ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot

Created on: 17 Jan 2020 18:03

Dear all,

after sharing the floor plans of my possible hamster cage with you in the other thread , here comes the next thread (thanks again for all the constructive suggestions there).
Just so you know, the semi-detached house is not off the table yet, as this plot of land is highly sought after and it’s not clear whether it will work out. But this one would be my favorite.

Now to this plot. For now, I’m mainly concerned with where and roughly how the house should be positioned on this plot.

Development plan / restrictions
Plot size: 500 m² (5400 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line and boundary: 5 m (16 ft) from the street, 3 m (10 ft) from neighbors
Edge development: allowed for garages and sheds, none existing on the plot
Number of parking spaces: 1-2
Number of floors: 1.5–2.5
Roof shape: no preference
Architectural style: no preference
Orientation: aligned parallel to the street
Maximum heights / limits: ridge height max. 9 m (30 ft)

Below are the site plans I created myself based on the details from the listing.

This is a rough overview of the plot with building boundaries and dimensions.

Site plan: green center outlined by red frame, street names on the left and compass top left.

My question is: where to put the house?
The broker suggests placing it towards the back, since you already have the 5 m (16 ft) setback at the front and would “gain” about 3 m (10 ft) of garden. My partner doesn’t like this because of the visibility from the street. I say: privacy screen! But I also think, a fence too high might create a prison-yard feel.

But even if you follow this suggestion, I wonder if a more square floor plan (-> town villa style) would be better?

Like this, for example:

Floor plan: street on the left, orange buffer zones, green area, central grey building (100 m²).

Then parking space might be tricky, right?

Or upright like this?

Floor plan of a plot with orange buffer zones, green yard and grey building block.

I really want as much of a west-facing view and garden as possible. I tend to be an evening person and that side is less built up, due to the road. So I think more light comes through.
But the narrow floor plan caused lots of problems with the semi-detached house already. Well, here you could build longer instead.

What do you think?

Best regards

Tolentino

Pinky030110 May 2020 20:54

#229

Baufie schrieb:

Dining area

If I’m not mistaken, there isn’t actually a dining area in the case of the L-shaped kitchen, right?

Tolentino10 May 2020 20:59

#230

Baufie schrieb:

I wouldn’t enlarge the entire house but rather extend a bay window in the dining area and the kids’ room above. I see more chances of getting an exemption there if the floor space ratio becomes tight.

Okay, I will bring that up with the architect as an alternative. Would such a bay window, which would also need to be deeper (2-3m (6.5-10 feet)?), be cheaper than lowering the entire house by 0.5m (20 inches)?

There isn’t a real floor space ratio due to §34 anyway. I must admit, off the top of my head, I don’t know if there are many houses with bay windows nearby. The direct neighboring houses are rather very straightforward. Maybe I’ll take a closer look in the next few days.

Pinky0301 schrieb:

If I’m not mistaken, there isn’t actually a dining area in the case of the L-shaped kitchen, right?

Well, it depends how you look at it. There is a dining area, but you could say the kitchen and dining area are one space, since the absence of a peninsula means there isn’t a real separation between kitchen and dining. A bay window would, of course, create that separation again. But for that, the bay window would need to be wide and deep enough. The 4m (13 feet) width from the kids’ room is probably sufficient, but how deep does it need to be?
And especially, you wouldn’t really walk through the dining area onto the terrace anymore if someone is sitting there...

Here again, as a reminder, is the self-designed open-plan living area with L-shaped kitchen:

Floor plan of an open living/dining area with kitchen, home theater, dining table, sofa, display cabinet, and plants.

kaho67410 May 2020 21:07

#231

saralina87 schrieb:

Is it too tight? Factually? Where do you get that insight from? Or would it just feel too tight for you?

Yes, I already said that. It would feel too tight for me. That’s what I mean by "own opinion." Or are you expecting a standard like a DIN norm for the space requirements of a five-person family? (There surely must be one.)

saralina87 schrieb:

That is the subtle but important difference between objective and constructive criticism and purely subjective feeling.

I would argue I have provided more constructive criticism in this thread than you have. Sorry, but I do feel a bit offended when someone joins in at the very end after we’ve been discussing the pros and cons with the OP for days, and then tells us to please offer constructive criticism instead of adding subjective opinions.

Anyway. I think the OP understands what I mean, and I also believe they know I am not arrogantly criticizing the lack of open-plan space. The only question here was whether to invest the money in higher ceiling height or more square meters. I stick with the square meters.

Tolentino10 May 2020 21:11

#232

kaho674 schrieb:

I think the OP understands what I mean, and I also believe they know that I’m not trying to be arrogant about the lack of living space.

Yes, I do. I think we have now found our "modus operandi" for discussion.
I really appreciate your opinion and I’ll challenge you if I feel offended.

Still, I’m happy to hear other viewpoints, so please everyone: no arguing!

Addendum:

kaho674 schrieb:

Or do you expect a standard for the required floor area of a family of five? (There probably is one.)

There really is: just google:
"
Determining residential floor area requirements according to VDI 6000 Sheet 1, DIN 18040-2
Appropriate floor area for an apartment or single-family house
"

On one page about barrier-free construction it says:
Floor area requirement for a family of 5:
126m² (1,356 sq ft) according to [IMG alt="Wheelchair user"]https://nullbarriere.de/images/wissenswert/Gesetze/rolli15.gif[/IMG]DIN 18040-2(R)*!!!

I’m building too large!!!

11ant10 May 2020 21:35

#233

I would estimate the bay window here to be about 125 cm (50 inches) deep and as wide as the middle children’s bedroom. These 5 m² (54 sq ft) will naturally be significantly more expensive than the standard square meters; even with a pitched roof, which I would recommend (adding a third gable would make the additional cost unreasonable). But as I said, in your self-planning variants, I don’t see it as required—just as little as adding extra building depth to increase the floor area without a clear purpose. Don’t let yourself be unsettled: size is relative—having "this much" space near the central area of the federal capital will already cause some envy in Stuttgart. And even in local comparison, you’ve made a good choice—I recall from last year (and still not satisfactorily resolved) a thread involving a backyard infill with complex house height integration by @LotteBerlin: https://www.hausbau-forum.de/threads/Beurteilung-bauauflagen.33027/

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

Tolentino11 May 2020 00:18

#234

11ant schrieb:

just as little as adding extra square meters to the total area diffusely by increasing the building depth.

Well, I wouldn’t want to distribute it diffusely but explicitly add it to the open-plan area and the children’s rooms in depth. Or do you see any obstacles there (structural stability?).

11ant schrieb:

These 5 square meters (54 square feet) will naturally be significantly more expensive than the standard square meters;

Okay, then the bay window would be out anyway.

ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot

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