ᐅ Floor plan single-family house approx. 200 sqm double garage basement
Created on: 6 May 2020 01:02
J
jonashartf
Hello everyone,
First of all, respect to this forum – it’s great to see so many valuable contributions here and how openly but constructively the discussions take place. This is the reason why we want to share our building project for discussion and look forward to feedback for optimization.
Development Plan / Restrictions
Plot size approx. 800 sqm (8600 sq ft)
Slope slight slope (2.5 m / 8 ft drop from north to south over 40 m)
Site occupancy index 0.4
Floor area ratio 0.4?
Building setback, building line and boundary 3 m (10 ft)
Edge development garage
Number of parking spaces 2 parking spaces
Number of floors 2 full stories (if we get approval for a deviation from the development plan)
Roof type gable roof
Architectural style modern gable roof house
Orientation southwest-facing garden
Maximum heights / limits none
Other requirements
Owners’ Requirements
Style, roof type, building type: gable roof, modern
Basement, floors: 2 full stories + basement
Number of people, ages: 4 people (2 adults, 2 children)
Space requirements ground floor, upper floor approx. 190-210 sqm (2045-2260 sq ft)
Office: family use or home office? family use + home office in basement
Guest overnight stays per year 3-4 times
Open or closed architecture mixed (open and bright living-dining area)
Conservative or modern construction style modern
Open kitchen, kitchen island separated by large sliding door
Number of dining seats 8
Fireplace yes, with seating bench
Music/stereo wall stereo wall planned
Balcony, roof terrace no
Garage, carport double garage
Utility garden, greenhouse yes
Other wishes/special features/daily routine, including reasons why or why not for certain choices: fixed attached terrace roof, practical entrance area, efficient use of space, house access via double garage
House Design
Who created the plan:
-builder’s company planner
-architect
-do-it-yourself
Architect – result of preliminary planning
What do you like most? Why? layout of rooms on the ground floor. Spacious living/dining area. Access between garage and house
What do you not like? Why? due to the maximum plot width, it is difficult to realize the house entrance with coat area as well as WC/bathroom nearby
Cost estimate according to architect/planner: rough estimate according to DIN 450,000
Personal budget limit for house including equipment: 500,000
Preferred heating system: gas condensing boiler (but no final decision yet)
What is the most important/basic question about the floor plan in 130 characters?
After several iterations, especially for the ground floor, we believe we have a good concept. However, we would like to share all floors here for feedback, as we have seen on other topics that very good and valuable input appears, highlighting aspects we hadn’t thought of. Improvement suggestions are therefore very welcome.
First of all, respect to this forum – it’s great to see so many valuable contributions here and how openly but constructively the discussions take place. This is the reason why we want to share our building project for discussion and look forward to feedback for optimization.
Development Plan / Restrictions
Plot size approx. 800 sqm (8600 sq ft)
Slope slight slope (2.5 m / 8 ft drop from north to south over 40 m)
Site occupancy index 0.4
Floor area ratio 0.4?
Building setback, building line and boundary 3 m (10 ft)
Edge development garage
Number of parking spaces 2 parking spaces
Number of floors 2 full stories (if we get approval for a deviation from the development plan)
Roof type gable roof
Architectural style modern gable roof house
Orientation southwest-facing garden
Maximum heights / limits none
Other requirements
Owners’ Requirements
Style, roof type, building type: gable roof, modern
Basement, floors: 2 full stories + basement
Number of people, ages: 4 people (2 adults, 2 children)
Space requirements ground floor, upper floor approx. 190-210 sqm (2045-2260 sq ft)
Office: family use or home office? family use + home office in basement
Guest overnight stays per year 3-4 times
Open or closed architecture mixed (open and bright living-dining area)
Conservative or modern construction style modern
Open kitchen, kitchen island separated by large sliding door
Number of dining seats 8
Fireplace yes, with seating bench
Music/stereo wall stereo wall planned
Balcony, roof terrace no
Garage, carport double garage
Utility garden, greenhouse yes
Other wishes/special features/daily routine, including reasons why or why not for certain choices: fixed attached terrace roof, practical entrance area, efficient use of space, house access via double garage
House Design
Who created the plan:
-builder’s company planner
-architect
-do-it-yourself
Architect – result of preliminary planning
What do you like most? Why? layout of rooms on the ground floor. Spacious living/dining area. Access between garage and house
What do you not like? Why? due to the maximum plot width, it is difficult to realize the house entrance with coat area as well as WC/bathroom nearby
Cost estimate according to architect/planner: rough estimate according to DIN 450,000
Personal budget limit for house including equipment: 500,000
Preferred heating system: gas condensing boiler (but no final decision yet)
What is the most important/basic question about the floor plan in 130 characters?
After several iterations, especially for the ground floor, we believe we have a good concept. However, we would like to share all floors here for feedback, as we have seen on other topics that very good and valuable input appears, highlighting aspects we hadn’t thought of. Improvement suggestions are therefore very welcome.
With a knee wall height limit of 50cm (20 inches), I suspect that the "Bayern" regulation specifically refers to the Franconia region. And with 800 sqm (8,611 sq ft), a floor space index of 0.4 is more than generous, so the desire for a full upper floor is almost unreasonable, if not outright presumptuous. I won’t even address the details of the plan because I consider the essential exemption required here to be hopeless. Even if a psychiatrist were to certify a roof pitch phobia, the request would still be denied—and in my opinion, that is no great loss. With 320 sqm (3,444 sq ft) of possible living space, nobody really needs full ceiling height in every corner. At least among homeowners born after 1980, I see the trend of near-retirement rebuilding to reduce floor area greatly surpassing the downward adjustment approach. This trend toward a paradigm shift is already hard to miss today.
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J
jonashartf6 May 2020 15:4011ant schrieb:
With a knee wall height limit of 50cm (20 inches), I suspect this is specific to the Franconia region in Bavaria. And with 800 sqm (8,611 sq ft) of land area, a floor area ratio of 0.4 is quite generous, making the desire for a full upper floor almost improper, or at least overly ambitious. I won’t even go into the details of the plan, as I consider the essential exemption here to be hopeless. Even if one were to get a psychiatrist to confirm a roof pitch phobia, it wouldn’t be approved—and in my opinion, that’s not a deal-breaker. With 320 sqm (3,444 sq ft) of potential living space, no one really needs full standing height in every corner. At least among builders born after 1980, I see that rebuilding near retirement age far outpaces the trend of lowering ceiling heights. This paradigm shift is already hard to miss today. I love this straightforward language here in the forum Thanks definitely for the feedback; I’m also curious about the outcome of the discussions with the city and whether there might be a compromise that allows at least a slightly higher knee wall. The floor plan would at least accommodate a lower knee wall.
J
jonashartf5 Jul 2020 01:03Hello everyone,
After consulting with the local authorities, we are allowed to build an 80cm (31.5 inch) knee wall. Attached are the updated plans. The window openings are not yet finalized, and for the dormers, we currently have two options (see West elevation). We’re not usually big fans of floor-to-ceiling windows, but visually they certainly look good. We welcome your feedback!
Thanks in advance and best regards
After consulting with the local authorities, we are allowed to build an 80cm (31.5 inch) knee wall. Attached are the updated plans. The window openings are not yet finalized, and for the dormers, we currently have two options (see West elevation). We’re not usually big fans of floor-to-ceiling windows, but visually they certainly look good. We welcome your feedback!
Thanks in advance and best regards
Your budget and the planned house do not match. A six-figure amount is missing to make it ready for move-in.
The hallway is a dark cave.
What is the utility room on the ground floor for if there is a basement?
The guest room and bathroom on the ground floor are not suitable for seniors.
What is the basement supposed to be used for? These are just empty rooms, and there is space upstairs for the study. Do you have a free room in the attic?
All previously mentioned comments still apply.
The hallway is a dark cave.
What is the utility room on the ground floor for if there is a basement?
The guest room and bathroom on the ground floor are not suitable for seniors.
What is the basement supposed to be used for? These are just empty rooms, and there is space upstairs for the study. Do you have a free room in the attic?
All previously mentioned comments still apply.
I also don’t see the budget here.
The basement, the brick-built double garage with a roof, and the dormer windows with the extensions make the house more expensive than 2000€/sqm (approximately $180/sqft). Then there’s the large sliding door, fireplace?, big garage door... For a basement, you usually budget a bit less than 1000€/sqm (about $90/sqft), but I see the double garage here costing three (or even four) times that, and lots of dormers are complex and costly.
I’m revising the basement estimate upwards now that I realize it’s intended as a livable basement.
If you’re planning close to 300sqm (about 3200 sqft), you need to be able to afford it. How do you arrive at your stated budget???
Regarding the floor plan: I assume the plan is to divide the living space into two separate units later?
Try furnishing the guest room on the ground floor. Barrier-free... hmm, it might work.
For a single-family home (with children), I personally don’t like external staircases. They tend to reduce the single-family house feel. Here, the hallway on the ground floor is quite prominent, looks a bit old-fashioned, and will be dark.
What fundamentally doesn’t work here is that when entering the ground floor (after the staircase), you immediately face a wall. That’s not inviting. I would swap the kitchen area and the living room, then place an inviting double door with a view opposite the hallway door.
I think this is a dream house plan with three offices/guest rooms plus basement rooms—so everything is doubled up and has to work for all eventualities, all in a higher-end option.
My advice: leave out the basement, make the utility room a bit larger, and choose a prefabricated kit for the double garage.
Also, consider whether you really need the dormers upstairs, since for a self-contained unit you’ll need a balcony and parking spaces again—do you want to implement that in 20 years? I don’t think so.
“Fireplace yes, with bench” – what does that mean? A stove? That takes up additional floor space and costs five figures!
The basement, the brick-built double garage with a roof, and the dormer windows with the extensions make the house more expensive than 2000€/sqm (approximately $180/sqft). Then there’s the large sliding door, fireplace?, big garage door... For a basement, you usually budget a bit less than 1000€/sqm (about $90/sqft), but I see the double garage here costing three (or even four) times that, and lots of dormers are complex and costly.
I’m revising the basement estimate upwards now that I realize it’s intended as a livable basement.
If you’re planning close to 300sqm (about 3200 sqft), you need to be able to afford it. How do you arrive at your stated budget???
Regarding the floor plan: I assume the plan is to divide the living space into two separate units later?
Try furnishing the guest room on the ground floor. Barrier-free... hmm, it might work.
For a single-family home (with children), I personally don’t like external staircases. They tend to reduce the single-family house feel. Here, the hallway on the ground floor is quite prominent, looks a bit old-fashioned, and will be dark.
What fundamentally doesn’t work here is that when entering the ground floor (after the staircase), you immediately face a wall. That’s not inviting. I would swap the kitchen area and the living room, then place an inviting double door with a view opposite the hallway door.
I think this is a dream house plan with three offices/guest rooms plus basement rooms—so everything is doubled up and has to work for all eventualities, all in a higher-end option.
My advice: leave out the basement, make the utility room a bit larger, and choose a prefabricated kit for the double garage.
Also, consider whether you really need the dormers upstairs, since for a self-contained unit you’ll need a balcony and parking spaces again—do you want to implement that in 20 years? I don’t think so.
“Fireplace yes, with bench” – what does that mean? A stove? That takes up additional floor space and costs five figures!
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