ᐅ Floor Plan Optimization for a Single-Family House: Gable Entrance and Basement
Created on: 2 Jan 2025 19:27
F
Flowerstone
Dear housebuilding community,
We are just at the very beginning of our housebuilding journey. So far, we have gathered information, visited houses, and mainly thought about the requirements we have for our future home. We have tried to incorporate this in the attached floor plan. Not everything is perfect down to the last detail yet; it is mostly about the basic layout and such. We already own the plot (see photo, north is at the top). The house should be positioned as far northeast as possible.
In the next few weeks, we plan to schedule appointments with various general contractors to get initial assessments and offers, which will help us decide with which company we want to build. We are not under any time pressure since it is a private development area, but we would like to start building by the end of 2025 or early 2026.
I hope it is okay to ask for feedback and criticism at this early stage. We thought the earlier we identify mistakes or add new ideas, the better. If this is not the right place for such questions, I’m happy to accept that feedback and come back better prepared.
We appreciate any feedback!
Below is the questionnaire completed to the best of our knowledge and belief.
Development plan / restrictions
Plot size: 719 m2 (7735 sq ft)
Slope: approx. 60 cm (24 inches) gradient within the building area
Building coverage ratio: 0.3
Floor area ratio:
Building area, building line, and boundary: 3 m (10 feet) distance on all sides
Boundary construction: Open construction method; boundary garages up to 9 m (30 feet) allowed
Number of parking spaces: -
Number of storeys: Max. 1 full storey
Roof shape: -
Architectural style: -
Orientation: -
Owners’ requirements
Basement: Yes
Roof shape: Gable roof
Architectural style: Country house
Stories: 1 + attic. Preferably with a high knee wall.
Number of people, ages: 2 (28, 27), two children planned
Room needs on ground floor and upper floor: GF (kitchen, dining, living, office, guest bathroom, vestibule). UF: 3 bedrooms, bathroom, laundry room
Office: I work 80% from home
Guest sleepers per year: 2-3 times per year
Open kitchen, kitchen island: Open with double sliding door
Number of dining seats: 8
Fireplace: No
Music/sound system wall: No
Balcony, roof terrace: No
Garage, carport: Carport
Additional wishes/special features: Access to garden from kitchen, vestibule, laundry room on upper floor, shower in guest bathroom, open kitchen with sliding door
House design
Source of the design:
What do you particularly like? Why?
What do you not like? Why?
Price estimate according to architect/planner: -
Personal price limit for the house including fixtures: 500k
Preferred heating technology: -
If you have to give up something, which details/extensions:
-can you give up:
-can you not give up:
Why has the design turned out this way?
Based on a standard design of a house with gable entrance as a starting point. Large office that could later also be used as a bedroom with a double bed, vestibule, and laundry room on upper floor planned.
We are just at the very beginning of our housebuilding journey. So far, we have gathered information, visited houses, and mainly thought about the requirements we have for our future home. We have tried to incorporate this in the attached floor plan. Not everything is perfect down to the last detail yet; it is mostly about the basic layout and such. We already own the plot (see photo, north is at the top). The house should be positioned as far northeast as possible.
In the next few weeks, we plan to schedule appointments with various general contractors to get initial assessments and offers, which will help us decide with which company we want to build. We are not under any time pressure since it is a private development area, but we would like to start building by the end of 2025 or early 2026.
I hope it is okay to ask for feedback and criticism at this early stage. We thought the earlier we identify mistakes or add new ideas, the better. If this is not the right place for such questions, I’m happy to accept that feedback and come back better prepared.
We appreciate any feedback!
Below is the questionnaire completed to the best of our knowledge and belief.
Development plan / restrictions
Plot size: 719 m2 (7735 sq ft)
Slope: approx. 60 cm (24 inches) gradient within the building area
Building coverage ratio: 0.3
Floor area ratio:
Building area, building line, and boundary: 3 m (10 feet) distance on all sides
Boundary construction: Open construction method; boundary garages up to 9 m (30 feet) allowed
Number of parking spaces: -
Number of storeys: Max. 1 full storey
Roof shape: -
Architectural style: -
Orientation: -
Owners’ requirements
Basement: Yes
Roof shape: Gable roof
Architectural style: Country house
Stories: 1 + attic. Preferably with a high knee wall.
Number of people, ages: 2 (28, 27), two children planned
Room needs on ground floor and upper floor: GF (kitchen, dining, living, office, guest bathroom, vestibule). UF: 3 bedrooms, bathroom, laundry room
Office: I work 80% from home
Guest sleepers per year: 2-3 times per year
Open kitchen, kitchen island: Open with double sliding door
Number of dining seats: 8
Fireplace: No
Music/sound system wall: No
Balcony, roof terrace: No
Garage, carport: Carport
Additional wishes/special features: Access to garden from kitchen, vestibule, laundry room on upper floor, shower in guest bathroom, open kitchen with sliding door
House design
Source of the design:
- Do-it-yourself
What do you particularly like? Why?
- Staircase not in the dirty area
- Kitchen can be either open or closed
- Laundry room on upper floor
What do you not like? Why?
- Basement stairs unfortunately not in the vestibule
- Bathroom on upper floor not clearly divided into wet and dry areas
Price estimate according to architect/planner: -
Personal price limit for the house including fixtures: 500k
Preferred heating technology: -
If you have to give up something, which details/extensions:
-can you give up:
-can you not give up:
Why has the design turned out this way?
Based on a standard design of a house with gable entrance as a starting point. Large office that could later also be used as a bedroom with a double bed, vestibule, and laundry room on upper floor planned.
Flowerstone schrieb:
I hope it’s okay to ask for feedback and criticism at this early stage. We thought that the sooner we identify any mistakes in our thinking or incorporate new ideas, the better. This is exactly the right time!
F
Flowerstone2 Jan 2025 20:39hanghaus2023 schrieb:
The budget is too low for about 170m2 (1830 ft2). Is a basement really planned? Then you’re easily missing $150,000.
Without the basement and downsizing to 130m2 (1400 ft2), it might just work.Friends of ours are currently building a similarly sized house with a local general contractor, without a basement, for around $400,000. I had added $100,000 for the basement. If that doesn’t fit at all after the discussions, we’ll have to start over.If anyone has ideas on how to reduce the size without making the rooms too cramped, I’m open to suggestions :-)
Welcome and Happy New Year!
I agree with that. Perfect timing. Time is melting away like butter in the sun—you’ll see.
Just a very rough note on the design:
it seems you haven’t taken the sloped ceilings into account in the bathroom and utility room.
Arauki11 schrieb:
This is exactly the right moment!
I agree with that. Perfect timing. Time is melting away like butter in the sun—you’ll see.
Just a very rough note on the design:
it seems you haven’t taken the sloped ceilings into account in the bathroom and utility room.
Flowerstone schrieb:
Friends of ours are currently building a house of similar size with a local general contractor. Similar can be very different from the same, which is why I have my own calculations done independently and then compare whether the costs are similar. Hundreds of seemingly minor factors can lead to a completely different outcome, even if both houses look alike.
Although I have owned a basement for many years, I would only build one if there is no other practical option.
Flowerstone schrieb:
Number of floors: Max. 1 full story Which state building code applies in this case? Or rather, which full story regulation governs having only one level?
Flowerstone schrieb:
Friends of ours are currently building a similarly sized house without a basement with a local general contractor for around 400,000. Note the words “similarly sized” and “currently.” They do not have the final invoice yet. A common solid masonry construction is calculated based on the catalogue price, which people proudly mention, then the upgrade costs, which surprise them, and then the constant additional costs during construction, which they don’t even notice over time. Earthworks are usually omitted because the cost is hard to grasp during the building period, and the final bills often come only after handover and moving in, or after self-performed work. And after moving in, people usually stop calculating because plan B is already in effect.
In the end, the total cost is far higher than initially estimated, and people remain silent about further surprises.
Since every square meter costs, here are some questions you should answer for yourself.
Basement, which was just questioned: what is its purpose?
Flowerstone schrieb:
Entrance vestibule What is its benefit?
Flowerstone schrieb:
Staircase not located in the dirty zone Why then do you plan the bathroom in the dirty zone?
Flowerstone schrieb:
Basement stairs unfortunately not in the entrance vestibule What would the stairs do better in the vestibule?
I don’t quite reach 170 sqm (square meters), but at 160 sqm (1720 square feet) I am already at 480,000 without a basement.
Regarding the design: yes, the roof slopes upstairs have not been fully considered. A utility room on the upper floor is a good idea, which usually saves at least half of the basement size.
The entrance vestibule lacks a large coat closet; the kitchen with the island eats up space. Open kitchens with islands are supposed to optimize living space and save area, but here you are wasting space. Ultimately, you will end up with a separated kitchen with two doors right next to each other: a sliding door that can be opened and a room door that swings open. Neither here nor there.
I would arrange the layout on the ground floor similarly.
It’s nice if the children get bright rooms because they spend time and need to work there, while bedrooms can cope well with slightly less favorable locations.
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