ᐅ Floor Plan Single-Family Home with Granny Flat as a Three-Unit Residence
Created on: 5 Jul 2021 06:50
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florian93
Hello everyone,
I have been a quiet reader here for a long time and have gained a lot of information and ideas from this forum. Many thanks for that!
Since the end of last year, we have been looking into building a house. Initially, we spoke with a few turnkey construction companies. We moved forward with planning more concretely with one company. However, we were never completely satisfied with the results, as we felt the flexibility and individuality were always limited beyond a certain point. Meanwhile, we have turned to an architect from the neighboring village who will support us from planning to the finished house (phases 1-8). We have now reached the point of a "final" draft including a cost estimate.
Development plan/restrictions
Plot size: 709 sqm (7,630 sq ft)
Slope: No
Floor area ratio (FAR): 0.4
Floor space index (FSI): 0.8
Building envelope, building line, and boundary: see plan
Edge construction: garage
Number of parking spaces: 1.5 per residential unit (= 5)
Number of floors: 1.5
Roof type: 38-47° (100-116°F) gable or half-hipped roof
Style: No specification
Orientation: No specification
Maximum height/restrictions: None
Other requirements: None
Client requirements
Style, roof type, building type: Classic-modern, gable roof
Basement, floors: 2 full floors (according to development plan only 1.5 => however, neighbors in the immediate area have been granted permission for 2 as long as the overall height does not exceed 1.5, which requires a lower roof pitch)
Number of people, age:
Space requirements on ground floor and upper floor:
Office: home office
Overnight guests per year: can sleep on the sofa
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, kitchen island: open, kitchen island maybe
Number of dining seats: 6
Fireplace: provision for future installation
Music/stereo wall: No
Balcony, roof terrace: No
Garage, carport: garage, but also open to a carport (depending on savings)
Vegetable garden, greenhouse: No, possibly a small utility area in the garden
Other wishes/special features/daily routine, including reasons for choices or exclusions: None
House design
Who designed the plan: architect
What do you especially like? Why?
What do you dislike? Why?
Cost estimate according to architect/planner:
Personal budget limit for the house, including fittings: Is it even possible to define this nowadays?
Preferred heating system: heat pump
If you had to give up something, which features/extensions
- you can live without: fireplace (or just fireplace preparation), smart home (I’m an IT professional and can retrofit it myself later)
- you cannot live without: none
Why does the design look as it does now? For example:
Standard design from the planner? Basic idea is ours + several discussions with the architect
Which wishes were implemented by the architect?
What makes it particularly good or bad in your opinion?
What is the most important/basic question about the floor plan summed up in 130 characters?
I have been a quiet reader here for a long time and have gained a lot of information and ideas from this forum. Many thanks for that!
Since the end of last year, we have been looking into building a house. Initially, we spoke with a few turnkey construction companies. We moved forward with planning more concretely with one company. However, we were never completely satisfied with the results, as we felt the flexibility and individuality were always limited beyond a certain point. Meanwhile, we have turned to an architect from the neighboring village who will support us from planning to the finished house (phases 1-8). We have now reached the point of a "final" draft including a cost estimate.
Development plan/restrictions
Plot size: 709 sqm (7,630 sq ft)
Slope: No
Floor area ratio (FAR): 0.4
Floor space index (FSI): 0.8
Building envelope, building line, and boundary: see plan
Edge construction: garage
Number of parking spaces: 1.5 per residential unit (= 5)
Number of floors: 1.5
Roof type: 38-47° (100-116°F) gable or half-hipped roof
Style: No specification
Orientation: No specification
Maximum height/restrictions: None
Other requirements: None
Client requirements
Style, roof type, building type: Classic-modern, gable roof
Basement, floors: 2 full floors (according to development plan only 1.5 => however, neighbors in the immediate area have been granted permission for 2 as long as the overall height does not exceed 1.5, which requires a lower roof pitch)
Number of people, age:
- Currently: 3 (Dad 27, Mom 25, son 1)
- Future: 4-5 (Dad, Mom, 2-3 children) + 2 in granny flat (parents, in about 5-10 years)
Space requirements on ground floor and upper floor:
- Ground floor + upper floor:
- Size: approx. 160-180 sqm (1,722-1,938 sq ft); inspired by the new build of an acquaintance
- Rooms ground floor: open kitchen/dining/living area + small pantry, office, utility/technical room, guest WC
- Rooms upper floor: large bathroom, master bedroom, 3 children’s rooms
- Granny flat:
- Size: approx. 50 sqm (538 sq ft); based on our old 2-room apartment
- Rooms: open kitchen/dining/living area, bathroom, bedroom
Office: home office
Overnight guests per year: can sleep on the sofa
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, kitchen island: open, kitchen island maybe
Number of dining seats: 6
Fireplace: provision for future installation
Music/stereo wall: No
Balcony, roof terrace: No
Garage, carport: garage, but also open to a carport (depending on savings)
Vegetable garden, greenhouse: No, possibly a small utility area in the garden
Other wishes/special features/daily routine, including reasons for choices or exclusions: None
House design
Who designed the plan: architect
What do you especially like? Why?
- Use as a single-family house plus granny flat, with the option to separate into 3 units later, e.g., when children grow older or if renting is desired
- Separate garden areas for the main house and granny flat
- Large windows facing south => lots of daylight (neighbor to the south is quite far away + good privacy to the east thanks to granny flat)
- Garden/terraces on the south side
- Direct access to the garage from inside
- Direct access to the granny flat for times of sole family use
What do you dislike? Why?
- Very dark entrance area
- Concern that the kitchen/dining/living area might be too small or cramped
Cost estimate according to architect/planner:
- Note: everything calculated very generously based on current raw material prices
- All-in: 778k (we already own the serviced land)
- of which 40k are additional construction costs
- of which 35k already planned for furnishings
- of which 50k already planned for outdoor facilities and open spaces
- Resulting in:
- after deductions for subsidies: 662k (3x KfW 40 Plus + energy consultant = 116k)
- after deductions for assured DIY work: 642k
- after deduction of approx. 160k for granny flat (financed by parents): 482k
Personal budget limit for the house, including fittings: Is it even possible to define this nowadays?
Preferred heating system: heat pump
If you had to give up something, which features/extensions
- you can live without: fireplace (or just fireplace preparation), smart home (I’m an IT professional and can retrofit it myself later)
- you cannot live without: none
Why does the design look as it does now? For example:
Standard design from the planner? Basic idea is ours + several discussions with the architect
Which wishes were implemented by the architect?
- Almost all of our wishes
- Staircase with straight steps
What makes it particularly good or bad in your opinion?
- Good: not a run-of-the-mill standard design, visually very appealing (in our opinion)
- Bad: nothing
What is the most important/basic question about the floor plan summed up in 130 characters?
- We would simply like some unbiased opinions/optimizations from third parties
- How can the entrance area be improved in terms of natural light?
florian93 schrieb:
I think I mentioned this before: The third unit results from the fact that we are planning kitchen connections in one of the children's rooms upstairs. And we want to provide those anyway, since we want to at least theoretically consider that the upper floor could become a separate unit. I even read that 🙂 I just believe that there is no funding available for the third residential unit. That’s what I was referring to.
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florian936 Jul 2021 12:39Ysop*** schrieb:
I actually read that 🙂 I just believe that there won’t be any funding for the third residential unit. That’s what I was referring to.What do you still need for the third residential unit?
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Myrna_Loy6 Jul 2021 13:13I seem to remember that only one granny flat can receive funding; if there are more units, the status changes to a multi-family house and then it is subject to different building requirements.
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florian936 Jul 2021 13:21Myrna_Loy schrieb:
I seem to recall that only one secondary suite can be subsidized; with more units, the status changes to a multi-family dwelling and then different building regulations apply. Exactly. That’s why, for example, we need a fire safety certificate. Also, access to one housing unit is not allowed to pass through another unit. That’s why the staircase is positioned the way it is in our case.
Just leave out the third dwelling unit.
The staircase is impractical.
6 car parking spaces or whatever the regulations require in your area.
Then you still need BayBO Art. 46.
(2) For buildings in building classes 3 to 5, each dwelling must have a sufficiently large storage room, and if the dwellings are not all on the ground floor, easily accessible and convenient storage rooms for strollers, bicycles, and mobility aids are required.
The staircase is impractical.
6 car parking spaces or whatever the regulations require in your area.
Then you still need BayBO Art. 46.
(2) For buildings in building classes 3 to 5, each dwelling must have a sufficiently large storage room, and if the dwellings are not all on the ground floor, easily accessible and convenient storage rooms for strollers, bicycles, and mobility aids are required.
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Myrna_Loy6 Jul 2021 13:58It has been a while since I last looked into the topic of accessory apartments, but if I remember correctly, you cannot plan for two accessory apartments within a single-family house.
So, if you are planning three dwelling units, you are essentially building a multi-family house. Is that allowed under the building plan? And there are more requirements than just fire protection, such as separate utility meters for each unit.
If it were that easy to create additional dwelling units just by installing some wiring and allowing for the option of a drywall partition, everyone would do it.
So, if you are planning three dwelling units, you are essentially building a multi-family house. Is that allowed under the building plan? And there are more requirements than just fire protection, such as separate utility meters for each unit.
If it were that easy to create additional dwelling units just by installing some wiring and allowing for the option of a drywall partition, everyone would do it.
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