ᐅ Floor Plan Design for a Single-Family Home on a Sloped Site
Created on: 23 Nov 2020 16:56
J
JayneCobb
Hello everyone,
As I introduced myself here in the general forum, we have had several discussions with different general contractors, both for solid construction and timber frame.
We are now at the point where we have received some floor plan proposals.
I would like to present to you here (firstly?) the draft from the company Holz 1, which we particularly like because of the gallery and because it includes many of the features we communicated in advance.
I redrew this myself, so please forgive me if some elements appear a bit amateurish.
Most of the windows are not included in the drawing. What we would find extremely appealing is the (probably very expensive) idea of extending the eastern glass area at the southeast corner over two floors, but I couldn’t quickly find this option in the program.
I sketched in the larger bed on the ground floor to show proportions, as this room could potentially serve as a bedroom for us later.
From the linked thread above, it was already suggested by several forum members to locate the living/dining area on the garden level and the sleeping area upstairs.
Our reasons for planning it this way (though we are not yet entirely fixed):
- significantly shorter distances for carrying groceries, taking out trash, etc.
- nicer view from the living area into the greenery/mini-valley I described compared to the basement level
- more spacious feeling with an open ceiling/the gallery
- entering and being able to "just relax"
- simple accommodation of a frailty scenario (potentially living on one floor later, at least for a certain time)
We appreciate any further comments, ideas, etc. — thank you in advance!
Development Plan / Restrictions
Lot size: 791 sqm (8505 sq ft)
Slope: yes
Site coverage ratio: 0.35
Floor area ratio: 0.6
Building envelope, building line and boundary: see attachment
Number of parking spaces: 2 (double garage planned)
Number of floors: 2 to 2.5 (garden floor, ground floor, and possibly half an attic as a gallery with open space above ground floor)
Roof type: gable roof (35-42° specified)
Orientation: still open
Maximum heights/limits: ridge height 6.5 m (21 ft 4 in); eaves height 11.5 m (37 ft 9 in)
Additional requirements: Distance from house to street approx. 4.50 m (15 ft), terrain slopes downward from street
Owners’ Requirements
Style, roof form, building type:
Unfortunately, the development plan restricts us to a gable roof; if we had free choice, I would have opted for a clear Bauhaus style.
Basement, floors:
Garden floor 1/4 basement, 3/4 sleeping area. Above that, ground floor as living area, possibly a half open attic (gallery with open space + 1 room).
Number of people, ages:
3-4 people: 44 and 46 years old; son 1.5 years old, and husband’s 12-year-old daughter (she either spends every second weekend there or lives there permanently).
Space requirements on ground and upper floors:
Because the garage will likely need a basement due to the slope, we have planned the basement (storage, possibly workshop) there with access both from the garden side and from inside the house. On the garden/basement floor itself: technical room and laundry, three bedrooms, and main bathroom. On the ground floor (level with street, also accessible from garage) is the living area with kitchen, open living and dining area, pantry/utility room, an office/guest room, and a guest bathroom. An architect from a developer suggested the possibility of a half attic as a gallery with open space over the living area and a small room (guest room, office), which I really like.
Office: family use or home office?
There will definitely be some home office usage.
Number of guests per year:
Hard to say, but a small guest room is planned.
Open or closed architecture:
Rather open in the living area; above all, the view into the unbuildable, sloping green space (southeast) should be emphasized by high ceilings (no intermediate floor there) and large windows.
Open kitchen, kitchen island:
Kitchen can be separated by sliding door; no kitchen island needed.
Number of dining seats:
6
Fireplace:
Preferred (or wood stove), but not a must.
Music/Stereo wall:
Yes
Balcony, roof terrace:
Balcony on the ground floor facing southeast (preferably partly recessed into the house, but probably too little space), south side.
Garage, carport:
Garage preferred.
Productive garden, greenhouse:
Partly productive garden, partly digging/play area, partly nice to look at, partly play options for our son.
Other wishes/special features/daily routine, including reasons why something should or should not be:
We imagine a KfW55 standard house prepared for photovoltaic system installation.
I want the ground floor designed so that if mobility becomes limited in the future, we don’t have to move out immediately but can live on one level. Therefore, an additional room on the ground floor is a must, currently used as office/guest room and potentially convertible into a bedroom. For the same reason, the guest bathroom should already have a shower, and somewhere on the ground floor space for washing machine connections should be planned.
I personally lean toward spaciousness and many rooms but notice that the budget clearly limits this. My partner is more minimalist and wouldn’t mind if the house isn’t too large.
House Design
Planner:
Planner from a construction company
What do you particularly like? Why?
Gallery/open space (openness)
What do you not like? Why?
Less space (e.g. currently small bathroom, which can be adjusted) — budget-driven
Price estimate according to architect/planner:
520,000-550,000 euros gross (very rough estimate, no formal offer yet)
Personal price limit for house including fittings:
530,000 euros (but never say never)
Preferred heating technology:
Air-to-water heat pump
If you have to give up, on which details/extensions
- can you live without:
Garage can be shorter
- can you not live without:
Something open (some special feature/beautiful detail)
View of the biotope strip to the southeast
Why is the design the way it is now?
Were the corresponding/which wishes implemented by the architect?
Yes.
What makes it particularly good or bad in your eyes?
Airy, sufficient number of rooms
What is the most important/basic question about the floor plan in 130 characters?
Is the layout of the house suitable to meet our requirements?
As I introduced myself here in the general forum, we have had several discussions with different general contractors, both for solid construction and timber frame.
We are now at the point where we have received some floor plan proposals.
I would like to present to you here (firstly?) the draft from the company Holz 1, which we particularly like because of the gallery and because it includes many of the features we communicated in advance.
I redrew this myself, so please forgive me if some elements appear a bit amateurish.
Most of the windows are not included in the drawing. What we would find extremely appealing is the (probably very expensive) idea of extending the eastern glass area at the southeast corner over two floors, but I couldn’t quickly find this option in the program.
I sketched in the larger bed on the ground floor to show proportions, as this room could potentially serve as a bedroom for us later.
From the linked thread above, it was already suggested by several forum members to locate the living/dining area on the garden level and the sleeping area upstairs.
Our reasons for planning it this way (though we are not yet entirely fixed):
- significantly shorter distances for carrying groceries, taking out trash, etc.
- nicer view from the living area into the greenery/mini-valley I described compared to the basement level
- more spacious feeling with an open ceiling/the gallery
- entering and being able to "just relax"
- simple accommodation of a frailty scenario (potentially living on one floor later, at least for a certain time)
We appreciate any further comments, ideas, etc. — thank you in advance!
Development Plan / Restrictions
Lot size: 791 sqm (8505 sq ft)
Slope: yes
Site coverage ratio: 0.35
Floor area ratio: 0.6
Building envelope, building line and boundary: see attachment
Number of parking spaces: 2 (double garage planned)
Number of floors: 2 to 2.5 (garden floor, ground floor, and possibly half an attic as a gallery with open space above ground floor)
Roof type: gable roof (35-42° specified)
Orientation: still open
Maximum heights/limits: ridge height 6.5 m (21 ft 4 in); eaves height 11.5 m (37 ft 9 in)
Additional requirements: Distance from house to street approx. 4.50 m (15 ft), terrain slopes downward from street
Owners’ Requirements
Style, roof form, building type:
Unfortunately, the development plan restricts us to a gable roof; if we had free choice, I would have opted for a clear Bauhaus style.
Basement, floors:
Garden floor 1/4 basement, 3/4 sleeping area. Above that, ground floor as living area, possibly a half open attic (gallery with open space + 1 room).
Number of people, ages:
3-4 people: 44 and 46 years old; son 1.5 years old, and husband’s 12-year-old daughter (she either spends every second weekend there or lives there permanently).
Space requirements on ground and upper floors:
Because the garage will likely need a basement due to the slope, we have planned the basement (storage, possibly workshop) there with access both from the garden side and from inside the house. On the garden/basement floor itself: technical room and laundry, three bedrooms, and main bathroom. On the ground floor (level with street, also accessible from garage) is the living area with kitchen, open living and dining area, pantry/utility room, an office/guest room, and a guest bathroom. An architect from a developer suggested the possibility of a half attic as a gallery with open space over the living area and a small room (guest room, office), which I really like.
Office: family use or home office?
There will definitely be some home office usage.
Number of guests per year:
Hard to say, but a small guest room is planned.
Open or closed architecture:
Rather open in the living area; above all, the view into the unbuildable, sloping green space (southeast) should be emphasized by high ceilings (no intermediate floor there) and large windows.
Open kitchen, kitchen island:
Kitchen can be separated by sliding door; no kitchen island needed.
Number of dining seats:
6
Fireplace:
Preferred (or wood stove), but not a must.
Music/Stereo wall:
Yes
Balcony, roof terrace:
Balcony on the ground floor facing southeast (preferably partly recessed into the house, but probably too little space), south side.
Garage, carport:
Garage preferred.
Productive garden, greenhouse:
Partly productive garden, partly digging/play area, partly nice to look at, partly play options for our son.
Other wishes/special features/daily routine, including reasons why something should or should not be:
We imagine a KfW55 standard house prepared for photovoltaic system installation.
I want the ground floor designed so that if mobility becomes limited in the future, we don’t have to move out immediately but can live on one level. Therefore, an additional room on the ground floor is a must, currently used as office/guest room and potentially convertible into a bedroom. For the same reason, the guest bathroom should already have a shower, and somewhere on the ground floor space for washing machine connections should be planned.
I personally lean toward spaciousness and many rooms but notice that the budget clearly limits this. My partner is more minimalist and wouldn’t mind if the house isn’t too large.
House Design
Planner:
Planner from a construction company
What do you particularly like? Why?
Gallery/open space (openness)
What do you not like? Why?
Less space (e.g. currently small bathroom, which can be adjusted) — budget-driven
Price estimate according to architect/planner:
520,000-550,000 euros gross (very rough estimate, no formal offer yet)
Personal price limit for house including fittings:
530,000 euros (but never say never)
Preferred heating technology:
Air-to-water heat pump
If you have to give up, on which details/extensions
- can you live without:
Garage can be shorter
- can you not live without:
Something open (some special feature/beautiful detail)
View of the biotope strip to the southeast
Why is the design the way it is now?
Were the corresponding/which wishes implemented by the architect?
Yes.
What makes it particularly good or bad in your eyes?
Airy, sufficient number of rooms
What is the most important/basic question about the floor plan in 130 characters?
Is the layout of the house suitable to meet our requirements?
JayneCobb schrieb:
We quite like the design already.Me too. Very nice, and also quite close to what I expected.JayneCobb schrieb:
The biggest change compared to our wishes was cutting off the gallery I loved, meaning the roof partly open down to the ground floor.
Both the construction company and the architect strongly advised against it for financial (at least 25,000 euros additional cost) and energy efficiency reasons.In this regard, I regret that you didn’t follow my suggestion to bring the counterarguments up for discussion here.JayneCobb schrieb:
Although several members have mentioned it, the architect apparently (for now?) sees no problem with the garage being connected to the house.That’s a misunderstanding. If it works out—and in this case it does—then it’s no problem. Otherwise, insisting on a consistent floor level would be a major constraint for the design. Not here, because the slope difference between the garage door and the main entrance is negligible.JayneCobb schrieb:
This “airlock” on the ground floor between the garage and the house would be nice for us but not a must; we will follow up with the architect on this.In my opinion, the airlock doesn’t deserve high priority—but on the other hand, it’s not something to be avoided at all costs either.JayneCobb schrieb:
It was mentioned in this thread that creating a passage to the garage basement can be critical for several reasons. I will also bring this up with the architect.Help me out here...Ysop*** schrieb:
Unfortunately, I’m not quite up to date on where exactly the slope runs from and to.(Note: North is almost exactly to the left on the plan!) The slope runs from west to east with about an 18% gradient; from west to southeast it’s approximately 22%. The slope is uneven—gentle from the street to the house, then steep until halfway through the garage, after which it becomes moderate again. These values are averages and certainly not linear.
Ysop*** schrieb:
The kitchen was planned with shallow upper cabinets on the top side of the plan. You should consider whether that works for you.Standard-height wall cabinets—that’s not a bad idea.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Proeter schrieb:
At first glance, many things strike me as very positive, for example: Me too.
JayneCobb schrieb:
Don’t extend the wall between the stairs and the kitchen too far towards the kitchen, so there might still be space for a shelf or a small counter to place things on. Good idea! That’s why you should plan the kitchen layout very carefully.
I was just about to mention the tip about using the space under the stairs (the main character from the red-roses household solved that well in their house, I think you can also find it by googling 😉 ),
then I realized that this staircase actually goes down 😳...
Proeter schrieb:
A main advantage of a walk-in closet is, for example, That you can leave the ironing board out or an untidy person can keep the bedroom looking neat 🙂
Here, I would recess the children’s room a bit and allow the bedroom an extra 50cm (20 inches).
Proeter schrieb:
c) No door between the hallway and the living room Yes, I consider that a design flaw in a household with children: there is no privacy! Or is the idea that the children enter the house from the lower level?
I would also slightly enlarge this “airlock” area and recess the office, so that there is room in the hallway/airlock for a sideboard and/or shoe cabinet and/or stool. The options for furniture placement here are currently quite limited.
J
JayneCobb19 Apr 2021 11:41Thank you very much for your quick and helpful comments!
Of course, we are very pleased that the design is mostly well received. 🙂
I also find it really helpful that you specify exactly what you like.
That way, we learn as well.
One additional door each on the ground floor and basement to separate the living room:
I had already considered this for upstairs, but not yet for downstairs. Good point; maybe it could be made of glass so that some light still comes through.
I'm a bit unsure of the correct terms here — it’s a balcony on columns (covered, so it shelters part of the ground-level outdoor area). Would this already count as a terrace?
Could you please elaborate on the first sentence? Or do you mean the darkening caused by the balcony above?
Kitchen width/cabinets: We'll take another look. Our current kitchen isn’t wider either and is much shorter, but two people can still manage in it. Still, if it can be planned, a bit more space would definitely be welcome.
Regarding the dining area: We didn’t specify any particular wishes; this is how the architect designed it. But hey, hopefully one day we can have guests again. 😉
Good point, which @ypg also mentioned. We’ll address that.
The basement of the garage is on the north side (left on the plan), so nothing can be done there. On the west side (bottom of the plan) the slope and road run from north to south.
Yes, that’s correct; the two side windows face north and south (though the southern one is shaded by the ground-floor balcony). My idea behind removing these was mainly to maintain privacy (left on the plan: neighboring house; right on the plan: our private garden space). But of course, blinds or shutters can also be installed so the kids can decide what they prefer.
See here:
What exactly do you mean by floor-mounted upper cabinets in this context?
I looked it up and found out that “Rote Rosen” is a soap opera — is that what you mean?
That makes it tricky to identify a single main character. 😉
Could you give me a hint?
But yes, having storage under the stairs (in the basement) is already part of the plan as an idea. It might be hard to see as the text is very small.
Haha, I feel exactly the same. 😀
I think the point you quoted refers to the ground floor.
But you mean the basement, right? A door for noise protection was already recommended for the basement (point d).
We’ll definitely look into this issue!
We also thought the airlock could be used as shoe storage.
Okay, we can probably make it a bit wider — thanks for pointing that out!
Of course, we are very pleased that the design is mostly well received. 🙂
I also find it really helpful that you specify exactly what you like.
That way, we learn as well.
One additional door each on the ground floor and basement to separate the living room:
I had already considered this for upstairs, but not yet for downstairs. Good point; maybe it could be made of glass so that some light still comes through.
haydee schrieb:
Is that a terrace or a balcony above?
I'm a bit unsure of the correct terms here — it’s a balcony on columns (covered, so it shelters part of the ground-level outdoor area). Would this already count as a terrace?
haydee schrieb:
I like the interior, but I think the exterior isn’t integrated enough. I wouldn’t let the kids' bedroom window be shaded by the balcony.
Could you please elaborate on the first sentence? Or do you mean the darkening caused by the balcony above?
bowbow91 schrieb:
The house should accommodate a family of four, but with a kitchen width of 2.2m (7 feet), there is barely room for one person comfortably once the cabinets are installed. But okay, you do have dining space for eight people 🤨 🤨 🤨 Something doesn’t add up...
Kitchen width/cabinets: We'll take another look. Our current kitchen isn’t wider either and is much shorter, but two people can still manage in it. Still, if it can be planned, a bit more space would definitely be welcome.
Regarding the dining area: We didn’t specify any particular wishes; this is how the architect designed it. But hey, hopefully one day we can have guests again. 😉
bowbow91 schrieb:
Also, the bedroom feels quite tight at 2.95m (9 feet 8 inches). Many beds alone require 2.2–2.3m (7 feet 3 inches–7 feet 7 inches), and with a TV on the wall, it might be cozy just passing through.
Good point, which @ypg also mentioned. We’ll address that.
Ysop*** schrieb:
I’m not quite up to date on the slope direction. You mentioned removing the side windows in the kids’ rooms (probably north and south, right?), leaving only east-facing windows. Generally, I’d place your bedroom facing north and the kids’ rooms as bright as possible.
The basement of the garage is on the north side (left on the plan), so nothing can be done there. On the west side (bottom of the plan) the slope and road run from north to south.
Yes, that’s correct; the two side windows face north and south (though the southern one is shaded by the ground-floor balcony). My idea behind removing these was mainly to maintain privacy (left on the plan: neighboring house; right on the plan: our private garden space). But of course, blinds or shutters can also be installed so the kids can decide what they prefer.
11ant schrieb:
Help me out here...
See here:
icandoit schrieb:
3. Passageway to the garage. Nice, but adds costs. Fire-rated door, possibly double wall, and don’t forget the increased utility costs. I had an additional charge because the garage suddenly counted as floor area.
11ant schrieb:
Floor-mounted upper cabinets — not a bad idea.
What exactly do you mean by floor-mounted upper cabinets in this context?
ypg schrieb:
I was just about to mention using the space under the stairs (the lead actor from “Rote Rosen” solved this well in their house; I think you can look it up), but then I realized the stairs go down.
I looked it up and found out that “Rote Rosen” is a soap opera — is that what you mean?
That makes it tricky to identify a single main character. 😉
Could you give me a hint?
But yes, having storage under the stairs (in the basement) is already part of the plan as an idea. It might be hard to see as the text is very small.
ypg schrieb:
For example, being able to leave the ironing board out, or for a messy person to keep the bedroom tidy.
Haha, I feel exactly the same. 😀
ypg schrieb:
I see this as a design flaw in a household with children: there’s no privacy! Or is it intended that the kids enter the house via the basement?
I think the point you quoted refers to the ground floor.
But you mean the basement, right? A door for noise protection was already recommended for the basement (point d).
We’ll definitely look into this issue!
ypg schrieb:
I would increase the size of this “airlock” a bit and move the office back so there’s space in the hallway/airlock for a dresser and/or shoe cabinet and/or stool. Storage options are currently quite limited.
We also thought the airlock could be used as shoe storage.
Okay, we can probably make it a bit wider — thanks for pointing that out!
J
JayneCobb19 Apr 2021 11:43JayneCobb schrieb:
The biggest change compared to my original wishes was cutting off the gallery I loved—the roof partly open down to the ground floor.
Both the construction company and the architect strongly advised against it due to financial reasons (at least 25,000 euros (about $27,000) extra cost) and energy efficiency concerns. Are there any experiences here regarding galleries with a pitched roof?
Did you pay significantly less, or how did this affect the thermal insulation?
Thank you!
JayneCobb schrieb:
I googled and first found out that "Rote Rosen" is a soap opera – is that what you mean?
So it will be difficult to identify a single lead actor there. 😉
Can you give me a hint? Hakim Michael Maziani lives near us, so I know his house. He had serious multi-year issues with his general contractor, and this can be found somewhere online. I’ll check later 😉 or just Google his name along with house construction myself 🙂
JayneCobb schrieb:
But you mean in the basement, right? There was already a door recommended at point d for sound insulation. No, I actually mean the sofa/lounge area in relation to the staircase – pathway – disturbance, etc. That would be annoying every day just when “living” there. Not to mention evenings…
Honestly, I find sound insulation a bit over the top in a single-family house.
JayneCobb schrieb:
I'm a bit unsure about the correct terminology here Whether covered or not, that unit is located on the ground floor nonetheless one level above the garden-side terrain – that was probably the point of the question.
JayneCobb schrieb:
See here: @icandoit might unfortunately be right: when it comes to development cost allocations and sewage cost assessments, municipalities might consider garages connected by a passageway as part of the residential floor area. However, this depends on local bylaws.
JayneCobb schrieb:
What exactly are "ground-level wall cabinets" in this context? In kitchens, you often have wall cabinets mounted at head height for dishes, etc., which are usually less deep than the countertop – as shown across the room here. Where you don’t want to mount them at that height, you still need them. It makes sense then to position them opposite and start them right at floor level.
ypg schrieb:
Hakim Michael Maziani lives near us. [...] He really had multi-year troubles with his general contractor, A singer who is probably known only from regional radio lives just around the corner from me as well. In an apartment building, without any issues with the general contractor 🙂
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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