ᐅ Floor Plan Optimization for a Single-Family Home with Basement on a Small Plot
Created on: 16 Sep 2019 08:38
A
AnniSke
Hello everyone!
After reading here for quite some time (and checking out nearly all floor plan questions for similar lot sizes and building dimensions), we now have some questions about the preliminary design from our builder.
Our situation is similar to the forum post from Wednesday, but our main focus is on the basement J
This is the first draft based on a rough idea of what we envision and what is important to us (the design seems quickly done to me—see the projecting dormer—or is that common nowadays?), but overall all our requests have been considered. We see room for improvement especially in the basement level, the basement stairs/daylight wells, and the size of the living/dining area (probably only fixable with a larger house footprint). The upper floor works well for us.
Independently from the builder, we came up with a similar floor plan that meets our needs; it is nothing “special” but fits our ideas well.
We would appreciate it if some of you could share practical tips or suggestions for changes so that we can respond to the builder and discuss possible deviations.
Feel free to be thorough and please also point out any potentially major planning mistakes.
I have attached the following:
Development Plan / Restrictions
Lot size: approx. 360 m² (still not fully measured, as the plot is being subdivided)
Slope: no
Floor area ratio (FAR): 0.4
Floor space index (FSI): 0.8
Building envelope, building line and boundary: see site plan; 3 m (approx. 10 ft) on three sides, less on street side due to protected green strip with fruit trees (not our property); open building style
Edge development: no (usually allowed for townhouses, but specifically excluded for carports and garages in the development plan); edge development allowed for uncovered parking spaces
Number of parking spaces: 2
Number of stories allowed: 1-2 full stories
Roof type: gable roof (up to 38°), shed roof, flat roof (up to 25°)
Architectural style: classic-modern?
Orientation: ridge line along the street
Maximum heights / limits: eaves height max. 7.50 m (24.6 ft) above the access road (lot lies slightly below street level)
Additional requirements: none
Homeowner Requirements
Style, roof shape, building type: classic/modern detached single-family house, gable roof 38°, knee wall preferably raised to 1 m (3 ft)
Basement, number of floors: basement included, 1.5 floors
Number of people, ages: 2 (both 29), 1 child (1.5 years), at least 1 more (preferably 2) planned
Room requirements on ground floor (GF), upper floor (UF)
GF: kitchen (with sliding door, can be smaller, no separate dining area), living/dining area (currently about 32 m² (344 sq ft), our furniture is designed for this and we would like to keep it), future master bedroom, bathroom with shower (house should theoretically be usable on one level in an age-appropriate way)
UF: 3 children’s rooms, bathroom
Basement: utility room, technical room, workshop, office/guest room
Office (family use or home office?): office desired (in basement), home office at least once a week
Guests per year: about twice a month 2 people, every two weeks 1 person → guest room desired (can later be combined with office in the basement if a bedroom is needed on the ground floor)
Open or closed architecture: closed
Conservative or modern construction: rather conservative
Open kitchen, cooking island: no, smaller cooking area, separated by sliding door
Number of dining seats: permanently for 5 (current dining table has 8 seats)
Fireplace: yes, preferred
Music / stereo wall: no
Balcony, roof terrace: no
Garage, carport: no
Vegetable garden, greenhouse: some vegetable garden, so we want to place the building close to the build boundary to maximize garden space
Additional wishes / special features / daily routine, also reasons why some things should or should not be: none
House Design
Planner: planner from a building company; the second attached version is our own adjusted “solution” with the house widened by 0.5 m (approx. 1.6 ft) and furniture drawn in the living/dining and bedroom areas which we already own.
What do you especially like?: the solution with a coat area and shower niche on the ground floor, the stairs, level, masonry showers, spacious children’s rooms, fireplace location between living and dining areas, large home office/guest room in basement, where both “uses” can be nicely combined.
Why?: we had not thought of the coat and shower concept in the floor plan ideas, find it practical and reasonably age-appropriate (though the dimensions could be slightly wider), and had no clue where best to put a fireplace.
What don’t you like? Why?: living/dining area too small, at 22 m² (237 sq ft) we cannot fit our furniture, kitchen is too large, we don’t need a separate seating area in the kitchen (we currently eat all meals in the dining area), the exterior basement stairs with the bend take up too much space, and we don’t want a carport as it would have to be inside the building zone (uncovered parking is allowed as edge development), the concrete daylight wells in the basement.
Price estimate from architect/planner: not yet available, initial rough offer before planning (130 m² (1400 sq ft) with basement) was 315,000 including standard ancillary construction costs, but with a “standard basement”; we might need a waterproof concrete shell (“white tub”), estimated extra cost about 20,000 according to the builder
Personal price limit for the house: 340,000 (furniture is already owned from current large apartment (126 m² (1356 sq ft) living space), kitchen belongs to us and only needs minor changes, cost covered separately)
Preferred heating technology: we considered a ground source heat pump, but the builder has had problems twice in the building area with insufficient supply temperature and therefore recommends an air-to-water heat pump on the south side of the house. Has anyone had experience with this?
If you have to give up something, what details/features?
Can give up: dormer, large kitchen, fully heated basement
Cannot give up: basement (due to small lot and 3 children planned), bedroom on ground floor, bathroom with shower on ground floor
Why is the layout the way it is now?
Draft from planner after a brief initial discussion about our preferences (we did not provide a detailed list of requirements)
Which wishes were implemented by the architect? bedroom on ground floor, bathroom with shower, staircase design, bathroom with shower and tub on upper floor, basement with office
What do you think works well or poorly? we like the overall distribution of floors, but are not yet convinced by the basement layout.
What is the most important/basic question about the floor plan in 130 characters?
Any ideas to improve the basement (e.g., no bent stairs, maybe no basement hallway at stairs, maybe no daylight wells)? Any improvements for other floors (e.g., larger living/dining area)? Is there any place to add a laundry chute (nice to have but not essential)?
We look forward to your ideas and feedback J
Best regards and many thanks in advance!
After reading here for quite some time (and checking out nearly all floor plan questions for similar lot sizes and building dimensions), we now have some questions about the preliminary design from our builder.
Our situation is similar to the forum post from Wednesday, but our main focus is on the basement J
This is the first draft based on a rough idea of what we envision and what is important to us (the design seems quickly done to me—see the projecting dormer—or is that common nowadays?), but overall all our requests have been considered. We see room for improvement especially in the basement level, the basement stairs/daylight wells, and the size of the living/dining area (probably only fixable with a larger house footprint). The upper floor works well for us.
Independently from the builder, we came up with a similar floor plan that meets our needs; it is nothing “special” but fits our ideas well.
We would appreciate it if some of you could share practical tips or suggestions for changes so that we can respond to the builder and discuss possible deviations.
Feel free to be thorough and please also point out any potentially major planning mistakes.
I have attached the following:
- Site plan assumed by the builder
- Builder’s planning (floor plans, section, exterior view)
- Our modified floor plans based on the builder’s draft (larger living/dining area, smaller kitchen, different basement stairs)
Development Plan / Restrictions
Lot size: approx. 360 m² (still not fully measured, as the plot is being subdivided)
Slope: no
Floor area ratio (FAR): 0.4
Floor space index (FSI): 0.8
Building envelope, building line and boundary: see site plan; 3 m (approx. 10 ft) on three sides, less on street side due to protected green strip with fruit trees (not our property); open building style
Edge development: no (usually allowed for townhouses, but specifically excluded for carports and garages in the development plan); edge development allowed for uncovered parking spaces
Number of parking spaces: 2
Number of stories allowed: 1-2 full stories
Roof type: gable roof (up to 38°), shed roof, flat roof (up to 25°)
Architectural style: classic-modern?
Orientation: ridge line along the street
Maximum heights / limits: eaves height max. 7.50 m (24.6 ft) above the access road (lot lies slightly below street level)
Additional requirements: none
Homeowner Requirements
Style, roof shape, building type: classic/modern detached single-family house, gable roof 38°, knee wall preferably raised to 1 m (3 ft)
Basement, number of floors: basement included, 1.5 floors
Number of people, ages: 2 (both 29), 1 child (1.5 years), at least 1 more (preferably 2) planned
Room requirements on ground floor (GF), upper floor (UF)
GF: kitchen (with sliding door, can be smaller, no separate dining area), living/dining area (currently about 32 m² (344 sq ft), our furniture is designed for this and we would like to keep it), future master bedroom, bathroom with shower (house should theoretically be usable on one level in an age-appropriate way)
UF: 3 children’s rooms, bathroom
Basement: utility room, technical room, workshop, office/guest room
Office (family use or home office?): office desired (in basement), home office at least once a week
Guests per year: about twice a month 2 people, every two weeks 1 person → guest room desired (can later be combined with office in the basement if a bedroom is needed on the ground floor)
Open or closed architecture: closed
Conservative or modern construction: rather conservative
Open kitchen, cooking island: no, smaller cooking area, separated by sliding door
Number of dining seats: permanently for 5 (current dining table has 8 seats)
Fireplace: yes, preferred
Music / stereo wall: no
Balcony, roof terrace: no
Garage, carport: no
Vegetable garden, greenhouse: some vegetable garden, so we want to place the building close to the build boundary to maximize garden space
Additional wishes / special features / daily routine, also reasons why some things should or should not be: none
House Design
Planner: planner from a building company; the second attached version is our own adjusted “solution” with the house widened by 0.5 m (approx. 1.6 ft) and furniture drawn in the living/dining and bedroom areas which we already own.
What do you especially like?: the solution with a coat area and shower niche on the ground floor, the stairs, level, masonry showers, spacious children’s rooms, fireplace location between living and dining areas, large home office/guest room in basement, where both “uses” can be nicely combined.
Why?: we had not thought of the coat and shower concept in the floor plan ideas, find it practical and reasonably age-appropriate (though the dimensions could be slightly wider), and had no clue where best to put a fireplace.
What don’t you like? Why?: living/dining area too small, at 22 m² (237 sq ft) we cannot fit our furniture, kitchen is too large, we don’t need a separate seating area in the kitchen (we currently eat all meals in the dining area), the exterior basement stairs with the bend take up too much space, and we don’t want a carport as it would have to be inside the building zone (uncovered parking is allowed as edge development), the concrete daylight wells in the basement.
- Regarding the basement daylight wells: my father (landscape architect) suggests a landscaped slope on that side of the house instead of concrete daylight wells (I roughly marked some slope lines on our design) with stairs integrated into the slope at the rear of the house. What do you think of this option? We are unsure about stair drainage for rain, but this should be manageable with proper drainage (could be routed by pipe to the cistern we must install per development plan). Any other ideas?
Price estimate from architect/planner: not yet available, initial rough offer before planning (130 m² (1400 sq ft) with basement) was 315,000 including standard ancillary construction costs, but with a “standard basement”; we might need a waterproof concrete shell (“white tub”), estimated extra cost about 20,000 according to the builder
Personal price limit for the house: 340,000 (furniture is already owned from current large apartment (126 m² (1356 sq ft) living space), kitchen belongs to us and only needs minor changes, cost covered separately)
Preferred heating technology: we considered a ground source heat pump, but the builder has had problems twice in the building area with insufficient supply temperature and therefore recommends an air-to-water heat pump on the south side of the house. Has anyone had experience with this?
If you have to give up something, what details/features?
Can give up: dormer, large kitchen, fully heated basement
Cannot give up: basement (due to small lot and 3 children planned), bedroom on ground floor, bathroom with shower on ground floor
Why is the layout the way it is now?
Draft from planner after a brief initial discussion about our preferences (we did not provide a detailed list of requirements)
Which wishes were implemented by the architect? bedroom on ground floor, bathroom with shower, staircase design, bathroom with shower and tub on upper floor, basement with office
What do you think works well or poorly? we like the overall distribution of floors, but are not yet convinced by the basement layout.
What is the most important/basic question about the floor plan in 130 characters?
Any ideas to improve the basement (e.g., no bent stairs, maybe no basement hallway at stairs, maybe no daylight wells)? Any improvements for other floors (e.g., larger living/dining area)? Is there any place to add a laundry chute (nice to have but not essential)?
We look forward to your ideas and feedback J
Best regards and many thanks in advance!
Scout schrieb:
You can add the downstairs bedroom to the living room.AnniSke schrieb:
But the bedroom on the ground floor is also planned if there are three children (that’s the plan, of course hoping it will work out). Otherwise, the dormer upstairs would definitely have to stay, and there would be four rooms on the upper floor, which would then be quite small—or am I missing something?You’re not missing anything; that’s exactly the problem: if you plan for four bedrooms upstairs, then you have plenty of space downstairs. Move the office to the ground floor, and then the basement ends up being “extra” space again.
Idea: a bedroom in the living basement? Three kids sharing two bedrooms while they’re young, with the parents moving to the basement later. The downside is the costly bathroom in the basement.
Or smaller kids’ bedrooms, since they’ll have play and gaming areas in the basement anyway...
Or add an extension on the ground floor to make up for the missing 5–10 square meters (54–108 square feet)—I prefer this option.
Expanding the house too much would probably be too expensive. Some extra space for the bedroom with three kids is definitely a good idea.
Oh dear, you're absolutely right, kbt09! I made a mistake with the scale yesterday, sorry!
Now I also understand what ypg meant... embarrassing...
A carport and a covered staircase is a tricky subject. The builder had planned it that way in the initial drafts. But we don’t really want that, since cars aren’t that important to us in terms of keeping them dry, and secondly, it takes up a lot of space on the property because of the 3 m (10 feet) setback line, as you already mentioned.
We would prefer the staircase at the back of the house and just two parking spaces arranged one behind the other, which are allowed as boundary constructions...
Best regards
Now I also understand what ypg meant... embarrassing...
A carport and a covered staircase is a tricky subject. The builder had planned it that way in the initial drafts. But we don’t really want that, since cars aren’t that important to us in terms of keeping them dry, and secondly, it takes up a lot of space on the property because of the 3 m (10 feet) setback line, as you already mentioned.
We would prefer the staircase at the back of the house and just two parking spaces arranged one behind the other, which are allowed as boundary constructions...
Best regards
You're right about the basement stairway, sorry. It’s not possible.
The basement room in the lower left has no label—is it the "above"? The bedroom in the basement and the utility room next to it both have slopes and proper windows. These are the prime spots in the basement!
I would suggest creating two bedrooms here (for guests and possibly a third child) and relocating the utility/storage room to the lower left instead. Then, in the upper floor hallway corner near Child’s Room 1 and the bedroom, a laundry chute could be planned (doors would need slight adjustments), since this wall already exists on both the ground floor and basement. This means laundry would conveniently arrive in the basement hallway, right next to the utility room.
With two bedrooms in the basement, the ground floor bedroom would be freed up. Now, the kitchen could be placed at the upper left, the dining room to its right, and a living area at the lower left. Or, as originally planned, the main living room would suddenly become much larger. The current 22m² (237 sq ft) is really tight for five people plus occasional guests!
With three children, two would share a bedroom at first, and later one could move downstairs. If mobility becomes an issue, a stairlift could be installed to the upper floor. The washing machine would move to the bathroom upstairs (make sure to plan for a connection). The basement would then be rarely used. If there is a water connection in the basement room on the left, a child might even be able to set up a small apartment down there.
The basement room in the lower left has no label—is it the "above"? The bedroom in the basement and the utility room next to it both have slopes and proper windows. These are the prime spots in the basement!
I would suggest creating two bedrooms here (for guests and possibly a third child) and relocating the utility/storage room to the lower left instead. Then, in the upper floor hallway corner near Child’s Room 1 and the bedroom, a laundry chute could be planned (doors would need slight adjustments), since this wall already exists on both the ground floor and basement. This means laundry would conveniently arrive in the basement hallway, right next to the utility room.
With two bedrooms in the basement, the ground floor bedroom would be freed up. Now, the kitchen could be placed at the upper left, the dining room to its right, and a living area at the lower left. Or, as originally planned, the main living room would suddenly become much larger. The current 22m² (237 sq ft) is really tight for five people plus occasional guests!
With three children, two would share a bedroom at first, and later one could move downstairs. If mobility becomes an issue, a stairlift could be installed to the upper floor. The washing machine would move to the bathroom upstairs (make sure to plan for a connection). The basement would then be rarely used. If there is a water connection in the basement room on the left, a child might even be able to set up a small apartment down there.
ypg schrieb:
Or add a recess on the ground floor to compensate for the missing 5-10 sqm (54-108 sq ft)... I prefer this option.Yes, that sounds good, we should definitely consider it! It would certainly be a nice solution.
Although I also really like Scout’s second idea, it would still need to be considered as a bedroom in the basement with an additional bathroom, as already mentioned.
Wow, we have a lot to discuss this evening
Great that you have such good ideas. Sometimes you just can’t see the forest for the trees yourself...
Wow, thank you very much for your effort!
This looks great as well, a fantastic option. We haven't had this before, and what I really like is that the staircase still isn’t right next to the front door (I find that really terrible ).
I can already see that I need to get tracing paper and try out many different designs.
This looks great as well, a fantastic option. We haven't had this before, and what I really like is that the staircase still isn’t right next to the front door (I find that really terrible ).
I can already see that I need to get tracing paper and try out many different designs.
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