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
Kabelmodem8715 Jul 2018 23:10If I may briefly digress from the floor plan planning, I have already seen two flat-roof houses where the plaster is cracked all around about 30cm (12 inches) below the parapet, basically where the structure (frame) on the roof begins, after just one year. Surely a construction defect, but what was done wrong in these houses?
Kabelmodem87 schrieb:
If I may briefly digress from the floor plan discussion, I have now seen two flat-roof houses where the plaster about 30cm (12 inches) below the parapet—basically where the structure (border) on the roof begins—has cracked all the way around after just one year. Surely a construction defect, but what was done wrong on these houses?Please create a separate thread with photos… this won’t help here…
Kabelmodem87 schrieb:
5.75 meters (19 feet) interior width for a double garage—is that rather the minimum? For two cars, 5.50 meters (18 feet) is sufficient—more is needed only if bicycles or trash bins have to be moved through in between. At least with the driver’s sides facing the central aisle and only the driver entering or exiting, 5.50 meters (18 feet) is even comfortable. At the other extreme (both cars parked nose-in or backed-in, family members getting in and out in the garage, and with a path for rolling bins) you can easily use 7 meters (23 feet).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
K
Kabelmodem8716 Jul 2018 14:0711ant schrieb:
Apart from the unnecessary setback from the boundary, I also see it positioned "correctly" there.According to the architect (who is also planning the neighboring property), there is an "issue" regarding the boundary development on the east side because our lot slopes slightly downwards towards the east/south. Since the garage is to be built solidly, including a parapet, on the same level as the main building (which is slightly elevated towards the east), and the driveway must also slope down to the street, we would exceed the 3-meter (10-foot) height limit in relation to the neighboring property. On the west side, it might be feasible, as that is the highest point of the lot.
The garage does not have a direct connection to the house, so it is already somewhat separated in terms of floor height.
The height restriction refers to the "average wall height." If in doubt, I would rather avoid making the garage roof flat and instead follow the slope of the terrain, rather than effectively reducing the size of my house because of it.
You would need to check the regional building code precisely for this—maybe @Escroda knows more—but I believe (depending on the federal state) that if the limit is exceeded, you don’t necessarily have to comply with the full setback distance, just retreat proportionally to the amount of the violation.
Otherwise, you have to consider what can be sacrificed with minimal regret. The parapet, for example, is not really that characteristic of the Hornbach style.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
The height restriction refers to the "average wall height." If in doubt, I would rather avoid making the garage roof flat and instead follow the slope of the terrain, rather than effectively reducing the size of my house because of it.
You would need to check the regional building code precisely for this—maybe @Escroda knows more—but I believe (depending on the federal state) that if the limit is exceeded, you don’t necessarily have to comply with the full setback distance, just retreat proportionally to the amount of the violation.
Otherwise, you have to consider what can be sacrificed with minimal regret. The parapet, for example, is not really that characteristic of the Hornbach style.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
but I believe (depending on the federal state) you don’t always have to fully comply with the building setback when it is exceeded I only know it this way: If a boundary is crossed (in Saxony 3m (10 feet) average wall height, 9m (30 feet) wall length, no wall openings), the privilege no longer applies and the building triggers setback requirements (in Saxony at least 3m (10 feet))
11ant schrieb:
The garage has no connection to the house, so it is already somewhat separated in terms of floor height. Therefore, the architect should be able to achieve approval.
11ant schrieb:
So there is some issue here. When skimming through the 12 pages, I find it rather concerning that despite several indications, the inconsistencies—especially those mentioned in #22—were not resolved, which could make many posts difficult to follow.
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