ᐅ Floor plan for a single-family house with 200 m² living area, including a 75 m² granny flat / accessory apartment, a 140 m² basement, and a 56 m² garage
Created on: 12 Sep 2022 17:07
K
Koehler
Hello everyone,
I am planning to build a house. I might receive a share of the plot from my mother if she gets her own apartment (accessory dwelling unit) on the property (our relationship is excellent so far). In any case, there should be two separate units on one plot. (Yes, financing might be challenging…)
Zoning Plan/Restrictions (Requests from the Building Authority as there is no zoning plan)
Plot size: approx. 1050 m² (given in exchange for mandatory accessory dwelling unit on the plot)
Slope: no
Site coverage ratio: no zoning plan
Floor area ratio: no zoning plan
Building setback lines, building line, property boundary: no zoning plan, but the building authority requests at least 3 meters (10 feet) setback from the street
Edge construction: maximum 9.0 m (30 feet) for garages up to 3.0 m (10 feet) height
Number of parking spaces: 2
Number of storeys: one-story with a converted attic (2/3 of the lower floor may be max. 2.30 m (7.5 feet) high)
Roof type: building inquiry was for a gable roof with two small dormers
Architectural style: no specifications
Orientation: no specifications
Maximum height/limits: 9.0 m (30 feet)
Other requirements: residential building should not be larger
Homeowners’ Requirements
Architectural style, roof type, building type: hipped roof up to 2.3 m (7.5 feet) line at approx. 35°, above 2.3 m (7.5 feet) line between 10° and 22°
Basement, storeys: one-story with finished attic (wish: basement with bathtub)
Number of people, ages: currently 1+1 persons, 34 (me) and mother 58 (in the accessory dwelling)
Room requirements on ground floor, upper floor: main apartment 200 m² (2150 sq. ft.) + accessory dwelling 75 m² (807 sq. ft.)
Office: family use or home office? both home offices
Overnight guests per year: sometimes 2 adults + 2 children
Open or closed architecture: open plan
Traditional or modern design: rather modern design
Open kitchen, kitchen island: both units with open kitchen and kitchen island
Number of dining seats: 6 in main unit + 4 in accessory dwelling
Fireplace: yes, in both units
Sound/music wall: no
Balcony, roof terrace: not necessary
Garage, carport: (optional) garage only; no garage or carport for accessory dwelling
Utility garden, greenhouse: none
Other wishes/special features/daily routine, including reasons for certain choices:
House Design
Who designed the plan: do-it-yourself (myself)
What do you especially like? Why? Most walls overlap each other
What do you dislike? Why? Utility room and living room in the accessory dwelling because the living room is too small and the utility room too large
Estimated cost according to architect/planner: not yet available
Personal maximum budget for the house, including equipment: (total) 700,000 plus significant own work and family involvement
Preferred heating technology: fireplace and natural gas (available in the street)
If you had to give up, which details/extensions
-you can give up: 1. fully finished basement 2. garage 3. basement rough construction 4. pantry 5. kitchen island 6. indoor sauna 7. completed children’s room with bathroom 8. full upper floor finish
-you cannot give up: fireplace in both apartments
Why did the design turn out the way it did? For example:
Standard design from the architect? No
Which wishes were implemented by the architect?
My apartment:
Accessory apartment:
Additional wishes:
A mix of ideas from various magazines…
What do you think is particularly good or bad about it?
Good: bedroom and laundry room upstairs so laundry does not have to be carried through the entire apartment, no costly skylights
All bathrooms have windows
Bad: utility room is too large and living room in accessory apartment too small
What is the most important/basic question about the floor plan, summed up in 130 characters?
I am planning to build a house. I might receive a share of the plot from my mother if she gets her own apartment (accessory dwelling unit) on the property (our relationship is excellent so far). In any case, there should be two separate units on one plot. (Yes, financing might be challenging…)
Zoning Plan/Restrictions (Requests from the Building Authority as there is no zoning plan)
Plot size: approx. 1050 m² (given in exchange for mandatory accessory dwelling unit on the plot)
Slope: no
Site coverage ratio: no zoning plan
Floor area ratio: no zoning plan
Building setback lines, building line, property boundary: no zoning plan, but the building authority requests at least 3 meters (10 feet) setback from the street
Edge construction: maximum 9.0 m (30 feet) for garages up to 3.0 m (10 feet) height
Number of parking spaces: 2
Number of storeys: one-story with a converted attic (2/3 of the lower floor may be max. 2.30 m (7.5 feet) high)
Roof type: building inquiry was for a gable roof with two small dormers
Architectural style: no specifications
Orientation: no specifications
Maximum height/limits: 9.0 m (30 feet)
Other requirements: residential building should not be larger
Homeowners’ Requirements
Architectural style, roof type, building type: hipped roof up to 2.3 m (7.5 feet) line at approx. 35°, above 2.3 m (7.5 feet) line between 10° and 22°
Basement, storeys: one-story with finished attic (wish: basement with bathtub)
Number of people, ages: currently 1+1 persons, 34 (me) and mother 58 (in the accessory dwelling)
Room requirements on ground floor, upper floor: main apartment 200 m² (2150 sq. ft.) + accessory dwelling 75 m² (807 sq. ft.)
Office: family use or home office? both home offices
Overnight guests per year: sometimes 2 adults + 2 children
Open or closed architecture: open plan
Traditional or modern design: rather modern design
Open kitchen, kitchen island: both units with open kitchen and kitchen island
Number of dining seats: 6 in main unit + 4 in accessory dwelling
Fireplace: yes, in both units
Sound/music wall: no
Balcony, roof terrace: not necessary
Garage, carport: (optional) garage only; no garage or carport for accessory dwelling
Utility garden, greenhouse: none
Other wishes/special features/daily routine, including reasons for certain choices:
- No skylights
- Solar panels later
House Design
Who designed the plan: do-it-yourself (myself)
What do you especially like? Why? Most walls overlap each other
What do you dislike? Why? Utility room and living room in the accessory dwelling because the living room is too small and the utility room too large
Estimated cost according to architect/planner: not yet available
Personal maximum budget for the house, including equipment: (total) 700,000 plus significant own work and family involvement
Preferred heating technology: fireplace and natural gas (available in the street)
If you had to give up, which details/extensions
-you can give up: 1. fully finished basement 2. garage 3. basement rough construction 4. pantry 5. kitchen island 6. indoor sauna 7. completed children’s room with bathroom 8. full upper floor finish
-you cannot give up: fireplace in both apartments
Why did the design turn out the way it did? For example:
Standard design from the architect? No
Which wishes were implemented by the architect?
My apartment:
- Parents’ bedroom (one door only) + dressing room + private bathroom (shower + [optional large bathtub])
- 3 children’s rooms (min. 15 m² (160 sq. ft.)) each with separate bathroom (shower + [optional bathtub])
- 2 offices
- Living room (min. 20 m² (215 sq. ft.)) with fireplace
- Kitchen (min. 15 m² (160 sq. ft.)) + [optional kitchen island]
- Dining room for 5 people
- Bathroom downstairs + [optional shower]
- 1 sauna inside (or outside)
Accessory apartment:
- Standard layout with office
Additional wishes:
- An extra room/hallway must be located between bathroom and living spaces
- All rooms with windows (at least the bathrooms)
- Laundry room (upstairs)
- Garden access (north side)
- More light/open space in entrance area
- Pantry
A mix of ideas from various magazines…
What do you think is particularly good or bad about it?
Good: bedroom and laundry room upstairs so laundry does not have to be carried through the entire apartment, no costly skylights
All bathrooms have windows
Bad: utility room is too large and living room in accessory apartment too small
What is the most important/basic question about the floor plan, summed up in 130 characters?
- Any fundamental mistakes in the plan?
- Can the utility room be moved to the attic (not the converted attic)?
- Garage directly on the property line?
- Is (partial) basement with bathtub and/or garage financially feasible?
Koehler schrieb:
If it’s easier or better, I could lie and say that I have a wife or girlfriend with two children already, and a third on the way. But I don’t think that’s right—I want to be upfront and honest. Should I lie and say that the Mrs. Rights of this world are attracted to already fully built nests, or rather play with open cards?
Koehler schrieb:
But the building authority kept arguing based on local customs and considered fewer and fewer houses, which led to this result. The usable space under a hip roof is much greater than under a gable roof, and I’m trying to build a house suitable for my height of 1.90 meters (6 ft 3 in) so that I don’t bump my head everywhere. That a “foot-hipped roof” was in a way born out of a requirement to blend in with the surroundings—we hadn’t had that before, as far as I remember. Structurally, that is not trivial and probably expensive.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Should I lie and say that the Mrs. Rights of this world are attracted to already finished nests, or just be honest and straightforward?Exactly that. No woman will move into a finished house where she will feel like a guest for years. Especially since the mother-in-law-to-be is living in the granny flat connected to the house through the utility room...
Don’t underestimate the nesting instinct...
I’m telling you from experience. 😉
SoL schrieb:
No woman will move into a finished house where she will feel like a guest for years. [...] Don’t underestimate the nesting instinct... The lady will constantly imagine which other women have slept in her bed, eaten from her plate, and sat on her chair before her...
SoL schrieb:
Especially since the granny flat, which is connected to the main house through the utility room, is occupied by the future mother-in-law... ... and having the mother-in-law close by, without the necessary distance, is an extra challenge. It will be a "fun" situation when the house has to be sold due to divorce, and Mom wants to keep living there ;-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
SoL schrieb:
You feel like you have 30 small rooms,I believe 10 rooms on the upper floor is a record for these dimensions…..and the ground floor tops that even more 😳
Koehler schrieb:
no development plan, but the building authority expects it It is more likely the requirements of the state building code that you need to comply with.
Koehler schrieb:
2/3 of the lower floor may be a maximum of 2.30m high) It’s actually the other way around: only 2/3 of the floor area in the roof may be 2.30m (7 ft 7 in) or higher. Check your plans: have you managed to do that? At first glance at the small grid, it looks more like you have planned a two-story building.
Koehler schrieb:
I don’t think that is acceptable and I want to be straightforward. We should make it clear that YOU are asking and want an honest answer. So if you were to pretend your needs are different, you would get the wrong answers that you might try to work with. Planning only empty rooms misses your actual situation: even the basement is full of placeholders… You are basically vacuum-sealing your desired future into a house.
In short: it is not yet the right time to think about building a house.
1. At the moment, financially it is not calculable and rather risky.
2. Building a house is like building a nest that should bind a _couple_ closer together.
3. The budget is completely miscalculated and doesn’t fit the house.
4. The design is not mature enough.
The orientation with the garage in the southwest is questionable. Was there any outdoor planning at all, or was it left out? Where will the terraces be? They are not included in the plan at all. Orientation of rooms, front yard, terraces, integration of these, division of the plot into two private areas… everything looks awkwardly just placed on top.
I can’t make much sense of the grid used by the program, so I can’t judge the design itself. However, the walk-in closet stands out negatively, as does the too-small technical/utility room, the dark dining area without windows, and the dark kitchen in the basement apartment… the room sizes anyway create many dark areas in the middle of the house.
A slightly larger crop from Google Maps would be helpful, since you have to adapt to the neighboring buildings.
Personally, I would have rotated the house, placing a shed and terrace for the basement apartment at the back, the garage at the front, the driveway on the east side, and then a terrace and garden for the main unit in the southwest. Only then would I tackle the house design.
Koehler schrieb:
Why did the design turn out the way it is now? For example
Standard design from the planner? No
Which wishes were implemented by the architect?
My apartment:
- Master bedroom (only one door) + walk-in closet + private bathroom (shower + [optional large bathtub])
- 3x children’s rooms (at least 15m² (160 ft²)) each with separate bathroom (shower + [optional bathtub])
- 2x offices
- Living room (at least 20m² (215 ft²)) with fireplace
- Kitchen (at least 15m² (160 ft²)) + [optional kitchen island]
- Dining room for 5 people
- Bathroom on the ground floor + [optional shower]
- 1 sauna, inside or outside
No one willingly plans for 3 children’s rooms… 😉 I’ve been looking for good floor plans with 3 children’s rooms for about six months now, and it’s really not easy. Since I have 3 children, I have no other choice. In my opinion, you’re still at the very beginning and should first consider your own needs. For 2 people, such a large house seems unnecessary to me.
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