ᐅ Single-family house floor plan approximately 190 m² and site placement
Created on: 26 Jun 2022 16:43
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BimBamBaba
Hello everyone,
Until now, I have only been a silent reader. Our project is becoming more real, and I would appreciate including your ideas and suggestions in the planning phase.
Unfortunately, both my grandparents have passed away, and their house is now vacant. Directly adjacent is my parents’ house. In total, the plot measures 722m² (7,774 sq ft) and is owned one-third each by my father and my two aunts. We can buy the aunts’ third and a portion of my father’s land, so we end up with about 470-500m² (5,060-5,382 sq ft).
My father is taking part of his inheritance and straightening out the boundaries. I’ve attached a screenshot from Tim-Online to illustrate how it looks.
No. 21a is my parents’ house, No. 21 will be demolished. Number 69 is a small private road, owned 50% by my father and 50% by a neighbor. We are currently talking to him about a possible building encumbrance (building easement).
I will try to answer all questions below and continue from there 🙂
Development Plan / Restrictions
Plot size: 470-500m² (5,060-5,382 sq ft)
Slope: slight incline. Surveying is still pending. Over the length of 24m (79 feet), it drops less than 1m (3 feet). So the private road slopes down toward the street.
Site coverage ratio: unknown, §34
Floor area ratio: unknown, §34
Building envelope, building line and boundary: unknown, §34; we must keep about 6m (20 feet) distance from the road on the south/east side
Edge development: unknown, §34
Parking spaces: we need 2 spaces
Number of floors: 1.5, although I have heard it is sometimes referred to as single-story with attic
Roof shape: gable roof
Architectural style: very traditional, gable roof, brickwork
Orientation: optimized for photovoltaic system
Requirements from the Homeowners
Style, roof shape, building type: classic single-family house, gable roof with brick facade. We tend to build solid masonry but are also open to timber frame.
Basement, floors: no basement, 1.5 floors
Number and age of occupants: 2 adults (36 & 33 years old), girl 5 years, boy 2 years, and one more child planned
Room requirements on the ground floor:
Utility room, large enough for building technology, a gun safe, and a large chest freezer (we are both hunters)
Guest WC with shower
Office/guest room, should be able to double as a bedroom if we are no longer able to use the stairs
Kitchen with access to the garden and sliding door to the dining room
Living and dining rooms
Room requirements on the upper floor:
3 children’s rooms
Master bedroom
Bathroom with shower
Bathroom with shower and bathtub
Storage in the attic. We currently have a basement and need somewhere to store all the stuff 🙂
Office: family use or home office: we both primarily work from home
Number of overnight guests per year: less than 10
Open or closed architecture: closed
Conservative or modern construction: conservative
Open kitchen, kitchen island: classic L- or U-shaped kitchen, no island
Number of dining seats: we eat at the table in the dining room
Fireplace: yes, please
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: could be an option, only for bike and similar storage
Vegetable garden, greenhouse: no
Other wishes/special features/daily routine, including reasons for preferences: we want to stay “open” to my parents’ property. Their shed for lawnmowers and such will be there.
House design
Who designed the plan:
Do-it-yourself, drawn by a house salesperson
Price estimate by architect/planner: about $460,000
Personal price limit for the house, including fixtures: For the house including additional costs, kitchen, garden, and photovoltaic system, we have a budget of $600,000
Preferred heating system: air-to-water heat pump
We are still deciding whether to go with a prefab house supplier, general contractor, or architect and then contract everything ourselves. My father lives next door and has plenty of time; he could supervise the construction well. He also has some building experience. He built our current house largely himself and later added an extension.
On the other hand, I am a bit concerned nowadays about supply problems, skilled labor shortages, and uncertain prices. Most information right now emphasizes the downsides...
Why is the design the way it is now?
For example:
My wife does not want to give up the two bathrooms on the upper floor, and the office on the ground floor is intended to become our bedroom later. So these rooms are fixed.
For my part, I need a large utility room 🙂
What is the most important/basic question about the floor plan summed up in 130 characters?
The most important question to me right now is: How would you place the house on the plot? There is a fixed 6m (20 feet) setback on the street side at the bottom. According to the building authority, we could try 5m (16 feet), but I don’t want to risk a delay.
Towards the private road, we could get a building encumbrance (building easement) if the neighbor agrees and build closer. My idea is to build as close as possible to the road and the street, leaving a large garden on the southwest side.
Sorry for the long message. My head is full of ideas and wishes. I need help organizing everything and finding a clear path forward 🙂
I look forward to your tips and advice.
Best regards,
Christoph
Until now, I have only been a silent reader. Our project is becoming more real, and I would appreciate including your ideas and suggestions in the planning phase.
Unfortunately, both my grandparents have passed away, and their house is now vacant. Directly adjacent is my parents’ house. In total, the plot measures 722m² (7,774 sq ft) and is owned one-third each by my father and my two aunts. We can buy the aunts’ third and a portion of my father’s land, so we end up with about 470-500m² (5,060-5,382 sq ft).
My father is taking part of his inheritance and straightening out the boundaries. I’ve attached a screenshot from Tim-Online to illustrate how it looks.
No. 21a is my parents’ house, No. 21 will be demolished. Number 69 is a small private road, owned 50% by my father and 50% by a neighbor. We are currently talking to him about a possible building encumbrance (building easement).
I will try to answer all questions below and continue from there 🙂
Development Plan / Restrictions
Plot size: 470-500m² (5,060-5,382 sq ft)
Slope: slight incline. Surveying is still pending. Over the length of 24m (79 feet), it drops less than 1m (3 feet). So the private road slopes down toward the street.
Site coverage ratio: unknown, §34
Floor area ratio: unknown, §34
Building envelope, building line and boundary: unknown, §34; we must keep about 6m (20 feet) distance from the road on the south/east side
Edge development: unknown, §34
Parking spaces: we need 2 spaces
Number of floors: 1.5, although I have heard it is sometimes referred to as single-story with attic
Roof shape: gable roof
Architectural style: very traditional, gable roof, brickwork
Orientation: optimized for photovoltaic system
Requirements from the Homeowners
Style, roof shape, building type: classic single-family house, gable roof with brick facade. We tend to build solid masonry but are also open to timber frame.
Basement, floors: no basement, 1.5 floors
Number and age of occupants: 2 adults (36 & 33 years old), girl 5 years, boy 2 years, and one more child planned
Room requirements on the ground floor:
Utility room, large enough for building technology, a gun safe, and a large chest freezer (we are both hunters)
Guest WC with shower
Office/guest room, should be able to double as a bedroom if we are no longer able to use the stairs
Kitchen with access to the garden and sliding door to the dining room
Living and dining rooms
Room requirements on the upper floor:
3 children’s rooms
Master bedroom
Bathroom with shower
Bathroom with shower and bathtub
Storage in the attic. We currently have a basement and need somewhere to store all the stuff 🙂
Office: family use or home office: we both primarily work from home
Number of overnight guests per year: less than 10
Open or closed architecture: closed
Conservative or modern construction: conservative
Open kitchen, kitchen island: classic L- or U-shaped kitchen, no island
Number of dining seats: we eat at the table in the dining room
Fireplace: yes, please
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: could be an option, only for bike and similar storage
Vegetable garden, greenhouse: no
Other wishes/special features/daily routine, including reasons for preferences: we want to stay “open” to my parents’ property. Their shed for lawnmowers and such will be there.
House design
Who designed the plan:
Do-it-yourself, drawn by a house salesperson
Price estimate by architect/planner: about $460,000
Personal price limit for the house, including fixtures: For the house including additional costs, kitchen, garden, and photovoltaic system, we have a budget of $600,000
Preferred heating system: air-to-water heat pump
We are still deciding whether to go with a prefab house supplier, general contractor, or architect and then contract everything ourselves. My father lives next door and has plenty of time; he could supervise the construction well. He also has some building experience. He built our current house largely himself and later added an extension.
On the other hand, I am a bit concerned nowadays about supply problems, skilled labor shortages, and uncertain prices. Most information right now emphasizes the downsides...
Why is the design the way it is now?
For example:
My wife does not want to give up the two bathrooms on the upper floor, and the office on the ground floor is intended to become our bedroom later. So these rooms are fixed.
For my part, I need a large utility room 🙂
What is the most important/basic question about the floor plan summed up in 130 characters?
The most important question to me right now is: How would you place the house on the plot? There is a fixed 6m (20 feet) setback on the street side at the bottom. According to the building authority, we could try 5m (16 feet), but I don’t want to risk a delay.
Towards the private road, we could get a building encumbrance (building easement) if the neighbor agrees and build closer. My idea is to build as close as possible to the road and the street, leaving a large garden on the southwest side.
Sorry for the long message. My head is full of ideas and wishes. I need help organizing everything and finding a clear path forward 🙂
I look forward to your tips and advice.
Best regards,
Christoph
M
Myrna_Loy26 Jun 2022 22:32I don’t think the plan is bad, but I don’t see that the house matches the cost estimate. And the idea of not being able to manage stairs when older, but coping with a tiny half-bath is unrealistic.
I would also include built-in wardrobes. Storage space is rather limited, especially on the ground floor with three children.
I would also include built-in wardrobes. Storage space is rather limited, especially on the ground floor with three children.
In my opinion, the design shown does not suit the plot. I would move the house as far as possible into the northwest corner, with access from the private driveway. You mention that you are a hunter. How actively do you practice hunting? Do you plan to lease the land, fully or partially, at some point? Do you need space for a game storage room? Plan early where the gun safe will be located so that underfloor heating pipes or lightweight partition walls do not hinder proper anchoring. Consider sufficient screed thickness there to accommodate heavy-duty anchors.
Like the previous speakers: not enough storage space! Where are all the supplies and decorative items supposed to go?
Floor plan:
- Staircase too close to the door
- Living/dining area too narrow and a bit tight for 5 people in the future
- Upper floor hallway dark (attic storage? or skylight planned?)
- 1x3 m (3x10 feet) closet in the bedroom will be tight in the long run
- …
Floor plan:
- Staircase too close to the door
- Living/dining area too narrow and a bit tight for 5 people in the future
- Upper floor hallway dark (attic storage? or skylight planned?)
- 1x3 m (3x10 feet) closet in the bedroom will be tight in the long run
- …
B
BimBamBaba27 Jun 2022 09:25ypg schrieb:
Which exactly? Yours would have the 471sqm (5,070 sq ft)? Maybe you should explain what those outbuildings between the houses are about?
How should your design fit there? To me, it somehow doesn’t fit!
Or could you orient it properly in the plan? That would make sense.
Regarding the 34er, you should also show more of the surroundings: a Google Maps image is easier to understand.
I would rather put “junk” stuff in an extension than inside the expensive, energy-heated single-family house!The entire “old plot” has 722sqm (7,770 sq ft). After splitting, we will have at least 480sqm (5,167 sq ft), and my father will get the other 242sqm (2,605 sq ft).
Between the buildings, at my parents’ house there is a garage, and at the other house a garage at the front and a lean-to roof at the back. But both have been demolished.
My father basically only wants the part marked in light gray so he can park his trailers in the garden. So the outbuildings will become a garage with a passageway to the back.
We’re considering connecting our garage directly here. Then it would basically be a large garage courtyard instead of a patchwork.
I’m currently in the hospital and don’t have all the documents with me. Sorry for the amateurish presentation. I only have my phone with me. The 6m (20 ft) distance to the south is maintained.
Regards
B
BimBamBaba27 Jun 2022 09:27K a t j a schrieb:
Has it already been clarified whether a subdivision in this form is even possible in terms of the floor area ratio for both resulting plots, and what the floor area ratio would be in that case?To be honest, I hadn’t considered the floor area ratio, as it’s related to Section 34… I once spoke with the lady at the building authority, explained our construction project, and submitted a plan. She more or less approved it.
Thanks for pointing that out; I will look into it again.
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