3-FH planned without basement, your feedback on my floor plan

Hello everyone,

first of all, thanks for letting me join the forum :).

We (parents and 3 children, 10, 8 and 3 years old) have bought a plot of land.
Size: 1170 sqm
Special feature: Commercial area
Construction project: 3-family house with approx. 300 sqm, approx. 150 sqm for us on the ground floor & approx. 73 sqm each on the upper floor.

There is a single-family house on the property, which is to be demolished.

The preliminary building inquiry was already positive.

At first, it was thought (I hadn’t given it much thought at that time) that the new building would be built at the location of the old property.

I then consulted an architect.

He recommended that the new building be moved further back (i.e., further north).
Background:
+ the rear part of the property is wider, better for the building
+ utilizing the south side for the living and dining area would be more efficient :),
also, my wife has a cooking channel where she often records cooking videos, meaning she needs a lot of light. (this is very important to us)

We then asked the building authority; the idea was rejected.
Reason: since it is a commercial area, the new building must be built at the location of the old property. Otherwise, the building authority has to expect that neighbors might/could take legal action.
Next door is a carpentry workshop, but production takes place on the other side, so only the warehouse is adjacent. The carpenter originally really wanted to buy the property. We then received the approval.

It is basically a corner plot, separated from the next neighbors by a small path.

My idea was maybe to get a written confirmation from the neighbors, including the carpenter :), that they agree with the new building being moved further back (see attachment "Lageplan 2"). There is really nothing against it, no one would be disturbed by this (e.g. no obstruction of view, etc.) and the house will be built anyway :).

Otherwise, I have to use the first site plan.

There is also a first floor plan (see attachment).

Another idea: the attic (the shapes for the roof design are not stipulated) could later be used as living space, e.g. for our son, but it might only be allowed to be "extended living space" = statement from the building authority. Also, we are building without a basement, so the attic could initially serve as additional storage space.

Question:
- What do you think of our design? At first glance, we like it, but what would you do differently and why?
or
- How else could the house be well placed?
- There are 2 rental apartments planned, what else should be considered, e.g., regarding privacy, etc.

I am new to this subject, please understand if I have forgotten anything :).

Thanks in advance and I’m curious :)!!!

Why a 3FH? Is there a reason for that?

Do you really want to always have tenants who "walk all over you"?

Are you really serious: a family of 5 with only one 6sqm bathroom?

I wouldn’t put my bedroom between my children but downstairs in the corner next to the bathroom. I don’t need to be overheard from all sides, plus the kids will probably find it extremely embarrassing at some point ;)

I also find the bathroom small for 5 people. I would probably make a second shower bathroom in the storage room. Or at least enlarge the guest WC and add a shower.

The hallway also seems too small to store jackets and shoes for 5 people; if the living room door wasn’t up there in the corner, there would be more space.

I would probably skip the counter and make the dining area bigger instead - 6 seats, you are already 5 yourselves, so no guests would fit there anymore.

That’s just at first glance, there’s surely more ;)

First of all, furnish everything with realistic furniture ... that is, realistic dimensions. I'm only looking at the dining table and closing the plan ;) ... how are you supposed to get to the terrace there.

Bedroom .. is probably just about 3m wide. Quite tight next to the bed.

The exterior dimensions 12.5 x 15 m are rather impractical especially for the living area. You can also see it in the floor plan ... a large unused area, for which you have a cramped kitchen and dining table.

The utility room should rather be accessible from the hallway, at least the real utility connections etc. There should be something for the heating in case you are on vacation, the tenant must also have a possibility to access the rooms. Or electric meter etc.

Was there an architect involved?

And my standard complaining topic: where am I supposed to store the junk for a 5-person household here? There's no basement!

Why a 3FH? Is there a reason for that?

Do you really always want to have tenants who "walk all over you"?

Is that really serious: a family of 5 with only one 6sqm bathroom?

I'm basically the sole earner, want a monthly support, in the long term it should pay off (according to financial advisor), of course you also have to be lucky with tenants, I get better conditions because of that. We also considered that if the children want a lot of things (when they are adults) and still want to stay with us, then everyone can take an apartment. Otherwise, I move with my wife into one of the smaller apartments above and rent out the lower apartment, which would then be too big for us.

Regarding the bathroom: hard to say, how else could we do it:
-1 room less (if the attic is expanded anyway)?
- we currently don't spend that much time in the bathroom, of course that might still change with the children :-)
------------------------------------------------------------------

was there an architect involved?

yes, there was an architect involved :-(, but that's why I wanted to ask again, I will of course bring that up once more.


thanks in advance