Floor plan of a two-family house (side by side) on a south slope

Hello everyone.

My girlfriend and I are planning to build a house, specifically a two-family house with apartments side by side. We would move into the larger apartment, and the future parents-in-law would take the smaller one. A visit to a house building company resulted in an initial draft. This is attached like the plot.

I am mainly referring to the larger apartment.

I am curious about your opinions.

Regards

Development plan/restrictions
Size of the plot: 2218 sqm, of which about 860 sqm is in the development plan, the rest is outdoor area building window see development plan
Slope: yes, about 5m over 30m from north to south
Floor area ratio: 0.4
Floor space index: 0.8
Building window, building line and boundary: see screenshot (north top, south bottom)
Edge development: yes, garage might have height problems due to sloping terrain
Number of parking spaces: 4
Number of floors: 1, due to the slope a residential basement is allowed (excerpt from development plan: I-full floor is set. The number of full floors is determined as the maximum. Due to the demanding topographical situation, however, according to §31 para. 1 Building Code, an additional full floor is exceptionally permitted if, due to the slope, the basement counts towards the number of full floors according to state regulations.)
Roof type: 23-28° gable, hip, orientation open
Style: classic
Orientation: terrace facing south
Maximum heights/limits: ridge height 8.50 m, eaves height 3.75 m, floor height 3 m
Further specifications

Requirements of the builders
Style, roof type, building type
Basement, floors: ground floor full story, basement residential basement, attic unfinished
Number of persons, age: party 1: 2 (eventually 2 children); party 2: 2
Space requirement on ground and upper floor: party 1: about 150 sqm; party 2: about 100 sqm
Office: family use or home office? Partly home office
Sleeping guests per year: 3
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, cooking island: open
Number of dining seats: 6-8 // 4
Fireplace: no
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: yes, preferably 2 double garages
Utility garden, greenhouse: no
Further wishes/special features/daily routine, also reasons why this or that should or should not be:

Mandatory: level access to terrace from living kitchen

House design
Who is the planner:
- planner from a construction company
What do you particularly like? Why? Terrace access
What do you not like? Why? Dark entrance area, bedroom next to the front door
Price estimate according to architect/planner: not yet available
Personal price limit for the house, including equipment: 550,000 EUR
Preferred heating technology: air heat pump

If you had to give up, which details/extensions
- you can live without: a double garage
- you cannot live without: terrace access

Why is the design as it is now? e.g.
Standard design from the planner? Individual design
Which corresponding wishes were implemented by the architect?

Yes, but they have changed. Currently, a straight open staircase downwards would be interesting to create a visual axis from the front door to the terrace.

Hi Tom,

thanks for all the plans and the detailed description. That really helps with putting things into perspective.

First of all: Your project seems well thought out, the division into two residential units is solidly solved. The floor plans are clearly structured, but I would still reconsider a few points:

What catches my eye is the entrance area of the larger apartment. It indeed feels a bit shady and cramped. Maybe you could bring in more light through a larger glazed area or a side light panel at the door. The idea with the sightline to the terrace via a straight staircase sounds good – something like that can create a really nice effect and make the space appear much more generous. It could be further enhanced with an open gallery in the stairwell.

Regarding the south terrace, that’s definitely the right idea, especially because of the hillside location. It’s good that you’re paying attention to level access, which is just more comfortable in the long run. If you use the slope cleverly, you might even be able to partially integrate the garages into the hillside. That saves height and makes it look less bulky from the street. With the hillside location, I would speak early with the structural engineer though – keywords: drainage, sealing, and extra costs for excavation and concrete.

Regarding the development plan: The regulations do not seem too tight at first glance, but with the two full floors (ground floor plus residential basement), you are formally on the safe side. But when building close to the boundary (especially in the south towards the open area), make sure you don’t get into trouble with setback distances, even if nothing is currently built there.

As for parking spaces, it looks okay, although two double garages might be a bit over the top considering the plot ratio. Maybe one large double garage plus two outdoor parking spaces?

If you like, I can put together a few rough ideas for optimizing the floor plan, just to brainstorm a bit. Let me know.

Best regards

Personal price limit for the house, including equipment: 550 TEUR

Space requirements on the ground floor, upper floor: Party 1: approx. 150 sqm; Party 2: approx. 100 sqm

If the price only refers to Party 1, that is sufficient. However, if the price refers to the entire property, i.e. 250 sqm of living space, then I would recommend a buffer of at least 200k to be safe. 2,200€ pure construction costs will not be enough.

If you want, I can gladly put together a few rough optimization ideas for the floor plan, just to brainstorm a bit. Let me know.

Gladly, I am particularly interested in floor plan ideas regarding the straight staircase and the sightline.

As long as the price only refers to party 1, that's sufficient. However, if the price refers to the entire property, i.e. 250 sqm of living space, I would recommend a buffer of at least 200k to be safe. 2,200€ pure construction costs will not be enough.

Yes, correct, this referred to party 1.

Can you please draw the house on the site plan and also the slope? I don't quite understand the design. Is there no terrace on the living area?

Could you please draw the house and the slope into the site plan?
I don't quite understand the design. Is there not supposed to be a terrace at the open-plan living area?

Sorry for the confusion, the terrace was placed on the wrong floor in the plan. Attached is a perspective; the current planning foresees retaining the slope like this, whether that is realistic is a good question! I will still add the house to the site plan.