ᐅ Floor Plan Design: Single-Family Home with Basement; 560 sqm Plot

hanghaus2023 schrieb:

Why is there a 6 m (20 ft) distance between the garage and the street?

Because a setback in front of a garage is generally required, unless the zoning plan / building permit allows less.

The advantage of a shed roof with an allowed ridge height of 10 m (33 ft) is that you can cover the entire roof with photovoltaic panels and still have space to install windows on the appropriate façade. Of course, all this costs money – and I believe the original poster, @JKHandler, first needs to realize that their custom metalwork project can’t be realized like this. Even less so since there is no basement planned or visible here.

But here is an example of a house with about 9.8 m (32 ft) height, allowed eave heights on a roughly specified plot. The roof slopes are oriented almost north-south. Under the shed roof, two nice living spaces are created along with enough storage area.

In this case, the driveway is not well designed as it is too long (carport with access behind the house), but everything could be planned better.

ypg schrieb:

because you have to have it in front of a garage, unless the development plan allows less.

I usually know it's at least 5 m (16 feet). That’s why I’m asking. Moving it 1 m (3 feet) forward could allow the house to be closer to the boundary or the garage to be larger!

ypg schrieb:

Before I give this architect a kick, it would be more appropriate to compare your modifications to his original plan. Usually, an amateur makes everything worse with their “improvements.”

I would need to put that together.

ypg schrieb:

What does adjust mean? Moving a wall by 30cm (12 inches) is not enough here.

You must!

Okay, that was clear.

ypg schrieb:

So including additional construction costs?!
… that won’t work even with a lot of personal labor.
Remove the garage and basement and maybe 20sqm (215 sqft) of living area, then it might work.

So
160sqm (1,722 sqft) x 3000€ … 480,000€
Additional construction costs 50,000€
Minus personal labor 30,000€

Then you’ll reach 500,000€!

Good, back to square one! Here are our basic thoughts (about the approach and the design I presented – I hope this helps):

Access to the plot is ultimately only possible from the southwest or southeast (meaning at one of these two building boundaries). Two parking spaces must be on the property, bearing in mind that parking spaces in front of garages and tandem parking spaces without their own independent access are not recognized as parking spaces (this is specified in the regulations). So, a single garage with a narrow driveway but no other parking space is excluded. There are no requirements regarding ridge orientation. Single-pitch roofs must be constructed with the lower side facing the street. All roof types are allowed. There are restrictions regarding setbacks for stepped floors. The terrain slopes gently along the southwestern boundary, as visible in the front elevation.

We have initially excluded access from the southeast (construction boundary at lower right). The reason: after subtracting setback areas, hardly any usable building area (very narrow) remains without creating special forms, e.g., along the building boundary (which is more expensive). The resulting garden in that area would possibly get some morning sun but would be shaded by the building during the day, though it would have some evening sun, but only in summer. Depending on the parking layout, e.g., with a garage, there could be additional shading here.

For these reasons, we decided on access from the southwest. After that, we proceeded with regulations and spatial requirements. Roughly summed up, our space requirements were as follows:

• Upper floor
• Office
• Child 1, 2
• Master bedroom
• Bathroom with walk-in shower
• Small storage room
• Ground floor
• Living and dining area
• Kitchen with small pantry
• WC with ground-level shower
• Guest room, ideally convertible into an office
• Basement
• Large workshop
• Storage room
• Laundry room
• Utility/technical room
• Optional sauna

General requirements that we believe directly influenced the design:

• Planned is a controlled residential ventilation system with spiral ducts, so ideally a central technical shaft in the house for vertical ducts for ventilation and related services.
• Laundry chute
• Fireplace desired
• Wide staircase, desired width about 1.1m (3.6 feet)
• Roof designed for a large solar system
• Garage
• Balcony

Based on this, we eventually arrived at the currently presented design.

Now, as I see it, cost cutting is necessary. A simple rectangular house shape without any frills would be best. On the upper floor, we would remove the office, reduce the living and dining area on the ground floor, and drop the optional sauna in the basement. The balcony would probably also be eliminated. I would be reluctant to give up the garage but might consider foregoing a basement under the garage and increasing the budget there slightly... That way, you’d probably get a lot closer, wouldn’t you?

hanghaus2023 schrieb:

Why is the garage on the boundary 10m (33 feet) long along the property line?

12m (39 feet) is allowed.

hanghaus2023 schrieb:

Why is there 6m (20 feet) distance between the garage and the street?

At least 5m (16 feet) must be maintained, but 6m (20 feet) fits better for vehicles. Less than 6m (20 feet) gets quite tight.

hanghaus2023 schrieb:

What is the required ridge direction?

No requirement except for single-pitch roofs, see above.

hanghaus2023 schrieb:

This could work without a basement. Possibly with a garage?

Or like this

The second suggestion has potential. What do CP and Abs mean in this case?

ypg schrieb:

Because you need that in front of a garage unless the zoning plan allows less.

The great thing about a single-pitch roof with an allowed ridge height of 10m (33 feet) is that you can cover the roof completely with photovoltaics and still place windows opposite the corresponding windows.

That’s why we ultimately chose a single-pitch roof, due to the solar criterion. What do you mean by placing a window opposite a corresponding window?

ypg schrieb:

But here is a house around 9.8m (32 feet) high, allowed eaves heights on an approximately named plot. Orientation of the roof surfaces close to north-south. And under the single-pitch roof, two nice living spaces plus enough storage are created.

In this case, the driveway is not successful since it’s too long (carport with parking behind the house), but it could all be planned better.

What does AB mean? That would be similar to the suggestion from hanghaus2023, right? I like this approach, but does it also fit the parking criteria mentioned earlier (which is hard to estimate from the dimensions)? What do you do with the long driveway? If you move the garage forward, there would be a small north-facing garden in the back – how could this be used?

JKHandler schrieb:

12m (39 feet) are allowed.

That’s generous.

JKHandler schrieb:

What do CP and Abs mean in this case?

Carport, storage room

JKHandler schrieb:

What is an AB?

Storage room

JKHandler schrieb:

What do you mean by aligning windows to a corresponding window?

That’s the advantage of an offset shed roof compared to a gable roof, see the windows at the ridge.

JKHandler schrieb:

Space requirements:

• Upper floor
• Office
• Child 1,2
• Master bedroom
• Bathroom with walk-in shower
• Small storage closet
• Ground floor
• Living and dining area
• Kitchen with small pantry
• WC with ground-level shower
• Guest room, preferably adaptable as an office
• Basement
• Large workshop
• Storage room
• Laundry room
• Utility room
• Optional sauna

This isn’t a space requirement, it’s (large) wish-list. A space requirement would be e.g. 2 children’s rooms, 1 bedroom, 1 combined office/guest room, bathroom and shower-WC, kitchen with storage, preferably a pantry, space for workshop, laundry, and utilities.
Anyway: dreaming is fine. But once you have a plot, you should face reality and plan backwards: What budget is available? Which part of the additional construction costs are unavoidable? Subtract those and divide the remainder by $3,000 per square meter (approximately). Note that this doesn’t include landscaping, carport and garage, or paving.
The “wish-for-anything” style like a teenager’s Sims house is just play-acting you’ll eventually have to give up. Possibly you’ll also have to part ways with the architect friend. Honestly, I used to work freelance too. If clients come with unrealistic ideas and ruin professional work, I’m the one who mentally checked out.

Tip: A basement is not feasible within this budget, nor is premium technical equipment and extras.
If you choose the offset shed roof, you’re opting for a practical but more expensive attic conversion that offers more flexibility in living space. Possibly you could do the attic conversion after moving into the shell.
Let the budget considerations sink in, research construction costs carefully, but try to read objectively, not only what favors your wishes. Often you find advertising pages still quoting prices from 2018 with €2,300 (about $2,500) per square meter. You are at the very beginning—and it hurts to say goodbye to some dreams.

Have the yield of the desired photovoltaic system calculated using PVGIS. Compare southwest (SW) with south-southwest (SSW). This can be an argument for rotating the house. Whether you stick with the roof shape then depends on the cost. I would plan a gable roof.

Make full use of the 12 m (39 feet) at the boundary as well. Keep in mind that you cannot afford a basement. Carport and workshop can be done as DIY.

Apologies for the late reply, we needed some time to consider everything. We will speak with the architect again soon and get back to you. Thank you very much for all the input and suggestions!

hanghaus2023 schrieb:

Have someone calculate the output of the desired photovoltaic system using PVGIS. Compare southwest with south-southwest. That can support the decision to rotate the house. Whether to keep the roof design is a cost issue. I would plan a gable roof.

Also make use of the 12 m (39 feet) at the boundary. Keep in mind you cannot afford a basement. Carport and workshop can be done DIY.

I will take a look at the yield forecast with PVSOL; they offer a 30-day free trial and allow direct embedding of the 3D model – this way, we can accurately calculate the efficiency and specific annual yields.

Is there any alternative orientation on the plot anyone can think of? We would compile that for ourselves.

Thanks again to everyone. We will get back to you in the near future!