I’m checking in after a longer “break,” as the experienced have already anticipated:
zaubert, according to which this is:
[Im nächsten Monat für GU entscheiden]
completely unrealistic besides the costs. Unless you want to crash and burn with all your might...
We didn’t want to crash and burn. Still, we’re kind of swimming around a bit helplessly (although it’s slowly getting better).
We have some agreements with construction companies and architects behind us, some are still ongoing. A plan that considers both our financial expectations and space requirements is still missing. We hope that we now better understand what is important to us.
-I’ll fill out the list that would actually have been helpful from the start. I’ll also report from the preliminary decision.
-Additionally, I’m attaching rough sketches of the plot
[ERROR WITH THE GREY 14 in the middle, must be 16] (regardless, all figures are rather roughly rounded) and on the planned number of stories/setback areas.
-Some things are probably still missing – so please feel free to ask!
-At the end, I’ll list a few questions/ideas for further work.
Development plan/restrictions
Plot size approx. 700 m²
Slope none
Site coverage ratio GRZ=0.4 (secured through preliminary decision)
Floor area ratio none
Building window, building line, and boundary see sketch; preliminary decision indicates that building up to the red lines is allowed (the corner plot may take advantage of the building boundaries of the two intersecting streets)
Edge development none
Number of parking spaces no requirements
Number of stories II + attic allowed
Roof shape no requirements
Architectural style no requirements
Orientation no requirements
Maximum heights/limitations no specific requirements, limited by setback areas
Other requirements none known
Additional requirements Hamburg has mandatory solar panels, also soundproofing due to aircraft noise
Client requirements
Style, roof shape, building type Duplex with gable roof
Basement, number of floors No basement, II + attic, additionally a loft as storage above if possible
Number of persons, age each party: parents (mid-30s), three children (between 0 and 8)
Space requirements on the ground floor, upper floor (and attic): Each party needs living-dining area with kitchen, utility/tech room, guest bathroom (one party with shower), family bathroom, two children’s rooms immediately and later a third children’s room, parents’ bedroom, office (lots of home office)
Office: family usage or home office? Home office as mentioned above
Overnight guests per year Will vary, as relatives nearby may provide space; our wish would certainly be for more visits, but realistically that is currently not planable in space requirements
Open or closed architecture Living-dining area open; one party with open stairwell, the other closed
Conservative or modern construction? ?
Open kitchen, kitchen island Open kitchen, parts of the kitchen possibly as an island
Number of dining seats We often eat with up to 10 people
Fireplace No
Music/stereo wall No, also no TV in the living area
Balcony, roof terrace Currently excluded
Garage, carport Preferably garage/shed for many bicycles for both parties together, maybe later an additional carport
Garden design, utility garden, greenhouse: Terraces for both, a small utility bed, ornamental planting at the edge of the garden otherwise space for children to play
Other wishes kfw300
House design
More details hopefully coming in the next few weeks.
Personal price limit for the house, including equipment: Financing is realistically only possible with the kfw300 program within the stated range (400k€ maybe 420k€ per half including ancillary costs). Otherwise lower.
Favored heating technology: Air-water heat pump (kfw)
If you have to make concessions, on which details/expansions
-can you do without: Rooms do not necessarily have to be large (apart from the living-dining area on the ground floor), small bedrooms for example are fine. In the thread, we talked about separability from the ground floor, which has now been discarded; otherwise one party would like a parents’ bathroom (idea: parents in attic with bedroom and their own bathroom), which they can also do without. Previously a roof terrace for one party was discussed, which they now gladly forgo in favor of the cheaper roof shape.
[-can’t you do without:[/I] Number of rooms.
Why is the design as it is now?
The idea for II + attic comes from needing a certain number of rooms. Also charming is that in a cost-related worst case, parts of the attic could be finished later by owner’s own effort. Originally, we planned II + recessed top floor with roof terrace, but that was more expensive in many offers. We can all live well with the gable roof, as long as there is enough room height in the middle area of the attic. Gable roof also has the advantage of storage space (knee walls, loft). We can’t afford a basement, and with II + attic and garage/shed we would at least have the space you need for all the stuff. Of course, one could also consider I + attic or II without attic. But we don’t like I + attic if there isn’t enough knee wall (so that you can basically stand everywhere), and both (I+attic and II without attic) would require larger floor areas per story, which would take garden space and more roof area (thus more costs). We also talked to architects, I don’t remember all the reasons now, but they also tend to prefer II+attic.
The driveway is supposed to be width x (approx. 3 meters, must be calculated as a setback), so as narrow as possible, because there is little sunlight here. Orientation N/S is not correct in the sketch, south is roughly left.
Number of stories is not a big issue as shown in the profile if the roof ridge runs parallel to the driveway. Then the setback areas can be calculated with (3+3+1/3*4)*0.4=2.94. Just as an example.
I think here the red pen has to come out first on the wish list or the budget needs to be turned up
Maybe it’s somewhat easier now to apply the red pen. I think I can’t see the forest for the trees right now. Therefore I might have overlooked something – please just ask.
Here, I think, lies our main concern: Must it be the budget? How much must be increased? Actually not much is possible. Which idea of a duplex do we have to give up? Which wishes are explicitly or perhaps implicitly involved and should go into the trash bin?
And now some answers to some questions from :
Now let's get to the point: show the design!
There isn’t one yet. All catalog house modifications are too expensive for us. Architects are working on it and the first draft was way too big and therefore (estimated) clearly too expensive.
Now I wonder what the building inquiry refers to, who requested and commissioned it. Did it exist before the purchase? Did only one buy now and sell half to the other? Does the building inquiry concern a single-family house or also a duplex? Is there already a draft? Will the plot be divided 1:1? What orientation does the plot have? Was orientation considered in the inquiry or was it simply done according to a site coverage/floor area ratio? Have parking spaces been requested? How many parking spaces do you need? How many must you have?
The inquiry aimed to find out the building boundaries and GRZ. See sketch.
The plot is divided at the party wall, does not have to be half and half.
Then the question: do you have to have the named rooms finished by move-in? Are the children born? Could they share rooms because they are still young? Does an office have to exist because home office is a topic?
Hopefully answered above. One children’s room can come later.
Are ancillary building costs and outdoor areas already deducted from the 400,000€? In other words: do you have enough left from the 400,000€ to pay for ancillary building costs and outdoor areas?
What do these +/- 400,000€ refer to? Is that an assumption or calculated by a bank or Dr. Klein?
Financing advisor. That is our total volume. With kfw300 maybe a bit more (420k, for one party up to 450k). Without kfw rather less. Ancillary costs should be included, landscaping is possibly done later or through family own work/contributions.
