ᐅ New Single-Family Home Construction – Join Us on Our Journey!
Created on: 4 Aug 2022 16:13
G
gregman22
Dear community,
We are finally getting a step closer to realizing our dream of building a single-family home.
The plot has been purchased, building plans have been reviewed, construction method decided, and so on. We have now commissioned the architect of the general contractor (GC) of our choice with the planning task and are currently fine-tuning the house design. I would love to take you along on this journey and incorporate your valuable feedback.
At this stage, the focus is on the house design.
Basic data:
Plot: 1062m2 (11,433 sq ft); approx. 25.5m x 41.64m (84 ft x 137 ft)
Orientation: Northwest -> The arrow in the screenshot of the 3D view points south
Desired room layout:
Ground floor:
First floor:
Attic:
Note: I am still discussing this with the architect. Due to the hipped roof shape, the actual living area has shrunk too much. Therefore, further discussion is needed to accommodate the other rooms. I had underestimated the ratio of gross floor area to usable living space.
Basement:
Additional plans:
Now to my first questions for you:
My biggest construction challenge at the moment is the layout of the attic. There are two alternatives:
- Change the roof type, which would increase costs but provide more usable living space in the attic
- Give up the playroom on the first floor, convert it into a guest room, and build only the two offices in the attic (no guest room or bathroom)
Thank you in advance for your comments.
We are finally getting a step closer to realizing our dream of building a single-family home.
The plot has been purchased, building plans have been reviewed, construction method decided, and so on. We have now commissioned the architect of the general contractor (GC) of our choice with the planning task and are currently fine-tuning the house design. I would love to take you along on this journey and incorporate your valuable feedback.
At this stage, the focus is on the house design.
Basic data:
Plot: 1062m2 (11,433 sq ft); approx. 25.5m x 41.64m (84 ft x 137 ft)
Orientation: Northwest -> The arrow in the screenshot of the 3D view points south
Desired room layout:
Ground floor:
- Large living/dining area with adjacent (but separable) kitchen at the bottom left, plus a gallery overlooking the first floor
- Utility room
- Guest toilet
- Garage
- Separate apartment at the top right with its own entrance for parents-in-law
First floor:
- Gallery overlooking the ground floor
- 2 children’s bedrooms with a shared bathroom
- 1 playroom (initially a home cinema room, later to be repurposed) above the garage
- Master wing with main bedroom, dressing room, and bathroom
Attic:
Note: I am still discussing this with the architect. Due to the hipped roof shape, the actual living area has shrunk too much. Therefore, further discussion is needed to accommodate the other rooms. I had underestimated the ratio of gross floor area to usable living space.
- 2 separate offices
- 1 guest bedroom
- 1 small guest bathroom
Basement:
- 1 technical room
- 1 laundry room
- 1 storage room
- Large fitness room
- Wellness room with sauna
Additional plans:
- Air-to-air heat pump or air-to-water heat pump
- Photovoltaic system with/without battery storage
- Possible pool (3.5/4m x 8m or 3.5/4m x 12m) with heat pump (and countercurrent system)
- Sauna in the basement room
- Air conditioning for various rooms
- Smart home system – most likely via KNX
- Garden: Currently planning 2 terraces – one to the left, slightly more to the south, and one facing the main part of the plot further north
Now to my first questions for you:
- How do the floor plans strike you? Do they make sense in terms of the dynamics of family life?
- The location of the separate apartment was chosen based on our wish. We wanted a strict, clearly defined spatial separation with a separate entrance. Do you have any comments on this?
- Do you consider the utility rooms in the basement to be adequately sized (considering KNX, heat pump, etc.)?
My biggest construction challenge at the moment is the layout of the attic. There are two alternatives:
- Change the roof type, which would increase costs but provide more usable living space in the attic
- Give up the playroom on the first floor, convert it into a guest room, and build only the two offices in the attic (no guest room or bathroom)
Thank you in advance for your comments.
G
gregman2211 Aug 2022 10:31Summary of my meeting with the architect
First of all, I want to share that for the first time I have a really good feeling that we are on the right track. Although the cost estimates bring some concerns (albeit at a high level), we are looking forward to the planning!
Content questions regarding the offer:
First of all, I want to share that for the first time I have a really good feeling that we are on the right track. Although the cost estimates bring some concerns (albeit at a high level), we are looking forward to the planning!
- The architect took a lot of time (almost 2.5 hours – unpaid). We talked about our personalities, the full room program, additional wishes, and much more. At every point, he engaged actively and immediately shared his inspirations.
- He showed me selected reference projects and explained his previous approaches. Especially the comprehensive 3D visualization and animation is very impressive. This service is offered separately as a package (four-figure price) and he highly recommends it (I’m inclined to agree).
- The office basically covers all phases of service. However, due to the travel distance, he ruled out personal site management. Still, the plot is within the region, and he can recommend site managers and general contractors from his own network. At this point, he leans toward working with a general contractor, based on his good experience.
- The office has experience with all construction types – solid wood & conventional construction – so we are keeping both options open.
- Regarding the budget, we discussed the gross floor area (GFA). Which GFA would include our room program without compromises (but beyond budget), and how to align GFA and costs. The result: maximum GFA would be 500m2 (5382 sq ft); minimum (within budget) 400m2 (4306 sq ft). I am currently evaluating whether our budget allows a further compromise (e.g. 450m2 (4844 sq ft)).
- When talking about the secondary apartment, we defined two possible options: 1) two full floors with attic + basement; 2) basement + one full floor + roof. Why two options? Because this way the zoning plan allows 40% more building area. This can make the house larger, and the secondary apartment might fit better into the ground floor layout. Both will be compared during planning.
- He is very cautious about the zoning plan. While my previous planner (you know who I mean) proposed a concept outside the zoning plan that was somewhat unrealistic, he wants to stay comfortably within the zoning plan limits – because that is sufficient.
- We also went over various technical components (KNX, etc.). He recommends installing a ground-source heat pump instead of an air-to-air heat pump or air-to-water heat pump.
- As next steps, we have already set a rough schedule. Soon there will be a site visit with a demolition company.
Content questions regarding the offer:
- With regard to my summary, the offer now covers service phases 1-4 (exit clause after phase 2) according to HOAI. Aside from the general contractor discussion, any concerns?
- The architect explicitly excludes the project cost calculation from the scope of services and offers an additional discount. The reason is that he still assumes a general contractor build and wants to involve them early in the planning phase. I pointed out that I still expect him to provide valuable feedback on our overall cost planning (other cost items) during the planning. What do you think about this?
- He categorically excludes “design supervision as well as development of design wishes and details” from the scope of services. Do you know what this means?
Very nice, the architect is working diligently and also seems to be very communicative.
I like that he immediately addressed the rule about the 40% larger floor area, as @Sunshine387 already mentioned in post #63, and even drew a floor plan for it.
I’m looking forward to the first draft 🙂
I like that he immediately addressed the rule about the 40% larger floor area, as @Sunshine387 already mentioned in post #63, and even drew a floor plan for it.
I’m looking forward to the first draft 🙂
gregman22 schrieb:
I am currently assessing whether our budget can handle another compromise (e.g., 450m2 (4844 ft2)).I would invest in quality rather than inflated spaces; for example, if 12m2 (129 ft2) is enough for an office but you think it absolutely must be 16m2 (172 ft2) because it fits the budget.gregman22 schrieb:
Regarding the development plan, he is very cautious. While my last planner (you know who I mean) proposed a pie-in-the-sky project outside the development plan, he prefers to stay comfortably within the development plan for now—because that is sufficient.Very wise!gregman22 schrieb:
2) Basement + 1 full floor + roof -> Why 2? Because that allows 40% more ground area under the development plan.You forget that this 40% must also fit within the building envelope. A bulky house measuring 15x17m (49x56 ft), for example, would theoretically face the problem that no natural light reaches the center of the house. Then no calcium silicate bricks may be used—resulting in a large bungalow with a 38-degree (100°F) hipped roof, several dormers, and a full basement. This will look less modern and more traditional. I would think carefully about this.G
gregman2211 Aug 2022 17:54ypg schrieb:
You’re forgetting that these 40% also have to fit within the building envelope. A compact house measuring 15 x 17 meters (49 x 56 feet), for example, would theoretically have the problem that no natural light could reach the center of the house. Then, no sand-lime bricks are allowed—what you end up with is a large bungalow with a 38-degree (100°F) hip roof, several dormers, and a full basement. It will look less modern and more traditional.
I would think this over very carefully.I will discuss this at my next meeting with the architect. As I said—we are currently keeping all options open and will see what fits best.G
gregman2211 Aug 2022 18:04Now I can finally respond to your numerous comments and ideas.
Würfel* schrieb:Sort of. So having both separate (preferably small) offices is essential. We also want to include one guest room that could possibly be converted into a children's room later, plus one permanent children's room. That way, we save one room.
Guest room and cinema/playroom aren't necessary – at least not upstairs – on top of everything else.
Würfel* schrieb:I’m very curious to see what input the new architect will provide on this.
Your bedroom can be significantly smaller, and so can the walk-in closet, if it can be furnished properly.
Würfel* schrieb:I have two practical concerns here: 1) Will there really be no sauna odors spreading into the bathroom, bedroom, and walk-in closet? 2) We might sometimes have a friends’ gathering and want to use the sauna in summer. Then everything happens in our master bathroom...
I’ve had both and love having the sauna upstairs in the large bathroom.
Würfel* schrieb:I think the name is just wrong. Pantry!?
What’s the purpose of the utility room next to the kitchen?
Würfel* schrieb:That will be difficult according to the building regulations / planning permission.
Instead, a very flat roof, which I would at least partially open. A flat-roof extension would also be an option.
Würfel* schrieb:Thanks. I’m not sure if that ratio works. I suspect it will be quite tight upstairs and I will have to use space in the basement instead.
Ground floor: kitchen, dining, living (kitchen nicely large with island), granny flat
Upper floor: bedroom, walk-in closet, bathroom with sauna, kids’ bathroom, 2 kids’ rooms, 2 offices
Basement: fitness, guest
G
gregman2211 Aug 2022 18:12ypg schrieb:
Basically, the approach should be to avoid leaving any rooms unused, even with good budgets. An office can certainly serve as a guest room, and with just two visitors per year, they could use the private bathroom.
Here the area is actually more than 155 (I believe 175 sqm (1885 sq ft)), but that allows for barrier-free living. Wow ypg! First of all, a big thank you for your incredible effort and the design.
One thing I really like is the stepped layout of the house. It’s basically three building volumes merging into one house. Very well done!
I’m currently torn about this. On the one hand, I want to just let the architect I’m paying a lot do their work and hope it blows me away.
On the other hand, I find the layout elegant and wonder if I should maybe give them a little nudge in a similar direction at the next meeting.
ypg schrieb:
Basically, no good comes from a site plan where the lines are a meter thick.
What is the general contractor referring to? There should be a site plan available at the start of planning, right??? Honestly? I don’t know. We should first put the general contractor chaos aside. After yesterday’s conversation with the architect, it increasingly feels like the general contractor really ignored every single limitation of the plot and just blindly implemented my described room requests. No questioning, no proper cross-checking, etc.
I just wonder how it would have continued. The general contractor wanted to build with me in the end, but probably would have received a firm rejection from the building authority at the preliminary approval stage.
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