ᐅ Floor Plan Optimization | Semi-Detached House on a Slope with 192 m² of Living Space
Created on: 7 Jun 2020 21:28
E
erazorlll
Dear Forum,
In recent weeks, I shared my experiences searching for and selecting a construction company. Thanks again for all your help and discussions!
As promised, I am posting our current plans here and would appreciate your comments and suggestions. Some minor details are not ideal but likely cannot be changed – I have explained these below.
Development Plan / Restrictions
Plot size: 340m² (3,659 sq ft)
Slope: Yes, approximately 2m (6.5 ft) difference over 17m (56 ft) length
Site coverage ratio: 0.4
Floor area ratio: none
Building envelope, building line and boundary:
Maximum building envelope for semi-detached house: 8x13m (26x43 ft)
Maximum garage building envelope: 5x9m (16x30 ft)
Building boundaries may be exceeded by a maximum of 5m (16 ft) in width and 1.5m (5 ft) in depth per building side, as well as by minor structural elements
Number of parking spaces: 2 cars and 2 bicycles
Storeys: No direct specification, but height limits above sea level apply
Roof type: Gable roof, 30-40° pitch
Architectural style: -
Orientation: Southeast
Maximum heights/limits:
Maximum eaves and ridge heights are given as heights above sea level.
No roof structures are permitted on the north side.
Additional requirements:
A cistern is mandatory. The maximum height of the garage within its designated envelope is specified.
Client Requirements
Style, roof type, building type: Modern, gable roof, semi-detached house
Basement, floors: At least two floors required; the open basement results from the slope
Number of occupants, age: 2 adults in their early/mid-30s, planning for 1-2 children
Space requirements on ground and upper floors:
Ground floor: office, living room, dining room, kitchen, pantry, and shower/WC
Upper floor: bedroom, dressing room, bathroom, and two children’s bedrooms
Office: family use or home office? An office is essential
Overnight guests per year: 2-3 times
Open or closed architecture: Good mix. Kitchen, dining, and living areas are mostly open; the rest are mostly closed
Conservative or modern construction: Modern construction preferred
Open kitchen, island: Open kitchen with island
Number of dining seats: 4-6
Fireplace: Yes, if feasible
Music/sound wall: ?
Balcony, roof terrace: No, not needed
Garage, carport: Double garage is not possible due to development plan restrictions. Therefore, a slightly wider single garage with space for trash bins and bicycles.
Utility garden, greenhouse: No
Additional wishes/special features/daily routine, reasons for preferences:
The master bedroom can be smaller since it is only for sleeping; the space should benefit other rooms.
A large bathroom with a spacious, airy feel.
See also text below.
House Design
Planning source: Discussions with the general contractor and implementation by architects
What do you especially like? Why?
Bathroom – relatively large, wide double vanity, WC somewhat hidden, and walk-in shower without enclosure
Staircase – not too tightly curved for a semi-detached house
Children’s rooms – equally sized but not mirrored exactly, slightly different layouts
What do you not like? Why?
Pantry – unfortunately not directly behind the kitchen, with stairs in between
Ground floor WC – initially planned as a shower toilet but moved to basement due to space constraints
Estimated cost according to architect/planner: approx. 2,400 euros per m² (approx. $220 per sq ft)
Personal price limit for house including fittings:
Preferred heating system: Air-to-water heat pump as a split unit – suggested model was "Weishaupt Air/Water Heat Pump Biblock (WWP LB)"
If you had to give up, which details or expansions would you skip
-Could you skip: Fireplace, granny flat, size of basement hallway, knee wall in master bedroom
-Cannot skip: Large bathroom, pantry and ground floor WC, office
Why was the design created this way?
We discussed our wishes for each floor with the general contractor, who then worked with the architect to create a design.
We reviewed and adjusted the design several times to meet our needs.
The suggestion to place the kitchen directly by the terrace and the living room more inward came from the general contractor.
Additional remarks:
We acquired a plot for a semi-detached house and after long research chose a solid construction provider.
Besides standard rooms, we require two children’s rooms and a home office. Due to the slope, a three-story building with an open basement at the front evolved. An open kitchen-dining-living area with a possible small division to the living room via a fireplace is important to us.
The general contractor proposed placing the kitchen on the garden side for easy access between garden and kitchen/refrigerator, especially in summer. The living area was placed more inward for more privacy. Initially, this seemed unusual since most floor plans are the other way around. Now we find it quite interesting.
After the first draft, two problems arose: the kitchen was too narrow for our ideas. We wanted an open kitchen with a large central island. The dressing room upstairs was hard to use due to layout and a 2m (6.5 ft) boundary line. We reworked the plan extensively and had to move the staircase, which affected the layout on all floors. The dressing room has become acceptable and usable. Unfortunately, these changes meant that the pantry was no longer behind the kitchen and the ground floor WC lost its shower. We see no option to change this without causing other issues.
We do not actually need a granny flat. However, due to the open basement design, an extra room emerged. Initially planned as a hobby room, it became a granny flat because the ground floor shower had to be removed and we wanted a second shower for safety. This is not bad for several reasons: 1) if we are older, we would have everything needed downstairs and on the ground floor; 2) if a child wants to move in, they have a WC and shower; 3) there would be a second shower in the house (in case there are three women living here).
And if you wonder why the house is so large with 192m² (2,067 sq ft) of living space:
We never planned for so much space; it developed naturally. We do not want to change the width of 8m (26 ft), as it would become too narrow. The length of 12m (39 ft) could theoretically be reduced, but currently, only the basement area seems oversized. On the ground floor, space is tight for pantry and shower, and upstairs for dressing room layout.
That’s the overview of our ideas and plans. I look forward to your comments and questions.
What is the most important/basic question about the floor plan in 130 characters?
We would appreciate general opinions on the floor plan.
Have we overlooked anything that only becomes apparent in daily life?
Are there smarter ideas for alternative layouts?
What do you think about the kitchen’s layout and size?
What about the garage size? I’m unsure whether width or length is more important.
What do you think about the door orientations? Some open inward, some outward due to space. Is this inconvenient or acceptable?
If anything is missing, please let me know.
PS: The exterior design of the house and garage (color, wood between windows, etc.) and the type of doors in the dining room (sliding/door/fixed) are not finalized and just roughly sketched. Please disregard.
Thank you!
//Edit: If anyone wonders why the maximum roof height in the plan differs slightly from the building roof height: this was a later change to the development plan and is correct.
In recent weeks, I shared my experiences searching for and selecting a construction company. Thanks again for all your help and discussions!
As promised, I am posting our current plans here and would appreciate your comments and suggestions. Some minor details are not ideal but likely cannot be changed – I have explained these below.
Development Plan / Restrictions
Plot size: 340m² (3,659 sq ft)
Slope: Yes, approximately 2m (6.5 ft) difference over 17m (56 ft) length
Site coverage ratio: 0.4
Floor area ratio: none
Building envelope, building line and boundary:
Maximum building envelope for semi-detached house: 8x13m (26x43 ft)
Maximum garage building envelope: 5x9m (16x30 ft)
Building boundaries may be exceeded by a maximum of 5m (16 ft) in width and 1.5m (5 ft) in depth per building side, as well as by minor structural elements
Number of parking spaces: 2 cars and 2 bicycles
Storeys: No direct specification, but height limits above sea level apply
Roof type: Gable roof, 30-40° pitch
Architectural style: -
Orientation: Southeast
Maximum heights/limits:
Maximum eaves and ridge heights are given as heights above sea level.
No roof structures are permitted on the north side.
Additional requirements:
A cistern is mandatory. The maximum height of the garage within its designated envelope is specified.
Client Requirements
Style, roof type, building type: Modern, gable roof, semi-detached house
Basement, floors: At least two floors required; the open basement results from the slope
Number of occupants, age: 2 adults in their early/mid-30s, planning for 1-2 children
Space requirements on ground and upper floors:
Ground floor: office, living room, dining room, kitchen, pantry, and shower/WC
Upper floor: bedroom, dressing room, bathroom, and two children’s bedrooms
Office: family use or home office? An office is essential
Overnight guests per year: 2-3 times
Open or closed architecture: Good mix. Kitchen, dining, and living areas are mostly open; the rest are mostly closed
Conservative or modern construction: Modern construction preferred
Open kitchen, island: Open kitchen with island
Number of dining seats: 4-6
Fireplace: Yes, if feasible
Music/sound wall: ?
Balcony, roof terrace: No, not needed
Garage, carport: Double garage is not possible due to development plan restrictions. Therefore, a slightly wider single garage with space for trash bins and bicycles.
Utility garden, greenhouse: No
Additional wishes/special features/daily routine, reasons for preferences:
The master bedroom can be smaller since it is only for sleeping; the space should benefit other rooms.
A large bathroom with a spacious, airy feel.
See also text below.
House Design
Planning source: Discussions with the general contractor and implementation by architects
What do you especially like? Why?
Bathroom – relatively large, wide double vanity, WC somewhat hidden, and walk-in shower without enclosure
Staircase – not too tightly curved for a semi-detached house
Children’s rooms – equally sized but not mirrored exactly, slightly different layouts
What do you not like? Why?
Pantry – unfortunately not directly behind the kitchen, with stairs in between
Ground floor WC – initially planned as a shower toilet but moved to basement due to space constraints
Estimated cost according to architect/planner: approx. 2,400 euros per m² (approx. $220 per sq ft)
Personal price limit for house including fittings:
Preferred heating system: Air-to-water heat pump as a split unit – suggested model was "Weishaupt Air/Water Heat Pump Biblock (WWP LB)"
If you had to give up, which details or expansions would you skip
-Could you skip: Fireplace, granny flat, size of basement hallway, knee wall in master bedroom
-Cannot skip: Large bathroom, pantry and ground floor WC, office
Why was the design created this way?
We discussed our wishes for each floor with the general contractor, who then worked with the architect to create a design.
We reviewed and adjusted the design several times to meet our needs.
The suggestion to place the kitchen directly by the terrace and the living room more inward came from the general contractor.
Additional remarks:
We acquired a plot for a semi-detached house and after long research chose a solid construction provider.
Besides standard rooms, we require two children’s rooms and a home office. Due to the slope, a three-story building with an open basement at the front evolved. An open kitchen-dining-living area with a possible small division to the living room via a fireplace is important to us.
The general contractor proposed placing the kitchen on the garden side for easy access between garden and kitchen/refrigerator, especially in summer. The living area was placed more inward for more privacy. Initially, this seemed unusual since most floor plans are the other way around. Now we find it quite interesting.
After the first draft, two problems arose: the kitchen was too narrow for our ideas. We wanted an open kitchen with a large central island. The dressing room upstairs was hard to use due to layout and a 2m (6.5 ft) boundary line. We reworked the plan extensively and had to move the staircase, which affected the layout on all floors. The dressing room has become acceptable and usable. Unfortunately, these changes meant that the pantry was no longer behind the kitchen and the ground floor WC lost its shower. We see no option to change this without causing other issues.
We do not actually need a granny flat. However, due to the open basement design, an extra room emerged. Initially planned as a hobby room, it became a granny flat because the ground floor shower had to be removed and we wanted a second shower for safety. This is not bad for several reasons: 1) if we are older, we would have everything needed downstairs and on the ground floor; 2) if a child wants to move in, they have a WC and shower; 3) there would be a second shower in the house (in case there are three women living here).
And if you wonder why the house is so large with 192m² (2,067 sq ft) of living space:
We never planned for so much space; it developed naturally. We do not want to change the width of 8m (26 ft), as it would become too narrow. The length of 12m (39 ft) could theoretically be reduced, but currently, only the basement area seems oversized. On the ground floor, space is tight for pantry and shower, and upstairs for dressing room layout.
That’s the overview of our ideas and plans. I look forward to your comments and questions.
What is the most important/basic question about the floor plan in 130 characters?
We would appreciate general opinions on the floor plan.
Have we overlooked anything that only becomes apparent in daily life?
Are there smarter ideas for alternative layouts?
What do you think about the kitchen’s layout and size?
What about the garage size? I’m unsure whether width or length is more important.
What do you think about the door orientations? Some open inward, some outward due to space. Is this inconvenient or acceptable?
If anything is missing, please let me know.
PS: The exterior design of the house and garage (color, wood between windows, etc.) and the type of doors in the dining room (sliding/door/fixed) are not finalized and just roughly sketched. Please disregard.
Thank you!
//Edit: If anyone wonders why the maximum roof height in the plan differs slightly from the building roof height: this was a later change to the development plan and is correct.
erazorlll schrieb:
Our general contractor recommended vinyl. It is currently very popular and combines both qualities. On one hand, it is very durable and water-resistant, and on the other hand, there are many designs available, including high-quality vinyl nowadays. In this regard, I agree with him, although personally I find the differences between the two materials more decisive than the concern about the joint.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
E
erazorlll22 Jun 2020 14:57Ibdk14 schrieb:
What are you planning around the stove, assuming it’s still part of the design? I could imagine extending a tile from there in a nice curve toward the kitchen and then installing parquet flooring in the dining and living areas. This can be done well in terms of design, also with a smooth transition without those often unattractive metal strips between parquet and tile. The stove is still part of the plan, but we haven’t received a price for it yet.
It will be a masonry fireplace serving as a partial room divider. I’m currently planning to put a glass panel in front of the fireplace as protection.
Climbee schrieb:
If I spill something, I wipe it up immediately. I did the same when I had a kitchen with tiles. I always wonder who expects spills in the kitchen to be left on the floor without cleaning? Of course, you would wipe it up right away. I see the risk more in not noticing it immediately, or children spilling something and not cleaning it up right away. That can happen anywhere, but the kitchen is definitely a hotspot, with the refrigerator, sink, etc. And obviously also a hotspot for dropped items.
How does it behave with an oiled surface? In the kitchen, there are heavily used areas, for example in front of the stove. Does this lead to more wear and therefore discoloration? The general contractor said he wouldn’t recommend dark-oiled stairs because the middle (the walking surface) gets lighter over time and you can’t re-oil it to match exactly anymore.
11ant schrieb:
In that regard, I agree with him, although personally, I find the difference between the two materials more significant than the worry about the joint. What do you mean by “the two materials”?
We are currently considering either vinyl everywhere or parquet everywhere (in the open living-dining-kitchen area).
In general, this is our current plan:
Entrance area downstairs, bathroom downstairs, pantry, half bathroom on the ground floor, and bathroom upstairs: tiles (possibly with a wood appearance in the bathrooms)
Basement and utility room: basic protective paint only
Living-dining-kitchen area: open
All other rooms (children’s rooms, bedrooms, office, granny flat, hallways on ground and upper floors): vinyl
erazorlll schrieb:
What do you mean by two different materials?Well, the tiles in the kitchen and the parquet in the living room. At least the color, if not the installation direction, or most clearly, the material itself, I would change at the transition. In my opinion, even without a partition wall, there should be a clear separation there.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
For us, it would have been a challenge to decide the correct dividing line: along the kitchen cabinets or the door line? They don’t match in our case, so it would have ended up looking patchy somehow.
Honestly, I didn’t give much thought to color or changes in color. Our wood was treated with a natural oil and will definitely darken over time. Walnut gets lighter in the sun (we know someone whose walnut flooring in the sun-exposed area became very light – that’s just how it is!). If you can’t live with that, you should really go for vinyl floors or tiles. Wood is and remains a natural product.
I don’t see any noticeable wear yet – but we have only lived in the house for one year. And if it ever does wear down enough to really bother us (which probably won’t happen for a long time), we chose parquet with a very thick wear layer.
Then we’ll call the guy with the sanding machine and run it through our ground floor. After that, we’ll oil it fresh again and that will be that.
We will probably need to re-oil it sometime in one or two years anyway.
But basically, it’s a wooden floor, and we live with it and on it.
And I wouldn’t want anything else.
Honestly, I didn’t give much thought to color or changes in color. Our wood was treated with a natural oil and will definitely darken over time. Walnut gets lighter in the sun (we know someone whose walnut flooring in the sun-exposed area became very light – that’s just how it is!). If you can’t live with that, you should really go for vinyl floors or tiles. Wood is and remains a natural product.
I don’t see any noticeable wear yet – but we have only lived in the house for one year. And if it ever does wear down enough to really bother us (which probably won’t happen for a long time), we chose parquet with a very thick wear layer.
Then we’ll call the guy with the sanding machine and run it through our ground floor. After that, we’ll oil it fresh again and that will be that.
We will probably need to re-oil it sometime in one or two years anyway.
But basically, it’s a wooden floor, and we live with it and on it.
And I wouldn’t want anything else.
My parquet flooring in the condominium is lacquered (I didn’t know any better at the time; otherwise, I would have insisted on oiled, although the builder gave me the choice) and also in the kitchen area. Even after 4 years, I still see no difference between the boards in front of the stove (with grease splatters) and those elsewhere.
Yes, if something falls on it, dents appear immediately. But that can happen anywhere. Interestingly, most of my dents are not in the kitchen area but in the living room or hallway.
In some places, you can feel moisture that has penetrated; the joints can be detected by touch, but I don’t see any visible damage.
The parquet also withstands cat vomit that was left for several hours. I don’t see any stains.
As a slight contradiction to my relatively positive experience, for my current building project, I am planning to use vinyl plank flooring on the ground floor and cork on the upper floor. The reasons are durability, ease of maintenance, and the very simple DIY installation. With cork, the added benefit is that it’s free of plasticizers.
Yes, if something falls on it, dents appear immediately. But that can happen anywhere. Interestingly, most of my dents are not in the kitchen area but in the living room or hallway.
In some places, you can feel moisture that has penetrated; the joints can be detected by touch, but I don’t see any visible damage.
The parquet also withstands cat vomit that was left for several hours. I don’t see any stains.
As a slight contradiction to my relatively positive experience, for my current building project, I am planning to use vinyl plank flooring on the ground floor and cork on the upper floor. The reasons are durability, ease of maintenance, and the very simple DIY installation. With cork, the added benefit is that it’s free of plasticizers.
I would never ever install any kind of plastic flooring in my house. Cork is okay, it’s acceptable, not really exciting visually, but if you like it – at least it’s a natural material. But vinyl or laminate? Never ever!
If I were a landlord, that might be an option, but definitely not for myself.
And don’t let anyone convince you that vinyl is so durable and resistant. You can see scratches just as easily, and spilled liquids can cause the subfloor of a vinyl floor to swell. I think I even read a discouraging report about vinyl flooring here in the forum (so try searching for it!).
If I get a scratch in my hardwood floor, there’s wood underneath. If the scratches bother me too much, I can sand it down and re-oil it, and everything is fine again.
With vinyl, if I get a scratch, the base material beneath shows through, and sanding is not an option.
How is that supposed to be durable and easy to maintain???
If I were a landlord, that might be an option, but definitely not for myself.
And don’t let anyone convince you that vinyl is so durable and resistant. You can see scratches just as easily, and spilled liquids can cause the subfloor of a vinyl floor to swell. I think I even read a discouraging report about vinyl flooring here in the forum (so try searching for it!).
If I get a scratch in my hardwood floor, there’s wood underneath. If the scratches bother me too much, I can sand it down and re-oil it, and everything is fine again.
With vinyl, if I get a scratch, the base material beneath shows through, and sanding is not an option.
How is that supposed to be durable and easy to maintain???
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