Two-family house 2 full floors generation house + expandable attic

Hello everyone,

I am in the initial stages of planning our house. An initial contact has already been made with the architect, but the floor plan sketch comes from me. The main thing that is important to me is the large living/dining area including the open kitchen on the south side. I would like to have a double garage but I have given up on this because my plot is simply too narrow (20m).

I would like to send you my first sketch and would appreciate any feedback! The first floor should have the same layout.

Attached is the completed questionnaire.

Development plan/restrictions
Plot size: 614m2
Slope: yes, from north to south approx. 150cm
Floor area ratio 0.5
Gross floor area ratio
Building window, building line and boundary: building boundary 3m north and 3m south
Edge development: none
Number of parking spaces: minimum one parking space per 60m2 of living space
Number of floors: Three
Roof shape: no specification
Style: no specification
Orientation: no specification
Maximum heights/limits: no specification

Requirements of the builders
Modern, pitched roof, (two-family house + expandable attic)
no basement, two full floors
Number of people, ground floor: 2 x 35 years + 2 years + baby? / upper floor: 2 x 60 years + 65 years (parents)
Space requirement on ground floor: 4-room apartment, upper floor: 4-room apartment
Overnight guests per year: 5
Open architecture
Modern construction
Open kitchen with island
Number of dining seats: 12
Without fireplace
Small balcony on garage
Single garage

House design
Who is the planner:
- Do-it-yourself
What do you particularly like? Large living/dining area Why? because of the open design
What do you not like? Garage not accessible through the kitchen Why? because the bathroom should have a window
Price estimate according to architect/planner: €600,000
Personal price limit for the house, including equipment: €400,000
Preferred heating technology: central gas boiler

If you have to do without, which details/extensions
- can you do without: ?
- can you not do without: garage

Thank you in advance for the numerous feedbacks

Show / tell me more about the property - the size and the fact that there should be no space for a double garage don’t quite fit together. Where is the second parking space supposed to go? - you can forget about a roof terrace on a boundary garage. Based on which furnishings was the floor plan designed like this?

Attached I am sending a property overview (No. 64). The property is rectangular, exactly 20m x 30.64m. The house should be set back 6m from the northern boundary, and the entire northern area should serve as a parking space. The roof terrace should only extend up to 3m from the neighboring boundary. That should be possible, right? The floor plan is not yet adapted to furnishing. This was purely the room layout.

Of course, a double garage fits on a 20-meter plot. 6 meters with boundary construction, 10 meters house, leaving four meters. But the garage can also be placed further back with a larger driveway. I miss the slope in the planning. But also the different measurements (the short side of the open space is once 5.5, on the other side 7 meters) lead me not to comment on the floor plan. It is only a sketch, which does not say why you chose these dimensions, why the hallway is so wide,

Preisschätzung lt Architekt/Planer: 600.000€ Persönliches Preislimit fürs Haus, inkl Ausstattung: 400.000€

What does it mean for you? Build a size smaller. If your ancillary construction costs are included, you can afford about 160 sqm, but not a two-family house as you imagine it. P.s. Your measurements overbuild with the house over 200 sqm. A bit generous.

You never really hope for such a thing, but what if stair climbing becomes a bit more difficult for the parents? In that case, the decision to move the parents to the upper floor is not really good.

In our planning, a penthouse for the parents is also considered, but only because an elevator is planned.

Regarding the costs or possibilities, I am with ypg.

If one actually wants to place the seniors upstairs and build identical apartments on two full floors: then I would consider putting the technical room upstairs. Grandparents manage with one less room than parents with children in the household, respectively with a smaller or only one bathroom.