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?
The physical strain wasn’t about the risk of injury. If you’ve ever carried a few tons of stones, you know what I mean. Or hauled mortar bags up a construction staircase in the middle of summer.
That’s something completely different from doing some gardening or helping out with a move now and then...
That’s something completely different from doing some gardening or helping out with a move now and then...
Koehler schrieb:
Thanks, this is the fourth error in my design, the fifth: windows! Windows on the upper floor eaves side (I assume this, hence my guess of a two-story design and the assumption that something is wrong there) …and windows on the gable side. Are they placed on the floor level in your plan? You will not be able or allowed to build any of these windows like that (parapet guard height 90cm (35 inches)). Dormers, on the other hand, reduce the allowable two-thirds ratio negatively.
I will show you where there are issues with the parapet and the upper line.
Regarding the walk-in closet/wardrobe:
Koehler schrieb:
Where is my thinking wrong here? You don’t know the woman(s) 😉
Otherwise, I would like to say something positive: at least you now have the basic concept of a house with separated apartments and a garden share, as well as an actual connection to a garden. The execution of the "pearl necklace" layout is not commendable.
Tip: the idea of grouping bathrooms or water lines is widely overrated, since the plumbing system is straightforward and does not significantly affect the overall cost.
i_b_n_a_n schrieb:
@Koehler I played Tetris and Blockout intensely over 30 years ago; speed and two- or three-dimensional spatial awareness were important. But building a house and planning a floor plan involves a bit more than that.Unfortunately, I have come to realize that now, but I’m glad to have gained the experience.i_b_n_a_n schrieb:
If you have another person (a close friend?) whom you trust to give you an honest and straightforward opinion about the project, now would be a very good time to ask them! Anonymous forum members could theoretically be anything—some of the worst crazies 😎 (Spoiler: not all of them)Thank you for the advice; I will talk to someone again.Costruttrice schrieb:
And here again, it seems you don’t understand what almost everyone has told you so far: Go to an architect. Without your draft. Just with a list of your requirements. Let the architect design a plan. A draftsman is not an architect!!And what do I need to visit an architect? Exactly, very concrete ideas, and that’s what I’m currently working out here. Not how the final structure should look, but whether it is even theoretically possible and whether my goal can be realized with the required space. K A T J A, st3lli83, Gregor_K, and y.p.g have been very helpful with this. Without those comments, I would have stayed in my (harsh but honest) dream world and demanded the impossible from the architect, who would then have somehow put it together, and I would have been disappointed afterward. I would have asked why this or that was not done and treated them unfairly.- A basement is not possible within the budget
- I basically need to recalculate the finances
- I need to focus more on the workload and will probably have some of the work done by companies
- I’ve realized that two small corridors are bad and a single larger corridor works better
- I have understood that there are building codes that some in the forum interpret differently than I do
- I have understood that the devil is in the details and some consider a width of 115cm (45 inches) far too narrow
- I understand that I should not insist on a hip roof if it is too expensive, and a gable roof would also work
- That I really only need living room, dining room, kitchen, and bathroom on the ground floor
- That every change to the building plan does not just have two-dimensional effects like in Tetris but four-dimensional ones (height, width, top/bottom, and comfort factor [the most difficult point for me])
- That I do not need a separate laundry room
- etc.
- Additional note from y.p.g regarding the parapet height (my goodness, what a &$)§/"%)
ypg schrieb:
The fifth: Windows! Windows on the upper floor eaves side (that’s my assumption, hence my guess about the two-story design and the assumption that something is wrong there) … and windows on the gable side. Are they at floor level in your design? You will not be able to build or approve any of those windows like that (parapet guard 90cm (35 inches)) … Dormers in turn reduce the allowed 2/3 negatively. I’ll show you where there are problems with the parapet and upper line.Sorry, but I thought that with a hip roof or gable roof you don’t need gable walls, big sorry. The note about the parapet guard of 90cm (35 inches)—is that a general regulation? My exterior wall would be almost 1.50m (59 inches) high (That is the parapet height, right?) I wanted to do it like the picture below, only with a higher wall (like in my first draft).I thought a smaller roof pitch automatically results in a larger window area. 🙂 Thanks again for the info—is this a regional regulation or where can one find such information?
Just for @Gregor_K, a draft with three children's rooms and a study, but unfortunately without a separate apartment, which I am missing. Here, I have also adopted a few new basic principles.
Have you ever looked inside a room with a window that has a sill height of about 70-90 cm (28-35 inches), and where the window itself ends at a maximum height of 150 cm (59 inches)? You enter the room and can't see outside because the window frame—and that’s just the frame, not even the glass—ends roughly at chest level.
So you should definitely check this again and visit model homes for reference.
So you should definitely check this again and visit model homes for reference.
Koehler schrieb:
Just for @Gregor_K, a draft layout for 3 children's bedrooms and a home office, but unfortunately without a granny flat, which I personally miss.
However, I have also applied a few new basic principles here.
Apart from the fact that I also think it’s a pity to take away any say from the possible future wife –
one user had attached a mother-in-law bungalow to his regular house. I thought that had charm: you still have the floor plan of a normal house but with a granny flat on the ground floor. Your plot is not small, after all.
W
WilderSueden14 Sep 2022 22:09Koehler schrieb:
[IMG alt="1663180324865.png"]https://www.hausbau-forum.de/attachments/1663180324865-png.74945/[/IMG]I had a similar idea in mind once. (Is that from the Schwörerhaus catalog?) Luckily, a sales representative talked me out of it. You can only see inside through the windows, but not outside. That only works if you care about the exterior appearance. If you want something practical for yourself, either build a full additional floor or invest the money in roof windows.Ysop*** schrieb:
Apart from the fact that I also find it unfortunate to take away any say from the possible future wife -I don’t see it that critically. She will get to know him that way and then decide for or against it 😉Similar topics