ᐅ Classic single-family house, 200 sqm (plus basement) – any tips?
Created on: 7 Feb 2021 08:37
M
MucBauherr
Hello forum,
After some time of quietly reading along, the time has finally come to post our first drafts for our house here. Overall, we are quite satisfied with the designs, especially the ground floor. But that’s exactly the problem: we no longer see any alternatives and would therefore really appreciate if the forum could critically review the drafts without holding back. I will also try to keep updating here as the house construction, which is just starting, progresses. Many thanks and best regards from Bavaria.
Development Plan / Restrictions
Plot size: 727 sqm (7,823 sq ft)
Slope: no
Floor area ratio: 0.10–0.24
Plot ratio: 0.38
Building envelope, building line and boundary: 9 meters (30 ft) from the street (north side); does not apply to garages
Edge development: Outbuildings (garages)
Number of parking spaces:
Number of floors:
Roof shape:
Style:
Orientation: southwest
Maximum heights / limits: n/a
Other requirements: Buildability according to § 34 Building Code; according to the building authority, the designs can be realized without problems.
Owner Requirements
Style, roof shape, building type: Classic detached single-family house with gable roof.
Basement, floors: basement + ground floor + attic (2 full stories)
Number of occupants, ages: three persons: 32, 30, 2 (+0)
Space requirements on ground and upper floors: 200 sqm (2,150 sq ft) plus
Office: family use or home office?: possibility for home office for 2 people
Overnight guests per year: 20
Open or closed layout: open
Conservative or modern style: modern
Open kitchen, kitchen island: open kitchen
Number of dining seats: at least 6
Fireplace: yes (currently missing in the plan; intended to be installed in the living room between the two large window panels)
Music/stereo wall: no
Balcony, roof terrace: yes (we don’t like the current balcony design; might plan a “shorter” upper floor and use the gained space for a balcony instead)
Garage, carport: double garage
Utility garden, greenhouse: no
Other wishes / special features / daily routines, also reasons why something should or should not be included
House Design
Designed by: architect
What do you particularly like? Why?: We really like the ground floor with the large window areas facing south.
What do you not like? Why?: undecided on the upper floor; possibly too crowded?
Price estimate according to architect/planner: 800,000
Personal budget limit for the house including fittings: max. 1,000,000 (then including landscaping)
Preferred heating technology: not defined; personally, I am not a fan of air-to-water heat pumps.
If you have to give up certain details or fittings:
-can give up: basement atrium, finishing the basement bathroom now, wood/aluminum windows, the huge terrace, southern window sections made up of individual glass panels
-can’t give up: the overall size
Why has the design turned out as it is now? e.g.
Standard design from the planner?
Which wishes were implemented by the architect? Based on a room program we provided to the architect in advance.
A mix of many examples from various magazines…
What do you think is particularly good or bad about it? Possibly missing a certain “extra.”
What is the most important/fundamental question about the floor plan, summarized in 130 characters:
1. Is the architect’s price estimate roughly realistic?
2. Are there fundamental issues you think won’t work?
3. How could we loosen up the design a bit more?
PS: The furniture in the plans is still somewhat randomly placed. Nothing is final yet. Also, some windows are missing or are currently in the wrong places and are oversized.
Looking forward to your feedback. I will try to answer the questions in more detail especially over the weekend.
Best regards from Bavaria!
After some time of quietly reading along, the time has finally come to post our first drafts for our house here. Overall, we are quite satisfied with the designs, especially the ground floor. But that’s exactly the problem: we no longer see any alternatives and would therefore really appreciate if the forum could critically review the drafts without holding back. I will also try to keep updating here as the house construction, which is just starting, progresses. Many thanks and best regards from Bavaria.
Development Plan / Restrictions
Plot size: 727 sqm (7,823 sq ft)
Slope: no
Floor area ratio: 0.10–0.24
Plot ratio: 0.38
Building envelope, building line and boundary: 9 meters (30 ft) from the street (north side); does not apply to garages
Edge development: Outbuildings (garages)
Number of parking spaces:
Number of floors:
Roof shape:
Style:
Orientation: southwest
Maximum heights / limits: n/a
Other requirements: Buildability according to § 34 Building Code; according to the building authority, the designs can be realized without problems.
Owner Requirements
Style, roof shape, building type: Classic detached single-family house with gable roof.
Basement, floors: basement + ground floor + attic (2 full stories)
Number of occupants, ages: three persons: 32, 30, 2 (+0)
Space requirements on ground and upper floors: 200 sqm (2,150 sq ft) plus
Office: family use or home office?: possibility for home office for 2 people
Overnight guests per year: 20
Open or closed layout: open
Conservative or modern style: modern
Open kitchen, kitchen island: open kitchen
Number of dining seats: at least 6
Fireplace: yes (currently missing in the plan; intended to be installed in the living room between the two large window panels)
Music/stereo wall: no
Balcony, roof terrace: yes (we don’t like the current balcony design; might plan a “shorter” upper floor and use the gained space for a balcony instead)
Garage, carport: double garage
Utility garden, greenhouse: no
Other wishes / special features / daily routines, also reasons why something should or should not be included
House Design
Designed by: architect
What do you particularly like? Why?: We really like the ground floor with the large window areas facing south.
What do you not like? Why?: undecided on the upper floor; possibly too crowded?
Price estimate according to architect/planner: 800,000
Personal budget limit for the house including fittings: max. 1,000,000 (then including landscaping)
Preferred heating technology: not defined; personally, I am not a fan of air-to-water heat pumps.
If you have to give up certain details or fittings:
-can give up: basement atrium, finishing the basement bathroom now, wood/aluminum windows, the huge terrace, southern window sections made up of individual glass panels
-can’t give up: the overall size
Why has the design turned out as it is now? e.g.
Standard design from the planner?
Which wishes were implemented by the architect? Based on a room program we provided to the architect in advance.
A mix of many examples from various magazines…
What do you think is particularly good or bad about it? Possibly missing a certain “extra.”
What is the most important/fundamental question about the floor plan, summarized in 130 characters:
1. Is the architect’s price estimate roughly realistic?
2. Are there fundamental issues you think won’t work?
3. How could we loosen up the design a bit more?
PS: The furniture in the plans is still somewhat randomly placed. Nothing is final yet. Also, some windows are missing or are currently in the wrong places and are oversized.
Looking forward to your feedback. I will try to answer the questions in more detail especially over the weekend.
Best regards from Bavaria!
MucBauherr schrieb:
The children’s rooms upstairs will be larger. To achieve this, we are reducing the size of the bathroom and walk-in closet. The orientation will remain the same. Of course, it would be better if the children’s rooms faced south, but this is our house, and children eventually move out. Hmm... but first, 20 years will pass where you will mainly use the south side for the closet space. And when all the children have moved out, the house will actually be too big, so you could reconsider the layout… perhaps even create two master bedrooms (snoring, different daily rhythms) in the former children’s rooms, which could then be planned on the south side.
The pantry is still not deep enough at 1.20 meters (4 feet). Also, keep Yvonne’s comment in mind... the natural access to the terrace is now completely behind the table, meaning the table will always need to be walked around.
By the way, I would try to locate the washer and dryer on the upper floor so you don’t have to carry everything up and down two flights of stairs.
M
MucBauherr7 Feb 2021 13:51Ok, those are already quite a few points. There will still be a laundry chute somewhere. Good point, the architect had forgotten that.
Overall, we’re worried that the living room will be difficult to arrange. We might reconsider the atrium since that would give us a total of three patio doors...
Of course, the house is large and actually somewhat too big. But we want to afford that space, even for the future.
What do you think about the price? Because of the windows, 800,000 doesn’t seem too high to me. More like realistic? What do you think?
Overall, we’re worried that the living room will be difficult to arrange. We might reconsider the atrium since that would give us a total of three patio doors...
Of course, the house is large and actually somewhat too big. But we want to afford that space, even for the future.
What do you think about the price? Because of the windows, 800,000 doesn’t seem too high to me. More like realistic? What do you think?
MucBauherr schrieb:
Site coverage ratio: 0.10-0.24
Floor area ratio: 0.38Strange values. I can still understand the site coverage ratio as a current framework in the zoning area 34, but why doesn’t the floor area ratio also have a range?https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Master bathroom directly above the dining table could/will require an interesting drainage solution.
The garage, which only extends into the house on the ground floor, must be well planned both structurally and in terms of thermal insulation.
Do you have two cars? If so, where do you keep your bicycles?
The garage, which only extends into the house on the ground floor, must be well planned both structurally and in terms of thermal insulation.
Do you have two cars? If so, where do you keep your bicycles?
M
MucBauherr7 Feb 2021 17:43I copied the floor area ratio and site coverage values from the building department’s assessment. I’m not very familiar with these terms, so I have to trust that they are correct.
A different corner of the property will indeed have to be used for the bicycles. However, I haven’t yet found a better way to integrate a garage. For our current vehicle fleet, it is sufficient.
I also imagine the drainage in the upstairs bathroom will be challenging. I’m curious to hear the architect’s thoughts on this, even though the bathroom layout is far from finalized. The entire upper floor still needs several adjustments.
The list of questions keeps growing 😀
A different corner of the property will indeed have to be used for the bicycles. However, I haven’t yet found a better way to integrate a garage. For our current vehicle fleet, it is sufficient.
I also imagine the drainage in the upstairs bathroom will be challenging. I’m curious to hear the architect’s thoughts on this, even though the bathroom layout is far from finalized. The entire upper floor still needs several adjustments.
The list of questions keeps growing 😀
Regarding the classic topic "A mixture of many examples from various magazines...", I personally believe that the saying "too many cooks spoil the broth" applies just as well to "too many recipes." At least, this often seems to be the root cause of the phenomenon where the result is neither fish nor fowl, but still hardly does justice to any respectable Wolpertinger. It is at least surprising to hear the claim of a regionally typical "normal" two-story house with a pitched roof when looking at the floor plans, which I—and probably not only I—would immediately associate with the "Bauhaus" style.
A drainage system where one is curious about the architect’s response, and a laundry chute that "will be somewhere," seem more fitting for a general contractor’s assistant who does not match the house budget than for an architect (and uncertainty about whether furniture will fit does not suit a house that is "actually too large"). I do not understand the reasoning as to why windows should be considered a counter-indication that the house will cost eight hundred thousand.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
A drainage system where one is curious about the architect’s response, and a laundry chute that "will be somewhere," seem more fitting for a general contractor’s assistant who does not match the house budget than for an architect (and uncertainty about whether furniture will fit does not suit a house that is "actually too large"). I do not understand the reasoning as to why windows should be considered a counter-indication that the house will cost eight hundred thousand.
MucBauherr schrieb:In a zone with a maximum plot coverage of 34%, it is not unusual for there to be no fixed site coverage ratio or floor area ratio requirements (as that would essentially be a development plan). The stated site coverage ratio range probably refers to an inventory or survey. However, the floor area ratio is somewhat related and given the large range, it seems very odd that only one value is given for it while the other has a range. Ideally, a similarly varying value should be noted—unless someone at the building authority is also not well versed and you were given the data by a temporary staff member covering for a leave. Such a lack of understanding of the correlation between the two numbers would be quite deep to provide such information.
Floor area ratio (FAR) and site coverage ratio values were copied from the building authority’s assessment. I do not know enough about this and therefore have to trust that this is correct.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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