ᐅ Floor Plan Optimization for a City Villa of Approximately 180 sqm with Basement in Berlin
Created on: 18 Jun 2020 00:15
J
julimos
Hello everyone,
after reading a lot and gathering suggestions and ideas, I would like to present our building project and hope for advice on potential pitfalls as well as recommendations for optimizations or useful changes.
Development Plan / Restrictions
Plot size: 710 sqm (7,645 sq ft), 19 m (62 ft) wide, approximately 37 m (121 ft) long
Slope: Completely flat
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line, and boundaries: setback lines are 5 m (16 ft) from the street and 5 m (16 ft) from the right property boundary. Because it is a dead-end street, the driveway must be placed to the left of the house, leaving 14 m (46 ft) for house plus driveway. Therefore, the floor plan is about 10 m (33 ft) wide.
Edge development: None
Number of parking spaces: No requirement
Number of floors: up to 2
Roof type: -
Architectural style: §34 - almost all building types exist on this street
Orientation: -
Maximum heights / limits: 2-storey, open development, otherwise §34 Federal Building Code
Other requirements: -
Client Requirements
Architectural style, roof type, building type: Brick-clad city villa, main windows and room orientation facing the garden to the rear
Basement, floors: Basement plus 2 floors
Number of occupants, ages: 2 adults, 2 children (1 and 4 years old)
Ground floor room requirements: Living room, kitchen, guest room, guest/additional bathroom
Upper floor: Master bedroom, 2 children's rooms
Office: Currently partly home office, could become 100% home office
Guest stays per year: More than 50 nights
Open kitchen, kitchen island: Semi-open kitchen
Number of dining seats: 8
Fireplace: No
Garage, carport: Driveway with 1–2 parking spaces is sufficient
House Design
Who developed the plan: A mix of a professional planner (initial draft) and DIY adjustments
We particularly like: Floor-to-ceiling windows on ground and upper floors facing the garden (rear), open kitchen, short distances between kitchen and basement, and living room and upper floor
What we dislike: Large hallway upstairs – caused by the staircase orientation on the ground floor and the unfavorable lot shape
General contractor offer: 410,000 + approx. 120,000 additional costs/furnishing/floor coverings/painting/demolition of existing building (We plan to do much of this ourselves and have no extravagant demands)
Personal price limit for the house, including fittings: 550,000
Preferred heating technology: Air-to-water heat pump (gas is too far away, borehole drilling not economical. Possibly vertical loop heat collector if space is sufficient according to heating load calculation, but the garden has several trees and installations that cannot or should not be removed)
If you had to give up, on which details/extensions
-could you do without: Additional toilet upstairs, although we currently miss it due to frequent guests
-could you not do without: Large windows to the garden/terrace & basement (There is still an existing (far too small) house with a basement on the plot. Without a basement, almost as much earth would have to be moved). We will not finish the basement initially (only tiling in the utility room and front basement area planned)
Why does the design look like it does now?
A mix of a standard design and many adaptations. The shape of the plot strongly dictates the form of the house, which can only be extended to the rear.
The basic question about the floor plan summarized in 130 characters:
Does the floor plan work from your perspective? Should the staircase be rotated after all (with the drawback that the access to the upper floor passes through the "mudroom" area)?
Have we completely overlooked anything?
Thank you very much!
after reading a lot and gathering suggestions and ideas, I would like to present our building project and hope for advice on potential pitfalls as well as recommendations for optimizations or useful changes.
Development Plan / Restrictions
Plot size: 710 sqm (7,645 sq ft), 19 m (62 ft) wide, approximately 37 m (121 ft) long
Slope: Completely flat
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line, and boundaries: setback lines are 5 m (16 ft) from the street and 5 m (16 ft) from the right property boundary. Because it is a dead-end street, the driveway must be placed to the left of the house, leaving 14 m (46 ft) for house plus driveway. Therefore, the floor plan is about 10 m (33 ft) wide.
Edge development: None
Number of parking spaces: No requirement
Number of floors: up to 2
Roof type: -
Architectural style: §34 - almost all building types exist on this street
Orientation: -
Maximum heights / limits: 2-storey, open development, otherwise §34 Federal Building Code
Other requirements: -
Client Requirements
Architectural style, roof type, building type: Brick-clad city villa, main windows and room orientation facing the garden to the rear
Basement, floors: Basement plus 2 floors
Number of occupants, ages: 2 adults, 2 children (1 and 4 years old)
Ground floor room requirements: Living room, kitchen, guest room, guest/additional bathroom
Upper floor: Master bedroom, 2 children's rooms
Office: Currently partly home office, could become 100% home office
Guest stays per year: More than 50 nights
Open kitchen, kitchen island: Semi-open kitchen
Number of dining seats: 8
Fireplace: No
Garage, carport: Driveway with 1–2 parking spaces is sufficient
House Design
Who developed the plan: A mix of a professional planner (initial draft) and DIY adjustments
We particularly like: Floor-to-ceiling windows on ground and upper floors facing the garden (rear), open kitchen, short distances between kitchen and basement, and living room and upper floor
What we dislike: Large hallway upstairs – caused by the staircase orientation on the ground floor and the unfavorable lot shape
General contractor offer: 410,000 + approx. 120,000 additional costs/furnishing/floor coverings/painting/demolition of existing building (We plan to do much of this ourselves and have no extravagant demands)
Personal price limit for the house, including fittings: 550,000
Preferred heating technology: Air-to-water heat pump (gas is too far away, borehole drilling not economical. Possibly vertical loop heat collector if space is sufficient according to heating load calculation, but the garden has several trees and installations that cannot or should not be removed)
If you had to give up, on which details/extensions
-could you do without: Additional toilet upstairs, although we currently miss it due to frequent guests
-could you not do without: Large windows to the garden/terrace & basement (There is still an existing (far too small) house with a basement on the plot. Without a basement, almost as much earth would have to be moved). We will not finish the basement initially (only tiling in the utility room and front basement area planned)
Why does the design look like it does now?
A mix of a standard design and many adaptations. The shape of the plot strongly dictates the form of the house, which can only be extended to the rear.
The basic question about the floor plan summarized in 130 characters:
Does the floor plan work from your perspective? Should the staircase be rotated after all (with the drawback that the access to the upper floor passes through the "mudroom" area)?
Have we completely overlooked anything?
Thank you very much!
11ant schrieb:
Rectangular floor plans accessed from the gable end are not very common, but they are not exactly rare either.Hey, I’ve searched a lot but haven’t found anything suitable so far.
Do you have any tips?
S
saralina8722 Jun 2020 08:26Try searching for "Gussek Haus Eibenallee." That could be a good option to consider...
Also interesting:
House Liesl by Regnauer (definitely a dream home...)
Also interesting:
House Liesl by Regnauer (definitely a dream home...)
Your new floor plan is already much better! However, the staircase is far too small: 2 m x 1.60 m (6.6 ft x 5.25 ft) is never going to be enough. More like 2.2 m x 2.2 m (7.2 ft x 7.2 ft). Because of this, the ground floor won’t work as it is. There would be space on the upper floor though. I also don’t like Children’s Room 1. I like Gussek houses, but unfortunately the Regnauer one doesn’t fit well. The living room is not facing the garden and the entrance is on the side.
Regarding the sofa position: everyone is different. For example, I like to sit on the sofa with my morning coffee looking out into the garden. Or in the evening with a glass of wine or chatting with friends. Thanks to the lighting, the garden still looks great even after dark. For me, having the sofa facing a wall and with its back to the window or the room would be a no-go. Then it only really works for watching TV, and it’s no surprise that it doesn’t get used otherwise. You could also put a narrow room divider between the dining and living areas and mount the TV there? Someone planned it like that recently, maybe @saralina87?
Regarding the sofa position: everyone is different. For example, I like to sit on the sofa with my morning coffee looking out into the garden. Or in the evening with a glass of wine or chatting with friends. Thanks to the lighting, the garden still looks great even after dark. For me, having the sofa facing a wall and with its back to the window or the room would be a no-go. Then it only really works for watching TV, and it’s no surprise that it doesn’t get used otherwise. You could also put a narrow room divider between the dining and living areas and mount the TV there? Someone planned it like that recently, maybe @saralina87?
S
saralina8722 Jun 2020 09:07Regnauer could work if you place the kitchen in the living room indicated there and move the guest room to the basement (which I also find somewhat "wasted" otherwise), but that’s a matter of personal taste.
No, I wasn’t the one suggesting the partition wall, but I know which thread you mean. I can’t remember the name either... @11ant probably knows for sure.
No, I wasn’t the one suggesting the partition wall, but I know which thread you mean. I can’t remember the name either... @11ant probably knows for sure.
saralina87 schrieb:
Try googling "Gussek Haus Eibenallee." That might be heading in the right direction...? Yes, that’s along the same lines and actually confirms my thoughts a bit. Apart from a few swapped rooms, the layout is largely similar to ours.
I’m not so fond of the Regnauer design; we prefer an entrance from the front, and we don’t want the bedroom facing the street. The kids’ rooms there are also very narrow.
Würfel* schrieb:
Your new floor plan is already much better! However, the staircase is way too small: 2 m x 1.60 m (6.5 ft x 5.25 ft) is never enough. More like 2.2 m x 2.2 m (7.2 ft x 7.2 ft). Because of that, the ground floor won’t work as is. There is space upstairs though. I also don’t like children’s room 1. The staircase is now 2 m x 2 m (6.5 ft x 6.5 ft). I think 2.2 m x 2.2 m (7.2 ft x 7.2 ft) could fit well too, that would only require moving a few walls by a few centimeters (inches).
The sofa placement is indeed a bit tricky. We don’t want to place the TV in the middle of the room and would probably feel most comfortable with the arrangement shown in the sketch. Having both a view out the window and a clear TV line of sight is difficult to achieve at the same time.
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