ᐅ Floor Plan Design / Single-Family House with Flat Roof and Double Garage
Created on: 13 Jul 2018 16:19
K
Kabelmodem87
Hello,
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
Client Requirements
House Design
If you have to make compromises, on which details/extras
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
- Plot size: 1100 sqm (approx. 20.7m x 52m) (11,840 sq ft; approx. 68 feet x 171 feet)
- Slope: none
- Site coverage ratio: 0.4
- Floor area ratio: 0.3
- Building envelope / building line: none
- Number of parking spaces: 2 (+ 2 in front of garage)
- Number of floors: 2
- Roof type: flat roof
- Architectural style: no restrictions
- Orientation: no restrictions
- Maximum height / limits: 3m (10 feet) distance to neighbor
Client Requirements
- Style, roof type, building type: flat roof house with double garage
- Basement, floors: no basement, 2 floors
- Number of occupants: 3 (ages 31, 29, 1 year)
- Space requirement: financially limited to approx. 150 sqm (1,615 sq ft) excluding garage
- Office use: family use or home office? Workspace
- Overnight guests per year: rarely
- Open or closed architecture: open on the ground floor
- Conservative or modern style: modern
- Open kitchen, kitchen island: open kitchen with island
- Number of dining seats: minimum 6, option for a large table (big family)
- Staircase: solid, straight
- Fireplace: no
- Music/stereo wall: no
- Balcony, roof terrace: not necessary
- Garage: double garage with attached storage for garden equipment / bicycles, etc.
- Other: storage space needed as no basement, central ventilation system
House Design
- Designer: architect
- What do you particularly like? Why? Straight staircase / L-shaped living-dining area / ground floor partially covered by upper floor at the corner
- What do you dislike? Why? Upper floor bathroom too small / possibly swap with children’s room
- Cost estimate according to architect/planner: 450,000€ (house / furnishings / double garage / exterior work such as fence, driveway, gate) – realistic? Should not go much higher.
- Preferred heating system: natural gas is available, so natural gas including controlled ventilation system (central ventilation)
If you have to make compromises, on which details/extras
- Can compromise on: long driveway
- Cannot compromise on:
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
K
Kabelmodem8714 Jul 2018 15:34face26 schrieb:
...I completely missed that ... so you only have southwest / west on the ground floor as the only "opening," just the front door? Phew, I would reconsider that....Yes, mirroring the layout is definitely something to consider. For me, it doesn’t make much difference whether the utility room has a window facing east or west. For the dining and living areas, we thought that a 7m (23 ft) high glass front would provide enough natural light. Anyway, to the east and west, the view will be of the neighbor’s wall, as they plan to build just 3m (10 ft) away.
I'm not sure if I would just mirror it.
Why is the garage fully attached to the house if there isn't even direct access? Consider offsetting the house and garage. Move the garage further forward. Do you have the option to add a window behind the kitchen?
The glass facade will certainly bring in light. But the sun only shines into your living space for a limited time... in summer, that might be acceptable.
I also think the house is too narrow, but you don't need 100 square meters for a straight staircase on each floor. However, I do find about 10 meters reasonable.
Why is the garage fully attached to the house if there isn't even direct access? Consider offsetting the house and garage. Move the garage further forward. Do you have the option to add a window behind the kitchen?
The glass facade will certainly bring in light. But the sun only shines into your living space for a limited time... in summer, that might be acceptable.
I also think the house is too narrow, but you don't need 100 square meters for a straight staircase on each floor. However, I do find about 10 meters reasonable.
K
Kabelmodem8714 Jul 2018 16:23face26 schrieb:
I'm not sure I would just mirror the design.
Why is the garage fully attached to the house if there isn’t even direct access? Consider offsetting the house and garage. Move the garage forward. Do you have the option to add a window behind the kitchen?
The glass facade certainly provides light, but sunlight only enters your living space for a limited time... in summer that might be acceptable...
I also think the house is too narrow, but you don’t need 100sqm (1,076 sq ft) for a straight staircase per floor. Around 10m (33 feet) seems reasonable to me.We found the exterior look / flat roof with an attached garage more visually appealing than the standalone building... but yes, shifting it might make sense.
We will widen the upper floor to 9.75m (32 feet) by 0.75m (2.5 feet)...
I will upload the revised plans soon...
Thanks for your honest feedback so far.
Kabelmodem87 schrieb:
There is no zoning plan.. only a positive preliminary building approval, which states the following.. But you do know what a zoning plan is, right?
The details in the preliminary approval must have some basis, either a zoning plan or according to §34. Still, the specific building height must come from somewhere. A floor area ratio (FAR) of 0.4 and a plot ratio (site coverage) of 0.3 can coexist—though this is rather unusual—if the FAR of 0.3 is aimed at the building being single-story, and the site coverage includes an additional 0.1 to account for access paths and so on. But once you have two full stories, it conflicts: with the FAR at 0.3, the lots would have to be enormous, or the intention is not really to have two stories. Consequently, the site coverage for the house would only be 0.15. So there is definitely something off here.
Kabelmodem87 schrieb:
The 120sqm (1,292 sqft) minimum with a straight staircase—does that come from your personal opinion? No, it comes from extensive experience in floor plan design. It’s not just the immediate area around the staircase that grows significantly with a straight, non-curved, non-spiral stair axis. There are also effects on the overall space distribution, which often results in surplus areas (or from the perspective of the room user: unused square footage) in many rooms. This type of staircase imposes a very dominant main axis on a floor plan. The dimensions mentioned are thresholds beyond which a floor plan can handle this impact without serious issues.
face26 schrieb:
Why is the garage completely attached to the house if there isn’t even direct access? Move the house and garage apart. Move the garage forward. Do you have the option to add a window behind the kitchen? Speaking of which: has anyone here in the forum ever installed a window facing the garage so you can see your Porsche from the dining table?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
K
Kabelmodem8714 Jul 2018 17:07The idea with the Porsche sounds great, and it also means you can skip the external blinds on the troublesome sunny west side.
A straight staircase takes up more hallway space and limits the floor plan.
Not everyone agrees that children's rooms must be larger than 15 square meters (160 square feet); the living space has to allow for it. However, having more hallway area than children’s room area is an imbalance.
Take a look at your drawn upper floor plan.
Left side: children’s room with 11 square meters (118 square feet) – acceptable.
Master bedroom is not usable. You have to climb over the foot of the bed.
Right side: the parents have more space for sleeping than the children have for sleeping, doing homework, playing, or meeting friends.
No storage space on the upper floor at all.
2 children’s rooms, 1 bedroom, 1 study, 1 bathroom
That’s quite a lot for this floor size. There shouldn’t be any need to compromise because of the staircase.
Not everyone agrees that children's rooms must be larger than 15 square meters (160 square feet); the living space has to allow for it. However, having more hallway area than children’s room area is an imbalance.
Take a look at your drawn upper floor plan.
Left side: children’s room with 11 square meters (118 square feet) – acceptable.
Master bedroom is not usable. You have to climb over the foot of the bed.
Right side: the parents have more space for sleeping than the children have for sleeping, doing homework, playing, or meeting friends.
No storage space on the upper floor at all.
2 children’s rooms, 1 bedroom, 1 study, 1 bathroom
That’s quite a lot for this floor size. There shouldn’t be any need to compromise because of the staircase.
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