ᐅ Floor Plan Design for a Single-Family Home in the Oberberg District

Hello.

I already posted a notice about our building project in a subforum. I was advised to share more details about our plans here. My wife and I want to build a single-family house on a 929m² (10,000 sq ft) plot in a new residential development. We have already done some preliminary planning. By now, we have been able to refine and specify our wishes. I would like to present all the details to you.

Budget for the house construction is 300,000 euros (I have included a 10% buffer for increased incidental costs; the absolute limit would be 330,000 euros).

Note: All screenshots have north indicated at the top edge of the image ([B]12 o’clock).[/B]

Development Plan / Restrictions

• New residential area, developed in 2019, plot number 980
• View
• to the north: forest/meadow/nature
• to the east: forest/meadow/nature and city outskirts (sports and school center)
• to the south: new residential area and town center
• to the west: forest/meadow/nature

Unfortunately, only the original development plan from November 2019, available online, is currently available. The boundaries shown there do not match reality. Also, the document provided only limited information.

• Size of the plot - 929m² (in residential area WA2)

• Slope (see image)

• Slightly sloping down from the street toward north-northwest
• From the street toward north ending with a steep slope
• Slightly sloping down from the street toward northeast into the curve
• We have already marked an area for a possible house location (~325m² according to the site coverage ratio). We tend to place the house as close as possible to the left neighboring plot. This is the highest point of the property. We would like to have sunlight for as long as possible after work. A terrace is planned on the west side (towards the left neighbor). On the right side of the house, a parking area for vehicles.

• Here again, a detailed view of the entire sloping street. The neighbor on the left (979) and neighbors below (1048 and 1049) are located higher. Could they possibly block sunlight?

• Site coverage ratio 0.35
• Floor area ratio ---
• Building envelope, building line and building boundary (see image above)

• Edge development – no information
• Number of parking spaces – no information
• Storeys – 1 full storey
• Roof shape – no information
• Architectural style – no information
• Orientation – no information
• Maximum heights/limits – no information
• Other requirements – no information

Homeowner Requirements

• Number of occupants, ages – 2 persons, male 35 and female 31, wish for 2 children

• Architectural style, roof shape, building type
• Option 1: Single-family house, living area about 130m² (1,400 sq ft), gable roof
• Basement, storeys – no basement, 1.5 storeys
• Space requirements on ground floor: kitchen + small pantry, open living-dining area, guest toilet, utility/technical room
• Space requirements on upper floor: 3 bedrooms, bathroom
• Space requirements not assigned to a specific floor: office/workroom
• Option 2: Bungalow with a finished basement
• Basement, storeys – basement as living space, open to north and east, west and south sides adjacent to slope
• Space requirements on ground floor, basement – ground floor: kitchen + small pantry, open living-dining area, guest toilet, 1 room (guest/office or bedroom if office is in basement), utility/technical room
• Space requirements in basement: 3 rooms (2 bedrooms + office or 3 bedrooms if office is on ground floor), bathroom, utility/technical room

How do you think the two options compare financially? Option 2 would of course require excavation for a basement.

• Office use: family or home office? – wife home office, husband hobbies: computer games/music and paperwork
• Guests per year – maximum 1 couple on the couch
• Open or closed layout – open living areas, closed bedrooms, closed office (optionally open office integrated in living space)
• Traditional or modern style – exterior traditional, interior minimalist and functional
• Open kitchen, kitchen island – open kitchen
• Number of dining seats – 6-8
• Fireplace – no
• Music/sound system wall – no
• Balcony, roof terrace – no
• Garage, carport – yes
• Utility garden, greenhouse – no
• Other wishes/particulars/daily routine, including reasons for or against features
• Both working and out of the house from 7 a.m.
• Terrace to enjoy the sun after work
• Love light and nature, would like a dormer on the upper floor and large windows for wide views of nature
• Husband’s hobby: gardening (raised beds, fruit plants), for relaxation, possibly an underground cistern to supply water for the garden
• Lots of outdoor space for children
• Garage or carport with storage space for bicycles, possibly tools if there is not enough storage space inside the house
• For option 2: kitchen access to the terrace, which has an external staircase or ramp connecting to the basement level; basement entrance on east side
• Optional: wife wishes for a bay window / conservatory

House Design
Option 1


[SPOILER]

This floor plan is based on the standard model Esprit. I mirrored the plan so that the kitchen is on the west side with access to the terrace. We were missing an office, which I added on the upper floor by reducing the size of the children’s rooms and creating new walls. On the ground floor, I also modified the wall between the hallway and the living area, adding a slanted wall with just one door.

What do we particularly like? Why? – bay window extends the living space on the ground floor, dormer adds another room (office)
What do we not like? Why? – since this design was created only last night, nothing so far that causes dissatisfaction
Price estimate according to architect/planner – pending
Personal price limit for the house including fittings – budget of 300,000 euros plus new kitchen; we want to participate in interior finishing where possible; some trades are available among friends (plumbing, roofing, possibly electrical); children’s rooms will be completed as needed
Preferred heating system: underfloor heating, no oil, no gas

If you had to give up certain features or expansions, which ones
-could you do without: bay window, large dormer
-could not give up: additional office

Why has the design evolved the way it has? For example:
Standard plan from the architect?
Which wishes from us were implemented?
A mix of inspirations from various magazines...
What do you consider particularly good or bad about it?

What is the most important/basic question about this floor plan, summarized in 130 characters? – The design is just 12 hours old, we still need to consider exactly where to place windows and which ones[/SPOILER]

Option 2
I may post this later; however, I am concerned that the idea of a finished basement will exceed the budget.


If you had to give up certain features or expansions, which ones
-could you do without:
-could not give up:

Why has the design evolved the way it has? For example:
Standard plan from the architect?
Which wishes from us were implemented?
A mix of inspirations from various magazines...
What do you consider particularly good or bad about it?

What is the most important/basic question about this floor plan, summarized in 130 characters?

We would like to thank you in advance for your active participation and the help provided.

Rhyem86 schrieb:

Budget for the house construction is 300,000 euros (I have included a 10% buffer for increased additional costs; the absolute maximum would be 330,000 euros)

Does that mean you are planning or have 300,000 (330,000) euros available including the additional construction costs?
That will be quite tight.

Rhyem86 schrieb:

Proposal 2: Bungalow with a basement

That won’t work. Since the roof is mandatory anyway, you will have to use it or be able to use it.

Rhyem86 schrieb:

• Floor area ratio 0.35
• No information on site coverage ratio
• Building plot boundaries, building line, and construction limits (see image above)

• Edge development – no information
• Number of parking spaces – no information
• Number of storeys – 1 full storey
• Roof type – no information
• Architectural style – no information
• Orientation – no information
• Maximum heights/limits – no information
• Other requirements – no information

Rhyem86 schrieb:

Unfortunately, only the original development plan available online (as of November 2019) is currently at hand. The boundaries don’t match, and I could only get limited information from the document.

Surely there must be some information there, especially since it is not that old...

I actually don’t understand why you were directed to this subforum. You don’t have a floor plan to discuss yet.
The proper approach would be to consult your preferred general contractor about a standard house that meets your wishes and requirements, then discuss the floor plan here to see how it fits best on your lot and suits your needs.

By the way: Spoilers sometimes cannot be opened on mobile devices. Please use the file transfer option when posting instead.

ypg schrieb:

So, are you planning or have a budget of 300,000 (330,000) including additional construction costs?
That’s going to be quite tight.

We have 300,000 just for the house. The additional construction costs will be covered by our own equity.

ypg schrieb:

Actually, I’m not sure why you were directed to this subforum. You don’t have a floor plan to discuss.
The proper approach would be to first talk to your preferred general contractor to pick a standard house model based on your wishes and requirements, then discuss the floor plan here to see how it best fits your plot and your needs.

I did attach floor plans. They must have gotten lost in all the spoilers. I was worried it would otherwise become too confusing.

ypg schrieb:

By the way: Spoilers sometimes do not open properly on mobile devices. Please use the file upload option when creating your post instead.

Done with this ;-)

We already have offers from Heinz von Heiden and Kern-Haus. I have now attached the floor plans as well.

Best regards

First of all, I find it unfortunate – and worth reconsidering! – that of the four big names and six regional ones, currently only two big names are being discussed. Their designs differ enough that you could explain in more detail whether and where the “truth” lies between them. Unfortunately, both designs – by the way, avoid external links! – provide little useful information regarding dimensions; for example, dimension chains of only the window openings and wall sections of the facade offer very little value to the discussion. At present, both are too weakly detailed to be worth discussing further.

Where should the house and (which type of) parking spaces be “located”? Interpolating height profiles from the site boundaries is not only too much work for free but also only of limited value. I find it significantly more useful to know concrete elevation points in the terrain. It may be advisable to rotate the house axis aligned parallel to contour lines. Furthermore, it can generally be said that the more a slope is involved, a footprint close to a square shape is rather disadvantageous. Such a shape only ceases to be a problem as long as the “slope” is limited to the steepness feeling of @Pinkiponks’ husband 🙂

Rhyem86 schrieb:

Bungalow with a basement living area

If the terrain allows or even suggests a basement, I would possibly also consider adding a basement to a non-bungalow house to keep storage rooms “off the feet” in the above-ground part of the house. I do not see a study room in the models mentioned if both children are to have their own rooms. However, for children currently only planned, I would seriously consider a middle house type as well.

Rhyem86 schrieb:

Unfortunately, only the original development plan available online as of November 2019 is currently available. The boundaries do not correspond there. Also, I was only able to extract limited information from the document.

It is not unusual for development plans to be drawn up before the land consolidation is completed. If the plan has actually already been revised since then, it would be interesting to know the changes and their justification. Furthermore, I suspect you may have omitted the “textual provisions,” which are sometimes a separate document from the drawings. Please mention (without linking!) the name of the development plan.

Rhyem86 schrieb:

Hobby man: garden [...] optional: wife wishes for a bay window/winter garden

The bay window/winter garden request (which are actually two quite different things) should be explained by the wife in more detail – ideally, you always invite the spouse regularly to the virtual discussion here. And: does she also have a hobby (sewing room, model railway, second TV, gamer woman’s cave)?

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https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

... and why are you planning your house in the southwest corner of the plot if you have already determined that the sun moves along that side?
Apparently, the yellow contour line indicates a leveled area suitable for building?
In my experience, even Heinz von Heiden would have to push close to the budget limit with a house of this size.

I personally think the floor plan is quite good. Unfortunately, the dimensions of the individual rooms are missing.
There are a few things I would change on the ground floor. I would leave out the pantry. It is so small that almost nothing fits in there. If you plan tall kitchen cabinets where the door is, you can probably store just as much in there as in the pantry.
I would possibly put the toilet where the pantry is. It would need to be slightly widened. The door to the toilet should then open from the hallway.
Where the toilet is now, you could either make a storage room or add the space to the utility room, which could also be used for storage. You don’t have much storage space otherwise.
I would move the door to the kitchen/living area to the straight wall opposite the front door and straighten the angled wall that currently has the door. This way, you can also extend the kitchen along the wall up to the corner.
Then rotate the dining table by 90 degrees.