ᐅ Floor plan for a narrow semi-detached house – basement plus two full floors, attic without knee wall
Created on: 26 May 2021 11:30
M
mrtnsbr
Hello everyone, I’ve been reading here for a long time, and we have been searching for a suitable house/plot in the Stuttgart area for years. Now, it’s about to happen.
- It will be a semi-detached house, and the external shape and the exterior wall thickness are practically fixed. Inside, I can change almost anything.
- The furniture shown in the plans is mainly for layout purposes (but corresponds to our current furniture).
- The kitchen was quickly planned in about 5 minutes – it might be completely different later.
- The attic (parents’ bedroom and bathroom) is a work in progress. If anyone has tips on how to nicely fit the bathroom there, I’d appreciate it. I’m currently struggling especially with the planning of the soil pipes.
- In the attic -> The walls are exactly at 1m (3 feet 3 inches) height. The wall in the bathroom, which stands oddly next to the shower, is at the 2m (6 feet 7 inches) line.
- We plan to install glass doors in several places – otherwise, the stairwell would be very dark.
- Photovoltaic panels are planned on the south side -> only a few roof windows are desired.
A few questions:
- The stairs from the ground floor to the first floor -> quarter turn. Otherwise, half-turn stairs. Has anyone used this and would advise against it, or is this fine?
- I just had the idea to build the staircase with masonry on both sides. The niche in the stairwell (U-shaped) would then be used as a service shaft (e.g., for underfloor heating). Is this possible? Does anyone do this? Basically, a drywall tunnel from the basement to the attic (with suitable fastening at each floor slab – of course, I can’t stack drywall over 4 floors without support).
Building Regulations / Restrictions
Plot size: 320 sqm (3445 sqft)
Slope: no
Plot ratio / floor area ratio / building envelope, building line and boundary: exactly specified. The house is positioned exactly within the building envelope according to the zoning plan. The external dimensions cannot be adjusted.
Adjacent buildings: west - semi-detached neighbor, south - access road, north - cul-de-sac, east - municipal green area
Parking spaces: we have one car and about 8 bicycles – a double garage is possible and planned, mainly to be used as a bike workshop.
Number of floors – attic without knee walls, dormers not possible
Roof type – gable, 35 degrees (no alternatives allowed)
Style – rather modern / standard
Orientation – fixed
Maximum height/limits – fixed due to semi-detached design
Owners’ Requirements
Number of people, ages – 4 (2 adults, 2 elementary school children)
Space requirements on ground floor and upper floors – large living area on one floor, then children’s floor, then parents’ floor
Office: family use or home office? Mainly home office, both of us work at least 50% from home (even outside of the pandemic)
Guests per year – grandparents regularly stay up to a week
Open or closed architecture – living area should be clearly separated from children’s floor
Traditional or modern construction – good question, I think we are rather traditional
Open kitchen, kitchen island – open to closed; currently open in the plan
Number of dining seats – 6
Fireplace – would be nice but absolutely a nice-to-have. Space will likely be too tight.
Balcony, roof terrace – no
Garage, carport – planned
Utility garden, greenhouse – no
House Design
Who designed the plan:
- Do-it-Yourself
What do you like most? Why?
- Separation from living room to stairs: we currently find the open design annoying every evening – because of the kids.
- The pantry (as small as it is).
- The stairs to the basement: we all cycle a lot, including in muddy conditions. Access via the basement and an extra shower there is great.
- Parents' bedroom in the attic is on the north side (a bit cooler and away from the street).
What do you dislike? Why?
- The side with the basement stairs and light wells is useful, but it’s not very nice with the railing and so on.
Price estimate according to the architect/planner: 850,000
Personal price limit for the house, including equipment: not quite sure yet.
Preferred heating system: heat pump. We would possibly like a ventilation system, but the general contractor is reluctant, and I don’t trust their planning. I lack enough knowledge myself.
If you have to give up something, on which details/additions?
- can give up: open kitchen
- cannot give up: closed living room
Why has the design ended up like it is now? For example:
There is a standard semi-detached house plan for narrow houses, with half-turn stairs on every floor, narrow kitchen next to the main entrance.
This is what I planned with a tool. We already live in a similar floor plan (terraced house) but with one floor less. So at least I knew what I don’t want anymore (everything open via the stairwell).
What is the most important/fundamental question about the floor plan in 130 characters?
Is there any obvious nonsense that should not be done like this?
- It will be a semi-detached house, and the external shape and the exterior wall thickness are practically fixed. Inside, I can change almost anything.
- The furniture shown in the plans is mainly for layout purposes (but corresponds to our current furniture).
- The kitchen was quickly planned in about 5 minutes – it might be completely different later.
- The attic (parents’ bedroom and bathroom) is a work in progress. If anyone has tips on how to nicely fit the bathroom there, I’d appreciate it. I’m currently struggling especially with the planning of the soil pipes.
- In the attic -> The walls are exactly at 1m (3 feet 3 inches) height. The wall in the bathroom, which stands oddly next to the shower, is at the 2m (6 feet 7 inches) line.
- We plan to install glass doors in several places – otherwise, the stairwell would be very dark.
- Photovoltaic panels are planned on the south side -> only a few roof windows are desired.
A few questions:
- The stairs from the ground floor to the first floor -> quarter turn. Otherwise, half-turn stairs. Has anyone used this and would advise against it, or is this fine?
- I just had the idea to build the staircase with masonry on both sides. The niche in the stairwell (U-shaped) would then be used as a service shaft (e.g., for underfloor heating). Is this possible? Does anyone do this? Basically, a drywall tunnel from the basement to the attic (with suitable fastening at each floor slab – of course, I can’t stack drywall over 4 floors without support).
Building Regulations / Restrictions
Plot size: 320 sqm (3445 sqft)
Slope: no
Plot ratio / floor area ratio / building envelope, building line and boundary: exactly specified. The house is positioned exactly within the building envelope according to the zoning plan. The external dimensions cannot be adjusted.
Adjacent buildings: west - semi-detached neighbor, south - access road, north - cul-de-sac, east - municipal green area
Parking spaces: we have one car and about 8 bicycles – a double garage is possible and planned, mainly to be used as a bike workshop.
Number of floors – attic without knee walls, dormers not possible
Roof type – gable, 35 degrees (no alternatives allowed)
Style – rather modern / standard
Orientation – fixed
Maximum height/limits – fixed due to semi-detached design
Owners’ Requirements
Number of people, ages – 4 (2 adults, 2 elementary school children)
Space requirements on ground floor and upper floors – large living area on one floor, then children’s floor, then parents’ floor
Office: family use or home office? Mainly home office, both of us work at least 50% from home (even outside of the pandemic)
Guests per year – grandparents regularly stay up to a week
Open or closed architecture – living area should be clearly separated from children’s floor
Traditional or modern construction – good question, I think we are rather traditional
Open kitchen, kitchen island – open to closed; currently open in the plan
Number of dining seats – 6
Fireplace – would be nice but absolutely a nice-to-have. Space will likely be too tight.
Balcony, roof terrace – no
Garage, carport – planned
Utility garden, greenhouse – no
House Design
Who designed the plan:
- Do-it-Yourself
What do you like most? Why?
- Separation from living room to stairs: we currently find the open design annoying every evening – because of the kids.
- The pantry (as small as it is).
- The stairs to the basement: we all cycle a lot, including in muddy conditions. Access via the basement and an extra shower there is great.
- Parents' bedroom in the attic is on the north side (a bit cooler and away from the street).
What do you dislike? Why?
- The side with the basement stairs and light wells is useful, but it’s not very nice with the railing and so on.
Price estimate according to the architect/planner: 850,000
Personal price limit for the house, including equipment: not quite sure yet.
Preferred heating system: heat pump. We would possibly like a ventilation system, but the general contractor is reluctant, and I don’t trust their planning. I lack enough knowledge myself.
If you have to give up something, on which details/additions?
- can give up: open kitchen
- cannot give up: closed living room
Why has the design ended up like it is now? For example:
There is a standard semi-detached house plan for narrow houses, with half-turn stairs on every floor, narrow kitchen next to the main entrance.
This is what I planned with a tool. We already live in a similar floor plan (terraced house) but with one floor less. So at least I knew what I don’t want anymore (everything open via the stairwell).
What is the most important/fundamental question about the floor plan in 130 characters?
Is there any obvious nonsense that should not be done like this?
ypg schrieb:
Maybe like this? That’s my quick idea 🙂
[ATTACH alt="grundriss-fuer-schmale-Doppelhaushälfte-keller-2-vg-dg-ohne-kniestock-500029-1.jpeg"]61807[/ATTACH]I think the house is too narrow for that:mrtnsbr schrieb:
I think the house is too narrow for that: No. The ideal width for a double-row layout is 2.40 m (about 7 ft 10 in) as mentioned before. Take 2.45 m (about 8 ft) including plaster, then a 15 cm (6 in) partition wall, leaving 3.55 m (about 11 ft 8 in).
With 60 cm (24 in) cabinets on the hallway side, that leaves 2.95 m (about 9 ft 8 in).
Stair entrance 1.30 m (about 4 ft 3 in)? Then you roughly have 1.60 m (about 5 ft 3 in) left for your room door—let’s say 1.40 m (about 4 ft 7 in). That fits. If the pantry is too small, you can add a 60 cm (24 in) tall cabinet in the kitchen, but then there will hardly be any space left in the kitchen niche for the tall cabinet.
Unless you extend the hallway and kitchen up to the basement door, then you place the dining table further down the plan, which also works.
mrtnsbr schrieb:
And this way you’re pretty close to the original design. But the stairs are too tight. It’s really a close call overall.
Hmm ... where did I miscalculate? (Door from the hallway INTO the living area...)
mrtnsbr schrieb:
Okaaay... that would be seriously cool. I’ll take this to the architect! Thanks for the tip! It’s possible.
State Building Code for Baden-Württemberg (Landesbauordnung) dated August 8, 1995, last amended by the law of November 21, 2017 (Official Gazette, p. 606) and Article 3 of the law of November 21, 2017 (Official Gazette, p. 612)
"§ 5 Clearance Areas … (6) When calculating clearance areas, the following are disregarded: 1. Secondary building elements such as cornices, roof overhangs, entrance and terrace covers, provided they do not extend more than 1.5 m (5 feet) beyond the exterior wall; 2. Projections such as walls, bay windows, balconies, door and window projections, provided they are no wider than 5 m (16 feet), do not extend more than 1.5 m (5 feet), and remain at least 2 m (6.5 feet) away from neighboring boundaries."
I’m not sure if this means you are allowed to expand the building setback within your property accordingly, but if so, you could potentially add up to 7.5 m (25 feet) to the kitchen or dining room. 😉
Scout schrieb:
Possible.
State Building Code for Baden-Württemberg (Landesbauordnung) dated August 8, 1995, last amended by the law of November 21, 2017 (GBl. p. 606) and Article 3 of the law of November 21, 2017 (GBl. p. 612)
"§ 5 Setback Areas … (6) When determining the setback area, the following are not taken into account: 1. Secondary structural elements such as cornices, roof overhangs, entrance and terrace canopies, provided they do not extend more than 1.5 m (5 feet) beyond the exterior wall 2. Projections such as walls, bay windows, balconies, door and window projections, provided they are no wider than 5 m (16 feet), do not extend more than 1.5 m (5 feet) and remain at least 2 m (6.5 feet) away from neighboring property boundaries"
I am not sure whether this allows you to effectively increase the building line within your property, but if so, you could add up to 7.5 m (25 feet) in the kitchen or dining room 😉What? I’m allowed to extend 1.5 m (5 feet) out on a 5 m (16 feet) length on the ground floor? Then I would also increase the basement accordingly. That would be roughly 15 sqm (160 sq ft) more living area. That would definitely cost at least $20k more, but it would be interesting. I need to see how I can clarify this. But here we’re talking about setbacks—I’m not sure if this applies. In our development plan, there is simply a red square defining the buildable area.Similar topics