ᐅ Floor Plan Design / Single-Family House with Flat Roof and Double Garage
Created on: 13 Jul 2018 16:19
K
Kabelmodem87
Hello,
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
Client Requirements
House Design
If you have to make compromises, on which details/extras
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
- Plot size: 1100 sqm (approx. 20.7m x 52m) (11,840 sq ft; approx. 68 feet x 171 feet)
- Slope: none
- Site coverage ratio: 0.4
- Floor area ratio: 0.3
- Building envelope / building line: none
- Number of parking spaces: 2 (+ 2 in front of garage)
- Number of floors: 2
- Roof type: flat roof
- Architectural style: no restrictions
- Orientation: no restrictions
- Maximum height / limits: 3m (10 feet) distance to neighbor
Client Requirements
- Style, roof type, building type: flat roof house with double garage
- Basement, floors: no basement, 2 floors
- Number of occupants: 3 (ages 31, 29, 1 year)
- Space requirement: financially limited to approx. 150 sqm (1,615 sq ft) excluding garage
- Office use: family use or home office? Workspace
- Overnight guests per year: rarely
- Open or closed architecture: open on the ground floor
- Conservative or modern style: modern
- Open kitchen, kitchen island: open kitchen with island
- Number of dining seats: minimum 6, option for a large table (big family)
- Staircase: solid, straight
- Fireplace: no
- Music/stereo wall: no
- Balcony, roof terrace: not necessary
- Garage: double garage with attached storage for garden equipment / bicycles, etc.
- Other: storage space needed as no basement, central ventilation system
House Design
- Designer: architect
- What do you particularly like? Why? Straight staircase / L-shaped living-dining area / ground floor partially covered by upper floor at the corner
- What do you dislike? Why? Upper floor bathroom too small / possibly swap with children’s room
- Cost estimate according to architect/planner: 450,000€ (house / furnishings / double garage / exterior work such as fence, driveway, gate) – realistic? Should not go much higher.
- Preferred heating system: natural gas is available, so natural gas including controlled ventilation system (central ventilation)
If you have to make compromises, on which details/extras
- Can compromise on: long driveway
- Cannot compromise on:
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
ypg schrieb:
If the bottom (terrace) is like this, I would rotate and mirror quite a bit... the entire design ... throw it in the trash.
ypg schrieb:
Regarding the garage again: I wouldn’t take away the west side from the multipurpose room by placing the garage there.
If the terrace below faces southwest, I would consider rotating and mirroring the entire design...
...I completely missed that... so you have southwest/west on the ground floor as the only "opening" besides the front door? Phew, I would reconsider that...
Exceptions
The following structures (buildings) do not have their own required setback areas and are also permitted within the setback areas of other buildings:
Source: Amt24.de
Why should the rules be different in Saxony?
I would disregard any architect who told you otherwise.
The following structures (buildings) do not have their own required setback areas and are also permitted within the setback areas of other buildings:
- Garages, including storage rooms, and buildings without living spaces or heating appliances, with an average wall height up to 3 meters (10 feet), a total length of up to 9 meters (30 feet) along each property boundary, and a maximum total length per property of 15 meters (50 feet)
Source: Amt24.de
Why should the rules be different in Saxony?
I would disregard any architect who told you otherwise.
Kabelmodem87 schrieb:
Floor area ratio: 0.4 / plot ratio: 0.3 / building envelope, building line, and boundary: No That’s nonsense; someone cannot read development plans.
Kabelmodem87 schrieb:
150 sqm (1,615 sq ft) should not be exceeded because of construction costs. Unfortunately, 120 sqm (1,292 sq ft) per floor (!) is already almost the minimum to afford a space-consuming feature like a straight-run staircase. I wouldn’t even consider that with a house width below 12 m (39 ft) (or 10.5 m (34 ft) if it has a recessed narrow section).
The garage setback is absolutely unnecessary.
The bedroom in #8 (on the left) doesn’t work. You would need a robot like those in high-bay warehouses to remove the sleepers from their beds.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
K
Kabelmodem8714 Jul 2018 15:1811ant schrieb:
This is nonsense; someone just can’t read zoning plans.
Unfortunately, 120 sqm (1,292 sq ft) per floor (!) is almost the minimum if you want to afford a space-consuming straight staircase. I wouldn’t even consider this with a house width below 12 m (39 ft) (or 10.5 m (34 ft) if there’s an inset).
The setback distance for the garage is completely unnecessary.
The bedroom in #8 (on the left) doesn’t work. You’d need a robot like in high-bay warehouses to get the sleepers out of their beds. There is no zoning plan... only an approved building permit in principle, which states the following...
The 120 sqm (1,292 sq ft) minimum for a straight staircase, is that your personal opinion? If we choose a quarter-turn or half-turn staircase, we don’t gain 20 sqm (215 sq ft) of floor space per level, do we? Or does that mean all houses under 100 sqm (1,076 sq ft) per floor are not worth building? I don’t quite understand how you arrive at that number.
K
Kabelmodem8714 Jul 2018 15:24ypg schrieb:
The way you want to build and the example photo should allow for a boundary wall construction. After all, the garage will not be part of the house but built outside the thermal envelope. If the technical room were located behind the garage, that wouldn’t be possible.
Still, the garage will be a significant cost factor. Keep in mind that cars are often allocated more space than children. I would reconsider that in your situation.
I would also avoid a straight staircase.
Personally, I don’t mind if the staircase starts in the dining area—what’s important to me is that the sofa is out of sight.
Again, regarding the garage: I wouldn’t let it take up the west side of the open-plan living area.
If the terrace is located on the southeast side downstairs, I would rotate and mirror parts of the entire design... Thanks for the feedback, especially about the distance from the garage.
Regarding the children’s rooms, we disagree with the common opinion here in the forum that kids’ rooms must be larger than 15sqm (160 sq ft). Cars are also many times bigger than our children and obviously require a fixed area. I grew up sharing a 10sqm (110 sq ft) room with my brother and didn’t have a bad childhood. But everyone has a different perspective on this.
Similar topics