ᐅ Floor plan design for a two-family house as a semi-detached house with 160 sqm in Bavaria
Created on: 30 Mar 2020 14:02
H
hillenbrandc
Hello everyone,
it would be great if you could take a look at the floor plan and share your opinion.
Criticism is also welcome.
We want to build a new house with 160m² (1,722 sq ft) of usable space and an attic floor to replace a basement. Later on, this house should have the option to be rented out as two separate apartments.
Currently, we need the space for our two children.
Thank you in advance for your comments.
Development plan / restrictions
Plot size: 580m² (6,243 sq ft) No. 13
No slope
Floor area ratio 0.4
Plot ratio 0.6
Building envelope as soon as infrastructure is completed, building line and boundary
Number of parking spaces -> standard parking regulations
Number of floors: 2 full floors
Roof shape: no restrictions
Style direction
Orientation: south (10% deviation)
Maximum height limits: ridge height, here max. 10 meters (33 ft) above street level allowed
Roof pitch minimum 8%
Builder requirements
Style: modern, roof shape: pitched roof, building type: two-family house
No basement, 2.5 floors
Owner-occupied for 4 people, ages 31, 30, 10, 8
Rental unit for 4-6 people
Space requirement per full floor: 80m² (860 sq ft) usable area, attic for storage (basement replacement)
Office: child’s bedroom or home office?
Open floor plan
Modern construction method
Open kitchen, kitchen island
Number of dining seats: 6-8
No fireplace
Balcony in attic, roof terrace on the garage
Double garage, parking spaces
Utility garden
House design
Who designed it: self-designed
What do you particularly like? Why? Open and usable for the current purpose and later rental option, modern construction method, optimal use of space with minimal wasted area
What do you dislike? Why? Hallway is partly somewhat narrow or awkwardly shaped
Price estimate according to architect/designer: 450T
Personal price limit for house, including fixtures: 500T
Preferred heating technology: air-source heat pump with photovoltaics
Why is the design like it is now? The building must be usable both for owner occupancy and later rental
What do you consider particularly good or bad? We are currently only considering the owner occupancy and the option for future rental -> realistic and sensible?
it would be great if you could take a look at the floor plan and share your opinion.
Criticism is also welcome.
We want to build a new house with 160m² (1,722 sq ft) of usable space and an attic floor to replace a basement. Later on, this house should have the option to be rented out as two separate apartments.
Currently, we need the space for our two children.
Thank you in advance for your comments.
Development plan / restrictions
Plot size: 580m² (6,243 sq ft) No. 13
No slope
Floor area ratio 0.4
Plot ratio 0.6
Building envelope as soon as infrastructure is completed, building line and boundary
Number of parking spaces -> standard parking regulations
Number of floors: 2 full floors
Roof shape: no restrictions
Style direction
Orientation: south (10% deviation)
Maximum height limits: ridge height, here max. 10 meters (33 ft) above street level allowed
Roof pitch minimum 8%
Builder requirements
Style: modern, roof shape: pitched roof, building type: two-family house
No basement, 2.5 floors
Owner-occupied for 4 people, ages 31, 30, 10, 8
Rental unit for 4-6 people
Space requirement per full floor: 80m² (860 sq ft) usable area, attic for storage (basement replacement)
Office: child’s bedroom or home office?
Open floor plan
Modern construction method
Open kitchen, kitchen island
Number of dining seats: 6-8
No fireplace
Balcony in attic, roof terrace on the garage
Double garage, parking spaces
Utility garden
House design
Who designed it: self-designed
What do you particularly like? Why? Open and usable for the current purpose and later rental option, modern construction method, optimal use of space with minimal wasted area
What do you dislike? Why? Hallway is partly somewhat narrow or awkwardly shaped
Price estimate according to architect/designer: 450T
Personal price limit for house, including fixtures: 500T
Preferred heating technology: air-source heat pump with photovoltaics
Why is the design like it is now? The building must be usable both for owner occupancy and later rental
What do you consider particularly good or bad? We are currently only considering the owner occupancy and the option for future rental -> realistic and sensible?
H
hillenbrandc31 Mar 2020 12:30@ypg
Here is a rough site plan with dimensions.
Thank you very much for your help.
ypg schrieb:
Please simply sketch the buildings roughly on the site plan and include dimensions. That way, it will be easier to understand what is planned inside. The narrow corridor is not clear at all.
Here is a rough site plan with dimensions.
Thank you very much for your help.
The garage is given the best location on the plot.
A single-family home for families can also be rented out. You are now accepting significant flaws and extra costs in the floor plan just to rent out two apartments later. I would reconsider that. You are building now for yourselves, not for future rental purposes. For example, you currently have two full bathrooms that take up more space than usual for a single-family home of this size. Space costs money, and bathrooms are expensive.
As a result, there is no proper wardrobe area; instead, you have narrow hallways and small rooms. With this budget and size, it is possible to build a more spacious house.
Who will use the roof terrace? Why is there a third bathroom located there?
The location of the garage affects the living, cooking, and dining areas—they do not function well. The space is far too small. Take some graph paper in millimeters and draw the furniture to scale. Most importantly, why squeeze the open-plan living area into such a small space given the overall floor area?
Place the bathroom as a shower room and the wardrobe inside the house.
How will you use the rooms on the upper floor after moving in?
A single-family home for families can also be rented out. You are now accepting significant flaws and extra costs in the floor plan just to rent out two apartments later. I would reconsider that. You are building now for yourselves, not for future rental purposes. For example, you currently have two full bathrooms that take up more space than usual for a single-family home of this size. Space costs money, and bathrooms are expensive.
As a result, there is no proper wardrobe area; instead, you have narrow hallways and small rooms. With this budget and size, it is possible to build a more spacious house.
Who will use the roof terrace? Why is there a third bathroom located there?
The location of the garage affects the living, cooking, and dining areas—they do not function well. The space is far too small. Take some graph paper in millimeters and draw the furniture to scale. Most importantly, why squeeze the open-plan living area into such a small space given the overall floor area?
Place the bathroom as a shower room and the wardrobe inside the house.
How will you use the rooms on the upper floor after moving in?
H
hillenbrandc31 Mar 2020 13:33@haydee I have tried to answer your questions as best as possible.
We had thought about creating a nice roof terrace on top of the garage facing south. Was that not a good idea?
We planned a 3rd bathroom up there because the children want to go upstairs, and this gives them a place to shower or quickly use the toilet.
I have attached the plans we discussed yesterday after receiving so much input.
I have noted the room usage in the attached plans.
We enlarged the common room on the upper floor. We thought this size would be sufficient.
haydee schrieb:
The garage gets the best spot on the lot.
haydee schrieb:
Garage location is
Living, cooking, dining don’t work. Way too small.
We had thought about creating a nice roof terrace on top of the garage facing south. Was that not a good idea?
haydee schrieb:
Who gets the roof terrace? Why is there a 3rd bathroom there?
We planned a 3rd bathroom up there because the children want to go upstairs, and this gives them a place to shower or quickly use the toilet.
I have attached the plans we discussed yesterday after receiving so much input.
haydee schrieb:
How will you use the rooms on the upper floor after moving in?
I have noted the room usage in the attached plans.
haydee schrieb:
Especially, why squeeze the common room into such a small space given the floor area?
We enlarged the common room on the upper floor. We thought this size would be sufficient.
hillenbrandc schrieb:
Plot size: 580 sqm (6,243 sq ft) No. 13And why are you planning on No. 12?
But even there, the garden would be spoiled by the garage. Who would want to sit there on display like that?
An outdoor area for an apartment should be designed with privacy in mind.
Regarding a hallway that should minimize wasted space, I have nothing to add.
Uh, do you have 12 or 13 now?
The budget including the terraces and living area won’t work.
With the attic floor, it’s over 160 m² (1,722 sq ft) anyway.
Plus the south side is taken up by basement replacement rooms.
Delete all your current ideas and start from scratch.
First, define the room program you need and want. Then plan a house that feels spacious. Only then should you consider possible subdivisions.
Even single-family homes can be rented out.
When you enter the house, where do the coats and shoes go? Into the long, already dark hallway. Yay—welcome to the way-too-small city apartment.
In the evening, you walk toward the bedroom in socks, trip over the school bag, and step into a puddle.
You pay for a bathroom that’s only useful for cleaning, the nice terrace on the garage is cleaned twice a year, it’s too hot, and nobody feels comfortable there due to zero privacy.
The roof terrace upstairs leaks, junior smokes there secretly, and the kids’ rooms are too dark because they face north.
Regarding rental: bathrooms are outdated, the ground floor apartment doesn’t want the garden, we’re only two people. The family for the upper apartment wants the garden and all bedrooms on one level.
And draw the desired and existing furniture into every floor plan, to scale with space for movement.
The budget including the terraces and living area won’t work.
With the attic floor, it’s over 160 m² (1,722 sq ft) anyway.
Plus the south side is taken up by basement replacement rooms.
Delete all your current ideas and start from scratch.
First, define the room program you need and want. Then plan a house that feels spacious. Only then should you consider possible subdivisions.
Even single-family homes can be rented out.
When you enter the house, where do the coats and shoes go? Into the long, already dark hallway. Yay—welcome to the way-too-small city apartment.
In the evening, you walk toward the bedroom in socks, trip over the school bag, and step into a puddle.
You pay for a bathroom that’s only useful for cleaning, the nice terrace on the garage is cleaned twice a year, it’s too hot, and nobody feels comfortable there due to zero privacy.
The roof terrace upstairs leaks, junior smokes there secretly, and the kids’ rooms are too dark because they face north.
Regarding rental: bathrooms are outdated, the ground floor apartment doesn’t want the garden, we’re only two people. The family for the upper apartment wants the garden and all bedrooms on one level.
And draw the desired and existing furniture into every floor plan, to scale with space for movement.
hillenbrandc schrieb:
Narrow hallway to minimize loss of space. Claustrophobic trauma with every room change in exchange for more nominal living area—does that make anyone happy?
hillenbrandc schrieb:
I hope the link is okay? I don’t think so. Also, the plan section seems to be missing (?)
hillenbrandc schrieb:
We had thought of creating a nice roof terrace on top of the garage facing south. Was that a bad idea? Yes, that was a bad idea. Two roof terraces are two too many—aside from the setback requirements that must be observed on the garage. I’m putting a question mark next to the storage room on the living floor instead of the top floor, and it’s a bigger and bolder question mark than from Würgerking.
What is actually planned for the other half of the building, also that kind of nonsense? After all, they have to fill the same profile with reasonable rooms...
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