ᐅ Plot of land Single-family house New residential development
Created on: 13 Apr 2023 11:40
P
Pfefferminz
Hi everyone,
We have a plot in the new development area Jahnplatz in Lachen-Speyerdorf and have had initial talks with a general contractor (solid construction). The preliminary plan (we will only receive the official plan after signing 🙄, so I recreated it as best as I could – room sizes and rough dimensions should be correct) matches our wish list but definitely exceeds our budget. According to the general contractor, this is not a problem; we will continue to work together until we reach an agreement. The next meeting is in one month. We have requested two new plans (one with less floor area but still with a basement, one without a basement), including cost estimates. In the meantime, I wanted to ask here in the forum for obvious issues, suggestions for improvements, ideas, and further opinions.
Development plan / Restrictions
Plot size: 480 m2 (16m x 30m; 52.5ft x 98.4ft)
Slope: No
Floor area ratio: 0.4
Floor space index: -
Building line, boundary, and setback: minimum 3m (10ft) from the street, maximum 19m (62ft)
Edge development: 12m (39ft)
Number of parking spaces: 2
Number of floors: Officially 2 full floors, but the upper floor has a knee wall height of 2.30m (7.5ft) to avoid exceeding maximum building height
Roof type
Style: Gable roof
Orientation: Not fixed
Maximum pitches/restrictions: 30-38°
Additional requirements
Owner requirements
Style, roof type, building type: Standard house
Basement, floors: 2 floors, basement if possible
Number of occupants, age: 2 adults (35), 1 child (+1)
Room needs on ground and upper floors: Home office, otherwise only bedrooms and nothing special
Guest stays per year: once a month
Open or closed architecture: open
Conservative or modern construction: modern? (What does conservative mean?)
Open kitchen, cooking island: open kitchen, half kitchen island
Number of dining seats: 4 daily, up to 8 should fit
Fireplace: No
Music/stereo wall: Nothing special
Balcony, roof terrace: No
Garage, carport: Doesn’t really matter
Utility garden, greenhouse: Utility garden and lawn planned
Other wishes/features/daily routine, preferably with reasons why certain choices or omissions: nothing special
House design
Who created the plan: Planner from a construction company
What do you particularly like? Why? Generally, all our nice-to-haves are covered; we would move in immediately.
What do you not like? Why? Pantry seems to be in the wrong place, cloakroom feels somewhat out of place, garage too long, bathroom and office could be smaller
Estimated price according to architect/planner: 648,000, including extras (garage 46k, ventilation system 16k, solar 10 kWh 22k, lump sum landscaping 25k), excluding earthworks, ancillary costs, and other expenses
Personal price limit for the house including equipment: All in, we have set 600,000 as the budget, meaning we would like to reduce the house price to 500,000 to have enough buffer for everything else (furnishing, additional construction costs, contingency).
Preferred heating system: District heating is mandatory
If you have to give up something, which details/expansions
- can you do without: The garage could become a carport plus tool/bike shed, reading and seating area upstairs can go, bathroom and office could be smaller. Walk-in closet is a nice-to-have and could be arranged differently. If absolutely necessary, we could probably live without the basement, but then the roof must be adapted for storage space and the heating/utility room has to be located somewhere on the ground or upper floor. The pantry as it currently is makes no sense; alternatively, we would enlarge the kitchen and use tall cabinets for storage.
- can you not do without: Shower bathroom on the ground floor, kitchen with 4m length (13ft)
Why did the design turn out like it is now? e.g.
The presented floor plan has been implemented individually and well adapted to the plot with minor exceptions. Some items were only nice-to-haves. The budget has not really been addressed so far. I am a bit worried that the two new variants will also not fit our budget and wonder what else we can optimize.
What is the most important/fundamental question about the floor plan in 130 characters?
How can we best meet our budget? Can we afford the basement, or is that wishful thinking?
Otherwise, I hope I didn’t forget anything in my first post. I have been reading here for a while and hopefully understood the basics 😉 Thanks in advance for your input!
We have a plot in the new development area Jahnplatz in Lachen-Speyerdorf and have had initial talks with a general contractor (solid construction). The preliminary plan (we will only receive the official plan after signing 🙄, so I recreated it as best as I could – room sizes and rough dimensions should be correct) matches our wish list but definitely exceeds our budget. According to the general contractor, this is not a problem; we will continue to work together until we reach an agreement. The next meeting is in one month. We have requested two new plans (one with less floor area but still with a basement, one without a basement), including cost estimates. In the meantime, I wanted to ask here in the forum for obvious issues, suggestions for improvements, ideas, and further opinions.
Development plan / Restrictions
Plot size: 480 m2 (16m x 30m; 52.5ft x 98.4ft)
Slope: No
Floor area ratio: 0.4
Floor space index: -
Building line, boundary, and setback: minimum 3m (10ft) from the street, maximum 19m (62ft)
Edge development: 12m (39ft)
Number of parking spaces: 2
Number of floors: Officially 2 full floors, but the upper floor has a knee wall height of 2.30m (7.5ft) to avoid exceeding maximum building height
Roof type
Style: Gable roof
Orientation: Not fixed
Maximum pitches/restrictions: 30-38°
Additional requirements
Owner requirements
Style, roof type, building type: Standard house
Basement, floors: 2 floors, basement if possible
Number of occupants, age: 2 adults (35), 1 child (+1)
Room needs on ground and upper floors: Home office, otherwise only bedrooms and nothing special
Guest stays per year: once a month
Open or closed architecture: open
Conservative or modern construction: modern? (What does conservative mean?)
Open kitchen, cooking island: open kitchen, half kitchen island
Number of dining seats: 4 daily, up to 8 should fit
Fireplace: No
Music/stereo wall: Nothing special
Balcony, roof terrace: No
Garage, carport: Doesn’t really matter
Utility garden, greenhouse: Utility garden and lawn planned
Other wishes/features/daily routine, preferably with reasons why certain choices or omissions: nothing special
House design
Who created the plan: Planner from a construction company
What do you particularly like? Why? Generally, all our nice-to-haves are covered; we would move in immediately.
What do you not like? Why? Pantry seems to be in the wrong place, cloakroom feels somewhat out of place, garage too long, bathroom and office could be smaller
Estimated price according to architect/planner: 648,000, including extras (garage 46k, ventilation system 16k, solar 10 kWh 22k, lump sum landscaping 25k), excluding earthworks, ancillary costs, and other expenses
Personal price limit for the house including equipment: All in, we have set 600,000 as the budget, meaning we would like to reduce the house price to 500,000 to have enough buffer for everything else (furnishing, additional construction costs, contingency).
Preferred heating system: District heating is mandatory
If you have to give up something, which details/expansions
- can you do without: The garage could become a carport plus tool/bike shed, reading and seating area upstairs can go, bathroom and office could be smaller. Walk-in closet is a nice-to-have and could be arranged differently. If absolutely necessary, we could probably live without the basement, but then the roof must be adapted for storage space and the heating/utility room has to be located somewhere on the ground or upper floor. The pantry as it currently is makes no sense; alternatively, we would enlarge the kitchen and use tall cabinets for storage.
- can you not do without: Shower bathroom on the ground floor, kitchen with 4m length (13ft)
Why did the design turn out like it is now? e.g.
The presented floor plan has been implemented individually and well adapted to the plot with minor exceptions. Some items were only nice-to-haves. The budget has not really been addressed so far. I am a bit worried that the two new variants will also not fit our budget and wonder what else we can optimize.
What is the most important/fundamental question about the floor plan in 130 characters?
How can we best meet our budget? Can we afford the basement, or is that wishful thinking?
Otherwise, I hope I didn’t forget anything in my first post. I have been reading here for a while and hopefully understood the basics 😉 Thanks in advance for your input!
H
hanghaus202325 Apr 2023 08:27ypg schrieb:
The software does not count steps, nor can it calculate them. Based on the dimensions (length) it should fit, as it is scaled by length, but unfortunately the width of the staircase increases as well.But even with a 24cm (9.5 inches) tread depth, no staircase will fit there. With a bit more width, it can be done. Then your suggestion on the ground floor. Upstairs, it’s easy to create a bit more width in the hallway.H
hanghaus202325 Apr 2023 08:31Jasmin schrieb:
Hi, I’d like to ask everyone: How should the bathroom drainage be routed on the upper floor?Through the guest room down to the basement. That should not be a problem. It is more efficient if the bathroom is located above the toilet on the ground floor.hanghaus2023 schrieb:
But even with a 24 cm (9.5 inches) riser, no staircase fits there. It can work with a bit more width. Then your suggestion on the ground floor. On the upper floor, it’s easy to create a bit more width in the hallway. I tried redrawing it myself with the software about 10 days ago due to missing dimensions: as far as I remember, it matched quite well with a double half-turn staircase like this one. The problem with the software is that stairs measuring 1.30 x 3.00/3.30 meters (4 ft 3 in x 9 ft 10 in / 10 ft 10 in) are shown with the 1.30 meters (4 ft 3 in) dimension in the middle, without adjusting the stairwell opening accordingly.
I’m not completely certain. I deleted it quickly again because I couldn’t see the planning including the basement.
H
hanghaus202325 Apr 2023 10:57@ypg I just don’t understand why the program can’t draw 16 steps? 13 is simply too few. As I mentioned before, the staircase can work. It just needs a bit more width. It’s quite tight at the bottom anyway.
P
Pfefferminz25 Apr 2023 11:30kbt09 schrieb:
You won’t be able to fit a stand-alone freezer cabinet through the pantry door. The interior wall length is just under 130 cm (51 inches). The doorway is supposed to be 60 cm (24 inches), and it needs some clearance from the top wall. A 60 cm doorway with the frame will only leave about 56 cm (22 inches) of clear passage. If the door opening is wider, the freezer won’t fit along the bottom wall.
This awkward pantry layout definitely needs reconsideration.
Likewise, the walk-in closet area in the bedroom with 145 cm (57 inches) width… the door can’t be very large there. The upper floor appears to be a full story, right?
How are you planning the garage, parking space, etc.? ypg schrieb:
About the floor plan: the walk-in closet is too narrow for a wardrobe… that’s a simple calculation: the actual usable width is about 140 cm (55 inches) after subtracting wall thickness, leaving only 80 cm (31 inches) for a 60 cm (24 inches) deep wardrobe and access space. With a normal viewing angle of 55 degrees, that’s very restrictive. Besides, with a standard 90 cm (35 inches) door, you only have about 50 cm (20 inches) left for wardrobe depth.
The bedroom width of 300 cm (118 inches) leaves 50 cm (20 inches) on each side of the bed…
For the ground floor, I’d suggest organizing the entrance zone differently and converting the currently useless hallway into the open living area. Thank you very much for the feedback (also to @kbt09). Given the circumstances, I would suggest that the best option might be to simply remove the walk-in closet wall and not artificially restrict the space. That way it’s open, and we won’t have issues with having "only" 3 meters (10 feet) for bedside clearance.
Regarding the pantry, the inspiration was from a thread here where the pantry entrance is integrated into the kitchen front. After reviewing the pictures again, I believe that the partition walls are not needed at all, and we can just use full-height tall cabinets. That was my mistake; I didn’t illustrate it properly:
Of course, the pantry could also be removed to enlarge the kitchen itself. However, I suspect it would be more cost-effective if we don’t need extra kitchen fronts or tall cabinets.
Jasmin schrieb:
I’d like to ask the group: How should the bathroom drainage be routed on the upper floor? The bathroom placement is exactly as in the original plan from the designer. I would argue this is feasible since the walls are the same as in the office space.
hanghaus2023 schrieb:
@ypg I just don’t understand why the software can’t draw 16 steps? Thirteen steps are simply too few. As mentioned, the staircase can work but needs to be a bit wider. It’s quite tight at the bottom anyway. I was just glad to find a roughly correct “staircase.” These are only available as prefabricated components and can’t be configured. I simply scaled it based on the staircase examples in the sticky thread.
Thanks for your contributions.
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