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
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Billyfred11 Oct 2021 19:16Tortuga123 schrieb:
But that would feel like 10-20k and not 100kI also consider this assumption to be a misjudgment. ypg has already said more than enough about the floor plan (and there is even more): just scrap it and have a professional (whichever one) redesign it from scratch.
Tortuga123 schrieb:
I would take the design to various general contractors. Using an architect is not an option for various reasons. Please, no fundamental discussions about why we decided against an architect and in favor of a general contractor. You should be glad that it is still early enough to dissuade you from this imprudence. Besides, foregoing an architect and leaning toward a general contractor are two completely different things.
Tortuga123 schrieb:
Otherwise, in my other post, we have already discussed the location and height of the house and garage (but I don’t know how to include the link here). https://www.hausbau-forum.de/threads/Abstandsfläche-rlp-bei-einem-34baugb-grenzbebauung.39892/#post-512520
By the way, this thread also already discussed the private boundary building agreement, which, as I suspect, is interpreted by the building authority somewhat as a valid substitution for setback requirements. It may also be relevant in the background that the Niederbieber office was not yet a city district in 1962.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
P.S.: I just realized I forgot to mention my surprise about the missing northeast corner of the ground floor. In a way, the design reminds me of a model from the Massivhaus Mittelrhein program.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Tortuga12311 Oct 2021 20:07Billyfred schrieb:
In my opinion, a second bathroom is definitely missing for 190m² (2045 sq ft) with 4 people. But even aside from that, I don’t find the layout very clever. The utility room is hardly usable as a narrow space: Where would you hang laundry there (only one drying point)? There are only two connection points. The experts will probably find even more issues. If you want to evaluate the floor plan, the measurements are especially missing (for example, how wide is the “cloakroom”/entrance area? I have the feeling that it’s not possible to design a practical wardrobe for 4 people there.
Regarding the budget: ypg hinted at it, but I’ll say it clearly: forget it! €1800/m² (167 USD/sq ft) is not achievable—at any standard. The mindset here is wrong: (loosely paraphrased) “It’s good for us if it’s that cheap” No, it’s not, because that price is unrealistic. The truth will catch up with you. In my humble opinion, you shouldn’t plan under €2500/m² (232 USD/sq ft) plus additional construction costs. The general contractor is calculating a nice €1800/m² for you now (and “turnkey” to boot—be careful!), but the real numbers are yet to come.
You don’t want a fundamental discussion about architect/general contractor/construction manager/building supervisor, but one thing is clear: to design a usable floor plan, you need a professional. Whether that professional comes from the general contractor or is an independent architect doesn’t matter.@Billyfred: We actually have 2 bathrooms plus 1 toilet. And we are still just two people. When that will change is still uncertain.
The utility room is a service room with heating, connections, and storage. The laundry room with washer, dryer, and space for a drying rack is on the upper floor. Since we mostly use the dryer, we don’t hang much laundry.
The missing measurement in the cloakroom is exactly the same as the pantry (1.77m (5 ft 10 in)), so I left it out. Generally, wherever measurements are missing, the dimensions are exactly the same as in the corresponding room.
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Tortuga12311 Oct 2021 20:09ypg schrieb:
I assume he didn't calculate exactly, but just estimated? @ypg : No, he calculated.
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Tortuga12311 Oct 2021 20:17ypg schrieb:
Bathrooms do not have to be stacked directly above each other, but placing a bathroom above the dining area should be avoided.
It’s better to have children’s rooms facing south rather than north.
A living room width of 3.50 meters (11.5 feet), many narrow, elongated rooms, entrance layout with multiple corners is not very inviting.
With a staircase opening width of 2 meters (6.5 feet), the stair width comes down to 75 cm (30 inches).
Many niches that are difficult to use. The hallway is also not very practical.
Windows in the living area are quite narrow. @ypg: yes, that’s my weakness, but I want the bathroom and bedroom at the back of the house. So unfortunately, that conflicts. However, I thought maybe furniture could help hide that...
I actually placed a measuring tape on the floor by our sofa to visualize it exactly. It’s sufficient for us.
Many narrow, elongated rooms? I only see the storage/utility room. Otherwise, the rooms seem to have normal widths, right?
I like the entrance area because the outside stairs are covered and when the front door is open, you can’t see straight into the living room. Also, as I said, we need this separate space because of the cats.
Hmm, the stair opening issue is annoying; I thought 95 cm (37 inches) wide steps would be enough... The planner will have to look into that.
I only indicated the windows there because of their positioning. There’s nothing stopping us from enlarging them. They are also planned to be floor-to-ceiling upstairs (except in the laundry room).