ᐅ A genuine two-family house with similarly sized living areas
Created on: 13 May 2021 16:44
C
CleoBauHello everyone,
First, our objectives and the facts, followed by our questions. We look forward to your feedback :-)
Thank you very much.
Objectives:
A two-family house designed for families with maximum functional use; optimal utilization of living space on the plot and adherence to the building regulations; equal living conditions for both households regarding natural light (south-facing living rooms, light wells for the basement) and comfort; compliance with KfW40 energy efficiency standards.
Building Regulations / Restrictions
Plot size: 810 m² (18x45 m (59x148 feet), rectangular, narrow side facing the street and aligned north/south; no trees, shrubs, etc.)
Neighboring buildings: Detached houses
Terrain: flat, no slope
Site coverage ratio (/building footprint ratio): 0.2, with a possible extension “up to a site coverage ratio of 0.5”
Floor area ratio: 0.4
Building envelope: 12x40 m (39x131 feet); building line and boundary: minimum 5.0 m (16 feet) distance between public road and main building or garages, and 3.0 m (10 feet) to every neighboring plot; maximum footprint of 120 m² (1,292 sq ft)
Edge development: no specification
Number of parking spaces: no specification
Number of floors: 2 full stories
Roof type: no requirement; in the street there are mansard roofs, gable roofs, hip roofs, and gambrel roofs
Architectural style: none specified; houses in the street vary from Italian-style cottages to brick bungalows
Orientation: not specified
Maximum heights / limits: base height max. 0.80 m (2.6 feet); eaves height max. 4.30 m (14 feet); ridge height max. 8.80 m (29 feet) measured to the nearest manhole cover (approximately standard curb depth, around 20 cm (8 inches))
Other requirements: tree planting on the plot, currently not relevant for the building design
Client Requirements
Style, roof type, building type: none specified, preferably mansard roof for better use of the attic
Basement, floors: fully finished and usable basement + 2 full stories + attic
Number of people, age group: 2 families with 1–3 children each
Space requirements on ground and upper floors: 120–140 m² (1,292–1,507 sq ft) per apartment
Guest rooms per year: one guest room per unit would be nice
Open or closed design: open design (3 m (10 feet) boundary to neighbor’s plot must be respected on both sides, if that is what is meant)
Conservative or modern design: target is KfW40, solid construction (not prefab)
Open kitchen, kitchen island: currently undecided
Number of dining places: 6–8 people
Fireplace: no, not planned
Balcony, roof terrace: terrace for one unit and balcony for the other
Garage, carport: double garage + 2 open parking spaces (possibly carport?) with electric vehicle charging stations
Other: no specific ideas yet, starting with what is feasible within the framework conditions
House Design
Who created the plan: self-made using Roomsketcher
What do you like and why?: large sliding doors from kitchen to living room to create a kind of open plan kitchen/living area, but can be closed to avoid cooking smells; bathrooms about 10 m² (108 sq ft) each for comfortable size; lower apartment should be barrier-free
What do you dislike and why?: staircase on the 1st floor to attic intrudes into the guest room, which is somewhat inconvenient
Cost estimate by architect/planner: I estimate about 520,000 €
Preferred heating technology: ground-source heat pump
If you had to give up on something, which details or extensions
- Could give up: mansard roof if the required two apartments with approx. 120 m² each can be achieved otherwise
- Cannot give up: 2 apartments with at least 4 rooms each
Why is the design as it is now?
Objective: We reviewed floor plans of prefab houses and based ours on those and our current apartment.
What is the most important/basic question regarding the floor plan in 130 characters?
Is my assumption about the site coverage ratio and building regulations correct?
Our questions:
Images attached:
First, our objectives and the facts, followed by our questions. We look forward to your feedback :-)
Thank you very much.
Objectives:
A two-family house designed for families with maximum functional use; optimal utilization of living space on the plot and adherence to the building regulations; equal living conditions for both households regarding natural light (south-facing living rooms, light wells for the basement) and comfort; compliance with KfW40 energy efficiency standards.
Building Regulations / Restrictions
Plot size: 810 m² (18x45 m (59x148 feet), rectangular, narrow side facing the street and aligned north/south; no trees, shrubs, etc.)
Neighboring buildings: Detached houses
Terrain: flat, no slope
Site coverage ratio (/building footprint ratio): 0.2, with a possible extension “up to a site coverage ratio of 0.5”
Floor area ratio: 0.4
Building envelope: 12x40 m (39x131 feet); building line and boundary: minimum 5.0 m (16 feet) distance between public road and main building or garages, and 3.0 m (10 feet) to every neighboring plot; maximum footprint of 120 m² (1,292 sq ft)
Edge development: no specification
Number of parking spaces: no specification
Number of floors: 2 full stories
Roof type: no requirement; in the street there are mansard roofs, gable roofs, hip roofs, and gambrel roofs
Architectural style: none specified; houses in the street vary from Italian-style cottages to brick bungalows
Orientation: not specified
Maximum heights / limits: base height max. 0.80 m (2.6 feet); eaves height max. 4.30 m (14 feet); ridge height max. 8.80 m (29 feet) measured to the nearest manhole cover (approximately standard curb depth, around 20 cm (8 inches))
Other requirements: tree planting on the plot, currently not relevant for the building design
Client Requirements
Style, roof type, building type: none specified, preferably mansard roof for better use of the attic
Basement, floors: fully finished and usable basement + 2 full stories + attic
Number of people, age group: 2 families with 1–3 children each
Space requirements on ground and upper floors: 120–140 m² (1,292–1,507 sq ft) per apartment
Guest rooms per year: one guest room per unit would be nice
Open or closed design: open design (3 m (10 feet) boundary to neighbor’s plot must be respected on both sides, if that is what is meant)
Conservative or modern design: target is KfW40, solid construction (not prefab)
Open kitchen, kitchen island: currently undecided
Number of dining places: 6–8 people
Fireplace: no, not planned
Balcony, roof terrace: terrace for one unit and balcony for the other
Garage, carport: double garage + 2 open parking spaces (possibly carport?) with electric vehicle charging stations
Other: no specific ideas yet, starting with what is feasible within the framework conditions
House Design
Who created the plan: self-made using Roomsketcher
What do you like and why?: large sliding doors from kitchen to living room to create a kind of open plan kitchen/living area, but can be closed to avoid cooking smells; bathrooms about 10 m² (108 sq ft) each for comfortable size; lower apartment should be barrier-free
What do you dislike and why?: staircase on the 1st floor to attic intrudes into the guest room, which is somewhat inconvenient
Cost estimate by architect/planner: I estimate about 520,000 €
Preferred heating technology: ground-source heat pump
If you had to give up on something, which details or extensions
- Could give up: mansard roof if the required two apartments with approx. 120 m² each can be achieved otherwise
- Cannot give up: 2 apartments with at least 4 rooms each
Why is the design as it is now?
Objective: We reviewed floor plans of prefab houses and based ours on those and our current apartment.
What is the most important/basic question regarding the floor plan in 130 characters?
Is my assumption about the site coverage ratio and building regulations correct?
Our questions:
- Site coverage ratio: Plot area 810 m² (8,715 sq ft) with a site coverage ratio of 0.2 (=162 m² (1,743 sq ft)); limit: footprint for single-family house max. 120 m² (1,292 sq ft). What can be included in the remaining 42 m² (452 sq ft) difference (balconies, bay windows, light wells, courtyards, terraces…)?
- Extended site coverage ratio: for garages, etc., “site coverage ratio may be exceeded up to 0.5.” How is this calculated? Half of the plot area (405 m² (4,359 sq ft)), half of the plot area minus the original site coverage (405–162 = 243 m² (2,616 sq ft)), half of the site coverage ratio (81 m² (872 sq ft)), or half the footprint of the house (60 m² (646 sq ft))?
- How are light wells (planted embankments, not attached cellar shafts) for basement illumination counted, under site coverage ratio or extended site coverage ratio?
- How are balconies and overhanging bay windows counted?
- What wall thicknesses should we expect for exterior walls (KfW40 standard with brick veneer) and interior walls?
Images attached:
And forgetting to include the street and north arrow on the site plan....
However, everything will probably fail because of the staircase... Outside 404cm (159 inches) - wall thickness 93cm (37 inches) = 311cm (122 inches) available for the staircase, which remains the main traffic route (including furniture transport, kitchen countertops, etc.) for a two-family house.
However, everything will probably fail because of the staircase... Outside 404cm (159 inches) - wall thickness 93cm (37 inches) = 311cm (122 inches) available for the staircase, which remains the main traffic route (including furniture transport, kitchen countertops, etc.) for a two-family house.
H
hanghaus200013 May 2021 19:09Is there a zoning plan?
Please mark the plot of land on the aerial image.
A plan of the plot? Preferably from the geoportal. At least you can see where north is.
If it is a §34 case, then photos of the neighboring buildings are important.
Please mark the plot of land on the aerial image.
A plan of the plot? Preferably from the geoportal. At least you can see where north is.
If it is a §34 case, then photos of the neighboring buildings are important.
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