ᐅ A genuine two-family house with similarly sized living areas
Created on: 13 May 2021 16:44
C
CleoBau
Hello 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:
So it should be done properly, not just superficially.
A zero-barrier design helps with planning.
Hanse Haus offers an accessible bungalow that even works fairly well. Bungalow 133. Instead of a storage room, it has a staircase.
Take the floor plan and draw in all the desired or existing furniture to scale. Use a compass to check if the turning radii are sufficient. Without measurements, we can’t say much about it.
Actually, you need a bungalow.
Your budget is set too low.
A zero-barrier design helps with planning.
Hanse Haus offers an accessible bungalow that even works fairly well. Bungalow 133. Instead of a storage room, it has a staircase.
Take the floor plan and draw in all the desired or existing furniture to scale. Use a compass to check if the turning radii are sufficient. Without measurements, we can’t say much about it.
Actually, you need a bungalow.
Your budget is set too low.
CleoBau schrieb:
The attic floor would be the level above the stairs, which provides a ceiling height of 2.1m (7 feet). No contractor will build that for you, and no building permit / planning permission will allow it. Sorry, but construction is not a matter of wishful thinking where you can just talk through everything that doesn’t work.
Your calculations also don’t work:
Basement with living spaces
4 flights of stairs
Complex, expensive mansard roof
Dormers
Light wells
Loggia
KfW40 (energy standard)
CleoBau schrieb:
Yes, I didn’t draw the roof slopes. In a sketch, not showing them is forgivable. However, you actually ignored them… Attics naturally get smaller and often have no exterior walls anymore.
You are mistaken about the cardinal directions… may I ask how old you are? I consider this a bit of “student-level” creativity 😀
P.S. a maximum of about 2-3 steps can be covered. Without measurements, you cannot even estimate the length of your stairs…
I also consider a duplex to be sensible—and not out of the question. A tower made of two maisonettes wouldn’t occur to me. I would recommend linking "KfW40" and "no prefab house" more with OR than AND. Timber frame panel builders offer that option much more often than solid construction builders. The internal stairs don’t work, and overall, in my opinion, the design can be described as a "staircase house." Is the "budget" actually meant to refer to the sale price per apartment?
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https://www.linkedin.com/company/bauen-jetzt/
ypg schrieb:
I consider this a bit of youthful imagination 😀kbt09 schrieb:
And, attic. Max ceiling height 210 cm (83 inches) ... you’re not serious, are you?H
hanghaus200014 May 2021 08:01I would also suggest a semi-detached house. But significantly scaled down. 2 × 140 m2 (2 × 1500 sq ft) should be sufficient. Probably still not within the budget, though.
Is there a site plan with dimensions?
I'll ask again: zoning plan / development plan or Section 34 approval?
Is there a site plan with dimensions?
I'll ask again: zoning plan / development plan or Section 34 approval?
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