Development Plan / Restrictions
Plot size: 774 m² (8,330 ft²)
Slope: 13%, as shown on the site plan
Floor area ratio (FAR): 0.4
Building coverage ratio: 0.5
Building envelope, setback lines, and property boundary: 11 x 15 m (36 x 49 ft), as shown on the site plan
Number of floors: 2 full stories
Roof type: Gable roof, 30° pitch
Orientation: Ridge running NE-SW
Requirements of the Homeowners
Style, roof type, building type: Main residence with 2 accessory apartments (one in the attic, one smaller in the basement)
Basement, floors: Basement (UG), ground floor (EG), upper floor (OG), attic (DG)
Number of occupants, ages: 1975m, 1980f, 2007m (mostly lives with partner from previous marriage), 2009f, 2019m, (expected 2020m/f)
Space requirement on ground and upper floor: from 200 m² (2,150 ft²)
Office: Family use
Guests per year: Apart from resident born 2007 (male), about 6
Open or closed architecture: open plan
Traditional or contemporary design: modern
Open kitchen, kitchen island: yes
Number of dining seats: 6
Fireplace: no
Music/stereo wall: Home theater system in the living room
Balcony, roof terrace: Roof terrace in the attic for accessory apartment 1
Garage, carport: 3 garages, 2 parking spaces
Utility garden, greenhouse: A level garden is planned on top of the garages, with lawn and some bushes around.
Other wishes / special features / daily routine, including reasons for preferences:
House Design
Designer: Do-it-yourself
What do you especially like? Why? Plot with significant slope but still a level garden on top of the garages. Accessory apartment 1 with separate entrance from above.
Personal budget for the house, including outfitting: 1 million EUR in a major city in Bavaria
Preferred heating technology: Heat pump with photovoltaic system on the roof facing southwest
If you have to make compromises, which details/features can you do without: Gable window in the attic
Why is the design the way it is? We want to use the (expensive) plot as efficiently as possible.
What is the key/basic question about the floor plan in 130 characters? Where are the mistakes? Suggestions for improvement? Is the plumbing for bathrooms and kitchens sufficient or should I redesign it?
Unfortunately, I can’t accurately represent the terrain in the design software. If needed, I can scan a section drawing to make it clearer. The garden to the left of the house and above the external staircase will certainly be designed differently later. So far, there is no lawn area marked yet.
Many thanks in advance for lots of inspiring ideas
Plot size: 774 m² (8,330 ft²)
Slope: 13%, as shown on the site plan
Floor area ratio (FAR): 0.4
Building coverage ratio: 0.5
Building envelope, setback lines, and property boundary: 11 x 15 m (36 x 49 ft), as shown on the site plan
Number of floors: 2 full stories
Roof type: Gable roof, 30° pitch
Orientation: Ridge running NE-SW
Requirements of the Homeowners
Style, roof type, building type: Main residence with 2 accessory apartments (one in the attic, one smaller in the basement)
Basement, floors: Basement (UG), ground floor (EG), upper floor (OG), attic (DG)
Number of occupants, ages: 1975m, 1980f, 2007m (mostly lives with partner from previous marriage), 2009f, 2019m, (expected 2020m/f)
Space requirement on ground and upper floor: from 200 m² (2,150 ft²)
Office: Family use
Guests per year: Apart from resident born 2007 (male), about 6
Open or closed architecture: open plan
Traditional or contemporary design: modern
Open kitchen, kitchen island: yes
Number of dining seats: 6
Fireplace: no
Music/stereo wall: Home theater system in the living room
Balcony, roof terrace: Roof terrace in the attic for accessory apartment 1
Garage, carport: 3 garages, 2 parking spaces
Utility garden, greenhouse: A level garden is planned on top of the garages, with lawn and some bushes around.
Other wishes / special features / daily routine, including reasons for preferences:
- Ground-level family access via garage and ramp into the basement. Guest entrance on the right side into the ground floor.
- Separate external staircase leads directly to accessory apartment 1 in the attic. This unit also has a private entrance from above (north side) with garage and parking space (see site plan).
- Accessory apartment 2 has direct access from the private driveway to the basement and the garage at the left property boundary.
- Since we are a large family, laundry is often left in the living room. This should change, so we want a generous utility room (with marked ironing board) on the ground floor and possibly an additional ventilation system.
- The private driveway is used only by us and one other neighboring property behind us. The surroundings have many trees, so there is no real view.
- Large sliding glass doors from the dining room to the terrace/garden.
- Good soundproofing between attic / upper floor and ground floor / basement.
House Design
Designer: Do-it-yourself
What do you especially like? Why? Plot with significant slope but still a level garden on top of the garages. Accessory apartment 1 with separate entrance from above.
Personal budget for the house, including outfitting: 1 million EUR in a major city in Bavaria
Preferred heating technology: Heat pump with photovoltaic system on the roof facing southwest
If you have to make compromises, which details/features can you do without: Gable window in the attic
Why is the design the way it is? We want to use the (expensive) plot as efficiently as possible.
What is the key/basic question about the floor plan in 130 characters? Where are the mistakes? Suggestions for improvement? Is the plumbing for bathrooms and kitchens sufficient or should I redesign it?
Unfortunately, I can’t accurately represent the terrain in the design software. If needed, I can scan a section drawing to make it clearer. The garden to the left of the house and above the external staircase will certainly be designed differently later. So far, there is no lawn area marked yet.
Many thanks in advance for lots of inspiring ideas
Ikearegal schrieb:
The private garden is planned above the garages, but that wasn’t really clear from the plans. It clearly looks like a fully wooden deck terrace, with no greenery at all—nothing I would call a garden.
Climbee schrieb:
You have quite a large family—do you really want two other families living right next to you? Tenants shouting from the rooftop terrace down to the parking spaces with their friends—what a dream.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Currently, a preliminary building inquiry is underway, in which I specifically asked this question. Two houses away, there is a multi-family building with 10 residential units, although the current development plan only allows for 2 residential units. So it is quite possible that we won’t be able to build as planned. In that case, the attic apartment would probably have to be omitted.
In our opinion, however, the plot clearly calls for an upper granny flat, as there is a separate driveway and entrance on the upper level.
In our opinion, however, the plot clearly calls for an upper granny flat, as there is a separate driveway and entrance on the upper level.
tomtom79 schrieb:
Are you allowed to build a multi-family building in your residential area? For example, in our area, only single-family houses with one accessory apartment are permitted.
I already mentioned earlier that this is due to the software. It doesn’t seem to be designed for landscaping planning. Maybe it’s also my fault, as I’m an amateur. The garden is supposed to have natural stone or wood flooring in the back area, while the front part—above the garages—should be covered with grass and shrubs.
The issue with Schantalle is exaggerated, but it’s definitely a point to consider. We really need to think about it.
The issue with Schantalle is exaggerated, but it’s definitely a point to consider. We really need to think about it.
11ant schrieb:
It clearly looks like a completely wood-covered terrace, with no greenery at all—nothing I would call a garden.
Tenants shouting with their Schantalle from the rooftop terrace down to the parking area—a dream come true.
I don’t think the plot calls for a granny flat. Especially with four children, the garden will be used a lot
Swing
Sandbox
Paddling pool for the little ones
Water channel
Slide
Open area for ball games
Trampoline
Balance beam
I believe the apartments damage the overall space significantly.
Swing
Sandbox
Paddling pool for the little ones
Water channel
Slide
Open area for ball games
Trampoline
Balance beam
I believe the apartments damage the overall space significantly.
Do I understand the model correctly?
You bought a very expensive plot of land, and the financing plan now consists of building additional residential units to rent them out?
In my opinion, this only makes sense with a high volume (many units) and a very long-term perspective. The rent-to-purchase-price ratio (and thus the rent-to-construction-cost ratio) is particularly unfavorable in high-price areas, meaning rent is relatively low.
Are the garages located on the property boundary? It seems so. Usually, that would mean the use as a terrace or garden is not likely to be approved.
I think this project will require more thoughtful planning, but first wait and see what the preliminary building inquiry says. If two residential units are allowed, they will probably not approve three.
You bought a very expensive plot of land, and the financing plan now consists of building additional residential units to rent them out?
In my opinion, this only makes sense with a high volume (many units) and a very long-term perspective. The rent-to-purchase-price ratio (and thus the rent-to-construction-cost ratio) is particularly unfavorable in high-price areas, meaning rent is relatively low.
Are the garages located on the property boundary? It seems so. Usually, that would mean the use as a terrace or garden is not likely to be approved.
I think this project will require more thoughtful planning, but first wait and see what the preliminary building inquiry says. If two residential units are allowed, they will probably not approve three.
Ikearegal schrieb:
The comment about Schantalle is an exaggeration, but it is definitely a valid point. We really need to think about it. If it didn’t have three corners, it wouldn’t be my hat
apokolok schrieb:
In my opinion, it only makes financial sense with high volume (many units) and a very long-term perspective. The rent-to-purchase-price ratio (and thus the rent-to-construction-cost ratio) is especially unfavorable in very high-priced areas, meaning rent is comparatively cheap.
Are the garages located at the property boundary? It looks like it. Therefore, using that area as a terrace or garden would normally not be permitted. Building second dwelling units even wouldn’t be supported if it paid off on its own. Renting out two dwelling units is intended as a break-even scenario during the homeowner’s active working years and afterwards as a supplement to retirement income — investment-wise, more of a lame duck. Housing should preferably be expanded for personal use, not with the mindset of a small-scale landlord.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/