ᐅ Floor plan of a single-family house with a separate apartment on a steep slope in Bavaria
Created on: 22 Apr 2022 22:39
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Alster_FeA
Alster_Fe22 Apr 2022 22:39Dear community,
After gathering inspiration from many other threads, we would like to share our building project with you.
Our plot is located on a steep slope facing east. It is directly adjacent to a nearby recreational area, the Haardt Forest. The view of the valley will be visible from all levels.
We look forward to your suggestions for improvement, criticism, and questions about building on a slope and construction in general…
Development Plan / Restrictions
Plot size: 867 m² (9329 sq ft)
Slope: approx. 10 meters (33 ft) difference in height over 29 meters (95 ft), 17.24° or 31% grade
Floor area ratio (FAR): 0.4
Floor space index (FSI): 2
Building envelope, building line and boundary: 18 meters (59 ft) setback from the forest to the north must be maintained
Edge construction: retaining walls
Number of parking spaces: 3
Number of floors: 2 + basement at slope level
Roof style: flat roof
Architectural style: Bauhaus
Orientation: east
Homeowners' Requirements
We do not plan to have a traditional basement but rather a separate apartment that we intend to rent out. Therefore, the upper floors need to accommodate items that would normally be stored in a basement. The garage is slightly wider to also house bicycles and a workbench with shelving.
We are a young family, aged 31 and 33, with two children aged 5 and 3.
Room requirements on ground and upper floors: We plan the functional rooms on the middle floor and place particular emphasis on open communal spaces. Since we have a large family and expect frequent visitors, we opted for a dual-purpose second office that can also serve as a guest room. We have included shower and washing facilities on the upper floor.
Offices: As both of us work full-time, we need sufficient workspace. I personally work from home at least 3 out of 5 days per week.
Overall, our design is modern, highlighted by an open kitchen with a cooking island and a connected living and dining area. Our large dining table is 3 meters (10 ft) long and intended to accommodate the whole family.
On the upper floor, there is a dedicated space between the bedrooms, which can also be used as a "children’s lounge." We plan to install seating by the window here.
House Design
- Architect
What do you especially like? Why?
What do you dislike? Why?
The hallway on the upper floor is very long and narrow. This is necessary due to the plot’s conditions. Access to the rooms can be arranged from the garden on the northwest side if large furniture requires it.
Price estimate according to architect/planner: Construction approx. $560K. Total approx. $900K
Preferred heating technology: air-to-water heat pump
If you had to give up certain details/finishes:
- What can you live without: fireplace, garage initially (reduced to parking spaces), luxury finishes (very expensive flooring)
- What is indispensable: large rooms
What is the most important/basic question about the floor plan in 130 characters?
The separate apartment, which can be used in the future for our own business or as elderly accommodation for parents, was important to us. The potential division of the building into three units was also a factor. The relocation of the staircase to the north made this possible. This also saves us a lot of money, as placing the staircase in the northwest would have required significant earthworks in the slope. We are trying to minimize earthmoving costs by terracing the building and integrating it into the slope as much as possible.
After gathering inspiration from many other threads, we would like to share our building project with you.
Our plot is located on a steep slope facing east. It is directly adjacent to a nearby recreational area, the Haardt Forest. The view of the valley will be visible from all levels.
We look forward to your suggestions for improvement, criticism, and questions about building on a slope and construction in general…
Development Plan / Restrictions
Plot size: 867 m² (9329 sq ft)
Slope: approx. 10 meters (33 ft) difference in height over 29 meters (95 ft), 17.24° or 31% grade
Floor area ratio (FAR): 0.4
Floor space index (FSI): 2
Building envelope, building line and boundary: 18 meters (59 ft) setback from the forest to the north must be maintained
Edge construction: retaining walls
Number of parking spaces: 3
Number of floors: 2 + basement at slope level
Roof style: flat roof
Architectural style: Bauhaus
Orientation: east
Homeowners' Requirements
We do not plan to have a traditional basement but rather a separate apartment that we intend to rent out. Therefore, the upper floors need to accommodate items that would normally be stored in a basement. The garage is slightly wider to also house bicycles and a workbench with shelving.
We are a young family, aged 31 and 33, with two children aged 5 and 3.
Room requirements on ground and upper floors: We plan the functional rooms on the middle floor and place particular emphasis on open communal spaces. Since we have a large family and expect frequent visitors, we opted for a dual-purpose second office that can also serve as a guest room. We have included shower and washing facilities on the upper floor.
Offices: As both of us work full-time, we need sufficient workspace. I personally work from home at least 3 out of 5 days per week.
Overall, our design is modern, highlighted by an open kitchen with a cooking island and a connected living and dining area. Our large dining table is 3 meters (10 ft) long and intended to accommodate the whole family.
On the upper floor, there is a dedicated space between the bedrooms, which can also be used as a "children’s lounge." We plan to install seating by the window here.
House Design
- Architect
What do you especially like? Why?
What do you dislike? Why?
The hallway on the upper floor is very long and narrow. This is necessary due to the plot’s conditions. Access to the rooms can be arranged from the garden on the northwest side if large furniture requires it.
Price estimate according to architect/planner: Construction approx. $560K. Total approx. $900K
Preferred heating technology: air-to-water heat pump
If you had to give up certain details/finishes:
- What can you live without: fireplace, garage initially (reduced to parking spaces), luxury finishes (very expensive flooring)
- What is indispensable: large rooms
What is the most important/basic question about the floor plan in 130 characters?
The separate apartment, which can be used in the future for our own business or as elderly accommodation for parents, was important to us. The potential division of the building into three units was also a factor. The relocation of the staircase to the north made this possible. This also saves us a lot of money, as placing the staircase in the northwest would have required significant earthworks in the slope. We are trying to minimize earthmoving costs by terracing the building and integrating it into the slope as much as possible.
Wow, what a slope. It reminds me of a thread from a couple of days ago… with over 20% slope (@HalloClarissa, you might relate to this).
I quite like the house. The architect put a lot of thought into it. You might think about changing a few things here and there, but no—there’s a solid reason behind everything. I would probably remove two doors from the parents’ area. They don’t add any value for you.
Also, having two small bathrooms next to each other doesn’t make sense. There’s still space for one more shower on the ground floor (which would be practical when you have many guests).
The six-meter (about 20 feet) length for watching TV should also be reconsidered. Please try to sketch your own furniture in there to see what works best for you.
I quite like the house. The architect put a lot of thought into it. You might think about changing a few things here and there, but no—there’s a solid reason behind everything. I would probably remove two doors from the parents’ area. They don’t add any value for you.
Also, having two small bathrooms next to each other doesn’t make sense. There’s still space for one more shower on the ground floor (which would be practical when you have many guests).
The six-meter (about 20 feet) length for watching TV should also be reconsidered. Please try to sketch your own furniture in there to see what works best for you.
Definitely an exciting project. A granny flat or accessory dwelling unit rarely pays off. I wouldn’t want strangers in my house either…
I would reconsider that and rather use the space yourself or reduce the size of the building.
A cubist architectural style with large windows isn’t necessarily cost-effective. How many square meters does the house currently have?
It feels like the budget for building your own house is quite tight.
Please keep us updated.
I would reconsider that and rather use the space yourself or reduce the size of the building.
A cubist architectural style with large windows isn’t necessarily cost-effective. How many square meters does the house currently have?
It feels like the budget for building your own house is quite tight.
Please keep us updated.
A beautiful house, well designed.
Only the following points stand out to me:
- The bathroom situation on the upper floor (guest bathroom + children’s bathroom) is not optimal
- I don’t understand the recess in the second children’s bedroom
- Too much hallway space on the upper floor
- The in-law apartment’s bedroom window faces the garage, which isn’t ideal...
And since no one involved has mentioned it yet: your architect’s cost estimate is ridiculously low. €560,000 (about $610,000) is not enough to build this 285 sqm (3,067 sq ft) house, even in inexpensive areas, and even less so in Bavaria.
A rough estimate would be between €783,750 and €855,000 (€2,750 - €3,000 per sqm) (about $855,000 - $933,000, $255 - $280 per sq ft). Considering the current market situation for building materials, you should also include a comfortable contingency buffer.
So either adjust the budget or redesign the plan by removing the in-law apartment, the garage, and the luxury features (no guest bathroom, no mudroom, no pantry, etc.).
Only the following points stand out to me:
- The bathroom situation on the upper floor (guest bathroom + children’s bathroom) is not optimal
- I don’t understand the recess in the second children’s bedroom
- Too much hallway space on the upper floor
- The in-law apartment’s bedroom window faces the garage, which isn’t ideal...
And since no one involved has mentioned it yet: your architect’s cost estimate is ridiculously low. €560,000 (about $610,000) is not enough to build this 285 sqm (3,067 sq ft) house, even in inexpensive areas, and even less so in Bavaria.
A rough estimate would be between €783,750 and €855,000 (€2,750 - €3,000 per sqm) (about $855,000 - $933,000, $255 - $280 per sq ft). Considering the current market situation for building materials, you should also include a comfortable contingency buffer.
So either adjust the budget or redesign the plan by removing the in-law apartment, the garage, and the luxury features (no guest bathroom, no mudroom, no pantry, etc.).
D
derdietmar23 Apr 2022 06:38Hello,
I agree regarding the budget. It doesn’t add up. The house itself will cost at least 850,000 (without additional incidental expenses). Securing the slope with various retaining walls, excavation, drainage, etc., will add another 200,000 or more, depending on the requirements.
Best regards
I agree regarding the budget. It doesn’t add up. The house itself will cost at least 850,000 (without additional incidental expenses). Securing the slope with various retaining walls, excavation, drainage, etc., will add another 200,000 or more, depending on the requirements.
Best regards
I really like the design!
Are there already quotes available to validate the architect’s cost estimate?
If you assume a minimum of 2500 €/m² (232 sq ft), you will already be looking at over 700,000 € just for the house. The additional effort for the slope will add to that.
Are there already quotes available to validate the architect’s cost estimate?
If you assume a minimum of 2500 €/m² (232 sq ft), you will already be looking at over 700,000 € just for the house. The additional effort for the slope will add to that.
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