ᐅ First Floor Plan for a Single-Family House – Your Ideas Including the Plot
Created on: 11 Jan 2019 21:48
M
MRN2018
Hello everyone,
We are still quite early in the process and hope to summarize everything important for you. We are looking forward to your ideas, especially regarding the best way to position the house including a garage or carport (currently undecided due to cost) on the plot to minimize the space needed for driveway and yard. The house can be freely placed on the property, respecting the standard 3-meter (10 ft) setback. We have already visited a few general contractors and received one proposal so far. We weren’t quite satisfied with it and have made some adjustments ourselves. We have attached a rough sketch of our idea for you. Windows have not yet been considered. So far, the suggestions from the contractors have been limited, especially regarding the basic placement. We would like to enter further discussions with more precise floor plan ideas and hope for some input from you.
Development plan/restrictions
Plot size: 1040 sqm (11,200 sq ft)
Slope: 3 meters (10 ft) rise across the entire plot
Site coverage ratio: 0.4
Floor area ratio: 0.5
Building envelope, building line, and boundaries:
Edge development: garage or carport
Number of parking spaces: 2
Number of floors: 1.5
Roof style: gable roof
Architectural style: modern
Orientation
Maximum height/limits
Other requirements
Homeowners’ requirements
Style, roof shape, building type: gable roof
Basement, floors: with basement and 1.5 - 2 floors (depending on what makes sense)
Number of occupants, ages: 2 adults, 1 baby
Space requirements:
Ground floor: living-dining area, kitchen with pantry, study, guest bathroom, storage under stairs
Upper floor: 2 children’s rooms, bathroom, master bedroom with walk-in closet
Office: family use or home office? Home office
Guest overnight stays per year: not relevant
Open or closed layout: rather open
Traditional or modern construction: modern
Open kitchen, cooking island: cooking island
Number of dining seats: 6
Fireplace: yes
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: preference for a double garage with storage room—ideally with direct access to the house. However, due to the shape of the land, this might be difficult. For cost reasons, a carport with adjoining storage room is also conceivable.
Utility garden, greenhouse: both
Other wishes/particulars/daily routine, with explanations for preferences: fireplace as a "divider" between dining and living areas
House design
Origin of the plan: our own and the general contractor’s
What do you like most? Why?
Ground floor: kitchen area is not visible from the living room, separation of living/dining areas by fireplace, relatively spacious living room, guest bathroom shower not directly visible from the door, bright study room, stairway is a half-landing design and not immediately next to the front door.
Upper floor: equally sized children’s rooms, T-shaped bathroom layout, walk-in closet not directly visible from the bedroom door.
What do you dislike? Why?
The hallway is uninspired, and when room doors are open, one can look directly from the front door into the living room. Overall, the floor plan still feels incomplete.
Price estimate according to architect/planner: –
Personal budget limit for the house, including fittings: 350,000
Preferred heating system: air source heat pump
If you have to compromise on details/extra features
- What you can give up:
* Basement (but then a suitable technical room would need to be included on the ground floor. The idea here is to simply attach the garage directly and locate the technical room—including a windbreak area—between the garage and house.)
* Double garage replaced by carport (each with storage room)
- What you cannot give up:
So, we hope we have covered everything and are very excited to hear your thoughts.
Best regards from the Rhön
We are still quite early in the process and hope to summarize everything important for you. We are looking forward to your ideas, especially regarding the best way to position the house including a garage or carport (currently undecided due to cost) on the plot to minimize the space needed for driveway and yard. The house can be freely placed on the property, respecting the standard 3-meter (10 ft) setback. We have already visited a few general contractors and received one proposal so far. We weren’t quite satisfied with it and have made some adjustments ourselves. We have attached a rough sketch of our idea for you. Windows have not yet been considered. So far, the suggestions from the contractors have been limited, especially regarding the basic placement. We would like to enter further discussions with more precise floor plan ideas and hope for some input from you.
Development plan/restrictions
Plot size: 1040 sqm (11,200 sq ft)
Slope: 3 meters (10 ft) rise across the entire plot
Site coverage ratio: 0.4
Floor area ratio: 0.5
Building envelope, building line, and boundaries:
Edge development: garage or carport
Number of parking spaces: 2
Number of floors: 1.5
Roof style: gable roof
Architectural style: modern
Orientation
Maximum height/limits
Other requirements
Homeowners’ requirements
Style, roof shape, building type: gable roof
Basement, floors: with basement and 1.5 - 2 floors (depending on what makes sense)
Number of occupants, ages: 2 adults, 1 baby
Space requirements:
Ground floor: living-dining area, kitchen with pantry, study, guest bathroom, storage under stairs
Upper floor: 2 children’s rooms, bathroom, master bedroom with walk-in closet
Office: family use or home office? Home office
Guest overnight stays per year: not relevant
Open or closed layout: rather open
Traditional or modern construction: modern
Open kitchen, cooking island: cooking island
Number of dining seats: 6
Fireplace: yes
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: preference for a double garage with storage room—ideally with direct access to the house. However, due to the shape of the land, this might be difficult. For cost reasons, a carport with adjoining storage room is also conceivable.
Utility garden, greenhouse: both
Other wishes/particulars/daily routine, with explanations for preferences: fireplace as a "divider" between dining and living areas
House design
Origin of the plan: our own and the general contractor’s
What do you like most? Why?
Ground floor: kitchen area is not visible from the living room, separation of living/dining areas by fireplace, relatively spacious living room, guest bathroom shower not directly visible from the door, bright study room, stairway is a half-landing design and not immediately next to the front door.
Upper floor: equally sized children’s rooms, T-shaped bathroom layout, walk-in closet not directly visible from the bedroom door.
What do you dislike? Why?
The hallway is uninspired, and when room doors are open, one can look directly from the front door into the living room. Overall, the floor plan still feels incomplete.
Price estimate according to architect/planner: –
Personal budget limit for the house, including fittings: 350,000
Preferred heating system: air source heat pump
If you have to compromise on details/extra features
- What you can give up:
* Basement (but then a suitable technical room would need to be included on the ground floor. The idea here is to simply attach the garage directly and locate the technical room—including a windbreak area—between the garage and house.)
* Double garage replaced by carport (each with storage room)
- What you cannot give up:
So, we hope we have covered everything and are very excited to hear your thoughts.
Best regards from the Rhön
MRN2018 schrieb:
We have already had several consultation meetings, especially with the major prefabricated home manufacturers, but none have really been motivated to address our wishes precisely (80% were mainly focused on finding out what our maximum affordable monthly payment would be and then planning our house accordingly).…well, because that limits the framework for your wishes. And at the moment, something seems to be conflicting!
MRN2018 schrieb:
We have already had several consultation meetings, especially with the major prefab house providers, but so far none have really been motivated to fully accommodate our wishes (80% were mainly focused on finding out our maximum affordable monthly payment and then planning the house accordingly). Here is an estimate for the South according to your specifications:
180 sqm (about 1937 sq ft) residential house (due to the half-landing staircase and the sketch)
360,000
Basement, non-habitable
70,000–80,000?
Outdoor landscaping
20,000 (materials)
Double carport
12,000?
Painting, floor coverings at an estimated 30€/sqm (about 3 USD/sq ft)
10,000
Fireplace 8,000–10,000
Kitchen 10,000–15,000 (20,000 if unrealistic preferences)
Additional construction costs for a sloped site... 60,000?
I’m not experienced with building on a slope, but regarding the costs of earth modeling and L-shaped retaining walls I have only read about expensive prices.
Maybe someone can offer a better price? Although I think for 2020 you could still add 10% on top of my cautious estimates.
MRN2018 schrieb:
That is why, unfortunately, we do not have more detailed information yet However, the available information could be processed and supplemented (for example, with the textual regulations from the development plan), to avoid confusion with left, right, top, bottom, south, facing the street, etc.
My summary is based on your excerpt from the development plan. With the indicated property boundary and the given dimensions, I am missing about 100m² (1,076 sq ft) compared to the claimed plot area. Either there is an issue with the scale or with the planned property boundaries. If the parcel is already subdivided, you should have an extract from the cadastral map. Please share that or correct my drawing so the creative members here can make suggestions regarding positioning and orientation.
The elevation points at the corners of the plot are interpolated from the contour lines of the development plan and assume a consistent slope.
MRN2018 schrieb:
Thank you very much for the detailed reply.
The building area will only be developed by May, so unfortunately we don’t have more precise information yet.
The lowest point is at the bottom left near the roundabout, and the highest point is at the top right (rising from the street). Across the entire plot, the 3 meters (10 feet) difference in elevation doesn’t really look like an extreme slope.
Basically, our idea is to build a basement and not completely bury the front part—this way, for example, the hobby room still gets natural light and we save on excavation. The soil removed during excavation could possibly be used to level out the rest of the plot somewhat.
The terrace is planned to face south.
Yes, including ancillary construction costs, but excluding the land. With this budget and current sky-high prices, a turnkey solution is naturally not possible. We are considering having a closed shell built and then doing some of the remaining work ourselves (flooring, painting, interior doors).
The "plan" we drew ourselves, so it’s more of a rough sketch. Once a final plan is ready, we’ll be happy to get back to you.
The freezer is not intended for the pantry. The pantry is only meant for storing food.
We are still unsure about the hallway area because we don’t know how much space the stairs will actually take up and how best to distribute the remaining space.
We decided against the bathtub and have thought this through carefully.
We’ll see if we can gain a bit more space here or there. It’s important that the children’s rooms are large enough. If necessary, the walk-in closet will have to be replaced entirely by a wardrobe.
As soon as the plot is developed in May, we will start as soon as possible. Yes, we are building very close to NES.
The main problem is still finding a suitable general contractor. We have already had several consultations; especially with the large prefab home suppliers, none have really been motivated to tailor exactly to our wishes (80% just wanted to find out our maximum affordable monthly payment and then plan the house accordingly).
With the good suppliers (in our case, solid construction), there are now waiting times of a year or more.
That is one reason why we are considering hiring individual trades ourselves—even without experience in construction, you have plenty of time in a year to plan independently and keep the budget relatively tight.For solid construction or earthworks, I can recommend Erhard Reichenbach. However, since July 2018, he has stopped taking new jobs for 2019. He handled our earthworks, foundation slab, and retaining wall. Would hire him again anytime.
The budget is too tight for basement, house, and ancillary construction costs, even with a lot of self-work. Plan more in the basement for technical equipment, laundry, storage room, and hobby room. A 3-meter (10-foot) height difference is not insignificant. However, only about 1 meter (3 feet) may actually fall within your building area.
Relatively affordable with good workmanship is the carpentry company Romeis in Burkardroth. I know two people who built with them and are very satisfied.
The son of one employee builds in your area and has the shell constructed by Town & Country.
Visit model homes—even if you do not want to build with those companies. Rensch-Haus has two, Hanse has some (unfortunately not all still open), and there are several model homes in Würzburg. Just take a look to get a feel for the spaces.
The pantry is so small it could fit in two cabinets. Use graph paper during this phase and always draw in the furniture.
A house without a bathtub is not an option. Better to remove the ground floor shower instead.
Just imagine how complicated this becomes without a general contractor. Who coordinates the trades, who handles the tendering or sets the requirements, and in the end, you need a lot of patience. Even general contractors working with local companies are struggling to find electricians or plumbing firms.
I agree with @face26; something seems off with the balance between your dream home and budget.
Flooring, painting, interior doors... possibly also plastering and paving with two friends... these are completely different tasks than what a closed shell requires.
Painting and flooring work are usually not included in a turnkey offer and are often done by the homeowners themselves.
Even a sketch can have dimensions. It’s useful to draw them yourself to get a sense of scale.
A sketch can never be perfectly accurate if, for example, wall thicknesses are not taken into account.
A freezer is a type of food storage.
Additional food can and should be stored in the kitchen. The residential area looks like there are three large supermarkets nearby.
Your pantry is just awkwardly squeezed in, and both rooms suffer because of it.
I don’t believe it. If you’ve been working hard on the construction site for two weeks (flooring, interior doors, painting), you’ll want nothing more than a one-hour soak in the tub with some pine needle scent.
This also applies later when the landscaping is done as part of the external works contract.
The kids might also want to bathe; or are you planning to put a one-year-old directly into the shower?
MRN2018 schrieb:
We are considering having a closed shell built and then doing some of the rest ourselves (flooring, painting, interior doors)
Flooring, painting, interior doors... possibly also plastering and paving with two friends... these are completely different tasks than what a closed shell requires.
Painting and flooring work are usually not included in a turnkey offer and are often done by the homeowners themselves.
MRN2018 schrieb:
We designed the "plan" ourselves, so it’s more of a sketch. Once we have a final plan, we will gladly get back to you
Even a sketch can have dimensions. It’s useful to draw them yourself to get a sense of scale.
A sketch can never be perfectly accurate if, for example, wall thicknesses are not taken into account.
MRN2018 schrieb:
The freezer is not intended for the pantry. The pantry is only supposed to be a storage space for food.
A freezer is a type of food storage.
Additional food can and should be stored in the kitchen. The residential area looks like there are three large supermarkets nearby.
Your pantry is just awkwardly squeezed in, and both rooms suffer because of it.
MRN2018 schrieb:
We decided against a bathtub and have thought this decision through carefully
I don’t believe it. If you’ve been working hard on the construction site for two weeks (flooring, interior doors, painting), you’ll want nothing more than a one-hour soak in the tub with some pine needle scent.
This also applies later when the landscaping is done as part of the external works contract.
The kids might also want to bathe; or are you planning to put a one-year-old directly into the shower?
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