ᐅ Floor Plan Optimization | Semi-Detached House on a Slope with 192 m² of Living Space
Created on: 7 Jun 2020 21:28
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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:
Thank you very much for your comments on the planning. Every bit of input really helps.
I could still implement some minor points, but the general contractor would kill me if I requested major changes.
We would have loved that too, but unfortunately, because of the staircase, we couldn't find a solution. If the pantry were moved behind the kitchen, we would have to shift the staircase north. However, that’s not possible on the upper floor because then I would have to move the walk-in closet as well, and due to the sloped ceiling I wouldn’t be able to fit any wardrobes underneath. Reducing the kitchen size is also not an option.
Did you have another solution in mind?
Inside, the island is unfortunately in the way, or I would block a walking path. If the door opens to the left, I block the path to the refrigerator, etc. If the door opens to the right, I block the path to the living room.
We also considered a sliding door, which is still an option. But I’m not sure...
I agree with you that the hallway has become really large in the basement. On the upper floor, we tried to minimize the hallway as much as possible. But you can’t look at it just as a total because what does it help me if I reduce the basement hallway to 5m² (54ft²) but don’t get larger bedrooms upstairs.
Once one of the children is older, they can move to the basement apartment with its own bathroom, which then offers nearly 22m² (237ft²) of space.
The architect advised against a skylight in the hallway because it usually results in a narrow, long shaft that is difficult to clean. He had installed recessed spotlights in a different client’s house instead. Is that the perfect solution? Probably not.
Any better suggestions?
Currently, we have about 3m (10 feet) of closet space in total, which I think is acceptable. In the future, we could place dressers near the knee wall or, long term, install a built-in closet to gain more storage.
What exactly do you mean by 1 x 3.5m?
Numbers are just numbers. Whether it ends up being 190, 180, or 210m² (2,045, 1,938, or 2,260ft²) doesn’t really matter to me. The basement apartment can definitely be used—as a guest room, my office when both kids’ rooms are occupied, or as a bedroom for the children when they get older.
Thanks again.
Have you published your floor plan here and could you please share the link? I’d really be interested to see how you solved it. Thanks. Of course, you can’t just move the pantry into the kitchen and leave everything else as is. You’d basically have to “throw everything overboard,” which nobody can or wants to pay for.
Regarding the staircase and lighting (spotlights/skylight), I’m not a fan of skylights either, but to get natural light into the stairwell easily, you have to position the staircase where a window can be installed directly. Obviously, it can’t face the wall to the neighbor side.
By 1 x 3.5m I mean your wardrobe in the walk-in closet—so just 3.5m (11.5 feet) once, which I think is far too little because there’s no room for wardrobes in the kids’ rooms either.
And no, my floor plan isn’t available here.
E
erazorlll10 Aug 2021 12:46driver55 schrieb:
Regarding stairs and lighting (spotlights/skylights) etc., I’m also not a fan of skylights, but to simply bring light into the stairwell, you have to position the stairs where a window can be installed directly. Of course, this can’t be done on the wall facing the neighbor. Have you already realized that this is a semi-detached house? Who on earth wouldn’t place the stairs in a semi-detached house on the wall facing the neighbor? What else would go on the side without windows, a children’s room turned into a dark room? Sometimes I really wonder...
driver55 schrieb:
By 1 x 3.5 m (11.5 ft), I mean your closet in the dressing room. So just 3.5 m (11.5 ft), which I think is way too little, because there’s no space for closets in the children’s rooms either. Have you looked at the correct floor plan? The dressing room upstairs has two closets measuring 1.5 m (5 ft) each or two 2 m (6.5 ft) corner solutions plus additional dressers under the sloped ceiling. Both children’s rooms each have 2 m (6.5 ft) allotted for closets, and in the basement corridor, there is a 3.5 m (11.5 ft) wardrobe. I find that sufficient. More is always possible, but then you also have to declutter old clothes to make room for new ones.
driver55 schrieb:
And no, my floor plan is not available here. I took a look at your profile and posts, and I really love this kind of thing. Over 400 posts in just 3.5 months and at least your most recent posts are always either instructive or negative comments. But you don’t want to share your floor plan here yourself? Why not? It would help the entire community to see how to design a perfect house.
erazorlll schrieb:
Have you already read that this is a semi-detached house? Who in their right mind doesn’t place the staircase along the wall shared with the neighbor in a semi-detached? What else could go in a spot without a window, maybe a kids’ room without natural light? Sometimes I really wonder... We and our neighbor feel the same. There are also current semi-detached house floor plans where this is implemented that way. Our dining/kitchen area faces the neighbor.
erazorlll schrieb:
Did you look at the correct floor plan? The dressing room on the upper floor has two sections measuring 1.5m (5 feet) each or two sections of 2m (6.5 feet) as a corner solution. Yes, the latest one...
I only estimated the dimensions based on the 2 x 2 m (6.5 x 6.5 feet) bed, which is why I arrived at 3.5 m (11.5 feet). And I didn’t take into account any ceiling height under 2 m (6.5 feet).
erazorlll schrieb:
I took a look at your profile and posts, and honestly, this is exactly what I love. Over 400 posts within 3.5 months, and at least your recent posts are always either instructive or critical comments. But you don’t want to share your floor plan here yourself? Why not? It would really help the whole community to see how to design the perfect house. Do you prefer people to just pat you on the back even if something isn’t really good or has room for improvement? Putting taste aside for a moment?
If a kitchen door has to open outwards because otherwise it would hit the kitchen island, that’s a design flaw as far as I’m concerned. (And here we go again with instructive and critical comments...)
Should I just say, “It’s great, I’ve always wanted it that way”? And sliding doors (as an alternative) are annoying when they have to be opened and closed more than once a day. That’s why we only use them to separate the kitchen and dining area.
Why should I post my floor plan here? It fits our tiny lot, but certainly not yours. However, that doesn’t mean some things can’t be done better here or there. Staircase with a window, pantry inside or next to the kitchen, etc.
“Honesty lasts longest.” or “The honest one is always the fool”?
Pick the saying that suits you best. 😉
PS: Our semi-detached house dates back to 2008, so I can say from experience what works well and what doesn’t work so well or at all.
driver55 schrieb:
Why should I post my floor plan here? It fits our tiny plot, but certainly not yours. That doesn’t mean, however, that some aspects can’t be done better here—like a staircase with a window, pantry next to or inside the kitchen, etc.You should share your floor plan in a separate thread: those that fit tiny plots are in constant high demand here. And if it’s a townhouse with a staircase and a window, even better ;-)https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
P
pagoni202010 Aug 2021 14:23driver55 schrieb:
Would you rather have someone pat you on the shoulder even if it’s not really good or has room for improvement? Setting personal taste aside, that is?Certainly, uncritical praise doesn’t help anyone. However, I find a negative comment about something that is already fixed and therefore unchangeable inappropriate (as recently happened with a staircase); should it now be torn out again? Why keep nitpicking until the owner eventually dislikes it too? As long as changes are still possible, I personally find clear criticism useful and necessary. But once it’s installed, not anymore. You stand in your new light green kitchen, happy, or in front of your newly installed staircase, and then read in the evening that it looks bad. Nobody needs that! So, the timing of criticism is what matters!pagoni2020 schrieb:
You’re standing in your new light green kitchen, feeling happy, or in front of your newly installed staircase, and then in the evening you read that it looks bad. Either you like it or you don’t. That is completely independent of evaluations or comments from the forum.
erazorlll schrieb:
Attached you will find the current construction plan, and I would appreciate your feedback and, if applicable, any input or suggestions for improvement. I saw a request for feedback here, so I shared my “two cents” or whatever you want to call it.
Anything that is not (negatively) evaluated is automatically positive. 😉
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