ᐅ Single-family house floor plan, 2 stories with basement, approximately 190 m² living space, plot size approximately 440 m²
Created on: 11 Oct 2021 12:39
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Tortuga123
Hello everyone,
we are still in the planning phase of our single-family house and have been experimenting a bit with a freeware floor plan program. We would like to get your feedback.
But first, the questionnaire:
Development plan/restrictions
Plot size: 440m² (4,736 sq ft)
Slope: approx. 2m (6.6 ft) over 20m (66 ft) to the east and approx. 2m (6.6 ft) over 20m (66 ft) to the south
Floor area ratio: no development plan available, building according to §34 Baugesetzbuch (German federal building code), so floor area ratio 0.4
Floor space index: see above: 1.2
Buildable area boundaries: north (toward street): approx. 2m (6.6 ft), west: 3m (10 ft), south: 3m (10 ft), east: 6m (20 ft) to the immediately adjacent neighbor’s building, otherwise 3m (10 ft)
Edge development: yes, neighbor to the east
Parking spaces: 2 in garage and 2 in front of garage for guests
Stories: 2 full floors
Roof type: hipped roof (all types are permitted)
Architectural style: modern (all styles are permitted)
Orientation: garden facing south
Maximum heights/limits: same as neighboring buildings, tall enough
Other requirements: none
Street: very narrow, dead-end
Homeowners’ requirements
Style, roof shape, building type: urban villa with hipped or gabled roof, with at least 2.00m (6.6 ft) knee wall height
Basement, floors: basement, ground floor, and upper floor
Number of occupants, age: currently 2, planned 4
Space requirement ground floor, upper floor: about 60-70 m² (650-750 sq ft)
Office: family use or home office? Both, but mostly private use
Overnight guests per year: a few, possibly longer stays in a few years
Open or closed layout: open
Traditional or modern construction: modern
Open kitchen, cooking island: open kitchen with counter or island
Number of dining places: 4-6
Fireplace: no
Music/stereo wall: standard TV wall
Balcony, roof terrace: no
Garage, carport: double garage with one door
Vegetable garden, greenhouse: standard
Other wishes/special features/daily routine, including reasons why some things are wanted or not: guest room and guest bathroom in basement, laundry room on the upper floor
House design
Who planned it: DIY
What do you especially like? Why?: upper floor bathroom and bedroom facing the garden (near the forest edge), separate entrance area with cloakroom so cats can’t run outside the front door, laundry room on the upper floor
What do you dislike? Why?: bathrooms are not stacked vertically, so the drains are under the living room, but we accept that
Preferred heating system: air-to-water heat pump with or without ventilation system
If you had to give up something, which features or extensions
- can you give up: basically nothing 🙂
Why did the design turn out this way?
We sketched out our specific wishes and then made sure they fit within the built-up space.
What do you think makes it particularly good or bad? I hope it will be comfortable to live in.
What is the most important/fundamental question about the floor plan in 130 characters?
How do you like the floor plan? I’m happy to explain our thinking behind particular features if you have questions.
Would the drains under the living room be very noticeable? I think they might be hidden with furniture (possibly DIY). Those black squares in the drawings indicate drains or ventilation shafts.
I plan to present this design to various general contractors. An architect is not an option for various reasons. Please avoid discussions about why we chose general contractors over an architect.
Due to the neighbor’s building on the boundary and the building authority’s instruction that we keep 6m (20 ft) distance from their house wall, we want to place the garage adjacent to their wall (with appropriate foundations, of course, so no pressure is exerted on their basement wall). The garage is about 1m (3.3 ft) lower than the house to reduce the slope from the street to the garage. That’s why I integrated this corner into the ground floor and basement so one can walk down a few steps from the front door to the garage. Possibly, a passage to the garage could be made at the stairs if the height levels work out. The staircase will be a half-landing staircase, but the program cannot display this. From the front door to the street, no steps are necessary; a ramp should suffice.
In the basement, the utility room and hobby room will have light wells, and the guest room/office and bathroom will have a light court. Guest room and office can be combined; it only needs space for a bed, a wardrobe, and a desk.
We look forward to your suggestions!
Good luck Tortuga123
we are still in the planning phase of our single-family house and have been experimenting a bit with a freeware floor plan program. We would like to get your feedback.
But first, the questionnaire:
Development plan/restrictions
Plot size: 440m² (4,736 sq ft)
Slope: approx. 2m (6.6 ft) over 20m (66 ft) to the east and approx. 2m (6.6 ft) over 20m (66 ft) to the south
Floor area ratio: no development plan available, building according to §34 Baugesetzbuch (German federal building code), so floor area ratio 0.4
Floor space index: see above: 1.2
Buildable area boundaries: north (toward street): approx. 2m (6.6 ft), west: 3m (10 ft), south: 3m (10 ft), east: 6m (20 ft) to the immediately adjacent neighbor’s building, otherwise 3m (10 ft)
Edge development: yes, neighbor to the east
Parking spaces: 2 in garage and 2 in front of garage for guests
Stories: 2 full floors
Roof type: hipped roof (all types are permitted)
Architectural style: modern (all styles are permitted)
Orientation: garden facing south
Maximum heights/limits: same as neighboring buildings, tall enough
Other requirements: none
Street: very narrow, dead-end
Homeowners’ requirements
Style, roof shape, building type: urban villa with hipped or gabled roof, with at least 2.00m (6.6 ft) knee wall height
Basement, floors: basement, ground floor, and upper floor
Number of occupants, age: currently 2, planned 4
Space requirement ground floor, upper floor: about 60-70 m² (650-750 sq ft)
Office: family use or home office? Both, but mostly private use
Overnight guests per year: a few, possibly longer stays in a few years
Open or closed layout: open
Traditional or modern construction: modern
Open kitchen, cooking island: open kitchen with counter or island
Number of dining places: 4-6
Fireplace: no
Music/stereo wall: standard TV wall
Balcony, roof terrace: no
Garage, carport: double garage with one door
Vegetable garden, greenhouse: standard
Other wishes/special features/daily routine, including reasons why some things are wanted or not: guest room and guest bathroom in basement, laundry room on the upper floor
House design
Who planned it: DIY
What do you especially like? Why?: upper floor bathroom and bedroom facing the garden (near the forest edge), separate entrance area with cloakroom so cats can’t run outside the front door, laundry room on the upper floor
What do you dislike? Why?: bathrooms are not stacked vertically, so the drains are under the living room, but we accept that
Preferred heating system: air-to-water heat pump with or without ventilation system
If you had to give up something, which features or extensions
- can you give up: basically nothing 🙂
Why did the design turn out this way?
We sketched out our specific wishes and then made sure they fit within the built-up space.
What do you think makes it particularly good or bad? I hope it will be comfortable to live in.
What is the most important/fundamental question about the floor plan in 130 characters?
How do you like the floor plan? I’m happy to explain our thinking behind particular features if you have questions.
Would the drains under the living room be very noticeable? I think they might be hidden with furniture (possibly DIY). Those black squares in the drawings indicate drains or ventilation shafts.
I plan to present this design to various general contractors. An architect is not an option for various reasons. Please avoid discussions about why we chose general contractors over an architect.
Due to the neighbor’s building on the boundary and the building authority’s instruction that we keep 6m (20 ft) distance from their house wall, we want to place the garage adjacent to their wall (with appropriate foundations, of course, so no pressure is exerted on their basement wall). The garage is about 1m (3.3 ft) lower than the house to reduce the slope from the street to the garage. That’s why I integrated this corner into the ground floor and basement so one can walk down a few steps from the front door to the garage. Possibly, a passage to the garage could be made at the stairs if the height levels work out. The staircase will be a half-landing staircase, but the program cannot display this. From the front door to the street, no steps are necessary; a ramp should suffice.
In the basement, the utility room and hobby room will have light wells, and the guest room/office and bathroom will have a light court. Guest room and office can be combined; it only needs space for a bed, a wardrobe, and a desk.
We look forward to your suggestions!
Good luck Tortuga123
T
Tortuga12314 Oct 2021 18:19ypg schrieb:
Thank you for sharing.
I’ve quickly reviewed the details, and it looks like a livable house.
Most items are standard; some are of higher quality than average homes. There are also a few necessary additional costs for site work, which you have taken into account.
However, did I miss the basement? A basement isn’t mentioned.
And that brings us to the price: The price you quoted fits a house built on a slab foundation, but not one with a basement. The basement is included in the offer. I’m attaching an excerpt from the proposal:
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Tortuga12314 Oct 2021 18:20ypg schrieb:
Which page? Which post? I already have blisters on my index finger from looking for the plumbing side in the first post 😀It’s found in the second post 😀
T
Tortuga12314 Oct 2021 18:22haydee schrieb:
No, in our case the geologist went completely overboard, and then the structural engineer got cold feet.
We have a 13 m (43 feet) slope behind the house. Although it is soil class 5-6, well, what can you do? Well, who could have guessed that a doctor in 2017 would declare that what has naturally formed over millions of years is not allowed to hold.
@ypg but it does mention a basement for storage and how it is constructed.Wow, 13 m (43 feet) is quite a lot :O but still, if it has always stood like that...
Well, apparently the structural engineer just wanted to sleep well at night 😀
T
Tortuga12314 Oct 2021 18:29Regarding the utility basement or living basement, the seller explained to me that the only differences are in lighting, ventilation, and fire protection. Otherwise, all rooms in the basement have underfloor heating (except, I believe, the utility room), and so on, as stated in the contract.
I have already included a few other features, such as some floor-to-ceiling windows, exterior cladding, the bathroom in the basement, etc. The updated offer price is now €360,000 (about $390,000). Without the landings staircase but instead with a regular 2/4 turn spiral staircase, since the landings for both staircases would cost €6,000 (about $6,500)... We are reconsidering that. We would rather save that money and invest it into photovoltaic panels.
The price is still unbeatable. I spoke with two "real" homeowners on Instagram, and both said that it really is like that, and there are no unexpected additional costs after signing (except for things they chose extra afterward; for example, one family chose landings staircases for €6,000 (about $6,500)). The houses are already built, and the owners are generally satisfied. We are also allowed to visit one of the families on the weekend or next week for an inspection.
So apparently, one could not choose a worse general contractor (GC)...
But, as I said, everything is still open. The others only have appointments in a week. They were a bit slower when scheduling.
I have already included a few other features, such as some floor-to-ceiling windows, exterior cladding, the bathroom in the basement, etc. The updated offer price is now €360,000 (about $390,000). Without the landings staircase but instead with a regular 2/4 turn spiral staircase, since the landings for both staircases would cost €6,000 (about $6,500)... We are reconsidering that. We would rather save that money and invest it into photovoltaic panels.
The price is still unbeatable. I spoke with two "real" homeowners on Instagram, and both said that it really is like that, and there are no unexpected additional costs after signing (except for things they chose extra afterward; for example, one family chose landings staircases for €6,000 (about $6,500)). The houses are already built, and the owners are generally satisfied. We are also allowed to visit one of the families on the weekend or next week for an inspection.
So apparently, one could not choose a worse general contractor (GC)...
But, as I said, everything is still open. The others only have appointments in a week. They were a bit slower when scheduling.
Tortuga123 schrieb:
Well, apparently you could choose a worse general contractor....Yes, but always a better professional for floor plans than the creator of the design posted here.T
Tortuga12315 Oct 2021 00:25ypg schrieb:
Yes, but always a better professional for floor plans than the creator of the design posted here. Hmm... We are actually the creators ourselves. So over the past few days, we have given it a lot of thought again, and we must say we really like it. However, the general contractors (GCs), or all the GCs still in the running, each have their own architect who might come up with ideas on how to implement certain aspects differently.
But regarding the dilemma that we want the living room on the ground floor and the bedroom and bathroom upstairs facing the forest at the back (which means the drains would run down inside the wall of the living room), I don’t think anyone will be able to change that... I believe or at least hope that those can be cleverly concealed behind furniture.
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