ᐅ Single-family house 180-190 sqm on a 10x20 m building plot, first draft general contractor proposal
Created on: 28 Oct 2019 12:32
B
Builderbob
Hello everyone,
My wife and I are planning to become homeowners soon and have had a preliminary floor plan created by our (prospective) prefab home provider based on our first meeting.
We have a specific plot in mind, but the new development area is still being surveyed, and the parcels are being reorganized. Therefore, there is no official site plan yet, only the attached zoning plan excerpt (dashed lines = property boundaries).
We find the floor plan draft interesting at first glance, especially since it doesn’t seem like a standard template from the provider, at least from our perspective. I’ve listed a few points below that I think could be improved – I’m sure you’ll notice more...
Thanks in advance for your assessments!
Thomas
Zoning Plan / Restrictions
Plot Size – 47 sqm (505 sq ft)
Slope – none
Site Coverage Ratio – 0.4
Floor Area Ratio – 0.8
Building Envelope, Building Line, and Setbacks – Building envelope 10 x 20 m (33 x 66 ft), setback 3 m (10 ft) from street/neighboring property, perimeter development possible but not planned
Number of Parking Spaces – 2
Number of Stories – 2 full stories
Roof Type – gable, hip, shed, flat
Architectural Style – modern
Orientation –
Maximum Heights / Limits – 9.80 m (32 ft) from road surface to top of building
Additional Requirements –
Homeowners’ Requirements
Style, Roof Type, Building Type – not fixed (except: no flat roof)
Basement, Number of Floors – 2 full stories, no basement
Number of Occupants, Ages – 3 persons (36, 35, 1), potentially second child in future
Space Requirements on Ground and Upper Floors –
Ground floor: open living/dining/kitchen area, pantry, office/guest room, utility room
Upper floor: bedroom/bathroom/walk-in closet, 2 children’s rooms, kids’ bathroom
Office: Family Use or Home Office? – occasional home office, room shared with guest room
Number of Sleep Guests Per Year – 5–10
Open or Closed Architecture – open
Conservative or Modern Construction – modern
Open Kitchen, Kitchen Island – yes
Number of Dining Seats – 6–10
Fireplace – yes
Music / Stereo Wall – no
Balcony, Roof Terrace – nice to have, not essential
Garage, Carport – carport
Utility Garden, Greenhouse – no
House Design
Designer – general contractor
What Do You Like Especially? Why?
Ground floor: open living/dining area but no direct line of sight from sofa to kitchen, short route from front door to pantry, separated utility room
Upper floor: separation of children’s and master areas, no “trapped” walk-in closet, roof terrace, “sleeping platform” in children’s room
What Do You Dislike? Why?
Overall: floor plan looks very elongated
Ground floor: entrance vestibule (in my opinion unnecessary), coat storage far from front door (alternative under stairs?), WC possibly too narrow, no direct access from kitchen to terrace (planned at SE/SW corner – around the corner), seating nook in kitchen (planned to be removed/replaced with window seat), distance between kitchen island and wall, narrow passage living/dining area if fireplace and piano (175 x 60 cm) are placed as planned
Upper floor: children’s rooms facing north, bedroom facing south, “space” at roof terrace exit, overall space usage (large hallway 20 sqm plus 10 sqm “leftover” as “sauna room” (sauna for 2 persons should be integrated in bathroom), bathroom rather small and walk-in closet quite narrow)
Price Estimate According to Architect/Planner: $465,000 (excluding land and additional construction costs)
Personal Price Limit for the House, Including Equipment: $500,000
Preferred Heating Technology: air-to-water heat pump, possibly with photovoltaic system
If You Have to Give Up Anything, which Details/Features
- Could You Do Without: sauna, kitchen island, roof terrace
-Could Not Do Without: fireplace, office/guest room, separate walk-in closet/dressing room, 2 bathrooms upstairs
Why Is the Design Like It Is? e.g.
Standard Design from Planner? – no
Which Wishes from the Architect Have Been Implemented? – design based on our room program and “wish list” (e.g., fireplace, “window seat” in kitchen, spatial separation of living room and kitchen, no trapped walk-in closet)
What Do You Think Makes It Especially Good or Bad? – bad: space use upstairs (20 sqm hallway + 10 sqm sauna/leftover space), good: separation of “technical area” on ground floor and children’s/master areas upstairs
What Is the Most Important/Basic Question About the Floor Plan in 130 Characters?
Can this initial draft be developed further, or is it better to start from scratch? If the latter, how to improve (classic rectangle?)?
My wife and I are planning to become homeowners soon and have had a preliminary floor plan created by our (prospective) prefab home provider based on our first meeting.
We have a specific plot in mind, but the new development area is still being surveyed, and the parcels are being reorganized. Therefore, there is no official site plan yet, only the attached zoning plan excerpt (dashed lines = property boundaries).
We find the floor plan draft interesting at first glance, especially since it doesn’t seem like a standard template from the provider, at least from our perspective. I’ve listed a few points below that I think could be improved – I’m sure you’ll notice more...
Thanks in advance for your assessments!
Thomas
Zoning Plan / Restrictions
Plot Size – 47 sqm (505 sq ft)
Slope – none
Site Coverage Ratio – 0.4
Floor Area Ratio – 0.8
Building Envelope, Building Line, and Setbacks – Building envelope 10 x 20 m (33 x 66 ft), setback 3 m (10 ft) from street/neighboring property, perimeter development possible but not planned
Number of Parking Spaces – 2
Number of Stories – 2 full stories
Roof Type – gable, hip, shed, flat
Architectural Style – modern
Orientation –
Maximum Heights / Limits – 9.80 m (32 ft) from road surface to top of building
Additional Requirements –
Homeowners’ Requirements
Style, Roof Type, Building Type – not fixed (except: no flat roof)
Basement, Number of Floors – 2 full stories, no basement
Number of Occupants, Ages – 3 persons (36, 35, 1), potentially second child in future
Space Requirements on Ground and Upper Floors –
Ground floor: open living/dining/kitchen area, pantry, office/guest room, utility room
Upper floor: bedroom/bathroom/walk-in closet, 2 children’s rooms, kids’ bathroom
Office: Family Use or Home Office? – occasional home office, room shared with guest room
Number of Sleep Guests Per Year – 5–10
Open or Closed Architecture – open
Conservative or Modern Construction – modern
Open Kitchen, Kitchen Island – yes
Number of Dining Seats – 6–10
Fireplace – yes
Music / Stereo Wall – no
Balcony, Roof Terrace – nice to have, not essential
Garage, Carport – carport
Utility Garden, Greenhouse – no
House Design
Designer – general contractor
What Do You Like Especially? Why?
Ground floor: open living/dining area but no direct line of sight from sofa to kitchen, short route from front door to pantry, separated utility room
Upper floor: separation of children’s and master areas, no “trapped” walk-in closet, roof terrace, “sleeping platform” in children’s room
What Do You Dislike? Why?
Overall: floor plan looks very elongated
Ground floor: entrance vestibule (in my opinion unnecessary), coat storage far from front door (alternative under stairs?), WC possibly too narrow, no direct access from kitchen to terrace (planned at SE/SW corner – around the corner), seating nook in kitchen (planned to be removed/replaced with window seat), distance between kitchen island and wall, narrow passage living/dining area if fireplace and piano (175 x 60 cm) are placed as planned
Upper floor: children’s rooms facing north, bedroom facing south, “space” at roof terrace exit, overall space usage (large hallway 20 sqm plus 10 sqm “leftover” as “sauna room” (sauna for 2 persons should be integrated in bathroom), bathroom rather small and walk-in closet quite narrow)
Price Estimate According to Architect/Planner: $465,000 (excluding land and additional construction costs)
Personal Price Limit for the House, Including Equipment: $500,000
Preferred Heating Technology: air-to-water heat pump, possibly with photovoltaic system
If You Have to Give Up Anything, which Details/Features
- Could You Do Without: sauna, kitchen island, roof terrace
-Could Not Do Without: fireplace, office/guest room, separate walk-in closet/dressing room, 2 bathrooms upstairs
Why Is the Design Like It Is? e.g.
Standard Design from Planner? – no
Which Wishes from the Architect Have Been Implemented? – design based on our room program and “wish list” (e.g., fireplace, “window seat” in kitchen, spatial separation of living room and kitchen, no trapped walk-in closet)
What Do You Think Makes It Especially Good or Bad? – bad: space use upstairs (20 sqm hallway + 10 sqm sauna/leftover space), good: separation of “technical area” on ground floor and children’s/master areas upstairs
What Is the Most Important/Basic Question About the Floor Plan in 130 Characters?
Can this initial draft be developed further, or is it better to start from scratch? If the latter, how to improve (classic rectangle?)?
ypg schrieb:
I am actually confused about the location of the garage facing the street. In my SKETCH, it is meant to be a carport … which the original poster also requested. I just quickly drew it differently. This is not a final design; not all doors or many windows are included, just an initial idea of the room layout …
By the way, according to the development plan, garages may be built with a minimum distance of 1.5m (5 feet) from the property boundary. Parking spaces (including covered ones) must be located no more than 6m (20 feet) from the property boundary at most. It is still unclear to me whether this means the parking space must be within the 6m (20 feet) zone, or if it must start no later than 6m (20 feet) from the boundary.
aero2016 schrieb:
That's correct, Miele refrigerators are made by Liebherr. But the ones from Miele are sold at a lower price.You always have to keep an eye out. We paid less for the refrigerator because we ordered all the kitchen appliances from Miele together—that way we got a nice discount. My freezer is actually from Miele as well and was significantly cheaper than all comparable models because we managed to get a clearance item. So, rather by chance, we ended up with Miele throughout.
ypg schrieb:
Personally, I’m missing the plot dimensions! Well, welcome to the guessing game!
If the plot is 470m² (assuming a forgotten zero in #1) and the width is about 16m (52.5 feet), then the depth would have to be around 29.375m (96.4 feet).
I’m also throwing in a sketch with the carport corner. Almost all windows are still missing. The top of the plan is southwest.
The question remains whether that cut-out corner is really necessary or if it would be better to shift the whole building to the south and place the carport in front. Which again brings us back to the guessing game and the size of the garden.
RomeoZwo schrieb:
that garages must be at least 1.5m (5 feet) away from the street Yes, but that is the minimum lateral setback. For the street side, the garage regulation applies:
§ 3 Driveways
(1) There must be driveways at least 3 m (10 feet) long between garages and public roads. This does not apply to open small garages if there are no concerns about visibility onto the public road.
This also answers the question of whether a carport can be built directly on the street boundary line.
Builderbob schrieb:
That indeed is not clearly worded. Ah, city planners. But at least the explanation is better formulated:
... that generally in residential areas, outside the building boundaries defining the buildable area of the lot, only open and covered parking spaces up to a depth of 6.0 m (20 feet), measured from the street boundary line, are permitted.
However, this is not relevant for your planning, since you want to place the parking spaces on the north side, where your buildable area begins anyway 3 m (10 feet) behind the street boundary line.
B
Builderbob31 Oct 2019 14:58ypg schrieb:
Did you already have the total dimensions of the plot including the building area and driveway? As mentioned in the initial post, "[...] the new development area is currently being surveyed and the land parcels will be reorganized thereafter. Therefore, there is no official site plan of the plot yet, only the attached zoning plan excerpt (dashed lines = property boundaries)."
Unfortunately, this is still the current situation. When I measure the dimensions manually on the zoning plan, I get a plot width at the street of 12m (39 feet), 16m (52 feet) on the southwest side. The length is 29.25m (96 feet) in the northwest and 25.3m (83 feet) in the southeast. The angled edge on the east is 5.5m (18 feet) long. Sorry, more precise numbers are not available at this time.
The building area (blue) is 13 x 20m (43 x 66 feet), minus the 3m (10 feet) setback required by the state building code, resulting in a usable building area of 10 x 20m (33 x 66 feet).
kaho674 schrieb:
If the plot is 470m² (assuming a forgotten zero in #1) According to the municipality’s planning, it should be about 479m² (5,156 sq ft)...
ypg schrieb:
I am somewhat shocked that something like this still exists: the WAF assumes that the man makes a decision, chooses or plans something, and then the woman can give her opinion on the purchase. Sorry, that may have been a bit bluntly expressed; I only meant to convey that my wife didn’t like the sketches by RomeoZwo (thanks again for those!). Of course, we plan and decide together what we will ultimately build...
B
Builderbob31 Oct 2019 15:22kaho674 schrieb:
I’m also sharing a sketch with the carport corner. Thanks to you too, really great that you’re all putting in so much effort!
kaho674 schrieb:
The question remains whether you really need the notched corner, or if it would be better to shift the entire house south and place the carport in front. Based on the building boundary, shifting should be possible. If I’ve calculated correctly, for example, your sketch shows 6 m + 13.3 m = 19.3 m. That would leave just under 10 m (about 33 feet) depth for the terrace and garden. If I allocate 3–4 m (10–13 feet) for the terrace, that leaves about 6–7 m (20–23 feet) for the garden... oops:
Similar topics