ᐅ A three-family house planned without a basement—your feedback on my floor plan.
Created on: 14 Sep 2018 11:50
T
tumaaHello everyone,
First of all, thank you for letting me join the forum 🙂.
We (parents and 3 children, aged 10, 8, and 3) have bought a plot of land.
Size: 1170 m² (12,573 sq ft)
Special feature: commercial area
Building project: a three-family house with approximately 300 m² (3,229 sq ft), about 150 m² (1,615 sq ft) for us on the ground floor, and around 73 m² (786 sq ft) for each unit on the upper floor.
There is a single-family house on the plot, which is planned to be demolished.
The preliminary building approval was already positive.
At first, it was planned (I hadn’t really thought about it) that the new building would be constructed on the footprint of the old one.
Then I consulted an architect.
He recommended moving the new building further back on the plot (further north).
Reason:
+ The rear part of the plot is wider, which is better for the building
+ Making better use of the south-facing side for the living and dining area would be more efficient 🙂, plus my wife has a cooking channel with frequent video recordings, so she needs a lot of natural light. (This is very important for us)
We then inquired at the building authority, but the idea was rejected.
Reason: since it is a commercial area, the new building must be constructed on the footprint of the old one. Otherwise, the building office must consider that neighbors might take legal action.
Right next door is a joinery workshop, but production takes place on the other side, so only the warehouse is adjacent. The joiner initially wanted to buy the plot as well; we then received the agreement.
The plot is basically on a corner, separated from the next neighbors by a small path.
My idea was perhaps to get a written confirmation from the neighbors, including the joiner 🙂, stating that they agree with moving the new building further back (see attachment "Site Plan 2"). There is basically no objection; no one would be disturbed (e.g., no loss of view, etc.), and it will be built anyway 🙂.
Otherwise, I would have to stick to the first site plan.
There is also a preliminary floor plan (see attachment).
Another idea: the attic (roof shapes are not specified) could later be used as living space, for example for our son; however, it may only be considered “extended living space” according to the building authority. We are building without a basement, so the attic could initially be used as additional storage.
Question:
- What do you think of our design? At first glance, we like it, but what would you do differently and why?
or
- How else could the house be well positioned?
- Since two rental apartments are planned, what else should be considered, for example regarding privacy?
I’m new to this topic, so please be understanding if I forgot something 🙂.
Thank you in advance and I’m looking forward to your feedback 🙂!!!
First of all, thank you for letting me join the forum 🙂.
We (parents and 3 children, aged 10, 8, and 3) have bought a plot of land.
Size: 1170 m² (12,573 sq ft)
Special feature: commercial area
Building project: a three-family house with approximately 300 m² (3,229 sq ft), about 150 m² (1,615 sq ft) for us on the ground floor, and around 73 m² (786 sq ft) for each unit on the upper floor.
There is a single-family house on the plot, which is planned to be demolished.
The preliminary building approval was already positive.
At first, it was planned (I hadn’t really thought about it) that the new building would be constructed on the footprint of the old one.
Then I consulted an architect.
He recommended moving the new building further back on the plot (further north).
Reason:
+ The rear part of the plot is wider, which is better for the building
+ Making better use of the south-facing side for the living and dining area would be more efficient 🙂, plus my wife has a cooking channel with frequent video recordings, so she needs a lot of natural light. (This is very important for us)
We then inquired at the building authority, but the idea was rejected.
Reason: since it is a commercial area, the new building must be constructed on the footprint of the old one. Otherwise, the building office must consider that neighbors might take legal action.
Right next door is a joinery workshop, but production takes place on the other side, so only the warehouse is adjacent. The joiner initially wanted to buy the plot as well; we then received the agreement.
The plot is basically on a corner, separated from the next neighbors by a small path.
My idea was perhaps to get a written confirmation from the neighbors, including the joiner 🙂, stating that they agree with moving the new building further back (see attachment "Site Plan 2"). There is basically no objection; no one would be disturbed (e.g., no loss of view, etc.), and it will be built anyway 🙂.
Otherwise, I would have to stick to the first site plan.
There is also a preliminary floor plan (see attachment).
Another idea: the attic (roof shapes are not specified) could later be used as living space, for example for our son; however, it may only be considered “extended living space” according to the building authority. We are building without a basement, so the attic could initially be used as additional storage.
Question:
- What do you think of our design? At first glance, we like it, but what would you do differently and why?
or
- How else could the house be well positioned?
- Since two rental apartments are planned, what else should be considered, for example regarding privacy?
I’m new to this topic, so please be understanding if I forgot something 🙂.
Thank you in advance and I’m looking forward to your feedback 🙂!!!
I wouldn’t place my bedroom between the kids’ rooms but rather downstairs in the corner next to the bathroom.
I don’t want to be overheard from all sides, and besides, the kids will probably find it really embarrassing at some point 😉
The bathroom also seems small for five people.
I would consider turning the storage room into a second bathroom with a shower, or at least enlarge the guest toilet and add a shower.
The hallway also seems too small to store coats and shoes for five people. If the living room door weren’t in that corner upstairs, there would be more space.
I would probably skip the counter and instead make the dining area bigger—six seats, you are already five, so there wouldn’t be room for guests otherwise.
That’s just my initial impression; I’m sure there’s more to consider 😉
I don’t want to be overheard from all sides, and besides, the kids will probably find it really embarrassing at some point 😉
The bathroom also seems small for five people.
I would consider turning the storage room into a second bathroom with a shower, or at least enlarge the guest toilet and add a shower.
The hallway also seems too small to store coats and shoes for five people. If the living room door weren’t in that corner upstairs, there would be more space.
I would probably skip the counter and instead make the dining area bigger—six seats, you are already five, so there wouldn’t be room for guests otherwise.
That’s just my initial impression; I’m sure there’s more to consider 😉
First of all, furnish everything with realistic furniture sizes. I only look at the dining table and then close the plan quickly 😉 ... how is one supposed to get out to the terrace like that?
The bedroom is probably just over 3 meters (about 10 feet) wide. Quite tight next to the bed.
The external dimensions of 12.5 x 15 meters (41 x 49 feet) are rather impractical, especially for the living area. You can also see this in the floor plan ... a large unused space, while the kitchen and dining area are cramped.
The utility room should be accessible from the hallway, at least to reach the main connections. Consider heating equipment if you are on vacation, the tenant must also have access to the rooms. Or the electric meter, etc.
Was an architect involved?
The bedroom is probably just over 3 meters (about 10 feet) wide. Quite tight next to the bed.
The external dimensions of 12.5 x 15 meters (41 x 49 feet) are rather impractical, especially for the living area. You can also see this in the floor plan ... a large unused space, while the kitchen and dining area are cramped.
The utility room should be accessible from the hallway, at least to reach the main connections. Consider heating equipment if you are on vacation, the tenant must also have access to the rooms. Or the electric meter, etc.
Was an architect involved?
Climbee schrieb:
Why a three-family house? Is there a specific reason for that?
Do you really want to always have tenants "walking all over you"?
Are you serious about a family of five with only one 6m² (65 sq ft) bathroom?I am basically the sole earner and want a monthly income support; in the long run, it should pay off (according to the financial advisor). Of course, you also have to be lucky with tenants, but I get better conditions because of it.
We also considered that if the kids want to do certain things when they become adults but still want to stay with us, each could take an apartment. Otherwise, my wife and I would move into one of the smaller apartments upstairs and rent out the lower unit, which would be too large for us.
About the bathroom: it’s hard to say how else we could do it:
- One less room (if the attic is being converted anyway)?
- We don’t spend much time in the bathroom at the moment; of course, that might change with the kids. :-)
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kbt09 schrieb:
Was an architect involved?Yes, an architect was involved :-( but that’s why I wanted to check again; I will definitely discuss this again.
Thanks in advance.
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