ᐅ Single-family house floor plan on a slightly sloped plot, approximately 175 m²
Created on: 14 Feb 2023 13:53
U
Unnerfranggn
Hello,
we are a family of four and are planning our first own house.
We are completely new to this and hope to avoid some pitfalls or at least get some useful warnings here in the forum before making mistakes.
This is my first post here – please be patient if I have forgotten important details for you and I will try to add anything missing.
Hopefully, most questions can be answered from the questionnaire.
Development Plan / Restrictions
Plot size: 439m² (according to development plan – residential area not fully serviced yet, plot not surveyed. Front approx. 13m (43 feet) wide, widening to 17m (56 feet) after a curve, approx. 27m (89 feet) long)
Slope: Gentle north-facing slope, plot rises about 2.5m (8 feet) towards the south
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line, and boundaries: See development plan excerpt. 3m (10 feet) setback from road, otherwise according to BayBO (Bavarian building code). Carports/garages may also be built outside the building boundaries (not at the rear)
Edge development: Fill or similar up to a maximum of 2m (6.5 feet) above traffic surface
Number of parking spaces: 2
Number of floors allowed: 2 full stories permitted
Roof style: Any allowed
Style: Detached or semi-detached house allowed
Orientation: As far as I can tell, we may choose the access road
Maximum heights/limits: Wall height 6.5m (21 feet) (“reference point is the respective topographically highest point at the public traffic area within the street facade length in front of the middle of the main building”). Ridge height 12m (39 feet).
Further regulations: The development plan feels very detailed, I don’t know what else might be relevant but can look it up. I believe I’m not allowed to share a link?!
Homeowners’ Requirements
Style, roof shape, building type: We want a single-family house for a family of four with dogs. Preferably with a cozy garden.
Basement and floors: Due to the slope and a need for plenty of (storage) space, we considered a basement (facing north and partially above ground), plus 2 full floors. Knee wall (kniestock) 1.6–1.8m (5–6 feet) if possible. Preferred roof type is gable roof, currently planned with a 25° pitch.
Number of occupants, age: 2 adults, 2 children (5 and 6 years old), and 3 dogs
Space requirements on ground and upper floor: Our current ideas:
- Ground floor: open kitchen-living-dining area, guest toilet, pantry. Preferably a generous hallway/entrance area with room for arriving and storage.
- Upper floor: 2 children’s rooms, bright and spacious, children’s bathroom (with shower), master area with bedroom/walk-in closet/master bathroom (shower and bathtub).
- Basement: utility/technical room, storage, office, guest room. If possible, office and guest room with as large windows as possible facing downhill; the basement should protrude about 1–1.5m (3–5 feet) from the ground (facing north/towards the service road).
Office: Family use or home office? Office room with home office for 1 person.
Guests per year: 8–10 times per year, usually 2–4 guests for several days each
Open or closed architecture: Preferably as open and bright as possible
Conservative or modern construction: Normal?
Open kitchen, island: Kitchen preferably open, cooking island optional (or flush with wall for more countertop space), pantry desired
Number of dining seats: 4–10, often have guests for meals
Fireplace: No
Music/audio wall: “Regular TV/music family living room” with no special acoustic requirements
Balcony, roof terrace: Rather not – garden terrace is sufficient
Garage, carport: No garage needed, a carport with storage space for 1 car (+ space for garden tools and bikes, possibly with preparation for electric car charging) would be great
Utility garden, greenhouse: No
Other wishes/special features/daily routine, including reasons why certain things are desired or not:
- We want our own space with lots of light and room for everyone, including places to retreat and to work. The living-dining area with a large dining table should be the heart of family life.
- Originally, we wished for a “two-story gable bay window” (according to the catalog) to brighten the dining area and also enhance the exterior appeal. Financially, this is questionable (~€30,000 approx. cost, not yet included). Maybe a large seating window next to the dining area instead?
- We would like to modify the shown floor plans as follows (see hand-drawn sketches): In the basement, largest possible windows (light wells or shafts possible?) and 2 rooms as a living basement. On the ground floor, entrance from the east side, large hallway, pantry. On the upper floor, the children’s rooms should face south, the master area north. Generally, as many large windows as possible, especially in living spaces.
- We would like the carport including the shed described above to be located eastwards up to the plot boundary, preferably the full possible 9m (30 feet) length and as wide as possible when the house is sited as close as possible to the road on the west side. However, with the front door on the ground floor, the driveway to the carport would slope upward. The carport should also provide the canopy over the front door.
House Design
Who created the design: By us based on the “Evolution139” by Bien-Zenker plus “grid extensions”. Exterior dimensions based on current calculation 9.41m + 11.92m (31 feet + 39 feet).
What do you particularly like? Why? Open living area: living room is open but without a direct line of sight to the kitchen, large children’s rooms
What do you dislike? Why?
- We are unsure about the best layout for the entrance area including wardrobe/guest toilet/pantry. Should the hallway’s access to the living area be aligned with the front door or the stairs?
- As currently planned in our heads, only the guest toilet and master bathroom are stacked vertically. Children’s bathroom and utility room are in different areas – will this work?
Price estimate from architect/planner: House with grid extensions including basement (not a living basement), turnkey (KfW 40+ or NH40 standard): €520,000
Personal budget limit for the house including equipment: €600,000
Preferred heating system: Air-to-water heat pump with underfloor heating.
If you had to give up, on which details or upgrades
-you could give up:
-you cannot give up: Light, open living-dining area
Why is the design the way it is now?
We have a “pre-contract with price guarantee” with Bien-Zenker. After being allocated a plot by the municipality, we chose a house from the “Evolution” series that fits the plot dimensions. The internal layout should be “freely changeable,” or we could possibly choose another house from this series. Staircase shape and position should also be adjustable.
The floor plan screenshots come from the catalog or a preliminary plan from the seller. The hand-drawn floor plans reflect our ideas for the layout and the plot arrangement. I haven’t added windows yet.
With our ideas/wishes (and hopefully input/tips from you) the next step is the architect. Our architect so far does not seem to want to be very creative – if we give him a finished plan, he will probably just use it?! Hence, beforehand we ask for your opinions.
What is the most important/fundamental question about the floor plan, summarized in 130 characters?
- Does the plot layout make sense? Are there better alternatives?
- Are the carport and driveway feasible (incline? space by front door?)
- Can the bathrooms be located as per the sketches?
- Is a living basement financially possible?
- How much space is needed for light wells in front of basement windows?
- Ideas for floor plan variations or obvious mistakes?
- Obvious cost-saving potential?
Thanks in advance and have a sunny day!
Roland
Edit: The development plan excerpts are oriented north on top, south at bottom.
we are a family of four and are planning our first own house.
We are completely new to this and hope to avoid some pitfalls or at least get some useful warnings here in the forum before making mistakes.
This is my first post here – please be patient if I have forgotten important details for you and I will try to add anything missing.
Hopefully, most questions can be answered from the questionnaire.
Development Plan / Restrictions
Plot size: 439m² (according to development plan – residential area not fully serviced yet, plot not surveyed. Front approx. 13m (43 feet) wide, widening to 17m (56 feet) after a curve, approx. 27m (89 feet) long)
Slope: Gentle north-facing slope, plot rises about 2.5m (8 feet) towards the south
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line, and boundaries: See development plan excerpt. 3m (10 feet) setback from road, otherwise according to BayBO (Bavarian building code). Carports/garages may also be built outside the building boundaries (not at the rear)
Edge development: Fill or similar up to a maximum of 2m (6.5 feet) above traffic surface
Number of parking spaces: 2
Number of floors allowed: 2 full stories permitted
Roof style: Any allowed
Style: Detached or semi-detached house allowed
Orientation: As far as I can tell, we may choose the access road
Maximum heights/limits: Wall height 6.5m (21 feet) (“reference point is the respective topographically highest point at the public traffic area within the street facade length in front of the middle of the main building”). Ridge height 12m (39 feet).
Further regulations: The development plan feels very detailed, I don’t know what else might be relevant but can look it up. I believe I’m not allowed to share a link?!
Homeowners’ Requirements
Style, roof shape, building type: We want a single-family house for a family of four with dogs. Preferably with a cozy garden.
Basement and floors: Due to the slope and a need for plenty of (storage) space, we considered a basement (facing north and partially above ground), plus 2 full floors. Knee wall (kniestock) 1.6–1.8m (5–6 feet) if possible. Preferred roof type is gable roof, currently planned with a 25° pitch.
Number of occupants, age: 2 adults, 2 children (5 and 6 years old), and 3 dogs
Space requirements on ground and upper floor: Our current ideas:
- Ground floor: open kitchen-living-dining area, guest toilet, pantry. Preferably a generous hallway/entrance area with room for arriving and storage.
- Upper floor: 2 children’s rooms, bright and spacious, children’s bathroom (with shower), master area with bedroom/walk-in closet/master bathroom (shower and bathtub).
- Basement: utility/technical room, storage, office, guest room. If possible, office and guest room with as large windows as possible facing downhill; the basement should protrude about 1–1.5m (3–5 feet) from the ground (facing north/towards the service road).
Office: Family use or home office? Office room with home office for 1 person.
Guests per year: 8–10 times per year, usually 2–4 guests for several days each
Open or closed architecture: Preferably as open and bright as possible
Conservative or modern construction: Normal?
Open kitchen, island: Kitchen preferably open, cooking island optional (or flush with wall for more countertop space), pantry desired
Number of dining seats: 4–10, often have guests for meals
Fireplace: No
Music/audio wall: “Regular TV/music family living room” with no special acoustic requirements
Balcony, roof terrace: Rather not – garden terrace is sufficient
Garage, carport: No garage needed, a carport with storage space for 1 car (+ space for garden tools and bikes, possibly with preparation for electric car charging) would be great
Utility garden, greenhouse: No
Other wishes/special features/daily routine, including reasons why certain things are desired or not:
- We want our own space with lots of light and room for everyone, including places to retreat and to work. The living-dining area with a large dining table should be the heart of family life.
- Originally, we wished for a “two-story gable bay window” (according to the catalog) to brighten the dining area and also enhance the exterior appeal. Financially, this is questionable (~€30,000 approx. cost, not yet included). Maybe a large seating window next to the dining area instead?
- We would like to modify the shown floor plans as follows (see hand-drawn sketches): In the basement, largest possible windows (light wells or shafts possible?) and 2 rooms as a living basement. On the ground floor, entrance from the east side, large hallway, pantry. On the upper floor, the children’s rooms should face south, the master area north. Generally, as many large windows as possible, especially in living spaces.
- We would like the carport including the shed described above to be located eastwards up to the plot boundary, preferably the full possible 9m (30 feet) length and as wide as possible when the house is sited as close as possible to the road on the west side. However, with the front door on the ground floor, the driveway to the carport would slope upward. The carport should also provide the canopy over the front door.
House Design
Who created the design: By us based on the “Evolution139” by Bien-Zenker plus “grid extensions”. Exterior dimensions based on current calculation 9.41m + 11.92m (31 feet + 39 feet).
What do you particularly like? Why? Open living area: living room is open but without a direct line of sight to the kitchen, large children’s rooms
What do you dislike? Why?
- We are unsure about the best layout for the entrance area including wardrobe/guest toilet/pantry. Should the hallway’s access to the living area be aligned with the front door or the stairs?
- As currently planned in our heads, only the guest toilet and master bathroom are stacked vertically. Children’s bathroom and utility room are in different areas – will this work?
Price estimate from architect/planner: House with grid extensions including basement (not a living basement), turnkey (KfW 40+ or NH40 standard): €520,000
Personal budget limit for the house including equipment: €600,000
Preferred heating system: Air-to-water heat pump with underfloor heating.
If you had to give up, on which details or upgrades
-you could give up:
-you cannot give up: Light, open living-dining area
Why is the design the way it is now?
We have a “pre-contract with price guarantee” with Bien-Zenker. After being allocated a plot by the municipality, we chose a house from the “Evolution” series that fits the plot dimensions. The internal layout should be “freely changeable,” or we could possibly choose another house from this series. Staircase shape and position should also be adjustable.
The floor plan screenshots come from the catalog or a preliminary plan from the seller. The hand-drawn floor plans reflect our ideas for the layout and the plot arrangement. I haven’t added windows yet.
With our ideas/wishes (and hopefully input/tips from you) the next step is the architect. Our architect so far does not seem to want to be very creative – if we give him a finished plan, he will probably just use it?! Hence, beforehand we ask for your opinions.
What is the most important/fundamental question about the floor plan, summarized in 130 characters?
- Does the plot layout make sense? Are there better alternatives?
- Are the carport and driveway feasible (incline? space by front door?)
- Can the bathrooms be located as per the sketches?
- Is a living basement financially possible?
- How much space is needed for light wells in front of basement windows?
- Ideas for floor plan variations or obvious mistakes?
- Obvious cost-saving potential?
Thanks in advance and have a sunny day!
Roland
Edit: The development plan excerpts are oriented north on top, south at bottom.
K a t j a schrieb:
I really can’t imagine that right now. An entrance on the ground floor on the north side means no ground floor terrace, right? That’s what I have concluded, yes.
ypg schrieb:
BUT: Your terrace will then be more or less on the upper floor. And your light wells will be quite deep. X
xMisterDx16 Feb 2023 11:17Are you sure it works that easily? Isn't the "main road" or the average height adjoining your property taken as a reference? And does the eave height really only apply to the street to which the eave is oriented?
H
hanghaus202316 Feb 2023 11:41Here is the excerpt from the development plan regarding the reference points.
H
hanghaus202316 Feb 2023 14:14K a t j a schrieb:
In my opinion, for corner plots, there is no complete definition. Is it allowed to choose which street to use as the reference point? I would boldly say yes and aim for the maximum height. That’s what I assumed. The maximum height isn’t the issue; it’s rather the knee wall height.
D
derdietmar16 Feb 2023 16:40Hello,
I cannot fully understand the suggestions made by previous posters. In my opinion, with the available budget for the overall project, it is not possible to build two stories plus a basement. The basement is an unnecessary cost driver.
For this plot, you can work well with the slope and still implement a typical Franconian architecture beautifully over two stories:
Advantages from my point of view:
I cannot fully understand the suggestions made by previous posters. In my opinion, with the available budget for the overall project, it is not possible to build two stories plus a basement. The basement is an unnecessary cost driver.
For this plot, you can work well with the slope and still implement a typical Franconian architecture beautifully over two stories:
- Garage on the east side, 4 m x max. 9 m (13 ft x 30 ft)
- Elongated main building connected to the garage and reaching the building boundary to the north, max. 8 m x approx. 14–15 m (26 ft x 46–49 ft)
- Ridge direction north-south
- Entrance and guest WC in the northeast
- Half-landing staircase, 180 degrees at the east wall, daylight from a floor-to-ceiling fixed window on the upper floor in the east wall
- Office/guest room in the northwest corner of the building
- Two children’s rooms in the west
- Children’s bathroom between the children’s rooms
- Technical room and utility room in the southeast (with a light well to the east behind the garage, no light trench), access to garage possible
- Children’s terrace in the west
- Bedroom in the northeast
- Dressing room and bathroom in the north/northwest
- Living, dining, kitchen in the west and south
- Terrace in the south/southwest
- Additional office(s) depending on roof pitch, without knee wall at a roof pitch of around 40 degrees
- Dormer at maximum length (1/3 of the ridge length) to the west, flat to emphasize the elongated building shape
Advantages from my point of view:
- The best side of the plot is the west. With the building described above, there is at least 13.5 m (44 ft) to the next house. The neighbor to the south will likely move as far north as possible, thus "walling in" the garden.
- The garage roof can be used as a green roof if needed.
- Cost savings by having a living ground floor instead of a basement; excavation and terrain modeling costs should be similar to those of a partially buried basement.
- Living on two levels
- Two level terraces
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