ᐅ Floor plan design for a single-family house on a hillside, with a separate apartment and a double garage

Myrna_Loy schrieb:

You want to build in Bavaria, right? The building regulations clearly require accessibility for medical practice rooms. BayBO Art. 48 Barrier-Free Construction.

That obviously won’t work without an elevator. :p

I already mentioned how it’s done in my neighborhood. The practice is on the ground floor.

So the architect will have to take another look.

Andreas94 schrieb:

Unfortunately, we have somewhat drifted away from the original topic of the floor plan within this thread.

I’ll quote the "former ruler": "and that’s a good thing." What use is it if the property slopes to accommodate the basement apartment—but the builder doesn’t have the funds? Don’t fool yourself into thinking the additional KfW funding will cover the basement apartment on its own. By the way, it’s not the mission of this Marshall Plan institution to promote economic development; rather, the basement apartment is supported because it provides living space. That does not mean writing "residential" in the building permit plans on a room that’s meant for practical use. It means you have to expect that rental of the living space (or a serious effort to rent it) must be proven, otherwise the subsidy will be reclaimed. In case of subsidy fraud, it is also likely that a license for a trade requiring "personal reliability" would be revoked. And that would be unfortunate if then you are only allowed to sell used cars from the basement apartment. Authorities, by the way, focus on their specific tasks, so their statements must be interpreted cautiously: a building department employee may see no legal objection to a regulated health profession from the perspective of building law (a §34 area is probably classified between a mixed-use and a residential zone in this respect) and therefore would not feel the need to instruct colleagues from the regulatory office to prohibit the use. But they have nothing to do with the rules for medical practice premises and probably have never met the responsible colleagues from the district administration office, because such matters fall under their jurisdiction. So free yourself from seeing "constructive criticism" only as a form of praise. Whether the majority or even everyone here considers your interest in a basement apartment suitable likely won’t help at all. It’s simply naive to create your own table of area requirements showing ten square meters (about 100 square feet) of savings per floor between the design and the target, and then say, "forget the money, I just wanted a floor plan critique." If money were no object, you’d have those thirty square meters (about 320 square feet) on offer yourself—mind you, your own, not KfW’s. Your project reminds me a bit of that of @Evelyn!

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Andreas94 schrieb:

Thank you for the initial feedback.
I would like to explain it as follows:
The waiting area is accessible via the staircase/hallway. It is labeled as entrance hall/coat area in the picture.
Opposite the entrance hall is a full bathroom, which can serve as a customer restroom.

The actual practice is intended to be located in the kitchen/dining/living area. These rooms can be partitioned if needed, allowing up to three treatment rooms here if required.

To be very specific regarding the floor plan: with potentially three treatment rooms, three sinks should also be planned. I get the impression that your plans are still in the initial concept phase. Is that correct?

Regarding the financial aspect, I won’t comment for now—rather, I’ll focus on the layout and general approach.

Personally, with a 1200 sqm (approximately 0.3 acres) garden, I would definitely want to make use of it and have direct access, especially if three children are planned.

That means I would opt for living in the basement level (lower ground floor) with direct garden access, and move the workspaces to the ground floor/upper floor.

What I can also say is this: For such a complex project with the requirement of a “practice” space, I definitely wouldn’t discuss it initially with a general contractor’s planner. Instead, I’d invest a lot of planning work with an independent architect first to be 100% sure everything will work as intended (unfortunately, that includes the budget). Just for comparison with our project: We are currently in the planning phase for about 150 sqm (1,615 sqft) plus a carport and hope to manage it (just the building itself!) for around 450,000 Euros.

Schimi1791 schrieb:

A friend of mine set up a small hair salon in the basement. I am wondering whether any considerations regarding parking spaces, etc., have been made there. Nothing is specifically designated.

Usually, existing basement rooms are renovated to include, for example, hair salons or similar.
If this is done afterward, no parking spaces need to be designated.
This was also confirmed to us by the authorities.

When I think about how it is in our region, it is exactly as you described.

Well, a hair salon as a secondary business is quite different from a medical practice. There are hygiene requirements from the health department as well as the already mentioned regulations regarding accessibility. The change of use from residential to commercial space must also be reported. You cannot switch between residential use and practice use at will, depending on which offers more advantages.