed from the south—ideally the southeast—but unfortunately, that is the highest point, which complicates things.
We want to build with a general contractor (GC), so the architect they work with is doing the planning. The first architect tried to push a standard plan on us. That would have been fine if it matched our ideas and was more affordable, but it didn’t. Also, the GC wasn’t very reliable.
The second GC has been great so far, and the chemistry with his partner architect was good right away. The first architect just wanted a long driveway with the house and garage next to each other at the north end. The second architect immediately proposed what we envisioned: a shorter driveway and a garage set apart to the southeast in front of the house with a covered walkway to the entrance. I mentioned that, given the terrain heights, it might be challenging, but he said that would be his responsibility.
Since then, things have changed quite a bit after we saw their official proposals. Three out of four versions had a driveway in front of the garage with slopes of up to 20%, and then steps from the garage to the house. The floor plans didn’t impress us either; some room sizes were about 20% smaller than what we had already planned as tight. They told us not to fuss over a few square meters. Then, in the last meeting, the bombshell: they now say the planned version is not realistically feasible on this plot. The best solution would be to put the garage next to the house, push everything as far north as possible, resulting in a long driveway (25 meters / 82 feet)! So, basically, no progress from their side. We’re quite frustrated. Why did they create three alternative plans if the agreed version wasn’t really workable? How many hours have they spent on this already?
Besides the fact that we still don’t have a final plan and building costs keep rising, we’re wondering whether to continue working with this architect. It feels like there’s a lack of creativity. Or are we expecting too much?
We’re unsure what to do now. We don’t want to switch again if possible. Another question is what costs have already been incurred and how to handle that.
We are cautious and don’t want to provoke a confrontation, especially since things are fine on a personal level. But professionally and creatively, we’re not convinced, and we wonder if this will work out at all.
What do you think? I would appreciate your advice. Many thanks in advance.
Well, the developer of the zoning plan made a non-binding placement suggestion for the plots. Look, what does 5) want? If 5) and 6), meaning you and the neighbor below you, do it as marked in the zoning plan, that would be quite good. Sun in the backyard at midday, shade on the terrace. Perfect.
In the evening, sun on the terrace. It would need to be in the southwest, wrapping around the corner. Go to your land and think it through with a measuring tape and stakes. Talk to 5) about what they want. Or do they already have plans? Karsten
In the evening, sun on the terrace. It would need to be in the southwest, wrapping around the corner. Go to your land and think it through with a measuring tape and stakes. Talk to 5) about what they want. Or do they already have plans? Karsten
tepee schrieb:
For the second one, I would have thought it falls somewhere between the two types. That doesn’t exist. The client of your architect is either you or your house provider. So it’s either your architect or "your" "architect."
Mixed types only exist in the sense that an architect is commissioned by the client but (due to lack of practical experience) is essentially just a draftsman. In that case, the client naturally has to be engaged, which in my opinion only makes an inexperienced architect suitable for an experienced client.
tepee schrieb:
There is no tree by the street; there is currently nothing on or in front of the property. Just be prepared for the fact that the landscaping authorities may base their planting locations on the plans. There have been cases where people had lamp posts placed directly in front of their garage doors simply because the plan showed it there. The contractors typically have no discretion to use their own judgment. So anything that should not happen must simply not appear on the plans.
tepee schrieb:
If I understand correctly, this means that we would need a sump pump system even without a basement, Roughly calculate the waste drains at about half a meter below your floor level, and the sewer connection also requires a slope. If that ends up below the sewer level, you will need a pump system.
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I think we have a kind of "mixed type" here. Seriously.
Regarding the planned development, I have already asked the neighbors. Neither of them knows exactly what they want yet. However, I heard that number 7 is considering a house with two rental units. Therefore, it might be a good idea to create some extra screening in that direction.
Number 6 will most likely not build exactly according to the plan. He will probably place his driveway on the west side at the bottom, so the garage will be at the northern end, possibly with an extension up to our property boundary. South of that would be the house, and then a garden to the south. This would leave most of our west side open.
Regarding the sewer connection: as mentioned before, it would be positioned quite low due to the location and the street slope, roughly at the same elevation as the house slab (considering no basement). Since the sewer line is reportedly installed 4.5m (15 feet) below the surface, there should be no issues up to the ground floor. With a basement, it could get tight.
I have read here and there that, as a precaution, the street level is often used as a reference. But if that’s the case, then there shouldn’t be any basements without a lifting system, even on flat lots…?
Regarding the planned development, I have already asked the neighbors. Neither of them knows exactly what they want yet. However, I heard that number 7 is considering a house with two rental units. Therefore, it might be a good idea to create some extra screening in that direction.
Number 6 will most likely not build exactly according to the plan. He will probably place his driveway on the west side at the bottom, so the garage will be at the northern end, possibly with an extension up to our property boundary. South of that would be the house, and then a garden to the south. This would leave most of our west side open.
Regarding the sewer connection: as mentioned before, it would be positioned quite low due to the location and the street slope, roughly at the same elevation as the house slab (considering no basement). Since the sewer line is reportedly installed 4.5m (15 feet) below the surface, there should be no issues up to the ground floor. With a basement, it could get tight.
I have read here and there that, as a precaution, the street level is often used as a reference. But if that’s the case, then there shouldn’t be any basements without a lifting system, even on flat lots…?
T
toxicmolotof7 Feb 2018 07:32tepee schrieb:
I have heard that number 7 is considering a house with two residential units for rental. So it might be a good idea to take extra measures to shield against that. Could you explain your concerns? I know some renters I would prefer as neighbors over other owners. Renters tend to have less of a "my property, so I do whatever I want" attitude.
As for lifting stations, whether on a slope or not, these systems aren’t that unusual. But it is one more component that can fail or require maintenance. Still, the need for a second car doesn’t usually stop anyone from buying one.
toxicmolotow schrieb:
Can you explain your concerns? I know some tenants I would prefer as neighbors rather than certain owners. Tenants are less likely to have the attitude of "This is my land, so I do whatever I want."
regards.I stumbled over that while reading as well.
The house is being built according to the zoning plan, so nothing should be an issue. And whether there are two couples or a family of four living there doesn’t really matter.
Or is it the rental situation itself that is a problem?
toxicmolotow schrieb:
I know quite a few renters I would prefer as neighbors over some homeowners. Renters are less likely to have the attitude "My land, so I can do whatever I want." I also lived for a long time in a very nice house until the landlord moved in herself. There was loud door slamming as if you were the only person in the world, the annoying chatter of her coffee club ruined the use of the balcony, and the dachshund barked hoarse competing with its own echo. And that was just the tip of the iceberg.
An example of “nice homeowner neighbors” (the type “my boundary, my wall”) can currently be seen here: https://www.hausbau-forum.de/threads/Gartenmauer-ohne-anbohren-verschoenern-verblenden.26717/
In my opinion, a two-family house—especially if both units are rented out—is often even more affordable: renters tend to change more frequently than owners, and it’s unlikely both tenants will be problematic.
tepee schrieb:
Number 6 will very likely not build exactly as shown in the plan. Was I mistaken in thinking that number 6 is you?
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