ᐅ Floor plan and elevations of a single-family house with approximately 1,700 sq ft on a sloped site
Created on: 6 Dec 2022 21:01
K
Karl-Jupp
Dear forum members, today we would like to present our floor plan and hope for positive feedback and suggestions on possible improvements. Our basic wish is for a bright house with 4 bedrooms on the upper floor and a living-level basement designed to accommodate 2 offices. We see the basement as necessary, especially due to the sloping site. The ground floor will then provide a spacious living and kitchen area. We have now received the first plans from the architect and would like to optimize them as much as possible with your help. The furniture layouts are only examples and still need to be finalized. Note: The room labeled as an office on the upper floor is intended to become Child 3’s bedroom. The guest room in the basement will be a combined guest/office room. The design of the outdoor areas, such as the terrace and the shape of the new property boundary, still needs to be planned in more detail.
Development plan/restrictions
Plot size: 702 sqm (7,555 sq ft)
Slope: yes, approximately 1.7 m (5.6 ft) higher at the street than at the rear of the property
Site coverage ratio: 0.35
Floor area ratio: none
Building envelope, building line, and boundary: garage minimum 5 m (16 ft) from street, house minimum 3.5 m (11.5 ft)
Number of parking spaces: no requirement
Number of floors: 2
Roof type: gable, hip, or pyramid roof with pitch between 22° and 43°
Orientation: southwest
Owner requirements
Roof type: preferably gable roof
Basement, floors: basement yes, preferably 2 full stories
Number of occupants, ages: 4 (35, 33, 4, and 2)
Room requirements on ground and upper floors: preferably 3 children’s bedrooms on the upper floor
Office: 2 home office spaces desired
Guest stays per year: about 10 times per year from grandparents, hence a guest room
Conservative or modern design: rather modern, I would say
Open kitchen, kitchen island: kitchen island
Fireplace: desirable
Balcony, roof terrace: possibly convert the garage roof later into a balcony
Garage, carport: garage for 1 car with sufficient storage space for bicycles
Additional wishes/details/daily routine, including reasons for choices:
We wanted the 3 children's bedrooms and the master bedroom on the upper floor. Additionally, a small bathroom for the parents there. The basement made sense to us because of the sloping site. It should provide one dedicated office and one combined office/guest room, both with daylight windows. Additionally, a large hobby room for versatile use is desired. On the ground floor, a pantry and laundry room connected to the garage were requested. Later on, it should be possible to convert the garage roof into a terrace.
House design
Origin of the design: Architect based on our detailed requirements (see above).
What do you particularly like? Why?
Our room layout wishes have been implemented.
What do you not like? Why?
The bathrooms on the upper floor and the living area on the ground floor may be too small.
Estimated cost according to architect/planner: not available yet. Probably around 650,000 - 700,000 € (including additional building costs)
Preferred heating technology: air or ground-source heat pump
If you had to give up some details/extras
- Could give up: fireplace, possibly 2nd bathroom on upper floor, walkable garage roof
- Could not give up: 4 bedrooms on upper floor, basement with 2 offices
Why is the design the way it is now?
Our basic considerations were passed on directly to the architect. He has largely implemented our specifications and added some minor touches.
What is the most important/basic question about the floor plan in 130 characters?
We find the existing floor plan generally well done and hope to receive constructive criticism and further suggestions from you to optimize it.
Development plan/restrictions
Plot size: 702 sqm (7,555 sq ft)
Slope: yes, approximately 1.7 m (5.6 ft) higher at the street than at the rear of the property
Site coverage ratio: 0.35
Floor area ratio: none
Building envelope, building line, and boundary: garage minimum 5 m (16 ft) from street, house minimum 3.5 m (11.5 ft)
Number of parking spaces: no requirement
Number of floors: 2
Roof type: gable, hip, or pyramid roof with pitch between 22° and 43°
Orientation: southwest
Owner requirements
Roof type: preferably gable roof
Basement, floors: basement yes, preferably 2 full stories
Number of occupants, ages: 4 (35, 33, 4, and 2)
Room requirements on ground and upper floors: preferably 3 children’s bedrooms on the upper floor
Office: 2 home office spaces desired
Guest stays per year: about 10 times per year from grandparents, hence a guest room
Conservative or modern design: rather modern, I would say
Open kitchen, kitchen island: kitchen island
Fireplace: desirable
Balcony, roof terrace: possibly convert the garage roof later into a balcony
Garage, carport: garage for 1 car with sufficient storage space for bicycles
Additional wishes/details/daily routine, including reasons for choices:
We wanted the 3 children's bedrooms and the master bedroom on the upper floor. Additionally, a small bathroom for the parents there. The basement made sense to us because of the sloping site. It should provide one dedicated office and one combined office/guest room, both with daylight windows. Additionally, a large hobby room for versatile use is desired. On the ground floor, a pantry and laundry room connected to the garage were requested. Later on, it should be possible to convert the garage roof into a terrace.
House design
Origin of the design: Architect based on our detailed requirements (see above).
What do you particularly like? Why?
Our room layout wishes have been implemented.
What do you not like? Why?
The bathrooms on the upper floor and the living area on the ground floor may be too small.
Estimated cost according to architect/planner: not available yet. Probably around 650,000 - 700,000 € (including additional building costs)
Preferred heating technology: air or ground-source heat pump
If you had to give up some details/extras
- Could give up: fireplace, possibly 2nd bathroom on upper floor, walkable garage roof
- Could not give up: 4 bedrooms on upper floor, basement with 2 offices
Why is the design the way it is now?
Our basic considerations were passed on directly to the architect. He has largely implemented our specifications and added some minor touches.
What is the most important/basic question about the floor plan in 130 characters?
We find the existing floor plan generally well done and hope to receive constructive criticism and further suggestions from you to optimize it.
H
hanghaus20237 Dec 2022 22:39ypg schrieb:
Similar is not enough when it comes to the slope of the terrain.For this, elevations are shown on the plan.But from the street to the underside of the house (south) on the site plan, it is only 0.6 m (2 feet).
H
hanghaus20237 Dec 2022 22:43Thank you @Karl-Jupp for the site plan with elevations.
K
Karl-Jupp7 Dec 2022 22:47hanghaus2023 schrieb:
It’s becoming clearer to me now. If the garage is provided by the builder, it’s not an independent architect. More like an agent of the prefab house manufacturer (sometimes called a draftsman here).
No wonder they plan a slope towards the garage, raise the terrace on stilts, set the house too high, and so on. This isn’t really a sloped site within the building plot. An architect would probably have considered something like a split-level design, at least on the ground floor. He actually is an independent architect. However, he usually designs prefab houses and has therefore taken into account the typical constraints associated with prefab homes. We were aware of this and it was actually our preference. Most likely, combining split-level construction with prefab houses either doesn’t work or would at least make the project more expensive.
hanghaus2023 schrieb:
It’s becoming clearer to me now. When the garage is built by the housebuilder, it’s not really an independent architect. More like an assistant to the prefab house company (also called a draftsman here).
No wonder then why a slope towards the garage is planned, the terrace is elevated, the house is set too high, and so on. This isn't really a sloped site within the building plot. An architect would probably have considered something like a split level, at least for the ground floor.Yes, you’re right. We should have noticed this sooner just by looking at the red walls.Karl-Jupp schrieb:
I don’t want to start a discussion about individual providers here.We don’t want that either. But many here know what the scope of services in prefab house contracts includes, or what additional costs you should expect. At least you haven’t just looked at the catalog price, but already asked specifically. Still, most answers are general if the contract isn’t signed yet.Karl-Jupp schrieb:
Turnkey really means turnkey. You get the key and move your furniture in.However, we can’t evaluate that fully. For example, I only know one prefab house manufacturer that includes flooring and painting. They have a different design approach. But from this forum, I know many homebuyers were very surprised that “turnkey” is a marketing term. Please don’t take it the wrong way if I/we have doubts given the price and your confidence.Overall, you really need to keep track of the detailed scope of services. As an example: the scope might list a 200-liter (53 gallons) hot water tank, but a household of four people actually needs 300 liters (79 gallons). Tiles sized 30cm x 30cm (12 inches x 12 inches) and laminate are included, but then you want 40cm x 80cm (16 inches x 31 inches) tiles, hardwood flooring, and vinyl. Suddenly, another 30,000 to 40,000 comes up. And the site work – the housebuilder cannot define this properly without a geological survey. The offer only covers the house, not the land costs.
Of course, you can accept the price since you’re on familiar terms with the builder, have a brother in lumber trade, and your father has contacts in sanitary installations. But then, the builder wouldn’t handle those parts, and it wouldn’t be turnkey anymore.
But let’s just look at the floor plan and forget the price for a moment: I fully agree with Katja, you really need to study it in detail for a full day to get a feel for the openings in the house.
Those basement windows block your access to the garden completely. You can barely use it properly. Neither the house nor you deserve that for such a small, rather insignificant slope.
Basically, I would move the garage to the east side to benefit from afternoon and evening sun.
And if you want basement windows recessed into a slope, I would put them on the west side; when the sun is lower in the sky it can still reach into the basement. That way you have more freedom with the terrace and, with proper planning, direct access to the terrace without numerous railings on the slopes.
Personally, I would add an extra meter (3 feet) at the front for some yard space to play and park in the front garden.
The floor plan mainly fails due to the too small kitchen (the countertop length is max. 3.20 meters (10.5 feet), which fits only five 60cm (24 inch) cabinets. We have eight 60cm (24 inch) units plus a wall with sand-lime brick, two people, and still had to add a 40cm (16 inch) cabinet because storage was tight. With kids, you need reachable storage space in the kitchen, not just for the coffee machine, but also for drinks, cookware, and other stuff) and the drainage of the upstairs bathroom.
To be honest: I can’t really judge to what extent these facts are represented as they should be.
P.S.
Karl-Jupp schrieb:
The offers are from well-known manufacturers.Well-known or reputable doesn’t necessarily mean the best.K
Karl-Jupp8 Dec 2022 00:07ypg schrieb:
Yes, you’re right. We should have noticed that earlier when looking at the red walls.
We don’t want to get into a debate about that. But quite a few here know what is included in the construction specifications of prefab house companies, and what kind of extra costs you can expect. At least you didn’t just have a catalog price in front of you, but asked accordingly. Still, the answers tend to be rather general if the contract hasn’t been signed yet.
However, we can’t really judge that. For example, I only know one prefab house manufacturer that includes flooring and painting work. But their design approach is different. Through this forum, I know many homeowners were very surprised that “turnkey” is more of a marketing term.
Please don’t be upset if I/we have some doubts about the price and your confidence.
Overall, you really have to keep track of the construction specifications. I’ll give just one example: the spec lists a 200-liter (53 gallons) water heater, but a household of four really needs 300 liters (79 gallons). The tiles and laminate included are 30x30cm (12x12 inches), but you want 40x80cm (16x32 inches), along with hardwood and vinyl flooring. Suddenly, that’s another 30 to 40 thousand added on. And the earthworks can’t be defined by the builder without a soil report—it’s only about the house in the offer, not the land costs.
We can of course accept the price as is because you are on a first-name basis with the builder, your brother works in the timber trade, and your father has contacts in sanitation. But then the builder won’t be taking care of those parts, and that wouldn’t be turnkey.
We can also just look at the floor plan and move away from the price expectations:
And here I fully agree with Katja—you really have to spend a day looking at it… to get a feel for the holes in the house.
The fact that these basement openings block the access to the garden is not good at all. You can hardly use the house properly that way. The house doesn’t deserve that on this small, insignificant slope—and neither do you.
In principle, I would move the garage to the east to take advantage of the afternoon and evening sun.
If you want basement windows with a slope, I would place them on the west side, where the lower sun will actually reach the basement. Then you’ll have a bit more freedom with the terrace, but with proper planning, you’ll have direct access to the terrace without lots of railings on the slopes.
Personally, I would add one extra meter (3 feet) at the front to have some yard space for playing and parking.
The floor plan fails first with a kitchen that’s too small (the countertop is max 3.20m [10.5 feet] wide, which fits five 60cm [24 inch] cabinets. We have eight 60cm units plus a fridge along the wall with two people, and still had to add a 40cm (16 inch) unit because space was tight. With kids, you really need reachable storage space in the kitchen—not just for the coffee machine but also for drinks, cookware, and other stuff). Also, the bathroom drain in the upper floor bathroom is an issue.
Honestly, I can’t tell how accurate these points are in practice.
P.S.
Well-known or reputable doesn’t necessarily mean the best.Thank you again for the honest words.
I would actually like to leave the topic of “turnkey” and price aside. On the one hand, because we are not planning to build fully turnkey anyway (flooring, bathrooms, etc., will be done by ourselves), and on the other hand because we cannot conclusively clarify that here and now.
The comments about the floor plan are certainly interesting. We do want basement windows to bring light into the office. So those are definitely needed. But placing them on the west side could be considered, although only a side arrangement would work, which means the window in the hobby room would have to be removed since the terrace is there.
Regarding the kitchen, we checked again today how it is with our friends (a family of four). They have a 3.25m (10.7 feet) wide kitchen run and are completely satisfied. We currently have no more space, either, and manage just fine. It seems kitchen setups and storage needs vary a lot, if you two already need more space. 😀 We would not plan the kitchen any larger even if there was extra space.
Moving the house further from the street and the drainage issue in the children’s bathroom are topics we’ll bring up in the conversation with the architect.
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