Your New B&B Is Flexibile
There are a number of possibilities to modify the B&B into a private home or two separate units, and also to expand with an additional two apartments. The utilities are designed for maximum usage.
Details Of The Rooms
These are a number of photos showing the high points of the B&B. Included are shots from just about everywhere – Trasimeno, Shanghai, Room Behind The Fireplace, Salon, Dining Room, Kitchen, and the lands outdoors.
An Overview Of Your New B&B
Scenery Around The B&B
The Main House
Details Of The B&B
3 FLOORS, 3 APARTMENTS, 3 SUITES ALL WITH PRIVATE BATH
The structure contains 500 m2 (about 5500 ft2) on three floors. The ground floor is about 60% of the total, with 135 m2 (about 1500 ft2) on the first floor and 75 m2 (over 800 ft2) on the second floor.
Starting at the top: the second floor ("Trasimeno") has a penthouse apartment (about 75 m2 -over 800 ft2) with one bedroom, a large lounge area with a wood-burning stove, a dining area, an all-electric kitchenette, and a private entrance. It also has a fabulous view of the area around the B&B (about 270 degrees panorama).
.
.
On the first floor, there are two units. "Todi" is a two bedroom apartment (75 m2 or about 800 ft2) with a future small fireplace, an all-electric kitchen, and a private bathroom. There is also the smaller suite "Shanghai" (60 m2 or about 650 ft2) with two rooms. Shanghai also has a private bath, a private entrance, and is ready for a wood-burning stove or a built-in fireplace.
.
.
The ground floor is about 60% of the total surface area - about 290 m2 or 3200 ft2. On the ground floor of the B&B, there are two double guest rooms, each with private bath, each about 30 m2 (330 ft2). One of these is set up for physically hindered persons and has a private entrance ("Orvieto"). The other has its entrance off the lounge ("Behind the Fireplace"). The Owners Quarters is a small apartment with a double bedroom, laundry, office, and bath. Its entrance is also off the lounge.
.
.
LOUNGE WITH LARGE FIREPLACE, LARGE DINING ROOM, SEMI-PRO KITCHEN
Also on the ground floor of the B&B inn are the lounge with a large wood-burning fireplace, a large dining room with provision for a wood-burning stove or fireplace, a large kitchen, and a visitor's toilet. Note: a few interior walls on the ground floor were moved after the plans (above) were drawn up.
CENTRAL LPG HEAT, WELLS, INTERNET, SATELLITE TV
Common throughout the B&B inn are cotto tile floors, massive concrete and stone walls (this helps keep the temperature down in the summer, and allows the house to warm quickly in the winter), massive wood-beamed ceilings that hold up the surface above (either a tiled floor or a ceramic-tiled roof, 9'5" or higher). There is central hot-water heat throughout, controlled by area, and of course mains electricity, telephone (or VoIP ultra-low cost telephony), internet connections (we have ADSL via microwave), and television (2 satellite dishes planned on the roof).
2 BOILERS, FUTURE SOLAR PANELS
The heating system for the complete bed and breakfast consists of two LPG-fired boilers outside the house plus connections for future solar collectors. The LPG is stored in a 3000 liter underground tank.
Water comes from our own well, but it is also possible to bring in city water. A second existing well can be used for watering the garden, also feeding to two 10'000 liter (over 5000 US gallons total) underground rainwater cisterns. Sanitary water is disposed through an underground septic system sized for the present house plus the future 140 m2 building.
.
.
ADDITIONAL EXPANSION POTENTIAL
Umbrian law prohibits building new off-plan buildings where there was nothing before. The definition allows the volume (cubic meters) of pre-existing buildings to be used in the construction of new structures. In addition to the main house, there were two pre-existing structures included on the land. The annexes were originally used for storing equipment and housing farm animals. One collapsed in 2005. The volume for new structure(s) is equivalent to about 140 m2 surface. Photos are available to prove that the one building indeed existed (see below); the second annex now is used for storage, a dog kennel, and a workshop.
.
.
THE LAND: 1+ ACRE FENCED, ELECTRIC GATES, EXCELLENT VIEWS
The land is diamond-shaped, with the long axis pointing roughly north-south. It consists of about 0,54 hectares, completely fenced. There are two gates, both of which can be fitted with electric openers. The land falls away from east to west, and the trend continues outside the property, giving you a splendid view of the Caina River valley, our neighbour the Borgo Monticelli, and the hills that surroud Lago Trasimeno, 13 km away to the northwest. There are terraces on the south and west sides of the house that present frequent opportunities to enjoy the fantastic sunsets year-round.
.
.
46 FT X 23 FT (MAX POSSIBLE) POOL
The swimming pool (14m x 7m x 1,50m or 46' x 23' x 5') is located at the north end of the property. The unusual dimensions of the pool are constrained by the new (2007) local requirements that a pool at a B&B may not exceed 100 m2 surface, and if it is more than 1,50 m deep, a full-time life guard is required. The pool has all the pumps and filters necessary, but for obvious reasons no diving board. On the drawing above (a plan from the previous owners in 2000), the pool is located where a tennis court was originally planned.
THE GARDEN FOR THE COUNTRY INN:
FRUIT TREES, EVERGREENS, GRASS LAWN
There are about 20 fruit and nut trees in the garden, including apples, pears, figs, prunes, apricots, peaches, walnut and chestnut trees. Evergreens are growing on the south end, and an olive tree and a flowering crabapple at the entrance. Trees outside the fence along the road to the north of the main gate also are on the property.
.
.
