ᐅ Floor Plan Design for a Single-Family Home (140 sqm Urban Villa) on a Slope with a Double Garage
Created on: 13 Jul 2018 11:06
F
Franky73
Hello everyone,
Two months ago, we purchased a serviced building plot on a hillside and are currently deeply involved in the floor plan design, which is proving quite challenging due to the elevation difference.
I have been following the forum for a while and recently found a great template for our project that I think just needs some adjustments to fit our requirements. I would really appreciate your feedback and am, of course, open to criticism!
Development Plan / Restrictions
Owner’s Requirements
House Design
If you have to give up something, which details or features
Why does the design look the way it does?
We really like the design here by "kaho674." It truly reflects our ideas. The upper floor should still fit now but, of course, with our minimum required room sizes and the requirement to build only 1.5 storeys.
What is really important to us, especially since the plot is on a slope — the highest point at the street is just under 1m (3.3 ft) above the zero level and it drops 5.11m (16.8 ft) to the lowest point — is how everything can be integrated into the plot without the costs for filling and leveling running out of control. We have also considered an alternative to the urban villa in the style of a split-level house. What have your experiences been building on such a plot?
Many thanks
Two months ago, we purchased a serviced building plot on a hillside and are currently deeply involved in the floor plan design, which is proving quite challenging due to the elevation difference.
I have been following the forum for a while and recently found a great template for our project that I think just needs some adjustments to fit our requirements. I would really appreciate your feedback and am, of course, open to criticism!
Development Plan / Restrictions
- Plot size: 722sqm (7,770 sqft)
- Slope: Yes (southwest)
- Site coverage ratio: 0.3
- Floor area ratio: 0.8
- Building window, building line and boundary: -
- Edge development: No (only carport)
- Number of parking spaces: 1-2 (in front of the garage and next to the house)
- Number of storeys: 1.5
- Roof style: No restrictions
- Architectural style: No restrictions
- Orientation: No restrictions
- Maximum heights / limits: 3m (10 ft) distance to neighbor
Owner’s Requirements
- Style, roof type, building type: Urban villa, hipped roof
- Basement, storeys: No basement, 1.5 storeys
- Number of occupants: 4 (ages: 44, 45, 16, 6 years)
- Space requirements on ground and upper floor: Upstairs minimum bedroom 11sqm (118 sqft), walk-in closet 8sqm (86 sqft), 2 children’s rooms 12sqm (129 sqft) each, bathroom 13sqm (140 sqft)
- Office: Family use or home office?: Not needed
- Guest overnight stays per year: Rare
- Open or closed architecture: Open downstairs, rather closed upstairs
- Conservative or modern design: Modern
- Open kitchen, kitchen island: Open kitchen with island
- Number of dining seats: Minimum 6, possibility for a large dining table (big family)
- Fireplace: No
- Music / stereo wall: No
- Balcony, roof terrace: If possible, a partially covered terrace
- Garage, carport: Preferably a double garage
- Utility garden, greenhouse: Yes
- Other: Storage space necessary, as no basement
House Design
- Who designed the plan: Currently from the forum
- What do you like most? Why? Great layout on the ground floor, still open upstairs
- What do you not like? Why?: The upper floor layout still fits 3 children, which we don’t need
- Estimated price by architect/planner: We thought, excluding land, max $250,000 - realistic?
- Personal price limit for house, including fittings: €250,000
- Preferred heating system: We are open!
If you have to give up something, which details or features
- You can give up: Walk-in closet, double garage
- You cannot give up: Large bathroom
Why does the design look the way it does?
We really like the design here by "kaho674." It truly reflects our ideas. The upper floor should still fit now but, of course, with our minimum required room sizes and the requirement to build only 1.5 storeys.
What is really important to us, especially since the plot is on a slope — the highest point at the street is just under 1m (3.3 ft) above the zero level and it drops 5.11m (16.8 ft) to the lowest point — is how everything can be integrated into the plot without the costs for filling and leveling running out of control. We have also considered an alternative to the urban villa in the style of a split-level house. What have your experiences been building on such a plot?
Many thanks
...if you are building with a general contractor, you will have to purchase sanitary fixtures through the plumbing supplier they work with. There is no room for comparison or relying on online prices. This usually works as follows... If you don’t like the standard sanitary fixtures listed in the construction specification, you will receive a voucher or credit to use with the plumbing company the general contractor partners with. Because of this, you won’t get the same discounts or prices as when working with individual subcontractors. My prices with individual subcontractors are about 20% higher than the lowest online price. Your prices will likely be about 20% higher than that.
This is not a horror story or something that only happens here in Bavaria. This is the reality. There’s no way around it. They will not install online-ordered products for you. You can try as much as you want but it won’t happen.
This is not a horror story or something that only happens here in Bavaria. This is the reality. There’s no way around it. They will not install online-ordered products for you. You can try as much as you want but it won’t happen.
Zaba12 schrieb:
...if you are building with a general contractor (GC), you will have to purchase sanitary fixtures through the plumbing supplier they work with. There’s no comparing prices or buying online. It usually goes like this.... If you don’t like the standard sanitary fixtures listed in the scope of work, you receive a voucher or credit for the plumbing company the GC cooperates with. This means you won’t get the same discounts or prices as when you hire separate trade contractors. My prices with individual trade contracts are about 20% higher than the cheapest online offers. So your prices will be roughly 20% higher again.
These are not horror stories or only true here in Bavaria. This is the reality. There’s no room for price comparison. They also won’t install anything you bought online. No matter what you try. Okay, I understand!
The construction engineer planned the following: He wanted to handle the design planning and then also take over the construction management, tender and award the individual construction phases to subcontractors, and then check and accept the work on our behalf. He said we could also select tiles, etc., from factory outlets, and the corresponding trades would install them. This way, we would have freedom of choice, and if we want something higher quality, we wouldn’t be tied to any particular cooperation (trade/supplier).
As I said, please clarify for me—isn’t this a good compromise? And what is such an arrangement called?
I know someone here in the forum who said
That is individual trade contracting. If the engineer knows trades that install items from factory outlets with a warranty, then that’s good.
Have you already agreed on a fee with him?
If not, and he charges according to HOAI, then you should plan an additional €40,000 (about $43,000) in fees for your engineer for service phases 1–8.
Franky73 schrieb:
Ok, got it!
The civil engineer planned the following. He wanted to handle the design planning, etc., and later also the site supervision, to tender and award the individual construction phases to various trades, and then check and approve them on our behalf. He said we could also choose tiles, etc., from factory outlets, and those trades would handle the installation. This way, we are free in our selection and if we want something higher quality, we are not tied to any partnerships (trade/supplier).
As I said, please clarify for me, but isn’t this a good compromise, and what is this kind of arrangement called?
That is individual trade contracting. If the engineer knows trades that install items from factory outlets with a warranty, then that’s good.
Have you already agreed on a fee with him?
If not, and he charges according to HOAI, then you should plan an additional €40,000 (about $43,000) in fees for your engineer for service phases 1–8.
Zaba12 schrieb:
I know someone here in the forum who does this
This is a single-trade contract. If the engineer knows trades that install factory-finished components and still provides a warranty, then that’s good.
Have you already agreed on a fee with him?
If not and he charges according to HOAI, you should budget an additional €40,000 for your engineer’s fees covering service phases 1-8. Well, he sent me an offer but based on the house price he calculated. By now, I doubt if he is the right person for us!
At the moment, I’ve put everything on hold because I’m quite shocked by all the statements here. He mentioned €254,000 including land and additional construction costs, and you are currently talking about €400,000 without land. Anyone who isn’t shocked by that is beyond help!
Franky73 schrieb:
Ok, I understand!
The construction engineer planned the following: He wanted to handle the design planning and later also the construction management, tender out and award the individual construction phases to the trades, and then inspect and approve them on our behalf. He said we could select tiles and so on directly from factory outlets, and the relevant trades would install them. This way, you have freedom of choice and are not tied to any partnerships if you want something higher quality (trade/retailer).Well, my calculation (my last post) is close to Zabas’s. But it doesn’t include architectural fees.
With us, you would only find a tiler through MyHammer who installs materials you provide yourself. Or else without any warranty. Just imagine if you pick a second-choice option and every second tile breaks... you still have to hire the trade for the installation.
And yes: the difference between gold-plated faucets and a cheap fitting can be 1000€ (about $1100).
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