ᐅ Floor plan for a 190 m² single-family house with basement – any feedback?
Created on: 2 Oct 2022 22:26
B
BastianP
Dear community,
We are currently in the process of planning our house. The notary appointment for the plot is on October 7th, and after that, we want to decide as quickly as possible between one of the three potential builders. The plot is located in 95326 Kulmbach, and we aim to move in by May 2024 at the latest to enroll our son directly in the appropriate school.
Based on existing floor plans and various iterations and feedback rounds, we have developed this floor plan. Since we lack experience and the construction companies no longer provide useful suggestions for improvement, I hope for the collective feedback from this forum.
This is my first time collecting feedback – please be understanding if I have overlooked anything.
Zoning plan/restrictions
Plot size: 996 m2 (10,719 sq ft)
Slope: Yes – 5m (16 ft) height difference over 40m (131 ft) plot length, sloping down from the street (north) towards the south
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line and boundaries: 5m (16 ft) from the street
Adjacent buildings: west, east, south
Number of parking spaces: 2
Number of floors: 2
Roof type: gable roof
Architectural style: two-story
Orientation: west <-> east
Maximum height/limits: 9m (30 ft)
Other requirements
Homeowners’ requirements
Style, roof type, building type: two-story, gable roof
Basement, floors: basement + 2 full floors
Number of occupants, ages: 39 y, 45 y, 4 y, newborn
Room requirements on ground floor and upper floor:
* Ground floor: large room for living, dining, and cooking, plus office and shower bathroom
* Upper floor: 3 children’s bedrooms, 1 master bedroom, large family bathroom
* Basement: utility room, workshop, guest room, storage
Office use: family use or home office? Home office
Number of overnight guests per year: 12 times per year
Open or closed architecture: open living areas, closed sleeping rooms
Conservative or modern construction style: modern
Open kitchen, kitchen island: open kitchen with island
Number of dining seats: 6
Fireplace: see-through fireplace between living and dining rooms
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: 2 parking spaces, undecided between garage or carport + bike shed
Vegetable garden, greenhouse: no
Other wishes/special features/daily routine, including reasons for or against certain features
House design
Origin of the design:
- Planner from a building company: initial idea
- Architect
- Do-it-yourself: significant modifications
What do you particularly like? Why? The room layout on the ground floor suits us very well
What do you not like? Why? Some rooms on the upper floor feel awkwardly arranged, bathroom is very elongated
Price estimate according to architect/planner: 650,000 €
Personal price limit for house, including equipment: 700,000 €
Preferred heating technology: air-to-water heat pump
If you have to skip anything, which details/extensions
- can you do without:
- cannot do without: straight staircase, high ceilings, symmetrical façade, large living/dining/kitchen area
Why did the design turn out the way it is now? For example:
Standard design from the planner?
Which specific requests were implemented by the architect?
A mix of many examples from various magazines...
What makes it, in your opinion, particularly good or bad?
What is the most important/key question about the floor plan, summarized in 130 characters?
Feedback for refinement, critical questions, avoiding major mistakes
We are currently in the process of planning our house. The notary appointment for the plot is on October 7th, and after that, we want to decide as quickly as possible between one of the three potential builders. The plot is located in 95326 Kulmbach, and we aim to move in by May 2024 at the latest to enroll our son directly in the appropriate school.
Based on existing floor plans and various iterations and feedback rounds, we have developed this floor plan. Since we lack experience and the construction companies no longer provide useful suggestions for improvement, I hope for the collective feedback from this forum.
This is my first time collecting feedback – please be understanding if I have overlooked anything.
Zoning plan/restrictions
Plot size: 996 m2 (10,719 sq ft)
Slope: Yes – 5m (16 ft) height difference over 40m (131 ft) plot length, sloping down from the street (north) towards the south
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line and boundaries: 5m (16 ft) from the street
Adjacent buildings: west, east, south
Number of parking spaces: 2
Number of floors: 2
Roof type: gable roof
Architectural style: two-story
Orientation: west <-> east
Maximum height/limits: 9m (30 ft)
Other requirements
Homeowners’ requirements
Style, roof type, building type: two-story, gable roof
Basement, floors: basement + 2 full floors
Number of occupants, ages: 39 y, 45 y, 4 y, newborn
Room requirements on ground floor and upper floor:
* Ground floor: large room for living, dining, and cooking, plus office and shower bathroom
* Upper floor: 3 children’s bedrooms, 1 master bedroom, large family bathroom
* Basement: utility room, workshop, guest room, storage
Office use: family use or home office? Home office
Number of overnight guests per year: 12 times per year
Open or closed architecture: open living areas, closed sleeping rooms
Conservative or modern construction style: modern
Open kitchen, kitchen island: open kitchen with island
Number of dining seats: 6
Fireplace: see-through fireplace between living and dining rooms
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: 2 parking spaces, undecided between garage or carport + bike shed
Vegetable garden, greenhouse: no
Other wishes/special features/daily routine, including reasons for or against certain features
House design
Origin of the design:
- Planner from a building company: initial idea
- Architect
- Do-it-yourself: significant modifications
What do you particularly like? Why? The room layout on the ground floor suits us very well
What do you not like? Why? Some rooms on the upper floor feel awkwardly arranged, bathroom is very elongated
Price estimate according to architect/planner: 650,000 €
Personal price limit for house, including equipment: 700,000 €
Preferred heating technology: air-to-water heat pump
If you have to skip anything, which details/extensions
- can you do without:
- cannot do without: straight staircase, high ceilings, symmetrical façade, large living/dining/kitchen area
Why did the design turn out the way it is now? For example:
Standard design from the planner?
Which specific requests were implemented by the architect?
A mix of many examples from various magazines...
What makes it, in your opinion, particularly good or bad?
What is the most important/key question about the floor plan, summarized in 130 characters?
Feedback for refinement, critical questions, avoiding major mistakes
S
Sunshine3874 Oct 2022 15:24This clearly illustrates the clever use of the slope. However, a split-level house is not everyone’s preference if you have to go up or down half a flight of stairs to reach almost every room. That’s why my suggestion to you is to simply position the house about 5m (16 feet) away from the street and raise it approximately 0.5m (20 inches) higher. This way, you can have a full, proper living floor on the ground level and the bedrooms upstairs. This layout gives you a good sense of space without the inconvenience of too many stairs.
Sunshine387 schrieb:
That already illustrates the clever use of the slope quite well. Although a split-level house isn’t everyone’s preference, ... Yes, I already mentioned that. But it’s important to note that there are different kinds of split-level houses. Skilled architects create fantastic living spaces on split sites, where others might wish they had more or less of a slope to build something similar. Of course, this often comes down to budget. 😉
My main goal here was to make the original poster aware of the options available and to emphasize that they need to understand their slope first before adapting the floor plan. I’m interpreting the ongoing silence as “message received.”
Here is a visualization. I would go with option 3, which involves slightly elevating to reach the ground floor. With option 1, you basically still have your balcony, even though it’s resting on soil rather than supports. I think basementing the garage is the ideal solution. That way, you only need two floors and can orient the living room, dining room, and kitchen broadly toward the south. The garage just must not be a boundary wall.
M
Marvinius4 Oct 2022 19:39BastianP schrieb:
Just a sketch, which I unfortunately cannot share. However, the terrain slope is relatively straight from 4.8m (16 feet) at the street to 0m (0 feet) on the south side. The west side is about 0.3m (1 foot) lower than the east side.
The basement is included in the 650,000€, and we have allocated 72,000€ for the exterior work and other incidental construction costs. Unfortunately, we have not yet found a good way to solidify this figure. Do you have any suggestions? We also built a house on a slope, mostly planned by ourselves: 4m (13 feet) height difference over a 32m (105 feet) deep plot.
The financial outcome (also due to several retaining walls) was 30% additional costs on top of the turnkey price until the interior finishing was complete and the landscaping was done. (Planting, of course, was not included.)
In the poster’s case, one could therefore expect about 220,000€ in incidental costs.
Special features like filling in for a terrace or garage were not involved for us since our plot rises from the street upward. We also do not have a garage; it was sacrificed to save on extra expenses.
F
fromthisplace4 Oct 2022 22:40For example, taking @K a t j a and @Würfel*: It’s simply amazing how well strangers in the forum are helped. I would be interested in the number of homeowners who have completely or partially redesigned their house as a result.
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