So, the corona lockdown and the final phase of my career have some positive sides:
I have two small gem plots of land that are finally going to be built on (one for ourselves, one for our oldest son – here is the first one). We have negotiated the plot for a long time, also with an architect (hmm), and as someone who is slightly indecisive, I’m losing clear overview with all the alternatives: which basic form fits best for the plot and for us?
As a first step, it would be great to get some help from you. Then next would be our detailed planning.
Plot size: 500m2 (5382 sq ft), southwest facing, 19.5m (64 ft) (street side) x 25.5m (84 ft); Berlin, very good location.
Very green inner area to the west, undevelopable. Quiet street.
Two challenges:
Front garden with 7.5 meters (25 ft) is very large,
Huge spruce tree around 25-30m (82-98 ft) high almost directly on the western plot boundary at the neighbor’s in the northwest corner.
Slope: no
Plot ratio (site coverage ratio): 0.25
Floor area ratio (FAR): none, max 2 floors plus roof
Building envelope, building line and boundary: keep 7.5m (25 ft) clear to the street, no parking place there; 3m (10 ft) setback to the three neighbors
Number of parking spaces
Number of storeys: max 2 storeys plus roof
Roof shape: planning office considers flat roofs undesirable, but in the surroundings such a roof has been approved.
Other requirements: “fit in” with the neighborhood
Clients’ requirements:
Style, roof shape, building type: modern, but above all coherent and of high quality.
Basement, floors: basement technically difficult due to access and plot size; in the area, all houses have basements, mostly about 1 meter (3 ft) above ground. From our point of view, given the small plot, basement is inappropriate because of stairs leading to the small garden.
Two floors plus roof.
Number of occupants, ages: 3: father/mother/child, 60/51/12 years, father works from home.
Space requirements ground floor (GF), upper floor (UF): UF 3 rooms, a separate office room GF/UF conceivable but not mandatory. Steam sauna.
Office: family use or home office? Father’s home office.
Guest overnight stays per year: rare, child often.
Open or closed architecture: rather open, but more west and east as a unit, rather than east and kitchen (at the dining table homework, games, reading newspaper, etc.).
Conservative or modern construction: modern.
Open kitchen, cooking island: if it fits, but the dining table is actually the family center, even without eating, so a direct view of frying pans is not essential.
Number of dining seats: 5
Fireplace: rather yes, but in the last house it was pointless; abroad in France, however, it’s a dream.
Music/stereo wall: father is a music lover.
Balcony, roof terrace: rather yes.
Garage, carport: at least a carport on the right side (pardon: north side).
Utility garden, greenhouse: no.
Further wishes/particulars/daily routine, also reasons why some things should or should not be:
Preferably no “chocolate-box house” or “replacement villa.” But if conventional is better, that’s also OK.
Preliminary house plans
I am aware that we will probably need an architect and that the drafters from a construction company may not be enough. So far, we have not found one (who can plan eco-friendly construction).
Origin of the plans:
One from an architect, but with many promises contradicting the zoning plan, like a fitness studio in the basement with floor-level excavations up to the neighbor’s boundary.
- Planner from a construction company
- Do-it-yourself
What do you particularly like? Why?
Each has a first “draft” of a GF and UF, knowing that “draft” is a bit exaggerated.
In random order:
Draft 4 (angled): adapts to the sun, the opening of space from small at the entrance to large in the living room, the transitions, the flow of rooms kitchen-dining-living room, possibilities for terrace all around east/living room, great unconventional children’s room with terrace.
Draft 3: always works with L-shape kitchen-dining-living, lots of garden to the west, narrow side to the southeast neighbor.
Draft 2 (corner): partly covered outdoor area, the neat UF, the UF terrace.
Draft 1 (“barn”): the aesthetic exterior, clear structure.
What do you not like? Why?
D4: kitchen too subordinate? Large living area needs subdivision… upstairs attractive but difficult.
D3: no structure of garden/terrace not derived from or shaped by house/plot.
D2: inside GF too fragmented? Kitchen not separated enough from dining area? UF not easy to design because of angle.
D1 barn: small garden to the west.
Price estimate according to architect/planner:
Personal price limit for the house, including equipment:
We have no fixed price limit; it should be appropriate to the (small) but valuable plot. I expect an all-in cost of about 700,000 euros (approx. 700 K€).
Preferred heating technology: geothermal.
If you have to give up something, which details/expansions could you?
- Can give up: basement,
- Cannot give up: light, 3m (10 ft) ceiling heights on GF, views of nature, ecologically flawless construction (minimized pollutants).
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Which of the basic concepts should we pursue further for THIS plot? Or are there still too many options so we need to decide our favorite first?
Because of teenager: preferably smaller GF/UF and converted roof?
I have two small gem plots of land that are finally going to be built on (one for ourselves, one for our oldest son – here is the first one). We have negotiated the plot for a long time, also with an architect (hmm), and as someone who is slightly indecisive, I’m losing clear overview with all the alternatives: which basic form fits best for the plot and for us?
As a first step, it would be great to get some help from you. Then next would be our detailed planning.
Plot size: 500m2 (5382 sq ft), southwest facing, 19.5m (64 ft) (street side) x 25.5m (84 ft); Berlin, very good location.
Very green inner area to the west, undevelopable. Quiet street.
Two challenges:
Front garden with 7.5 meters (25 ft) is very large,
Huge spruce tree around 25-30m (82-98 ft) high almost directly on the western plot boundary at the neighbor’s in the northwest corner.
Slope: no
Plot ratio (site coverage ratio): 0.25
Floor area ratio (FAR): none, max 2 floors plus roof
Building envelope, building line and boundary: keep 7.5m (25 ft) clear to the street, no parking place there; 3m (10 ft) setback to the three neighbors
Number of parking spaces
Number of storeys: max 2 storeys plus roof
Roof shape: planning office considers flat roofs undesirable, but in the surroundings such a roof has been approved.
Other requirements: “fit in” with the neighborhood
Clients’ requirements:
Style, roof shape, building type: modern, but above all coherent and of high quality.
Basement, floors: basement technically difficult due to access and plot size; in the area, all houses have basements, mostly about 1 meter (3 ft) above ground. From our point of view, given the small plot, basement is inappropriate because of stairs leading to the small garden.
Two floors plus roof.
Number of occupants, ages: 3: father/mother/child, 60/51/12 years, father works from home.
Space requirements ground floor (GF), upper floor (UF): UF 3 rooms, a separate office room GF/UF conceivable but not mandatory. Steam sauna.
Office: family use or home office? Father’s home office.
Guest overnight stays per year: rare, child often.
Open or closed architecture: rather open, but more west and east as a unit, rather than east and kitchen (at the dining table homework, games, reading newspaper, etc.).
Conservative or modern construction: modern.
Open kitchen, cooking island: if it fits, but the dining table is actually the family center, even without eating, so a direct view of frying pans is not essential.
Number of dining seats: 5
Fireplace: rather yes, but in the last house it was pointless; abroad in France, however, it’s a dream.
Music/stereo wall: father is a music lover.
Balcony, roof terrace: rather yes.
Garage, carport: at least a carport on the right side (pardon: north side).
Utility garden, greenhouse: no.
Further wishes/particulars/daily routine, also reasons why some things should or should not be:
Preferably no “chocolate-box house” or “replacement villa.” But if conventional is better, that’s also OK.
Preliminary house plans
I am aware that we will probably need an architect and that the drafters from a construction company may not be enough. So far, we have not found one (who can plan eco-friendly construction).
Origin of the plans:
One from an architect, but with many promises contradicting the zoning plan, like a fitness studio in the basement with floor-level excavations up to the neighbor’s boundary.
- Planner from a construction company
- Do-it-yourself
What do you particularly like? Why?
Each has a first “draft” of a GF and UF, knowing that “draft” is a bit exaggerated.
In random order:
Draft 4 (angled): adapts to the sun, the opening of space from small at the entrance to large in the living room, the transitions, the flow of rooms kitchen-dining-living room, possibilities for terrace all around east/living room, great unconventional children’s room with terrace.
Draft 3: always works with L-shape kitchen-dining-living, lots of garden to the west, narrow side to the southeast neighbor.
Draft 2 (corner): partly covered outdoor area, the neat UF, the UF terrace.
Draft 1 (“barn”): the aesthetic exterior, clear structure.
What do you not like? Why?
D4: kitchen too subordinate? Large living area needs subdivision… upstairs attractive but difficult.
D3: no structure of garden/terrace not derived from or shaped by house/plot.
D2: inside GF too fragmented? Kitchen not separated enough from dining area? UF not easy to design because of angle.
D1 barn: small garden to the west.
Price estimate according to architect/planner:
Personal price limit for the house, including equipment:
We have no fixed price limit; it should be appropriate to the (small) but valuable plot. I expect an all-in cost of about 700,000 euros (approx. 700 K€).
Preferred heating technology: geothermal.
If you have to give up something, which details/expansions could you?
- Can give up: basement,
- Cannot give up: light, 3m (10 ft) ceiling heights on GF, views of nature, ecologically flawless construction (minimized pollutants).
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Which of the basic concepts should we pursue further for THIS plot? Or are there still too many options so we need to decide our favorite first?
Because of teenager: preferably smaller GF/UF and converted roof?
Without having read the text: long and narrow on the north side, light inside the house from southern sun, living room on the west, long staircase integrated with the building. Gable roof.
With the text:
You have the garden to the west through the garden in the south.
Everything is perfect. Modern barn style. If you like it, many options are possible 🙂
PS: Do yourself and us a favor and switch to sketching with paper and pencil.
With the text:
UJS-Nord schrieb:
E1 barn: little garden to the west.
You have the garden to the west through the garden in the south.
Everything is perfect. Modern barn style. If you like it, many options are possible 🙂
PS: Do yourself and us a favor and switch to sketching with paper and pencil.
I'm not very confident about this, but the floor area ratio including access path, terrace, and parking space could be very tight.
The access path takes up quite a bit of space.
The front garden @Steffi33 has a large one. It looks impressive visually.
Layouts 4 and 3 have the kitchen far from the terrace.
Layout 2 doesn’t fit the plot at all.
I like layout 1.
The access path takes up quite a bit of space.
The front garden @Steffi33 has a large one. It looks impressive visually.
Layouts 4 and 3 have the kitchen far from the terrace.
Layout 2 doesn’t fit the plot at all.
I like layout 1.
ypg schrieb:
Modern Barnhaydee schrieb:
I like number 1haydee schrieb:
Number 2 doesn't fit the plot at allThanks so much for the quick reply, so:
Idea 2 is out for me as well, it divides the plot into two unrelated parts.
I definitely like Idea 1 (barn) – the question is whether it will look "barn-like" enough: the nicest ones I’ve seen have length-to-width ratios of 2:1 or more. Here, the maximum length is limited to about 13 meters (43 feet), so at most 1.6 to 1. Is that enough to still look like a "barn," or will it look a bit "chunky"?
I haven’t completely ruled out Ideas 3 and 4 yet, especially 4 with the angled shape, which I find appealing because it’s not static.
Suggestion:
I’ll post the floor plan concepts for 1, 3, and 4 on the forum, either as paper/pencil sketches (understood @ypg – but currently very hard to get hold of :p) or at least in a readable digital format.
Yes, @haydee, the floor area ratio is pretty tight; it was originally 0.3 and then set to 0.25 by the first zoning plan. I think we first have to give up the paved driveway (already over 20 square meters (215 square feet) alone), then the carport… and the terrace, well 😎 .
UJS-Nord schrieb:
Suggestion:
I will post the corresponding floor plan ideas for 1, 3, and 4 in the forum, either as paper/pencil sketches (understood @ypg – but currently very hard to buy :p) or at least in a readable digital format. If you’re interested in my two cents, then yes, definitely in a readable format. From the Rorschach-Picasso images shown, I can’t recognize a barn or anything else I could categorize, let alone comment on in detail.
UJS-Nord schrieb:
Idea 1 (barn) definitely appeals to me, the question is whether it will be "barn-like" enough: the nicest ones I have seen have length-to-width ratios of 2:1 or more. Here the maximum length is limited to about 13 meters (43 feet), so max. 1.6 to 1. Is that enough to call it a barn, or would it then look a bit "chunky"? For a barn, the word alone is sufficient for me to form a mental image; and if you really mean a barn and not a full farmyard, I wouldn’t tie that to the question of "four to three," "sixteen to nine," or Cinemascope.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
UJS-Nord schrieb:
Yes, @haydee, the floor area ratio is getting tight. It was originally set at 0.3 and was then lowered to 0.25 by the initial zoning plan. I think the first thing to give up is the paved driveway (already over 20sqm (215 sq ft) alone), then the carport... and the terrace, well 😎 . No, usually the second floor area ratio applies (the one not explicitly mentioned, except in text form in the zoning plan) for access paths and parking spaces. The terrace counts towards floor area ratio 1, so within the possible 125sqm (1345 sq ft).
UJS-Nord schrieb:
in paper/pencil form (understood @ypg - but currently quite hard to buy :p) You have a child. They will probably be happy to give you one.
UJS-Nord schrieb:
the ones I have seen have length-to-width ratios of 2:1 or more. A barn-like character is more about the ratio of height, narrow width, and roof pitch. You won’t really perceive the "length" at the immediate boundaries of the plot. Focus first on possible room layouts before fixing length and width... I don’t see the 9 meters (about 30 feet) at all. In this case, even if you find the barn too short, it is, in my opinion, the most charming building form.
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