ᐅ Single-family house 180-190 sqm on a 10x20 m building plot, first draft general contractor proposal
Created on: 28 Oct 2019 12:32
B
Builderbob
Hello everyone,
My wife and I are planning to become homeowners soon and have had a preliminary floor plan created by our (prospective) prefab home provider based on our first meeting.
We have a specific plot in mind, but the new development area is still being surveyed, and the parcels are being reorganized. Therefore, there is no official site plan yet, only the attached zoning plan excerpt (dashed lines = property boundaries).
We find the floor plan draft interesting at first glance, especially since it doesn’t seem like a standard template from the provider, at least from our perspective. I’ve listed a few points below that I think could be improved – I’m sure you’ll notice more...
Thanks in advance for your assessments!
Thomas
Zoning Plan / Restrictions
Plot Size – 47 sqm (505 sq ft)
Slope – none
Site Coverage Ratio – 0.4
Floor Area Ratio – 0.8
Building Envelope, Building Line, and Setbacks – Building envelope 10 x 20 m (33 x 66 ft), setback 3 m (10 ft) from street/neighboring property, perimeter development possible but not planned
Number of Parking Spaces – 2
Number of Stories – 2 full stories
Roof Type – gable, hip, shed, flat
Architectural Style – modern
Orientation –
Maximum Heights / Limits – 9.80 m (32 ft) from road surface to top of building
Additional Requirements –
Homeowners’ Requirements
Style, Roof Type, Building Type – not fixed (except: no flat roof)
Basement, Number of Floors – 2 full stories, no basement
Number of Occupants, Ages – 3 persons (36, 35, 1), potentially second child in future
Space Requirements on Ground and Upper Floors –
Ground floor: open living/dining/kitchen area, pantry, office/guest room, utility room
Upper floor: bedroom/bathroom/walk-in closet, 2 children’s rooms, kids’ bathroom
Office: Family Use or Home Office? – occasional home office, room shared with guest room
Number of Sleep Guests Per Year – 5–10
Open or Closed Architecture – open
Conservative or Modern Construction – modern
Open Kitchen, Kitchen Island – yes
Number of Dining Seats – 6–10
Fireplace – yes
Music / Stereo Wall – no
Balcony, Roof Terrace – nice to have, not essential
Garage, Carport – carport
Utility Garden, Greenhouse – no
House Design
Designer – general contractor
What Do You Like Especially? Why?
Ground floor: open living/dining area but no direct line of sight from sofa to kitchen, short route from front door to pantry, separated utility room
Upper floor: separation of children’s and master areas, no “trapped” walk-in closet, roof terrace, “sleeping platform” in children’s room
What Do You Dislike? Why?
Overall: floor plan looks very elongated
Ground floor: entrance vestibule (in my opinion unnecessary), coat storage far from front door (alternative under stairs?), WC possibly too narrow, no direct access from kitchen to terrace (planned at SE/SW corner – around the corner), seating nook in kitchen (planned to be removed/replaced with window seat), distance between kitchen island and wall, narrow passage living/dining area if fireplace and piano (175 x 60 cm) are placed as planned
Upper floor: children’s rooms facing north, bedroom facing south, “space” at roof terrace exit, overall space usage (large hallway 20 sqm plus 10 sqm “leftover” as “sauna room” (sauna for 2 persons should be integrated in bathroom), bathroom rather small and walk-in closet quite narrow)
Price Estimate According to Architect/Planner: $465,000 (excluding land and additional construction costs)
Personal Price Limit for the House, Including Equipment: $500,000
Preferred Heating Technology: air-to-water heat pump, possibly with photovoltaic system
If You Have to Give Up Anything, which Details/Features
- Could You Do Without: sauna, kitchen island, roof terrace
-Could Not Do Without: fireplace, office/guest room, separate walk-in closet/dressing room, 2 bathrooms upstairs
Why Is the Design Like It Is? e.g.
Standard Design from Planner? – no
Which Wishes from the Architect Have Been Implemented? – design based on our room program and “wish list” (e.g., fireplace, “window seat” in kitchen, spatial separation of living room and kitchen, no trapped walk-in closet)
What Do You Think Makes It Especially Good or Bad? – bad: space use upstairs (20 sqm hallway + 10 sqm sauna/leftover space), good: separation of “technical area” on ground floor and children’s/master areas upstairs
What Is the Most Important/Basic Question About the Floor Plan in 130 Characters?
Can this initial draft be developed further, or is it better to start from scratch? If the latter, how to improve (classic rectangle?)?
My wife and I are planning to become homeowners soon and have had a preliminary floor plan created by our (prospective) prefab home provider based on our first meeting.
We have a specific plot in mind, but the new development area is still being surveyed, and the parcels are being reorganized. Therefore, there is no official site plan yet, only the attached zoning plan excerpt (dashed lines = property boundaries).
We find the floor plan draft interesting at first glance, especially since it doesn’t seem like a standard template from the provider, at least from our perspective. I’ve listed a few points below that I think could be improved – I’m sure you’ll notice more...
Thanks in advance for your assessments!
Thomas
Zoning Plan / Restrictions
Plot Size – 47 sqm (505 sq ft)
Slope – none
Site Coverage Ratio – 0.4
Floor Area Ratio – 0.8
Building Envelope, Building Line, and Setbacks – Building envelope 10 x 20 m (33 x 66 ft), setback 3 m (10 ft) from street/neighboring property, perimeter development possible but not planned
Number of Parking Spaces – 2
Number of Stories – 2 full stories
Roof Type – gable, hip, shed, flat
Architectural Style – modern
Orientation –
Maximum Heights / Limits – 9.80 m (32 ft) from road surface to top of building
Additional Requirements –
Homeowners’ Requirements
Style, Roof Type, Building Type – not fixed (except: no flat roof)
Basement, Number of Floors – 2 full stories, no basement
Number of Occupants, Ages – 3 persons (36, 35, 1), potentially second child in future
Space Requirements on Ground and Upper Floors –
Ground floor: open living/dining/kitchen area, pantry, office/guest room, utility room
Upper floor: bedroom/bathroom/walk-in closet, 2 children’s rooms, kids’ bathroom
Office: Family Use or Home Office? – occasional home office, room shared with guest room
Number of Sleep Guests Per Year – 5–10
Open or Closed Architecture – open
Conservative or Modern Construction – modern
Open Kitchen, Kitchen Island – yes
Number of Dining Seats – 6–10
Fireplace – yes
Music / Stereo Wall – no
Balcony, Roof Terrace – nice to have, not essential
Garage, Carport – carport
Utility Garden, Greenhouse – no
House Design
Designer – general contractor
What Do You Like Especially? Why?
Ground floor: open living/dining area but no direct line of sight from sofa to kitchen, short route from front door to pantry, separated utility room
Upper floor: separation of children’s and master areas, no “trapped” walk-in closet, roof terrace, “sleeping platform” in children’s room
What Do You Dislike? Why?
Overall: floor plan looks very elongated
Ground floor: entrance vestibule (in my opinion unnecessary), coat storage far from front door (alternative under stairs?), WC possibly too narrow, no direct access from kitchen to terrace (planned at SE/SW corner – around the corner), seating nook in kitchen (planned to be removed/replaced with window seat), distance between kitchen island and wall, narrow passage living/dining area if fireplace and piano (175 x 60 cm) are placed as planned
Upper floor: children’s rooms facing north, bedroom facing south, “space” at roof terrace exit, overall space usage (large hallway 20 sqm plus 10 sqm “leftover” as “sauna room” (sauna for 2 persons should be integrated in bathroom), bathroom rather small and walk-in closet quite narrow)
Price Estimate According to Architect/Planner: $465,000 (excluding land and additional construction costs)
Personal Price Limit for the House, Including Equipment: $500,000
Preferred Heating Technology: air-to-water heat pump, possibly with photovoltaic system
If You Have to Give Up Anything, which Details/Features
- Could You Do Without: sauna, kitchen island, roof terrace
-Could Not Do Without: fireplace, office/guest room, separate walk-in closet/dressing room, 2 bathrooms upstairs
Why Is the Design Like It Is? e.g.
Standard Design from Planner? – no
Which Wishes from the Architect Have Been Implemented? – design based on our room program and “wish list” (e.g., fireplace, “window seat” in kitchen, spatial separation of living room and kitchen, no trapped walk-in closet)
What Do You Think Makes It Especially Good or Bad? – bad: space use upstairs (20 sqm hallway + 10 sqm sauna/leftover space), good: separation of “technical area” on ground floor and children’s/master areas upstairs
What Is the Most Important/Basic Question About the Floor Plan in 130 Characters?
Can this initial draft be developed further, or is it better to start from scratch? If the latter, how to improve (classic rectangle?)?
kaho674 schrieb:
So, I’m reading here that every parking space (outside the building boundaries) – whether open or covered – must have a minimum distance of 6m (20 feet) from the street. But we could ask @Escroda...?I’m reading it as a "maximum" distance. Which would mean that the parking space must start directly at the property boundary.
RomeoZwo schrieb:
So, I read “maximum” distance there. But that would mean the parking space must start directly at the property boundary.That’s right. So theoretically, you could build right up to the street? I’ve never seen that before. Does that exist?kaho674 schrieb:
That's true. So theoretically, could you build directly next to the street? I've never seen that. Does it exist? Since it’s stated that garages must be at least 1.5m (5 feet) away from the street, I can imagine that being possible. It wouldn’t make sense to allow 1.5m (5 feet) for a garage but insist on 6m (20 feet) for a parking space or carport.
B
Builderbob30 Oct 2019 12:14Climbee schrieb:
An apartment and a single-family house are usually not the same! Please check on that again. I generally agree with you. However, the wording in the regulation, which governs the number of parking spaces for different types of buildings, states that "residential buildings and other buildings with up to two dwelling units" must provide two parking spaces per dwelling unit. Therefore, for me, a single-family house is a residential building with one dwelling unit – but you can certainly confirm this with the building authority.
RomeoZwo schrieb:
Well, I read that as "maximum" distance. Which would mean the parking space must start directly at the property boundary. That is indeed not clearly formulated. I interpreted it as the parking space may start up to 6m (20 feet) behind the property boundary (not necessarily end there) – I will definitely have to clarify this.
kaho674 schrieb:
True. So, in theory, could you build directly at the street? I’ve never seen that. Does that exist? I believe in the adjacent housing area (which is only a few years old and has similar regulations) there are some houses where the carport is directly at the street. I’ll take some photos next time I’m in the area...
Builderbob schrieb:
(2) If more than one parking space is required for an apartment, the additional parking space can also be arranged so that the other parking space belonging to this apartment is positioned in a tandem layout. I think you are referring to this—but I wouldn’t assume it applies to a single-family house. The difference here is between a housing unit (apartment or single-family house) and an apartment alone. In my opinion, this clearly refers to an apartment. This means that for a house with two apartments, when four parking spaces are required, the second parking space for each apartment can be located behind the first one. That makes sense; otherwise fitting four parking spaces at a house could become tight.
Here, parking regulations have been tightened for about a year—now each single-family home must have 3 to 4 parking spaces (previously 2), each accessible individually; the number depends on floor area. For apartments, depending on size, 2 to 3 parking spaces are required (previously 1.5). This is not unreasonable, since as children reach driving age, many families own three cars, and those without parking space end up parking on the street. As a result, there are streets where farmers often have trouble passing with their harvest machinery.
On the other hand, the fines for failing to provide the required number of parking spaces have been clearly communicated. To put it bluntly, you can pay to avoid complying, which benefits the municipality’s budget. So this is also a way for them to generate revenue...
If it’s such a challenge for you to create two individually accessible parking spaces, maybe you can pay to avoid this requirement? It might be worth asking about.
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