ᐅ Single-family house floor plan, 2 stories with basement, approximately 190 m² living space, plot size approximately 440 m²
Created on: 11 Oct 2021 12:39
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Tortuga123
Hello everyone,
we are still in the planning phase of our single-family house and have been experimenting a bit with a freeware floor plan program. We would like to get your feedback.
But first, the questionnaire:
Development plan/restrictions
Plot size: 440m² (4,736 sq ft)
Slope: approx. 2m (6.6 ft) over 20m (66 ft) to the east and approx. 2m (6.6 ft) over 20m (66 ft) to the south
Floor area ratio: no development plan available, building according to §34 Baugesetzbuch (German federal building code), so floor area ratio 0.4
Floor space index: see above: 1.2
Buildable area boundaries: north (toward street): approx. 2m (6.6 ft), west: 3m (10 ft), south: 3m (10 ft), east: 6m (20 ft) to the immediately adjacent neighbor’s building, otherwise 3m (10 ft)
Edge development: yes, neighbor to the east
Parking spaces: 2 in garage and 2 in front of garage for guests
Stories: 2 full floors
Roof type: hipped roof (all types are permitted)
Architectural style: modern (all styles are permitted)
Orientation: garden facing south
Maximum heights/limits: same as neighboring buildings, tall enough
Other requirements: none
Street: very narrow, dead-end
Homeowners’ requirements
Style, roof shape, building type: urban villa with hipped or gabled roof, with at least 2.00m (6.6 ft) knee wall height
Basement, floors: basement, ground floor, and upper floor
Number of occupants, age: currently 2, planned 4
Space requirement ground floor, upper floor: about 60-70 m² (650-750 sq ft)
Office: family use or home office? Both, but mostly private use
Overnight guests per year: a few, possibly longer stays in a few years
Open or closed layout: open
Traditional or modern construction: modern
Open kitchen, cooking island: open kitchen with counter or island
Number of dining places: 4-6
Fireplace: no
Music/stereo wall: standard TV wall
Balcony, roof terrace: no
Garage, carport: double garage with one door
Vegetable garden, greenhouse: standard
Other wishes/special features/daily routine, including reasons why some things are wanted or not: guest room and guest bathroom in basement, laundry room on the upper floor
House design
Who planned it: DIY
What do you especially like? Why?: upper floor bathroom and bedroom facing the garden (near the forest edge), separate entrance area with cloakroom so cats can’t run outside the front door, laundry room on the upper floor
What do you dislike? Why?: bathrooms are not stacked vertically, so the drains are under the living room, but we accept that
Preferred heating system: air-to-water heat pump with or without ventilation system
If you had to give up something, which features or extensions
- can you give up: basically nothing 🙂
Why did the design turn out this way?
We sketched out our specific wishes and then made sure they fit within the built-up space.
What do you think makes it particularly good or bad? I hope it will be comfortable to live in.
What is the most important/fundamental question about the floor plan in 130 characters?
How do you like the floor plan? I’m happy to explain our thinking behind particular features if you have questions.
Would the drains under the living room be very noticeable? I think they might be hidden with furniture (possibly DIY). Those black squares in the drawings indicate drains or ventilation shafts.
I plan to present this design to various general contractors. An architect is not an option for various reasons. Please avoid discussions about why we chose general contractors over an architect.
Due to the neighbor’s building on the boundary and the building authority’s instruction that we keep 6m (20 ft) distance from their house wall, we want to place the garage adjacent to their wall (with appropriate foundations, of course, so no pressure is exerted on their basement wall). The garage is about 1m (3.3 ft) lower than the house to reduce the slope from the street to the garage. That’s why I integrated this corner into the ground floor and basement so one can walk down a few steps from the front door to the garage. Possibly, a passage to the garage could be made at the stairs if the height levels work out. The staircase will be a half-landing staircase, but the program cannot display this. From the front door to the street, no steps are necessary; a ramp should suffice.
In the basement, the utility room and hobby room will have light wells, and the guest room/office and bathroom will have a light court. Guest room and office can be combined; it only needs space for a bed, a wardrobe, and a desk.
We look forward to your suggestions!
Good luck Tortuga123
we are still in the planning phase of our single-family house and have been experimenting a bit with a freeware floor plan program. We would like to get your feedback.
But first, the questionnaire:
Development plan/restrictions
Plot size: 440m² (4,736 sq ft)
Slope: approx. 2m (6.6 ft) over 20m (66 ft) to the east and approx. 2m (6.6 ft) over 20m (66 ft) to the south
Floor area ratio: no development plan available, building according to §34 Baugesetzbuch (German federal building code), so floor area ratio 0.4
Floor space index: see above: 1.2
Buildable area boundaries: north (toward street): approx. 2m (6.6 ft), west: 3m (10 ft), south: 3m (10 ft), east: 6m (20 ft) to the immediately adjacent neighbor’s building, otherwise 3m (10 ft)
Edge development: yes, neighbor to the east
Parking spaces: 2 in garage and 2 in front of garage for guests
Stories: 2 full floors
Roof type: hipped roof (all types are permitted)
Architectural style: modern (all styles are permitted)
Orientation: garden facing south
Maximum heights/limits: same as neighboring buildings, tall enough
Other requirements: none
Street: very narrow, dead-end
Homeowners’ requirements
Style, roof shape, building type: urban villa with hipped or gabled roof, with at least 2.00m (6.6 ft) knee wall height
Basement, floors: basement, ground floor, and upper floor
Number of occupants, age: currently 2, planned 4
Space requirement ground floor, upper floor: about 60-70 m² (650-750 sq ft)
Office: family use or home office? Both, but mostly private use
Overnight guests per year: a few, possibly longer stays in a few years
Open or closed layout: open
Traditional or modern construction: modern
Open kitchen, cooking island: open kitchen with counter or island
Number of dining places: 4-6
Fireplace: no
Music/stereo wall: standard TV wall
Balcony, roof terrace: no
Garage, carport: double garage with one door
Vegetable garden, greenhouse: standard
Other wishes/special features/daily routine, including reasons why some things are wanted or not: guest room and guest bathroom in basement, laundry room on the upper floor
House design
Who planned it: DIY
What do you especially like? Why?: upper floor bathroom and bedroom facing the garden (near the forest edge), separate entrance area with cloakroom so cats can’t run outside the front door, laundry room on the upper floor
What do you dislike? Why?: bathrooms are not stacked vertically, so the drains are under the living room, but we accept that
Preferred heating system: air-to-water heat pump with or without ventilation system
If you had to give up something, which features or extensions
- can you give up: basically nothing 🙂
Why did the design turn out this way?
We sketched out our specific wishes and then made sure they fit within the built-up space.
What do you think makes it particularly good or bad? I hope it will be comfortable to live in.
What is the most important/fundamental question about the floor plan in 130 characters?
How do you like the floor plan? I’m happy to explain our thinking behind particular features if you have questions.
Would the drains under the living room be very noticeable? I think they might be hidden with furniture (possibly DIY). Those black squares in the drawings indicate drains or ventilation shafts.
I plan to present this design to various general contractors. An architect is not an option for various reasons. Please avoid discussions about why we chose general contractors over an architect.
Due to the neighbor’s building on the boundary and the building authority’s instruction that we keep 6m (20 ft) distance from their house wall, we want to place the garage adjacent to their wall (with appropriate foundations, of course, so no pressure is exerted on their basement wall). The garage is about 1m (3.3 ft) lower than the house to reduce the slope from the street to the garage. That’s why I integrated this corner into the ground floor and basement so one can walk down a few steps from the front door to the garage. Possibly, a passage to the garage could be made at the stairs if the height levels work out. The staircase will be a half-landing staircase, but the program cannot display this. From the front door to the street, no steps are necessary; a ramp should suffice.
In the basement, the utility room and hobby room will have light wells, and the guest room/office and bathroom will have a light court. Guest room and office can be combined; it only needs space for a bed, a wardrobe, and a desk.
We look forward to your suggestions!
Good luck Tortuga123
T
Tortuga12311 Oct 2021 20:2211ant schrieb:
P.S.: I just realized I forgot to mention how surprised I am about the cut-off northeast corner of the ground floor. It slightly reminds me of a design from the solid house program in the Middle Rhine region. @11ant: You have to find a place for the outdoor stairs somehow. I’ve seen this several times in real life and actually think it works quite well as a porch cover. No, it’s not from a template by this general contractor. In fact, I exchanged a few emails and even spoke on the phone with who seemed to be the head of sales, but when it came to scheduling an appointment, they stopped responding to both emails and calls... When repeated callbacks are ignored, they haven’t earned our money...
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Tortuga12311 Oct 2021 20:2611ant schrieb:
Be glad that it is still early enough to dissuade you from this imprudence. Besides, giving up on an architect and leaning “pro general contractor” are two completely different matters.
https://www.hausbau-forum.de/threads/Abstandsfläche-rlp-bei-einem-34baugb-grenzbebauung.39892/#post-512520
By the way, private boundary building agreements were already discussed there, which, in my opinion, the building authority somewhat salvages as a transfer of setback areas. Possibly, it also plays a role in the background that Niederbieber was not yet a district of the city in 1962. The friendly gentleman from the building authority made it clear during the appointment that this 1962 boundary building agreement is a private contract that we have nothing to do with and which is also unrelated to building regulations. Therefore, we have to rely on the current facts. He built on the boundary; we must maintain a 6m (20 feet) distance with a residential building. Period. If he says so, we accept it as is. He will stamp the building application afterwards. Or not. So we plan according to what the official from the building authority specifies. The garage will be placed directly adjacent to the neighbor’s house on the right.
Incidentally, we have meanwhile spoken with the neighbor. For him, the window is not important since it is in a corner of the living room and he has a large glass façade at the back. Therefore, our garage will definitely be placed there.
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Tortuga12311 Oct 2021 20:30One general contractor explained the pricing to me as follows:
He said that for the masons, it doesn’t really matter whether they build 2 or 3 floors. The interior finishing is the same for the upper floors. The price of 342,000 is a fixed price, excluding the extras already mentioned in previous posts. The contract includes an agreed start date, a fixed price guarantee, a contractually agreed construction period, and all the usual insurances... Maybe the aerated concrete blocks (ytong) are simply that affordable and quick to build with, which is why the costs are low?
But as I said, we will also get other offers. We’ll see where we stand.
He said that for the masons, it doesn’t really matter whether they build 2 or 3 floors. The interior finishing is the same for the upper floors. The price of 342,000 is a fixed price, excluding the extras already mentioned in previous posts. The contract includes an agreed start date, a fixed price guarantee, a contractually agreed construction period, and all the usual insurances... Maybe the aerated concrete blocks (ytong) are simply that affordable and quick to build with, which is why the costs are low?
But as I said, we will also get other offers. We’ll see where we stand.
Tortuga123 schrieb:
The friendly gentleman from the building authority clearly stated during the appointment that this boundary construction agreement from 1962 is a private contract that we are not involved in and that has nothing to do with building regulations. Therefore, we have to consider the current facts. He has built on the boundary line; we must keep a 6m (20 feet) distance with our residential building. Period. If he says so, we accept it.Well, he does need to decide whether the contract is also valid in relation to the authority or not. At the neighbor’s building permit stage (incidentally from the exact same authority, which used to be located in Niederbieber), it was apparently accepted that the neighbors agreed on a (later / time-shifted) semi-detached house construction. By the way, I’m currently unsure if you received my email reply from September 7th.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Tortuga12311 Oct 2021 20:3811ant schrieb:
Well, he really needs to decide whether the contract is also valid in relation to the authorities or not. Back when the neighbor got the building permit (by the exact same authority, by the way, which used to be located in Niederbieber), it was apparently accepted that the neighbors agreed on a semi-detached house development that was planned later / with a time delay. By the way, I’m currently unsure whether you received my email reply from September 7th.@11ant: Yes, we could also do an extension. But we don’t want to do an extension. So it’s either an extension or a 6m (20 ft) setback. Why should I start debating that? He said it like that, and we accept it and plan accordingly. Honestly, I don’t understand the problem.T
Tortuga12311 Oct 2021 20:50@11ant: Yes, I received the email. But as I said, it’s out of the question for us. The website is quite interesting though.
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