Floor plan ~138 m² living area, two full floors city villa

Hello everyone,

for weeks we have been gathering ideas in model home parks and in the surrounding area. The result is now, in our eyes, good. However, since I fear I may no longer be aware of the simple pitfalls, I ask you for your honest feedback. Unfortunately, we will only create a plan with dimensions together with an architect later.

Development plan/restrictions Size of the plot: 393 m² Slope: no Floor area ratio: 0.4 Floor space index: 0.8 Building window, building line and boundary: 3m to all plot boundaries, garage can be placed on the property boundary Number of parking spaces: 1 garage + 1 open storeys: 2 Roof shape: hipped roof 22° square External dimensions of the house: 9.50m x 9.50m Maximum heights/limits: none Further specifications: none

Client requirements Style, roof shape, building type: city villa Basement, floors: no basement, 2 floors Number of persons, age: 2 both 30 years Room requirements on ground floor, upper floor: in total around 140 m². Large living/dining/kitchen area Office: family use or home office?: home office Overnight guests per year: rare Open or closed architecture: open Conservative or modern construction: modern Open kitchen, kitchen island: yes Number of dining seats: 4-6 Fireplace: no Music/stereo wall: no Balcony, roof terrace: no Garage, carport: garage extra long to generate additional storage space (min. 7m) Utility garden, greenhouse: no Further wishes/special features/daily routine, gladly also reasons why this or that should not be

House design Who is the planner: do-it-yourself

What do you particularly like? Why? - Kitchen and dining room on the south side - Large living/kitchen/dining area - Dressing area with direct access to the bathroom - Shower in niche - Storage room under the straight concrete stairs

What do you not like? Why? - Interior distance sofa wall (i.e. sofa to TV wall) only 3.50m - Bedroom on the north side. Garden will be in the south - We are considering placing a small air space between the children’s and bedroom. Directly after the doors of both rooms. However, it should not be too big. Windows at the bottom and top would then be planned. Opinion? We are aware of noise and odor nuisance. - I would like a direct access from the garage into the house. - Utilization of the plot not optimal.

I can gladly provide necessary wall dimensions if needed. Perhaps you also see a better way to position the house on the plot in connection with a garage.

Thank you in advance!

Best regards Raphael

Good morning,
I have 2 questions:
- Is the office used for daily work in the home office?
- How is access from the garage to the house supposed to work if it is not attached to the house?

And a comment about the kitchen, the little island might be a bit small.
Lastly: the 3.5 meter TV sofa should actually be sufficient. Just look for a calculator to determine the optimal viewing distance.

Regarding the orientation:
Do building envelopes have to be observed?
Often a 5 m distance from the street must be maintained. Do the aforementioned 3 m also apply there? Is it at least 3 m, depending on the height?

.. and the criticism continues: the minimal airspace is also ridiculous, you lack storage space at every turn! (luggage, cleaning & ironing supplies, sports equipment, garden cushions, beverage stock, seasonal decoration materials, summer/winter blankets,....)

Between the children's rooms, I would recess the hallway wall by the depth of a closet and create storage space there for bathroom & bed linen, ironing board, etc. At the end of the hallway above the front door, then a chamber with washer & dryer, and a rack on the ceiling to hang delicate items; laundry is done anyway on the sleeping floor, so this keeps paths short. At the other end of the hallway, also a chamber for travel luggage.

Move the door under the stairs about 70 cm to the left according to the plan and make it a wallpaper door, and install large drawers in the low area.

The so-called 'cooking island' is unfortunately a bad joke.

Why they never generally build duplexes on such tiny plots I will never understand - then you would have somewhat better usable gardens.

Why I will never understand why people don’t simply build semi-detached houses on such tiny plots - then you would have somewhat better usable gardens.

Better a mini plot like this than a direct neighbor. The area doesn’t change, only the layout.

... exactly, the UTILITy value changes ... I did write that.

Your neighbor is no less 'direct' just because there is a narrow strip of land in between.