ᐅ Step townhouse on a 23x30 m lot with a floor area ratio of 0.25
Created on: 10 Sep 2020 11:45
D
DeadlyWords
Hello dear forum users,
My wife and I are about to purchase a plot of land. We have a structural engineer nearby who designs single-family houses and who is preparing the detailed planning for us as well as providing construction support. However, the zoning plan presents a challenge for us, as the designated site coverage ratio is only 0.25. Furthermore, our goal is to create a lot of living and working space on the ground floor, which is difficult with 684m² (7368 sq ft). The main issue for us is the space required for ancillary facilities. Maybe you have some ideas? We would be grateful for any input! I must admit that my wife and I are complete beginners.
Zoning Plan / Restrictions
Plot size: 684m² (7368 sq ft)
Slope: approx. 1m (3 ft 3 in) drop over 23m (75 ft), and 0.5m (1 ft 8 in) over 30m (98 ft)
Site coverage ratio: 0.25
Floor area ratio: 0.5
Building setback lines: 5m (16 ft 5 in) from the street, otherwise unrestricted
Edge development: garages may be built up to the boundary line
Number of parking spaces: double garage + 5m (16 ft 5 in) driveway (3m (10 ft) area in front of garage is defined by zoning plan)
Number of floors: up to 2 full stories
Roof shape: no specifications
Architectural style: no specifications
Orientation: no specifications
Maximum heights/restrictions: none specified
Other requirements: only detached houses, one tree of a certain size per 300m² (3230 sq ft) of developed area, separate wastewater system
Neighbors: on the left, top, and right; street at the bottom with no restrictions such as planting islands or similar
Client Requirements
Architectural style, roof shape, building type: stepped floor with pitched roof or flat roof
Basement, number of floors: no basement due to soil class up to 7, 2 full stories
Number and age of occupants: 2 adults, 1 child
Ground floor space needs: living, dining, kitchen, guest room, office, WC/shower, utility room, access to garage
Upstairs: 2-3 rooms + 1 bathroom
Office use: family usage or home office? Both
Overnight guests per year: approx. 5-10
Open or closed layout: open
Conservative or modern construction: modern
Open kitchen, kitchen island: island preferred
Number of dining seats: 6-8
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: possible as an extra, but only if budget allows
Garage, carport: double garage
Utility garden, greenhouse: no utility garden planned
Additional wishes/special features/daily routine, reasons for choices: welcome
House Design
Who designed it:
- Do-it-Yourself
- Living/usable area approx. 211m² (2271 sq ft)
What do you particularly like? Why? My wife and I would like two extra rooms on the ground floor to separate the office and guest room from the private sleeping area. Also, the southwest side with the living areas is pleasantly sunlit. The additional room upstairs is intended as a craft/music room (drums and piano) or as a backup room for child 2.
What do you dislike? Why? The only downside is the somewhat limited natural light in the office, but I think I can overlook that.
Estimated cost according to architect/planner: no estimate yet.
Personal price limit for the house, including fittings: €470,000
Preferred heating technology: heat pump (due to the small plot size, air-to-water)
If you have to give up on anything, which details/extensions
- can you do without: hard to say, as the ground floor layout is already quite compact. Possibly the technical room on the ground floor, but relocating it to the smaller upper floor also seems problematic.
- cannot do without: 2 additional rooms on the ground floor.
Why is the design as it is?
Since this is a completely new residential area, exemptions are out of the question. Due to a change in my professional field, there is a need for an office. Since the office is in a separate apartment, it could even qualify for additional KfW funding. As a base, we took a floor plan from Fischerhaus, rotated and mirrored it to optimize the position on the plot.
What do you think makes it particularly good or bad?
We like it because there is still a relatively large usable garden area, combined with good daylight. The only negative point is the access to the front door, but there’s always a trade-off in planning. On the plus side, the garden is quite well separated. Also, there is access to the house through the garage to avoid unnecessarily long trips when unloading.
What is the main/fundamental question about the floor plan in 130 characters?
We only have about 20m² (215 sq ft) left for the access path to the house and terrace. Do you see optimization potential here, or should we revise our wish list and possibly start over?
Best regards
Sarah and Christoph
My wife and I are about to purchase a plot of land. We have a structural engineer nearby who designs single-family houses and who is preparing the detailed planning for us as well as providing construction support. However, the zoning plan presents a challenge for us, as the designated site coverage ratio is only 0.25. Furthermore, our goal is to create a lot of living and working space on the ground floor, which is difficult with 684m² (7368 sq ft). The main issue for us is the space required for ancillary facilities. Maybe you have some ideas? We would be grateful for any input! I must admit that my wife and I are complete beginners.
Zoning Plan / Restrictions
Plot size: 684m² (7368 sq ft)
Slope: approx. 1m (3 ft 3 in) drop over 23m (75 ft), and 0.5m (1 ft 8 in) over 30m (98 ft)
Site coverage ratio: 0.25
Floor area ratio: 0.5
Building setback lines: 5m (16 ft 5 in) from the street, otherwise unrestricted
Edge development: garages may be built up to the boundary line
Number of parking spaces: double garage + 5m (16 ft 5 in) driveway (3m (10 ft) area in front of garage is defined by zoning plan)
Number of floors: up to 2 full stories
Roof shape: no specifications
Architectural style: no specifications
Orientation: no specifications
Maximum heights/restrictions: none specified
Other requirements: only detached houses, one tree of a certain size per 300m² (3230 sq ft) of developed area, separate wastewater system
Neighbors: on the left, top, and right; street at the bottom with no restrictions such as planting islands or similar
Client Requirements
Architectural style, roof shape, building type: stepped floor with pitched roof or flat roof
Basement, number of floors: no basement due to soil class up to 7, 2 full stories
Number and age of occupants: 2 adults, 1 child
Ground floor space needs: living, dining, kitchen, guest room, office, WC/shower, utility room, access to garage
Upstairs: 2-3 rooms + 1 bathroom
Office use: family usage or home office? Both
Overnight guests per year: approx. 5-10
Open or closed layout: open
Conservative or modern construction: modern
Open kitchen, kitchen island: island preferred
Number of dining seats: 6-8
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: possible as an extra, but only if budget allows
Garage, carport: double garage
Utility garden, greenhouse: no utility garden planned
Additional wishes/special features/daily routine, reasons for choices: welcome
House Design
Who designed it:
- Do-it-Yourself
- Living/usable area approx. 211m² (2271 sq ft)
What do you particularly like? Why? My wife and I would like two extra rooms on the ground floor to separate the office and guest room from the private sleeping area. Also, the southwest side with the living areas is pleasantly sunlit. The additional room upstairs is intended as a craft/music room (drums and piano) or as a backup room for child 2.
What do you dislike? Why? The only downside is the somewhat limited natural light in the office, but I think I can overlook that.
Estimated cost according to architect/planner: no estimate yet.
Personal price limit for the house, including fittings: €470,000
Preferred heating technology: heat pump (due to the small plot size, air-to-water)
If you have to give up on anything, which details/extensions
- can you do without: hard to say, as the ground floor layout is already quite compact. Possibly the technical room on the ground floor, but relocating it to the smaller upper floor also seems problematic.
- cannot do without: 2 additional rooms on the ground floor.
Why is the design as it is?
Since this is a completely new residential area, exemptions are out of the question. Due to a change in my professional field, there is a need for an office. Since the office is in a separate apartment, it could even qualify for additional KfW funding. As a base, we took a floor plan from Fischerhaus, rotated and mirrored it to optimize the position on the plot.
What do you think makes it particularly good or bad?
We like it because there is still a relatively large usable garden area, combined with good daylight. The only negative point is the access to the front door, but there’s always a trade-off in planning. On the plus side, the garden is quite well separated. Also, there is access to the house through the garage to avoid unnecessarily long trips when unloading.
What is the main/fundamental question about the floor plan in 130 characters?
We only have about 20m² (215 sq ft) left for the access path to the house and terrace. Do you see optimization potential here, or should we revise our wish list and possibly start over?
Best regards
Sarah and Christoph
D
DeadlyWords11 Sep 2020 11:25@K1300S Yes, the granny flat is off the table; the space just doesn’t work out. I can quickly share two screenshots that clearly show our progress regarding two full floors. That would also give us more room for a possible larger garden/tool shed, and then I could use the garage space as a workshop. Although I work in IT/system electronics, I still enjoy doing things by hand. What we haven’t completely ruled out is the idea of having the washing machine and dryer upstairs. It all depends on the space on the ground floor, especially if the utility room really needs to accommodate a heat pump, ventilation system, fuse box with home automation, and a battery storage system. For now, it’s only about the floor plan; windows and such would come later once the rooms make sense. Some might say these things need to be coordinated together—I agree—but before I put in expensive corner windows in the dressing room and get a lot of negative feedback, I prefer to be more cautious at this stage. In this case, I would put the wardrobe under the stairs. Bottom left is the kitchen, above that the dining area, then the living space; upstairs right would be workspace/guest room, a toilet with shower, and technical room.
The blue lines mark the building boundaries, and the white outline shows the property boundary.
EDIT: @haydee That was just a bit sarcastic, but I wouldn’t hold it against you.
EDIT2: Boundary garages are allowed; I only have one question: what counts as a boundary garage? Would a small room attached to the back of the garage, or simply extra storage space, also be permitted?
The blue lines mark the building boundaries, and the white outline shows the property boundary.
EDIT: @haydee That was just a bit sarcastic, but I wouldn’t hold it against you.
EDIT2: Boundary garages are allowed; I only have one question: what counts as a boundary garage? Would a small room attached to the back of the garage, or simply extra storage space, also be permitted?
D
DeadlyWords11 Sep 2020 11:36Phew, I forgot to adjust the doors on the upper floor to allow enough space behind them for a wardrobe. This will be updated later.
I find the floor plans really difficult to read, not because of the colors but due to the somewhat confusing dimension lines. Could you maybe remove those? (The dimension chains can stay.) Otherwise, I’m missing the furniture layout and/or room labels.
By the way, I would place the washer and dryer more toward the back of the room, not right near the entrance. We have it like that as well—with a wall/door to the bathroom—and are happy with it.
By the way, I would place the washer and dryer more toward the back of the room, not right near the entrance. We have it like that as well—with a wall/door to the bathroom—and are happy with it.
Consider planning a small utility room on the upper floor. Include a sink and some storage space, for example, for suitcases, Christmas decorations, etc. All of this usually ends up in the music, hobby, or possibly second child’s room.
The entrance area is currently a bit small. There is no cloakroom.
The entrance area is currently a bit small. There is no cloakroom.
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