ᐅ Floor Plan Discussion: Single-Family House with Separate Living Units
Created on: 20 Nov 2023 14:45
B
burnhardDear community,
I would like to share our planning with you and invite discussion. We are open to criticism, as we have been working on this project for some time. A particularly important aspect for us is the potential future division into separate living units. Among our friends, we often see conversions, and we aim to achieve this without major renovations such as adding external staircases or demolishing the existing staircase. Your opinions and suggestions are very welcome.
Development Plan / Restrictions
Plot size: ~700m² (8,400 sq ft)
Slope: Height difference street to rear property boundary 50cm (20 inches)
Floor area ratio: 0.4
Building area, building line and boundary:
Building line 5m (16 ft), setback 3/4 of eaves height,
Edge development: garage 1m (3 ft)
Number of parking spaces: 2
Roof type: Gable roof 30°
Orientation: Roof: NW-SE
Maximum heights / limits:
Eaves height max. 6.5m (21 ft), ridge height 9.5m (31 ft)
Client Requirements
Basement, floors: Basement, ground floor (GF), upper floor (UF), attic
Number of people, age: A couple (27 & 30), 2 children planned
Space requirement on GF and UF: ~each 90m² (970 sq ft)
Office: For family use and home office possible
Annual overnight guests: 5–10
Closed architecture
Conservative construction style
Open kitchen
Number of dining seats: 6–10
Fireplace
Balcony
Garage
Utility garden
House Design
Self-designed, with architect consultation
What do you particularly like? Why?
Living room – cozy
Hallway – bright
Entrance area – spacious
Corner windows
What do you not like? Why?
Lighting in the bathrooms on the ground floor
Price estimate according to architect/planner: 600,000€
Preferred heating system:
Geothermal with horizontal trench collector
Controlled mechanical ventilation, later with suspended ceiling in the hallway
Why did the design turn out as it is?
We want to keep the floor plan flexible during planning, to potentially separate it later into 2–3 apartments without major renovation work.
For this reason, the staircase (basement to attic) was positioned at the edge, so it can later be used as a separate entrance.
Our room program:
Basement:
Utility room, technical room, workshop, hobby/party room, possibly sauna & shower
Ground Floor (GF):
Dining kitchen & living room, separable with sliding door.
We gave up on a pantry in this version because, based on our experience, large cabinets suffice, and there is enough storage space for drinks etc. in the basement
Tiled stove, heatable from the hallway
Guest room
Small bathroom and toilet
Upper Floor (UF):
2 children’s rooms
Master bedroom with dressing room
Office
Bathroom & toilet
Attic:
Possible future expansion
Garage:
2 vehicles, storage space
Entrance area:
Glass element outside between garage and canopy
Thank you very much!
I would like to share our planning with you and invite discussion. We are open to criticism, as we have been working on this project for some time. A particularly important aspect for us is the potential future division into separate living units. Among our friends, we often see conversions, and we aim to achieve this without major renovations such as adding external staircases or demolishing the existing staircase. Your opinions and suggestions are very welcome.
Development Plan / Restrictions
Plot size: ~700m² (8,400 sq ft)
Slope: Height difference street to rear property boundary 50cm (20 inches)
Floor area ratio: 0.4
Building area, building line and boundary:
Building line 5m (16 ft), setback 3/4 of eaves height,
Edge development: garage 1m (3 ft)
Number of parking spaces: 2
Roof type: Gable roof 30°
Orientation: Roof: NW-SE
Maximum heights / limits:
Eaves height max. 6.5m (21 ft), ridge height 9.5m (31 ft)
Client Requirements
Basement, floors: Basement, ground floor (GF), upper floor (UF), attic
Number of people, age: A couple (27 & 30), 2 children planned
Space requirement on GF and UF: ~each 90m² (970 sq ft)
Office: For family use and home office possible
Annual overnight guests: 5–10
Closed architecture
Conservative construction style
Open kitchen
Number of dining seats: 6–10
Fireplace
Balcony
Garage
Utility garden
House Design
Self-designed, with architect consultation
What do you particularly like? Why?
Living room – cozy
Hallway – bright
Entrance area – spacious
Corner windows
What do you not like? Why?
Lighting in the bathrooms on the ground floor
Price estimate according to architect/planner: 600,000€
Preferred heating system:
Geothermal with horizontal trench collector
Controlled mechanical ventilation, later with suspended ceiling in the hallway
Why did the design turn out as it is?
We want to keep the floor plan flexible during planning, to potentially separate it later into 2–3 apartments without major renovation work.
For this reason, the staircase (basement to attic) was positioned at the edge, so it can later be used as a separate entrance.
Our room program:
Basement:
Utility room, technical room, workshop, hobby/party room, possibly sauna & shower
Ground Floor (GF):
Dining kitchen & living room, separable with sliding door.
We gave up on a pantry in this version because, based on our experience, large cabinets suffice, and there is enough storage space for drinks etc. in the basement
Tiled stove, heatable from the hallway
Guest room
Small bathroom and toilet
Upper Floor (UF):
2 children’s rooms
Master bedroom with dressing room
Office
Bathroom & toilet
Attic:
Possible future expansion
Garage:
2 vehicles, storage space
Entrance area:
Glass element outside between garage and canopy
Thank you very much!
burnhard schrieb:
We want to keep the floor plan flexible during the planning phase so that it can later be separated if needed, to create 2-3 apartments without major renovation work.You can find a related "sister thread" here https://www.hausbau-forum.de/threads/grundriss-um-erst-zu-bewohnen-dann-vermieten-aber-wie.46396/#post-646096 – also with a reference to the semi-detached two-family house by the brothers @i_b_n_a_n – see: https://www.hausbau-forum.de/threads/doppelhaushaelfte-mit-2-3-wohneinheiten.46020/page-3#post-639790 (as a poor substitute for the original thread which has mysteriously disappeared).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
In which room do you plan to sleep in case of a split?
Where have you planned the kitchen upstairs?
How are you handling the connections and the room layout?
How many parking spaces do you need for 2 residential units? You should also consider how they fit on the property.
What kind of furniture is in the living area towards the dining space?
The dining area is tight.
There is a lot of hallway space, and the bathroom on the ground floor is small; the toilet feels cramped.
I find the budget too low for 3 floors.
Where have you planned the kitchen upstairs?
How are you handling the connections and the room layout?
How many parking spaces do you need for 2 residential units? You should also consider how they fit on the property.
What kind of furniture is in the living area towards the dining space?
The dining area is tight.
There is a lot of hallway space, and the bathroom on the ground floor is small; the toilet feels cramped.
I find the budget too low for 3 floors.
I can only refer to this here
https://www.hausbau-forum.de/threads/grundriss-um-erst-zu-bewohnen-dann-vermieten-aber-wie.46396/#post-646096
And where would the tenants park then?
How many residential units are allowed? More than two would be a multi-family house, and the lot is probably not intended for that.
Regarding the single-family house draft: North is sometimes front, sometimes back!
Kitchen is too small, insufficient storage space, no storage room on the ground floor.
A toilet separated from a washing facility is less suitable for elderly or ill people; I am not a fan of such separation.
A chimney isn’t built through a wall but attached to it. Essentially, there will be a flue pipe going through.
The staircase area is well designed for separation. However, that may also be because you are somewhat generous with the square meters in the hallway.
With your budget and requirements, I don’t see a basement.
https://www.hausbau-forum.de/threads/grundriss-um-erst-zu-bewohnen-dann-vermieten-aber-wie.46396/#post-646096
burnhard schrieb:
We want to keep the floor plan flexible during the design phase so that it can potentially be separated later to create 2-3 apartments without significant remodeling.
And where would the tenants park then?
burnhard schrieb:
Zoning plan / restrictions
How many residential units are allowed? More than two would be a multi-family house, and the lot is probably not intended for that.
Regarding the single-family house draft: North is sometimes front, sometimes back!
Kitchen is too small, insufficient storage space, no storage room on the ground floor.
A toilet separated from a washing facility is less suitable for elderly or ill people; I am not a fan of such separation.
A chimney isn’t built through a wall but attached to it. Essentially, there will be a flue pipe going through.
The staircase area is well designed for separation. However, that may also be because you are somewhat generous with the square meters in the hallway.
With your budget and requirements, I don’t see a basement.
Dear community,
Thank you very much for your responses!
In the guest room.
Where is the kitchen planned upstairs?
Master bedroom + storage room.
How are you handling the utility connections and room layout?
One meter box per floor.
In the upper floor, the kitchen connections are planned in the storage room.
In the attic, water connections and empty conduits will be prepared.
How many parking spaces do you need for two residential units? Keep in mind they need to fit on the property.
Theoretically 1 to 2 per unit. If more parking spaces are needed, it is possible to arrange them in front of the house and widen the driveway (this is feasible as it is a secondary street).
What kind of furniture is in the living area towards the dining space?
If we mean the same, they are tall cabinets or a display cabinet.
The dining area is tight.
How large would you make the dining area?
Currently, it measures 270cm x 400cm (106 inches x 158 inches).
Lots of hallway space and the bathroom on the ground floor is small; the WC feels cramped.
Probably an additional 10cm (4 inches) in the bathroom and WC wouldn’t hurt.
The hallway is generous, that’s true.
This should not cause any problems with the local authorities.
Regarding the design of a single-family house: North is sometimes at the front, sometimes at the back!
Could you please clarify this for me?
Kitchen too small, not enough storage space, no storage room on the ground floor.
So far, we had considered the kitchen large enough; I will reconsider this, thank you!
Storage is planned in the form of tall cabinets in the kitchen-dining area, a 60cm (24 inches) cabinet near the stairs.
Additional built-in storage in the hallway area and to the left of the entrance is also planned.
A toilet outside of a washroom is less suitable for elderly or sick people; I am not a fan of this kind of separation.
There are two opinions on this—we want to absolutely avoid a separated WC in the bathroom.
A fireplace is not installed through a wall but is attached to it. Ultimately, a flue pipe passes through.
To my knowledge, such a setup is possible; it requires a small ceiling opening at wall level. The walls will be built up around the prefabricated fireplace.
The staircase area is well designed for separation. This may also be because you are somewhat generous with the square meters in the hallway.
I am also not a fan of a design staircase in the middle of the living area.
Furthermore, I want the possibility to close off the upper floor with a door.
On one hand, so cats don’t come into the sleeping area at night for a 3 a.m. visit or to request an early breakfast.
Thank you & best regards,
Bernhard
Thank you very much for your responses!
11ant schrieb:Thanks for the links; I find the discussions in the first thread very interesting!
There is a related "sister thread" here
https://www.hausbau-forum.de/threads/grundriss-um-erst-zu-bewohnen-dann-vermieten-aber-wie.46396/#post-646096 – also with reference to the duplex house by the brothers @i_b_n_a_n – see: https://www.hausbau-forum.de/threads/doppelhaushaelfte-mit-2-3-wohneinheiten.46020/page-3#post-639790 (a poor substitute for the original thread that disappeared).
haydee schrieb:Which room will you sleep in if the house is divided?
....
In the guest room.
Where is the kitchen planned upstairs?
Master bedroom + storage room.
How are you handling the utility connections and room layout?
One meter box per floor.
In the upper floor, the kitchen connections are planned in the storage room.
In the attic, water connections and empty conduits will be prepared.
How many parking spaces do you need for two residential units? Keep in mind they need to fit on the property.
Theoretically 1 to 2 per unit. If more parking spaces are needed, it is possible to arrange them in front of the house and widen the driveway (this is feasible as it is a secondary street).
What kind of furniture is in the living area towards the dining space?
If we mean the same, they are tall cabinets or a display cabinet.
The dining area is tight.
How large would you make the dining area?
Currently, it measures 270cm x 400cm (106 inches x 158 inches).
Lots of hallway space and the bathroom on the ground floor is small; the WC feels cramped.
Probably an additional 10cm (4 inches) in the bathroom and WC wouldn’t hurt.
The hallway is generous, that’s true.
ypg schrieb:How many residential units are permitted? More than two would be a multi-family house, and the plot is probably not suitable for that.
....
This should not cause any problems with the local authorities.
Regarding the design of a single-family house: North is sometimes at the front, sometimes at the back!
Could you please clarify this for me?
Kitchen too small, not enough storage space, no storage room on the ground floor.
So far, we had considered the kitchen large enough; I will reconsider this, thank you!
Storage is planned in the form of tall cabinets in the kitchen-dining area, a 60cm (24 inches) cabinet near the stairs.
Additional built-in storage in the hallway area and to the left of the entrance is also planned.
A toilet outside of a washroom is less suitable for elderly or sick people; I am not a fan of this kind of separation.
There are two opinions on this—we want to absolutely avoid a separated WC in the bathroom.
A fireplace is not installed through a wall but is attached to it. Ultimately, a flue pipe passes through.
To my knowledge, such a setup is possible; it requires a small ceiling opening at wall level. The walls will be built up around the prefabricated fireplace.
The staircase area is well designed for separation. This may also be because you are somewhat generous with the square meters in the hallway.
I am also not a fan of a design staircase in the middle of the living area.
Furthermore, I want the possibility to close off the upper floor with a door.
On one hand, so cats don’t come into the sleeping area at night for a 3 a.m. visit or to request an early breakfast.
Thank you & best regards,
Bernhard
burnhard schrieb:
Which room do you want to sleep in if the space is divided?
In the guest room.The room is way too small at 3 x 3.2 m (10 x 10.5 ft) for a double bed and a wardrobe… try furnishing it accordingly.burnhard schrieb:
Kitchen is too small, not enough counter space, no storage room on the ground floor.
So far, we have considered the kitchen to be large.A kitchen area of 3.2 x 2.9 m (10.5 x 9.5 ft), plus a dining area only 4 x 2.7 m (13 x 9 ft) (the critical dimension is the 2.7 m), is not generous at all 😉 Given these conditions, it’s more like a single-person kitchen. Overall, I find the layout poor in terms of usability, especially since the combined dining/cooking area is supposed to be 26 sqm (280 sq ft).burnhard schrieb:
Where is the kitchen upstairs planned?
Parents’ bedroom + storage room.What is supposed to fit there? Living, dining, cooking? It’s a shame the balcony isn’t located there. By the way, I already find the sleeping area layout unfavourable—there’s a passageway next to the headboard, and the bed space itself is just barely enough, despite the corner window.burnhard schrieb:
Regarding the single-family house design: North is sometimes shown at the front, sometimes at the back!
Could you explain that in more detail?Then compare the north arrow on the floor plans with the labels on the elevations.-----------
In general, almost 190 sqm (2045 sq ft) plus a basement are planned here. Children are expected, but unfortunately there are no specific notes in the checklist about the actual use of the two planned office/guest areas on their own.
For the potential of two separate living units, the staircase area is now quite “external.” Laundry in the basement means real detours, as do all trips between floors in general.
I think this could be planned more efficiently and compactly… just my opinion.
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