Development Plan / Restrictions
Plot size: 774 m² (8,330 ft²)
Slope: 13%, as shown on the site plan
Floor area ratio (FAR): 0.4
Building coverage ratio: 0.5
Building envelope, setback lines, and property boundary: 11 x 15 m (36 x 49 ft), as shown on the site plan
Number of floors: 2 full stories
Roof type: Gable roof, 30° pitch
Orientation: Ridge running NE-SW
Requirements of the Homeowners
Style, roof type, building type: Main residence with 2 accessory apartments (one in the attic, one smaller in the basement)
Basement, floors: Basement (UG), ground floor (EG), upper floor (OG), attic (DG)
Number of occupants, ages: 1975m, 1980f, 2007m (mostly lives with partner from previous marriage), 2009f, 2019m, (expected 2020m/f)
Space requirement on ground and upper floor: from 200 m² (2,150 ft²)
Office: Family use
Guests per year: Apart from resident born 2007 (male), about 6
Open or closed architecture: open plan
Traditional or contemporary design: modern
Open kitchen, kitchen island: yes
Number of dining seats: 6
Fireplace: no
Music/stereo wall: Home theater system in the living room
Balcony, roof terrace: Roof terrace in the attic for accessory apartment 1
Garage, carport: 3 garages, 2 parking spaces
Utility garden, greenhouse: A level garden is planned on top of the garages, with lawn and some bushes around.
Other wishes / special features / daily routine, including reasons for preferences:
House Design
Designer: Do-it-yourself
What do you especially like? Why? Plot with significant slope but still a level garden on top of the garages. Accessory apartment 1 with separate entrance from above.
Personal budget for the house, including outfitting: 1 million EUR in a major city in Bavaria
Preferred heating technology: Heat pump with photovoltaic system on the roof facing southwest
If you have to make compromises, which details/features can you do without: Gable window in the attic
Why is the design the way it is? We want to use the (expensive) plot as efficiently as possible.
What is the key/basic question about the floor plan in 130 characters? Where are the mistakes? Suggestions for improvement? Is the plumbing for bathrooms and kitchens sufficient or should I redesign it?
Unfortunately, I can’t accurately represent the terrain in the design software. If needed, I can scan a section drawing to make it clearer. The garden to the left of the house and above the external staircase will certainly be designed differently later. So far, there is no lawn area marked yet.
Many thanks in advance for lots of inspiring ideas
Plot size: 774 m² (8,330 ft²)
Slope: 13%, as shown on the site plan
Floor area ratio (FAR): 0.4
Building coverage ratio: 0.5
Building envelope, setback lines, and property boundary: 11 x 15 m (36 x 49 ft), as shown on the site plan
Number of floors: 2 full stories
Roof type: Gable roof, 30° pitch
Orientation: Ridge running NE-SW
Requirements of the Homeowners
Style, roof type, building type: Main residence with 2 accessory apartments (one in the attic, one smaller in the basement)
Basement, floors: Basement (UG), ground floor (EG), upper floor (OG), attic (DG)
Number of occupants, ages: 1975m, 1980f, 2007m (mostly lives with partner from previous marriage), 2009f, 2019m, (expected 2020m/f)
Space requirement on ground and upper floor: from 200 m² (2,150 ft²)
Office: Family use
Guests per year: Apart from resident born 2007 (male), about 6
Open or closed architecture: open plan
Traditional or contemporary design: modern
Open kitchen, kitchen island: yes
Number of dining seats: 6
Fireplace: no
Music/stereo wall: Home theater system in the living room
Balcony, roof terrace: Roof terrace in the attic for accessory apartment 1
Garage, carport: 3 garages, 2 parking spaces
Utility garden, greenhouse: A level garden is planned on top of the garages, with lawn and some bushes around.
Other wishes / special features / daily routine, including reasons for preferences:
- Ground-level family access via garage and ramp into the basement. Guest entrance on the right side into the ground floor.
- Separate external staircase leads directly to accessory apartment 1 in the attic. This unit also has a private entrance from above (north side) with garage and parking space (see site plan).
- Accessory apartment 2 has direct access from the private driveway to the basement and the garage at the left property boundary.
- Since we are a large family, laundry is often left in the living room. This should change, so we want a generous utility room (with marked ironing board) on the ground floor and possibly an additional ventilation system.
- The private driveway is used only by us and one other neighboring property behind us. The surroundings have many trees, so there is no real view.
- Large sliding glass doors from the dining room to the terrace/garden.
- Good soundproofing between attic / upper floor and ground floor / basement.
House Design
Designer: Do-it-yourself
What do you especially like? Why? Plot with significant slope but still a level garden on top of the garages. Accessory apartment 1 with separate entrance from above.
Personal budget for the house, including outfitting: 1 million EUR in a major city in Bavaria
Preferred heating technology: Heat pump with photovoltaic system on the roof facing southwest
If you have to make compromises, which details/features can you do without: Gable window in the attic
Why is the design the way it is? We want to use the (expensive) plot as efficiently as possible.
What is the key/basic question about the floor plan in 130 characters? Where are the mistakes? Suggestions for improvement? Is the plumbing for bathrooms and kitchens sufficient or should I redesign it?
Unfortunately, I can’t accurately represent the terrain in the design software. If needed, I can scan a section drawing to make it clearer. The garden to the left of the house and above the external staircase will certainly be designed differently later. So far, there is no lawn area marked yet.
Many thanks in advance for lots of inspiring ideas
Then the private driveway must remain.
What if the garage cannot be used as a terrace as planned?
Think carefully about how you want to design the garden. And have the earthworks done at the same time. Be careful with the slope—you could easily spend six figures without getting anything special.
What if the garage cannot be used as a terrace as planned?
Think carefully about how you want to design the garden. And have the earthworks done at the same time. Be careful with the slope—you could easily spend six figures without getting anything special.
haydee schrieb:
Are you allowed to build that large? I'm not entirely sure about the floor area ratio. Ikearegal schrieb:
Floor area ratio: I calculated about 387 m² (4,165 sq ft), that should be just enough (I think). Floor area ratio
Floor area, not living area!
[USER=27820]@Escroda Does the floor area ratio apply only to full storeys?
You haven’t addressed the conceptual flaws in the floor plan at all. The hallway in the children's/parents' area is 275 cm wide (108 inches) ... for both the hallway and the stair landing ... that’s already tight, making it impractical.
With a knee wall height of 200 cm (79 inches), windows that are also supposed to have roller shutters will end at a maximum height of 160 cm (63 inches), meaning the glass will be about 150 cm high (59 inches). So when you enter the rooms, your view is mostly directed toward the wall.
With a knee wall height of 200 cm (79 inches), windows that are also supposed to have roller shutters will end at a maximum height of 160 cm (63 inches), meaning the glass will be about 150 cm high (59 inches). So when you enter the rooms, your view is mostly directed toward the wall.
It all looks like a typical case of a novice handling heavy machinery to me.
I see a huge box seemingly driven by the misconception that the plot must be built up to the maximum. Why, though, is unclear. Is it an attempt to avoid any lawn or bushes at all costs? Is there a need to spend a million just because? Is a showy house necessary to boost self-esteem? Or is there a plan to add two separate apartments for a nanny and a butler? What exactly?
The slope only adds to the original poster’s confusion, as a layperson naturally lacks ideas for a suitable use.
Before putting the cart before the horse, I would recommend first creating a list of requirements—independent of the slope. Which rooms are necessary, how large they should be, which special features are must-haves (e.g., kitchen island, fireplace, etc.), number of parking spaces, special requests—basically everything.
With that, the floor plan, and the budget, you should go to an architect (who you will have to pay anyway) to have a plan drawn up. Trying it yourself is fine, but if you’re spending a million, I’d definitely set aside some money for the architect—after all, they’ve studied for years to do this.
Aside from that: if the separate apartment is not meant to accommodate grandma or the employees mentioned above, forget about it. The costs are much higher than any income you could generate from it over 20 years.
I see a huge box seemingly driven by the misconception that the plot must be built up to the maximum. Why, though, is unclear. Is it an attempt to avoid any lawn or bushes at all costs? Is there a need to spend a million just because? Is a showy house necessary to boost self-esteem? Or is there a plan to add two separate apartments for a nanny and a butler? What exactly?
The slope only adds to the original poster’s confusion, as a layperson naturally lacks ideas for a suitable use.
Before putting the cart before the horse, I would recommend first creating a list of requirements—independent of the slope. Which rooms are necessary, how large they should be, which special features are must-haves (e.g., kitchen island, fireplace, etc.), number of parking spaces, special requests—basically everything.
With that, the floor plan, and the budget, you should go to an architect (who you will have to pay anyway) to have a plan drawn up. Trying it yourself is fine, but if you’re spending a million, I’d definitely set aside some money for the architect—after all, they’ve studied for years to do this.
Aside from that: if the separate apartment is not meant to accommodate grandma or the employees mentioned above, forget about it. The costs are much higher than any income you could generate from it over 20 years.
ypg schrieb:
@Escroda does the floor area ratio only apply to full stories?Unless there are different or additional regulations specified in the zoning plan, - yes, for zoning plans published after 1990
- no, for zoning plans published before 1990.
For zoning plans published in 1990, a closer examination is necessary.
Ikearegal schrieb:
okay, we have returned from our retreat. [...]
We have also taken most of the other suggestions seriously and implemented them for the most part. Well, without mockery but with irony: Congratulations! (on the masterful achievement of making many changes yet no significant improvement).
Ikearegal schrieb:
For this, we raised the knee wall in the upper floor (which now somehow functions as the attic) from 150 cm to 200 cm (59 inches to 79 inches), so that we have side windows instead of sloping roof sections everywhere on the upper floor. The “top edge” of the knee wall is always an equator—or better yet, a Rubicon—that separates facade from roof windows. In other words—or as Kerstin explained above—at this height you basically place a beam across your view (exception: windows that extend beyond this bend in both building parts, which I, as a former window manufacturer, have a good understanding of, and why they were only briefly in style almost 40 years ago; or you break this line with dormers). In referees’ dream houses, you don’t find such extreme knee walls—they understand what “offside” means.
kaho674 schrieb:
Before you put the cart before the horse, I would recommend you first make a list of your needs—independent of the slope. After that, it’s worth taking a look at @sichtbeton82—in his thread https://www.hausbau-forum.de/threads/grundrissplanung-für-zfh-im-Hang.24435/, not only can you sympathize with the current budget overruns, but you can also see an example of how to cluster dark rooms on the uphill side on a steep slope. Here, too, there is (only) one granny flat upstairs; however, access is also from the uphill side, so you have to rethink accordingly.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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