ᐅ House and Parking Layout – Small Plot – House with Granny Flat
Created on: 7 Jan 2024 01:37
F
FXB2812
Hello everyone,
first of all, thanks to the forum, it’s fun to follow along!
Here is the preliminary information about my project, where available:
Development Plan / Restrictions
Plot size – 342 sqm (3680 sq ft)
Slope – no
Site coverage ratio – 0.4
Floor area ratio – 0.6
Building envelope, building line, and boundary – see image
Edge setbacks – 3 m (10 ft) distance from the street
Number of parking spaces – 3 (due to basement apartment; regulations of § 19 paragraph 4 of the land use ordinance will apply)
Number of floors – 2
Roof style – free choice
Architectural style – to be determined
Orientation – see image
Maximum heights / limits – to be determined
Other requirements – keep driveway to garage free for 5.5 m (18 ft) from the property line
Requirements from the Clients
Architectural style, roof type, building type – flat roof and loggia currently of interest. Solid construction
Basement, floors – basement, ground floor, upper floor
Number of occupants, ages – 2 adults in their 30s, 2 small children, plus parents-in-law in the basement unit, both around 60 years old
Space needs on ground and upper floors – currently considering bedrooms on the ground floor and living/dining areas on the upper floor
Office: family use or home office? – optional separate home office room
Overnight guests per year – should be possible, solutions will be found
Open or closed architecture – to be determined
Traditional or modern construction – to be determined
Open kitchen, kitchen island – open kitchen; kitchen island not necessary
Number of dining seats – 6 regularly, 10-12 when guests, also with improvised seating
Fireplace – no
Music/sound wall – not a priority
Balcony, roof terrace – loggia interesting but not essential
Garage, carport – 1 garage, 2 carports/parking spaces
Utility garden, greenhouse – no
Other wishes / special features / daily routine, also reasons why certain things should or shouldn’t be – We were inspired by the Artis 301 model from Fingerhaus for the loggia and the idea of placing living and dining space on the upper floor.
The house planning will start in the next days and weeks. Since no rooms are planned yet, I would first like to focus on the surroundings, especially the integration of the garage and parking spaces.
As a basis for discussion, you will find some initial options illustrated here. The house dimensions are still flexible at this stage. One idea is to combine a carport with the covered entrance area, positioning it directly in front of the garage. This carport, however, would not count as an official parking space, so the other two (if approved by the municipality) could also be used for turning on the property.
How would you arrange and design the parking spaces and house layout in a practical way?
Thanks in advance for your feedback. If anything is unclear, please just let me know!
Good luck
first of all, thanks to the forum, it’s fun to follow along!
Here is the preliminary information about my project, where available:
Development Plan / Restrictions
Plot size – 342 sqm (3680 sq ft)
Slope – no
Site coverage ratio – 0.4
Floor area ratio – 0.6
Building envelope, building line, and boundary – see image
Edge setbacks – 3 m (10 ft) distance from the street
Number of parking spaces – 3 (due to basement apartment; regulations of § 19 paragraph 4 of the land use ordinance will apply)
Number of floors – 2
Roof style – free choice
Architectural style – to be determined
Orientation – see image
Maximum heights / limits – to be determined
Other requirements – keep driveway to garage free for 5.5 m (18 ft) from the property line
Requirements from the Clients
Architectural style, roof type, building type – flat roof and loggia currently of interest. Solid construction
Basement, floors – basement, ground floor, upper floor
Number of occupants, ages – 2 adults in their 30s, 2 small children, plus parents-in-law in the basement unit, both around 60 years old
Space needs on ground and upper floors – currently considering bedrooms on the ground floor and living/dining areas on the upper floor
Office: family use or home office? – optional separate home office room
Overnight guests per year – should be possible, solutions will be found
Open or closed architecture – to be determined
Traditional or modern construction – to be determined
Open kitchen, kitchen island – open kitchen; kitchen island not necessary
Number of dining seats – 6 regularly, 10-12 when guests, also with improvised seating
Fireplace – no
Music/sound wall – not a priority
Balcony, roof terrace – loggia interesting but not essential
Garage, carport – 1 garage, 2 carports/parking spaces
Utility garden, greenhouse – no
Other wishes / special features / daily routine, also reasons why certain things should or shouldn’t be – We were inspired by the Artis 301 model from Fingerhaus for the loggia and the idea of placing living and dining space on the upper floor.
The house planning will start in the next days and weeks. Since no rooms are planned yet, I would first like to focus on the surroundings, especially the integration of the garage and parking spaces.
As a basis for discussion, you will find some initial options illustrated here. The house dimensions are still flexible at this stage. One idea is to combine a carport with the covered entrance area, positioning it directly in front of the garage. This carport, however, would not count as an official parking space, so the other two (if approved by the municipality) could also be used for turning on the property.
How would you arrange and design the parking spaces and house layout in a practical way?
Thanks in advance for your feedback. If anything is unclear, please just let me know!
Good luck
Costruttrice schrieb:
I find the plot completely unsuitable for the project because it is far too small. That’s also my impression.
FXB2812 schrieb:
Currently still the idea/fantasy to have bedrooms on the ground floor and living and dining areas upstairs Some thoughts are truly hard to understand.
FXB2812 schrieb:
Site coverage ratio – 0.4 The site coverage ratio is not the maximum footprint but the total area allowed to be sealed, including terraces, garages, and driveways. This of course includes the house itself, and if the roof overhang is 50cm (20 inches) or more, that area also counts as sealed surface.
That many plans additionally allow for a second site coverage ratio for driveways and garages is another matter.
It’s simply a matter of trying to squeeze a house onto a rather modest-sized plot.
FXB2812 schrieb:
happy to improvise as well FXB2812 schrieb:
should be possible but you’ll find solutions here So, not only do you have to improvise functions inside the house, but you also have to consider whether the secondary apartment and the main residence can be built properly at all, so that all essential needs can actually be met.
The parents are 60 years old and therefore in a phase of life with specific space requirements and lifestyle expectations. If that is different, please explain. Otherwise, I would count minimum room sizes as 35 sqm (375 sq ft) for the main living area, 15 sqm (160 sq ft) for the bedroom, 8 sqm (85 sq ft) for the bathroom, 6 sqm (65 sq ft) for the hallway, 8 sqm (85 sq ft) for the kitchen, and 2 sqm (20 sq ft) for storage – a total of 75 sqm (807 sq ft) already without barrier-free considerations. There is no office or multi-purpose room included. Walls come on top of that.
And you are cramming four people onto the remaining floor area of a total of 200 sqm (2,150 sq ft): 35 sqm (375 sq ft) living room, 15 sqm (160 sq ft) bedroom, 3 sqm (32 sq ft) WC, 8 sqm (85 sq ft) bathroom, two children’s rooms totaling 25 sqm (270 sq ft), hallway with staircase taking another 16–20 sqm (170–215 sq ft)...
Of course, theoretically, you can build upwards: if the attic is not a full storey, there could be space there for the children or the parents. How the setback requirements affect the distance to the property boundary would need to be checked by an architect.
The planned concept doesn’t even include terraces properly. One could be placed to the south, but where would the exit be for the second apartment, even as a balcony?
FXB2812 schrieb:
Style, roof shape, building type – flat roof and loggia currently interesting. Solid construction
Basement, storeys – basement, ground floor, upper floor At the moment, I don’t see basement and flat roof as viable options unless you have a substantial budget for the basement.
Just a thought: a two-family house, with the secondary apartment and technical room on the ground floor, main apartment upstairs, and sleeping area in a non-full storey attic with pitched roof. Balcony above the terrace of the ground-floor apartment.
But is that really what you want for a lot of money and without a real “single-family house with garden” feeling? I personally wouldn’t. A mid-terrace house or a 130 sqm (1,400 sq ft) apartment for around 600,000 euros might provide more quality of life than fitting everything tightly onto the plot without any garden greenery.
A
Allthewayup7 Jan 2024 13:27K a t j a schrieb:
Such general statements are, in my opinion, nonsense, because here it seems you can build upwards. You could just call it a two-family house then, and I agree with you on that. But I wouldn’t say it’s impossible. The question remains whether that is desirable. Maybe my statement was misunderstood.
And what’s the point of building upwards? Eventually, the parents, who might be 90 years old, will have to go upstairs to their apartment, or the 60-year-old “children.” In any case, sooner or later someone will curse this design when climbing stairs becomes a struggle. Not to mention that around 40% of the windows on the ground floor just overlook the car parking area. And who actually uses the garden then? A 50/50 split would be tricky with maybe 50cm (20 inches) of lawn. My idea of living in a single-family home is really something different. That’s how my post should be understood — I no longer doubt that, from a building permit / planning permission perspective, all of this could be allowed following the recent amendment regarding increased housing density in urban areas.
In the original poster’s position, I would rather look for a multi-generational home in the existing housing stock. For a new build, there would be far too many inconvenient and uncomfortable compromises for me, no matter how good my relationship with my parents is. There are always alternatives.
Allthewayup schrieb:
Perhaps my statement was misunderstood. Probably.
Allthewayup schrieb:
And what’s the point of building upwards? Eventually, the 90-year-old parents or the 60-year-old “children” will have to go upstairs to their apartment. Sooner or later, someone will curse this design when climbing the stairs becomes a burden. Elevators – that’s all possible. Then you could even consider putting grandma and grandpa in the attic with a balcony, while the young family gets garden access for the kids.
Allthewayup schrieb:
Not to mention about 40% of the windows on the ground floor (GF) only look out onto cars. And who actually uses the garden then? A 50/50 split might be entertaining with maybe 50sqm (540 sq ft) of lawn. Some hardly look outside anyway (with this plot you only look at the fence), and many don’t care much for a garden.
Allthewayup schrieb:
My idea of living in a detached house is really quite different. That’s how my post was meant to be understood – I no longer doubt whether building permits / planning permission would allow all of this since the recent amendment on densifying residential areas in urban regions. It wouldn’t be my style either, but one shouldn’t just think from their own perspective.
Thank you for the partly controversial discussion!
We are located in the commuter belt of a car city, with free market land prices around 800€/sqm (approximately 74 USD/sqft), while in the local resident model they are just over 450€/sqm (approximately 42 USD/sqft), making this option attractive. Plots on the “free” market are typically around 450-500sqm (approximately 4844-5382 sqft), which means the additional cost in this thought experiment would easily be around 150,000€, so that is not an option.
Why include the parents-in-law? We would have to support them anyway with finding an apartment and the monthly rent (they are currently 200km (124 miles) away). Rental apartments are scarce, so the priority is to try to accommodate them with us. We will quickly see if the compromises required become too great. The parents-in-law’s need to move has come up relatively recently and for multiple reasons. Neither they nor us have ever had excessive space or a significant need for it. We take your comments seriously.
We are fully aware that there will be no significant garden space, which wouldn’t be much different with a detached single-family house either. A terrace is also not planned. The idea is that—if feasible—the loggia (which benefits from counting as 50% toward the floor area ratio) will serve as an outdoor retreat on the upper floor. There are plenty of playgrounds nearby, and the children attend a forest kindergarten or school during the day.
Parking spaces in the west won’t be regularly used, but that is a separate topic.
The thread was deliberately started focusing on the arrangement of parking spaces first. Details on the floor plan and room layout will follow once initial drafts are available. Thanks already for the input.
We are located in the commuter belt of a car city, with free market land prices around 800€/sqm (approximately 74 USD/sqft), while in the local resident model they are just over 450€/sqm (approximately 42 USD/sqft), making this option attractive. Plots on the “free” market are typically around 450-500sqm (approximately 4844-5382 sqft), which means the additional cost in this thought experiment would easily be around 150,000€, so that is not an option.
Why include the parents-in-law? We would have to support them anyway with finding an apartment and the monthly rent (they are currently 200km (124 miles) away). Rental apartments are scarce, so the priority is to try to accommodate them with us. We will quickly see if the compromises required become too great. The parents-in-law’s need to move has come up relatively recently and for multiple reasons. Neither they nor us have ever had excessive space or a significant need for it. We take your comments seriously.
We are fully aware that there will be no significant garden space, which wouldn’t be much different with a detached single-family house either. A terrace is also not planned. The idea is that—if feasible—the loggia (which benefits from counting as 50% toward the floor area ratio) will serve as an outdoor retreat on the upper floor. There are plenty of playgrounds nearby, and the children attend a forest kindergarten or school during the day.
Parking spaces in the west won’t be regularly used, but that is a separate topic.
The thread was deliberately started focusing on the arrangement of parking spaces first. Details on the floor plan and room layout will follow once initial drafts are available. Thanks already for the input.
K a t j a schrieb:
Addition: It still needs to be clarified whether parking spaces are even allowed directly on the street. This has been under written review since just before Christmas, after it was verbally confirmed to me by the local authority.
K a t j a schrieb:
What I do not see is a carport and garage arranged in a row, because that would quickly exceed 9 meters (30 feet) of setback along the property line. This is the commonly accepted maximum length for one boundary—unless your development plan or zoning regulations specify otherwise? That's right, thanks for opening my eyes!
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