ᐅ City Villa with Home Office – Request for Feedback and Smart Optimization Ideas
Created on: 6 Jun 2020 19:31
A
AlexF76
Hello dear future homeowners and fellow builders!
We are currently in the planning phase of our house. The plot is purchased, now we just need to bring it to life/build on it.
We have received the first draft from the architect and already had a constructive discussion afterwards. I have now incorporated some of my ideas into the draft and adjusted it. It would be great if you could share your opinions on the house and the floor plan in general, and where you think clever improvements could be made or the size reduced. Currently, the whole thing is about 260 m² (2800 sq ft), and we would ideally like to end up under 250 m² (2700 sq ft). If that is not possible or only with too many compromises, that would be okay, but we would still like to optimize the floor plan.
Development Plan/Restrictions
Plot size: 1200 sqm (13,000 sq ft)
Slope: None, flat terrain, living in the North.
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line and boundary: See site plan
Setback from border: 3 m (10 ft)
Number of parking spaces: 2
Number of floors: 2
Ceiling height: 2.70 - 2.80 m (8.9 - 9.2 ft)
Roof style: See site plan
Architectural style: Urban villa with traditional clinker brick
Orientation: Main entrance facing west
Maximum height limits: Ridge height (FH) 8.50 m (28 ft), Eaves height (TH) 6.50 m (21 ft)
Homeowners’ Requirements
Architectural style, roof type, building type: Urban villa with traditional clinker brick
Basement, number of floors: No basement, 2 floors
Number of occupants and ages: 3 (43, 35, 2) hopefully one more child in the future and possibly an elderly parent later on
Space needed at ground floor and upper floor: 200-250 m² (2150-2700 sq ft)
Office use: Family use or home office? Home office, 8-12 hours daily
Guest overnight stays per year: On average 2-4 guests about 5 times a year, later most likely 1 parent living permanently
Open or closed layout: Open
Traditional or modern construction: More country style
Open kitchen, cooking island: Open kitchen with cooking island (cooking island not a must)
Number of seats for dining: 3-4 at the kitchen island, 10-12 at the dining table
Fireplace: Yes, please
Music/stereo wall: No
Balcony, roof terrace: Definitely
Garage, carport: Yes, garage for 2 cars and for winter birthday parties
Vegetable garden, greenhouse: Maybe later
Reasons for yes or no to certain features:
Balcony at the front so I can step out from the office occasionally and we can enjoy the setting sun in the west in the evenings.
The kitchen should definitely be bright with a view of the street, as my wife wanted, which is why it is unfortunately a bit far from the garage and utility room.
Guest room and guest WC should be barrier-free and large enough so that parents or we could live there later.
House Design
Origin of planning:
Rough drafts by me, first draft by the architect, current version is the first draft with my changes.
What do you particularly like and why?
Utility room (laundry) upstairs
Walk-in closet area
Minimal hallway despite many rooms
Bright
Possibility to separate living areas later
It’s not a run-of-the-mill design
What do you not like and why?
First of all, the large size! About 260 m² (2800 sq ft)! It would be great to reduce this below 250 m² (2700 sq ft) with a smarter layout. Otherwise:
Ground floor:
The kitchen could be a bit smaller without significantly affecting the exterior shape. Currently, there is no window directly offering a view to the terrace, maybe there is an idea for that.
I’m also unsure about the utility/technical room. Some say a technical room of 3-4 m² (32-43 sq ft) is enough, others recommend 6-8 m² (65-85 sq ft). What do you think? The utility room here would be without dryer and washing machine as these are upstairs. Maybe you have a good idea how to properly separate the technical room and utility room. Ideally, the utility room should still have natural light and direct access to the garage for groceries to be dropped off there (freezer) or drinks to be fetched during parties in the garage, allowing direct access to the utility room. The size of the technical room is still undecided. We plan either geothermal heat or air-to-water heat pumps and intend to install a photovoltaic system if the roof design makes sense. Because of the considerable size (initially it was 280 m² / 3000 sq ft), I have tried to reduce the size in some areas including the utility room. Now the question is whether the combined utility and technical room might become too narrow or cramped.
Regarding the fireplace, which is currently placed in the corner of the living room, we are still unsure if it fits there. Is the space sufficient and does it make sense to have it there? Our main concern is not heating the whole room with the fireplace, but rather the atmosphere it creates.
Also, the kitchen is quite far from the utility room and garage, but my wife wants it bright, which we understand and can live with.
No pantry adjacent to the kitchen, which is unfortunate. If anyone has ideas for that, please share.
Upper floor:
We generally like the upper floor, but it would be great if the utility room had enough space not only for the washing machine and dryer but also for ironing and hanging clothes that can’t go into the dryer. Is 6 m² (65 sq ft) sufficient? How should the washing machine, dryer, and furniture best be arranged?
Again, where can we save floor space upstairs? Especially the office is quite large and could be smaller, and the children’s rooms at 14-16 m² (150-170 sq ft) are actually sufficient.
Likewise, the walk-in closet should be less narrow, and the corner space might not be necessary. If you have ideas for that, please share. I tried to avoid the long narrow shape shown in (Obergeschoss-14-Alternative.jpg), but I am not very happy with the current result (Obergeschoss-16.jpg). This also compromises the bedroom size (will it become too tight?) and the children’s rooms. Which of the two proposals do you prefer? Or do you have a better idea?
The bathroom could also be reduced by 1-2 m² (11-22 sq ft) as long as it doesn’t feel cramped. All this depends on whether it’s feasible and makes sense, as well as coordinated with the ground floor.
Price estimate according to architect/planner:
2000 Euro (approx. $2150) per m² (sq ft price depends on region)
Personal budget for the house including fittings:
550,000 Euro (approx. $600,000) excluding land. We would prefer to stay under 500k. We do not want to end up with a "jam house" (meaning a house where the mortgage is so high you can’t even afford jam on your bread).
Preferred heating technology:
We have not decided yet between geothermal or air-to-water heat pump. No gas heating! If you have tips for this house, please let us know!
If you had to give up something, which features or finishes could you live without?
Smart home
If you had to give up something, which features or finishes are absolutely essential?
Open living/dining area
Welcoming entrance from the street
Garden and sunlight
Front balcony above the office
Guest room and guest WC with shower for future living of a parent
Sauna
Distance to TV should be at least 4.5 m (15 ft). Currently it’s 5 m (16.5 ft).
Why is the design like it is now?
Our wishes and ideas were implemented by the architect with additional creativity and experience. Unfortunately, there was initially too much hallway space and too little room for the technical room and guest room, and the walk-in closet had no natural light.
What do you think are its strongest and weakest points?
The total area is quite large; some rooms are bigger than we need, and in others, it would be great to have 1-3 m² (11-32 sq ft) more. But many factors depend on other conditions, like identical external footprints on ground and upper floors, access to other rooms, etc. Unfortunately, rooms are usually not fully independent.
What is the most important/basic question about the floor plan in 130 characters?
General opinion about the floor plan and exterior – constructive critical feedback welcome
Ideas for optimizing room layout/placement and possible space savings
Are there any corridors or places that are too narrow or tight?
Creative and clever ideas to use space efficiently and make it cozy
Windows – better with slightly rounded or straight tops and with concrete surrounds or without? What do you like or dislike about the facade?
Roof – better with or without a mansard/hip extension?
PS:
The site plan is from the first draft; the middle and right parts have since been moved forward because we wanted more than 10 m (33 ft) of garden at the back.
The m² figures are approximate and may vary slightly.
On the front view, a window next to the garage is actually meant to be a side door.
Window placement on the floor plans is not always exact; I still need to adjust it.
If you have further questions, please ask, I will try to answer them.
Thank you very much for your help and feedback! We really appreciate it! I will upload updates and adjustments as we progress. We are very excited to see the final result!
Have a great weekend!
AlexF76
We are currently in the planning phase of our house. The plot is purchased, now we just need to bring it to life/build on it.
We have received the first draft from the architect and already had a constructive discussion afterwards. I have now incorporated some of my ideas into the draft and adjusted it. It would be great if you could share your opinions on the house and the floor plan in general, and where you think clever improvements could be made or the size reduced. Currently, the whole thing is about 260 m² (2800 sq ft), and we would ideally like to end up under 250 m² (2700 sq ft). If that is not possible or only with too many compromises, that would be okay, but we would still like to optimize the floor plan.
Development Plan/Restrictions
Plot size: 1200 sqm (13,000 sq ft)
Slope: None, flat terrain, living in the North.
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line and boundary: See site plan
Setback from border: 3 m (10 ft)
Number of parking spaces: 2
Number of floors: 2
Ceiling height: 2.70 - 2.80 m (8.9 - 9.2 ft)
Roof style: See site plan
Architectural style: Urban villa with traditional clinker brick
Orientation: Main entrance facing west
Maximum height limits: Ridge height (FH) 8.50 m (28 ft), Eaves height (TH) 6.50 m (21 ft)
Homeowners’ Requirements
Architectural style, roof type, building type: Urban villa with traditional clinker brick
Basement, number of floors: No basement, 2 floors
Number of occupants and ages: 3 (43, 35, 2) hopefully one more child in the future and possibly an elderly parent later on
Space needed at ground floor and upper floor: 200-250 m² (2150-2700 sq ft)
Office use: Family use or home office? Home office, 8-12 hours daily
Guest overnight stays per year: On average 2-4 guests about 5 times a year, later most likely 1 parent living permanently
Open or closed layout: Open
Traditional or modern construction: More country style
Open kitchen, cooking island: Open kitchen with cooking island (cooking island not a must)
Number of seats for dining: 3-4 at the kitchen island, 10-12 at the dining table
Fireplace: Yes, please
Music/stereo wall: No
Balcony, roof terrace: Definitely
Garage, carport: Yes, garage for 2 cars and for winter birthday parties
Vegetable garden, greenhouse: Maybe later
Reasons for yes or no to certain features:
Balcony at the front so I can step out from the office occasionally and we can enjoy the setting sun in the west in the evenings.
The kitchen should definitely be bright with a view of the street, as my wife wanted, which is why it is unfortunately a bit far from the garage and utility room.
Guest room and guest WC should be barrier-free and large enough so that parents or we could live there later.
House Design
Origin of planning:
Rough drafts by me, first draft by the architect, current version is the first draft with my changes.
What do you particularly like and why?
Utility room (laundry) upstairs
Walk-in closet area
Minimal hallway despite many rooms
Bright
Possibility to separate living areas later
It’s not a run-of-the-mill design
What do you not like and why?
First of all, the large size! About 260 m² (2800 sq ft)! It would be great to reduce this below 250 m² (2700 sq ft) with a smarter layout. Otherwise:
Ground floor:
The kitchen could be a bit smaller without significantly affecting the exterior shape. Currently, there is no window directly offering a view to the terrace, maybe there is an idea for that.
I’m also unsure about the utility/technical room. Some say a technical room of 3-4 m² (32-43 sq ft) is enough, others recommend 6-8 m² (65-85 sq ft). What do you think? The utility room here would be without dryer and washing machine as these are upstairs. Maybe you have a good idea how to properly separate the technical room and utility room. Ideally, the utility room should still have natural light and direct access to the garage for groceries to be dropped off there (freezer) or drinks to be fetched during parties in the garage, allowing direct access to the utility room. The size of the technical room is still undecided. We plan either geothermal heat or air-to-water heat pumps and intend to install a photovoltaic system if the roof design makes sense. Because of the considerable size (initially it was 280 m² / 3000 sq ft), I have tried to reduce the size in some areas including the utility room. Now the question is whether the combined utility and technical room might become too narrow or cramped.
Regarding the fireplace, which is currently placed in the corner of the living room, we are still unsure if it fits there. Is the space sufficient and does it make sense to have it there? Our main concern is not heating the whole room with the fireplace, but rather the atmosphere it creates.
Also, the kitchen is quite far from the utility room and garage, but my wife wants it bright, which we understand and can live with.
No pantry adjacent to the kitchen, which is unfortunate. If anyone has ideas for that, please share.
Upper floor:
We generally like the upper floor, but it would be great if the utility room had enough space not only for the washing machine and dryer but also for ironing and hanging clothes that can’t go into the dryer. Is 6 m² (65 sq ft) sufficient? How should the washing machine, dryer, and furniture best be arranged?
Again, where can we save floor space upstairs? Especially the office is quite large and could be smaller, and the children’s rooms at 14-16 m² (150-170 sq ft) are actually sufficient.
Likewise, the walk-in closet should be less narrow, and the corner space might not be necessary. If you have ideas for that, please share. I tried to avoid the long narrow shape shown in (Obergeschoss-14-Alternative.jpg), but I am not very happy with the current result (Obergeschoss-16.jpg). This also compromises the bedroom size (will it become too tight?) and the children’s rooms. Which of the two proposals do you prefer? Or do you have a better idea?
The bathroom could also be reduced by 1-2 m² (11-22 sq ft) as long as it doesn’t feel cramped. All this depends on whether it’s feasible and makes sense, as well as coordinated with the ground floor.
Price estimate according to architect/planner:
2000 Euro (approx. $2150) per m² (sq ft price depends on region)
Personal budget for the house including fittings:
550,000 Euro (approx. $600,000) excluding land. We would prefer to stay under 500k. We do not want to end up with a "jam house" (meaning a house where the mortgage is so high you can’t even afford jam on your bread).
Preferred heating technology:
We have not decided yet between geothermal or air-to-water heat pump. No gas heating! If you have tips for this house, please let us know!
If you had to give up something, which features or finishes could you live without?
Smart home
If you had to give up something, which features or finishes are absolutely essential?
Open living/dining area
Welcoming entrance from the street
Garden and sunlight
Front balcony above the office
Guest room and guest WC with shower for future living of a parent
Sauna
Distance to TV should be at least 4.5 m (15 ft). Currently it’s 5 m (16.5 ft).
Why is the design like it is now?
Our wishes and ideas were implemented by the architect with additional creativity and experience. Unfortunately, there was initially too much hallway space and too little room for the technical room and guest room, and the walk-in closet had no natural light.
What do you think are its strongest and weakest points?
The total area is quite large; some rooms are bigger than we need, and in others, it would be great to have 1-3 m² (11-32 sq ft) more. But many factors depend on other conditions, like identical external footprints on ground and upper floors, access to other rooms, etc. Unfortunately, rooms are usually not fully independent.
What is the most important/basic question about the floor plan in 130 characters?
General opinion about the floor plan and exterior – constructive critical feedback welcome
Ideas for optimizing room layout/placement and possible space savings
Are there any corridors or places that are too narrow or tight?
Creative and clever ideas to use space efficiently and make it cozy
Windows – better with slightly rounded or straight tops and with concrete surrounds or without? What do you like or dislike about the facade?
Roof – better with or without a mansard/hip extension?
PS:
The site plan is from the first draft; the middle and right parts have since been moved forward because we wanted more than 10 m (33 ft) of garden at the back.
The m² figures are approximate and may vary slightly.
On the front view, a window next to the garage is actually meant to be a side door.
Window placement on the floor plans is not always exact; I still need to adjust it.
If you have further questions, please ask, I will try to answer them.
Thank you very much for your help and feedback! We really appreciate it! I will upload updates and adjustments as we progress. We are very excited to see the final result!
Have a great weekend!
AlexF76
haydee schrieb:
Who wants to walk through slushy puddles in socks? No one. That’s why the plan includes a so-called mudroom.
However, I believe that, as @haydee suggests, it would be better to relocate the staircase so you can do without the mudroom, which is not included in the budget. Using that space for a master bathroom and a guest toilet near the garage would save costs.
Replace the rounded storage area with a rectangle and, with the compromise of adding a bay window, redesign the plan by leaving out expensive arcades and balconies and focusing on a roof with simple shapes.
Anyone familiar with Viebrockhaus knows that a standard house does not have to look standard or negative, especially when enhanced with stylish facing bricks and one or two design highlights, but its price is still influenced by the basic living area.
DaSch17 schrieb:
We also spoke with an architect four years ago before ultimately deciding on a condominium. He gave us a similar unrealistic plan with claims like, “We can do this for X EUR per square meter...”
You should keep in mind that architects’ cost estimates can easily vary. I think a 20% difference is not uncommon. For you, that would mean an extra 110,000 EUR. Can and do you want to afford that?
No one here in the forum wants to discourage or criticize your planning. However, as Yvonne already mentioned, you should really start again from scratch and consider what is truly important to you and how much you are willing to spend at most.
It gets painful in the end if it turns out your wishes cannot be realized for 2,000 EUR per square meter, and you actually need to spend closer to 2,800 EUR per square meter.
I don’t know where people always get the 2,000 EUR per square meter figure as a rough guideline. That is really outdated and absolutely no longer valid. I would say that a typical build today won’t come under 2,100–2,200 EUR per square meter at all. And that would be far from the standard you want.
Even if your father-in-law builds the shell free of charge or just for material costs, you should consider that the shell only accounts for about 30% of the total cost. That’s exactly the 100K (100,000 EUR) I estimated as well... I have to say it again: it’s just not feasible for that price.
You can adjust this design for 650,000 EUR, but if your budget is 550,000 EUR, you’ll need a completely new design!
By the way, when did your architect last complete a build? Has she kept up with the price increases?
I’m not going to share my detailed prices now, but it will never work out... and we did a lot of work ourselves — more than we wanted, honestly...
There are hundreds of price discussions here in the forum.
You can check for yourself that it won’t work...
I really like the house, but it unfortunately makes no sense to keep discussing this here... you are essentially downsizing a Ferrari instead of assembling a reasonable Skoda... it has to be new...
It won’t work... put your foot down with the architect; she is responsible for keeping the budget.
It’s irresponsible to suggest you can get a Ferrari for 80,000 EUR... that’s just not true.
Who will cover the problem if you have to increase your loan by 100,000 EUR? You. Or you live in a half-finished house.
FloHB123 schrieb:
An appropriate car is also important. A German “premium brand” is a must!Exactly, with well-made jointing, a Daimler also fits, otherwise people might think the craftsman hasn’t done a good enough job. By the way, what fascinates me in the renderings is the little figure leaning out of the closed window.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Thanks to everyone for the additional information!
In general, regarding the budget, I’ll need to clarify and review everything including some changes. I want to avoid a complete restart for now because much of the plan really matched our ideas. If it later turns out it’s not feasible at all, then we can always start from scratch again. But I don’t want to give up without trying to find a good solution this way.
@ypg about the toilet and the utility room, just to explain why we had those thoughts — not to justify that it should stay as is. The living room isn’t sufficient for celebrations; we have a large family and circle of friends. So more than just 20-30 guests come together. We are quite hospitable. Food and drinks would be in our utility room, so nothing should take place inside the main house, but everything on-site or at most still in the utility room. That was the idea behind it. Due to cost savings, we will probably have to forget about it. But the guest toilet idea is still cool — I’ll try something out there.
Your ideas are otherwise good, also regarding the kitchen. Let’s see what I can implement. Except for the dressing room, do you think it should be completely removed? I also dislike the narrow hallway, but where else to put it if not steal it from somewhere else?
@dab_dab I had already made many considerations beforehand with the desired rooms and layouts, as well as with various options. In the end, I had over 40 versions. No joke. It’s really difficult when you don’t just do everything as pragmatically as possible, but also want it how you like it here and there.
@Crossy I would really like to optimize it first. If that doesn’t work, then I’ll have to reconsider. But I don’t want to give up without trying. Regarding the roof over the right balcony, we had already thought about leaving it out. That will probably be the case.
@DaSch17 don’t worry, I don’t see it differently. Of course, I would have liked to hear something else, but I’m not asking for opinions and criticism only to hear shiny feedback. So, all good!
@haydee very good point about the snow melt puddles! Thanks! I just don’t know yet where to place the stairs to make it more ergonomic. Could someone maybe show me an example of how to solve this better? Sorry, I’m a bit stuck there.
Regarding projections and recesses, I understand, but as in my example in my previous comment, what is probably more expensive: 2 corners or more than 40m² (430 ft²) extra? I can’t imagine that the corners would be the same price or more expensive. If it’s about smaller ones like the shed, because it looks better, such small changes can definitely be adjusted, and I agree with you there! I had already thought about the storage room near the kitchen back then, I will try that, then the technical room can definitely be smaller. I need such information. Thanks!
@Snowy36 we don’t need to discuss prices here anymore, I think I have enough information by now.
@11ant that’s Swabian in full glory, but the little figure is standing on the balcony and the windows are actually balcony doors, just half-hidden because of the balcony railing.
In general, regarding the budget, I’ll need to clarify and review everything including some changes. I want to avoid a complete restart for now because much of the plan really matched our ideas. If it later turns out it’s not feasible at all, then we can always start from scratch again. But I don’t want to give up without trying to find a good solution this way.
@ypg about the toilet and the utility room, just to explain why we had those thoughts — not to justify that it should stay as is. The living room isn’t sufficient for celebrations; we have a large family and circle of friends. So more than just 20-30 guests come together. We are quite hospitable. Food and drinks would be in our utility room, so nothing should take place inside the main house, but everything on-site or at most still in the utility room. That was the idea behind it. Due to cost savings, we will probably have to forget about it. But the guest toilet idea is still cool — I’ll try something out there.
Your ideas are otherwise good, also regarding the kitchen. Let’s see what I can implement. Except for the dressing room, do you think it should be completely removed? I also dislike the narrow hallway, but where else to put it if not steal it from somewhere else?
@dab_dab I had already made many considerations beforehand with the desired rooms and layouts, as well as with various options. In the end, I had over 40 versions. No joke. It’s really difficult when you don’t just do everything as pragmatically as possible, but also want it how you like it here and there.
@Crossy I would really like to optimize it first. If that doesn’t work, then I’ll have to reconsider. But I don’t want to give up without trying. Regarding the roof over the right balcony, we had already thought about leaving it out. That will probably be the case.
@DaSch17 don’t worry, I don’t see it differently. Of course, I would have liked to hear something else, but I’m not asking for opinions and criticism only to hear shiny feedback. So, all good!
@haydee very good point about the snow melt puddles! Thanks! I just don’t know yet where to place the stairs to make it more ergonomic. Could someone maybe show me an example of how to solve this better? Sorry, I’m a bit stuck there.
Regarding projections and recesses, I understand, but as in my example in my previous comment, what is probably more expensive: 2 corners or more than 40m² (430 ft²) extra? I can’t imagine that the corners would be the same price or more expensive. If it’s about smaller ones like the shed, because it looks better, such small changes can definitely be adjusted, and I agree with you there! I had already thought about the storage room near the kitchen back then, I will try that, then the technical room can definitely be smaller. I need such information. Thanks!
@Snowy36 we don’t need to discuss prices here anymore, I think I have enough information by now.
@11ant that’s Swabian in full glory, but the little figure is standing on the balcony and the windows are actually balcony doors, just half-hidden because of the balcony railing.
A bay window, projection, or recess costs roughly the same as expanding the entire building envelope by that depth. In your case, it could be more expensive due to some changes to the roof.
If you switch to a rectangle with 260 sqm (2800 sqft) of living space, the building envelope would be less expensive than in your plan.
Naturally, the interior rooms would need to be arranged differently.
A rectangle won't work with your design. That would ruin the entire look, which would be a real pity. I would suggest trying a clean U-shape without any extra frills.
If you switch to a rectangle with 260 sqm (2800 sqft) of living space, the building envelope would be less expensive than in your plan.
Naturally, the interior rooms would need to be arranged differently.
A rectangle won't work with your design. That would ruin the entire look, which would be a real pity. I would suggest trying a clean U-shape without any extra frills.
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