ᐅ Floor Plan of a Single-Family Home on a Sloped Site with a Northeast-Facing Garden
Created on: 18 Feb 2024 11:01
P
Peterli
Hello dear community,
we are a young couple (early 30s) with a fairly large sloped plot at the end of a dead-end street, but for cost reasons, we want to do without a basement.
We look forward to your critical feedback on our planning.
Development Plan / Restrictions
Plot size: 900 sqm (approx. 27 x 34 m / 89 x 112 ft)
Slope: yes (see elevation profile image)
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building envelope: 15 x 34 m (49 x 112 ft), 6 m (20 ft) setback from the street
Number of floors: 2
Roof type: gable roof, minimum pitch 40° (does not apply to garages and ancillary buildings)
Style: detached houses only, open layout
Orientation: eaves side facing the street (valley side)
Eaves height: max. 6.50 m (21 ft) on the valley side
Owner Requirements
Basement: no -> Basement cost estimate approx. 90,000 € excluding earthworks is too expensive for us
Number of floors: 1.5 (knee wall 1.60 m / 5 ft 3 in)
Number of occupants, age: 4 persons, 2 adults, 2 children
Space requirement ground floor / upper floor: approx. 160 sqm (1,722 sq ft)
Office: home office
Guest bedrooms per year: none
Conservative or modern design: mixed, rather conservative
Kitchen: combined cooking/dining area; kitchen island optional
Number of dining seats: approx. 8
Fireplace: no
Balcony, roof terrace: no
Carport: double carport with storage room
Garden for utility purposes, greenhouse: yes
Further wishes / special features / daily routine, also reasons why certain things should or should not be included:
House Design
Planning by: self-designed
What do you especially like? Why?
- Living and dining areas can be separated with a sliding door if needed
- compact family bathroom
What do you not like? Why?
- staircase located in entrance/mudroom area
- limited space for furniture in living and dining areas
- only one roof window in the family bathroom → is ventilation system sufficient?
- bedroom facing southwest
Cost estimate: 450,000 €
Personal price limit for the house including fixtures and fittings: 600,000 €
Preferred heating technology: air-source heat pump and ventilation system
If you have to give up on which details/finishes
can you give up:
- separate dressing room
cannot give up:
- large dining area
- separate living room
- pantry
we are a young couple (early 30s) with a fairly large sloped plot at the end of a dead-end street, but for cost reasons, we want to do without a basement.
We look forward to your critical feedback on our planning.
Development Plan / Restrictions
Plot size: 900 sqm (approx. 27 x 34 m / 89 x 112 ft)
Slope: yes (see elevation profile image)
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building envelope: 15 x 34 m (49 x 112 ft), 6 m (20 ft) setback from the street
Number of floors: 2
Roof type: gable roof, minimum pitch 40° (does not apply to garages and ancillary buildings)
Style: detached houses only, open layout
Orientation: eaves side facing the street (valley side)
Eaves height: max. 6.50 m (21 ft) on the valley side
Owner Requirements
Basement: no -> Basement cost estimate approx. 90,000 € excluding earthworks is too expensive for us
Number of floors: 1.5 (knee wall 1.60 m / 5 ft 3 in)
Number of occupants, age: 4 persons, 2 adults, 2 children
Space requirement ground floor / upper floor: approx. 160 sqm (1,722 sq ft)
Office: home office
Guest bedrooms per year: none
Conservative or modern design: mixed, rather conservative
Kitchen: combined cooking/dining area; kitchen island optional
Number of dining seats: approx. 8
Fireplace: no
Balcony, roof terrace: no
Carport: double carport with storage room
Garden for utility purposes, greenhouse: yes
Further wishes / special features / daily routine, also reasons why certain things should or should not be included:
- separate living room to have two living areas
- (small) pantry is a must
- technical/utility room large enough for laundry and similar tasks (to compensate for the missing basement)
- technical/utility room with external access (mudroom): for gardening purposes, so dirt does not end up in the entrance area
- family bathroom with double washbasin (more cost-effective and space-saving than separate parent and children’s bathrooms)
- master bedroom with separate dressing room (different waking times)
- possible space for a (small) storage room
- wish: possibility to live on one level in an emergency (office -> sleeping and shower/WC on the ground floor)
House Design
Planning by: self-designed
What do you especially like? Why?
- Living and dining areas can be separated with a sliding door if needed
- compact family bathroom
What do you not like? Why?
- staircase located in entrance/mudroom area
- limited space for furniture in living and dining areas
- only one roof window in the family bathroom → is ventilation system sufficient?
- bedroom facing southwest
Cost estimate: 450,000 €
Personal price limit for the house including fixtures and fittings: 600,000 €
Preferred heating technology: air-source heat pump and ventilation system
If you have to give up on which details/finishes
can you give up:
- separate dressing room
cannot give up:
- large dining area
- separate living room
- pantry
Please name the development plan – but be careful, no links!
To overcome a 3m (10 feet) height difference over the 12m (40 feet) between the street and the front edge of the carport, in my opinion, is a nightmare as the father of the idea. If you want to apply the 11ant basement rule to a slab-on-grade house, the floor plan should be more square-shaped and, ideally, strictly follow the contour lines. Don’t forget to experiment with your own floor plan ideas just for fun and under no circumstances show the results to the architect (without quotation marks!) before presenting their own concepts.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
To overcome a 3m (10 feet) height difference over the 12m (40 feet) between the street and the front edge of the carport, in my opinion, is a nightmare as the father of the idea. If you want to apply the 11ant basement rule to a slab-on-grade house, the floor plan should be more square-shaped and, ideally, strictly follow the contour lines. Don’t forget to experiment with your own floor plan ideas just for fun and under no circumstances show the results to the architect (without quotation marks!) before presenting their own concepts.
hanghaus2023 schrieb:Yes, including strictly no drawing apprentices; definitely a professional, not amateurs!
As has been said many times, building on a slope should not be a DIY project.
haydee schrieb:Fully agree with the bold statement.
I would plan the carport at the street and a path to the front door.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
hanghaus202318 Feb 2024 18:40It can be helpful to take a look at how the neighbors on the street have planned their garages or carports. Back then, it was probably a garage in the basement.
Is there really no reference point? Then check the local building code (building regulations / building ordinance) to see if it says anything about this.
A development plan from 1987 can also be useful here. We can't read your mind.
Is a garage required in the southwest? I would have thought more of the northeast.
Is there really no reference point? Then check the local building code (building regulations / building ordinance) to see if it says anything about this.
A development plan from 1987 can also be useful here. We can't read your mind.
Is a garage required in the southwest? I would have thought more of the northeast.
H
hanghaus202318 Feb 2024 18:52haydee schrieb:
I would plan the carport by the street and a path to the front door. That was my first thought as well. But instead of a path, a staircase going up would be needed. There is a height difference of about 3 m (10 feet) from the street at the building boundary.
The first thing to do is to check the zoning plan for any regulations regarding garages or carports. Where can the zoning plan be found?
haydee schrieb:
The street view looks familiar somehow. Probably because there have been embankments directly by the street before. How far does the carport have to be from the street?
I would plan the carport by the street and have a path to the front door.
I don’t like the floor plan. It reminds me of Tetris.
Take the living room, for example. According to calculations, 15 sq m (160 sq ft) usable, but due to doors/traffic areas only 10.5 sq m (113 sq ft).
The ineffective corner in the kitchen called the pantry, etc., and upstairs the huge hallway, but no storage room. Having the carport directly by the street would be great, but unfortunately it’s not possible—6 m (20 ft) distance is required according to the building plan. With those 6 m (20 ft) setbacks, we’re fully back on the slope again with all the excavation and everything. At this point, considering all the costs, we might as well build a basement.
@haydee: What changes would you suggest for the floor plan, for example?
Note about the upper floor plan: We plan to section off a storage room from the large hallway later on, but right now (no children yet) we don’t need it.
We quickly attached a snippet:
hanghaus2023 schrieb:
It helps to take a look at how the neighbors on the street have arranged it. How did they plan the garage or carport? Probably a garage in the basement at that time.
Is there really no reference point? Then check the regional building regulations to see if they say anything about it.
A development plan from 1987 might also be useful here. We can’t read your mind.
Is a garage mandatory in the southwest? I would have guessed northeast instead. Exactly, the neighbors have the garage in the basement. As mentioned, with today’s requirements, a basement is simply too expensive for us.
Everything stated in the development plan is already noted in our first post. But maybe you’ll see something we have overlooked.
A garage is not mandatory. However, we don’t want a large double carport to block the open view and garden in the northeast.
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