ᐅ Single-family house (2 floors + finished basement + converted attic), approximately 200 sqm – modifications
Created on: 20 Oct 2019 21:50
G
grericht
Hello,
We are currently working with an architect on the design of our single-family home. Since we have three children, the house should accommodate several future scenarios. These include:
Plot:
Since the plot already has a building, and we want to keep the rear building (it is fully shaded by the apartment building, is in reasonable condition, and might provide future expansion potential—at least suitable for workshops and storage), and since the plot is not very large, we decided on a tall house with a small footprint.
About the house
We have already developed a fairly comfortable floor plan with our chosen architect. Our biggest concern is accidentally planning a wall or something else 5 cm (2 inches) too far to the left or right and then being unable to fit our furniture. I would appreciate it if you would be interested in looking over the current design and giving feedback.
We are currently working with an architect on the design of our single-family home. Since we have three children, the house should accommodate several future scenarios. These include:
- Enough space for everyone
- At some point, the children will move out, and we will downsize to the living basement while renting out the rest
- One or two children might continue living with us (multi-generational living) – possibly in the basement with a separate entrance
- Possibly one child even starts a family in the house, and we move to the basement
Plot:
- 710 sqm (8,000 sq ft) close to the city center
- To the south is our rear building (two stories) attached to a 3.5-story apartment building (boundary development)
- To the north and west are the streets (a corner plot)
- Behind to the west is a large green plot with a single-family house
- To the north beyond the street are apartment buildings
- To the east there is a narrow parking lot followed by a green recreational garden area
- We have to keep a 6 m (20 ft) setback to the streets and the usual 3 m (10 ft) to the parking lot
Since the plot already has a building, and we want to keep the rear building (it is fully shaded by the apartment building, is in reasonable condition, and might provide future expansion potential—at least suitable for workshops and storage), and since the plot is not very large, we decided on a tall house with a small footprint.
About the house
- Eder XP9 or 10 (timber frame) in 42.5 or 49 cm (17 or 19 inches) thickness
- Living basement (150 cm (5 ft) below ground / 100 cm (3 ft) above ground) – if affordable (this allows for the utility room in the basement and more space on the ground floor for a large open-plan living/dining/kitchen area as the main living space)
- Knee wall either 150 cm (5 ft) or, if not much more expensive, a dormer wall above the full upper floor (both options allow the roof space to be used for two rooms; with the dormer, these rooms are very large and could even accommodate an attic instead of bunk beds)
- 50-degree roof pitch (for solar energy efficiency in winter)
- The basement should be designed to eventually allow for a small separate living unit
- Both bathrooms should have a standing toilet or urinal
- We definitely want a windbreak/entry vestibule
- The terrace should be raised with fill
- Underfloor heating with geothermal energy
- Solar energy planned for the future
We have already developed a fairly comfortable floor plan with our chosen architect. Our biggest concern is accidentally planning a wall or something else 5 cm (2 inches) too far to the left or right and then being unable to fit our furniture. I would appreciate it if you would be interested in looking over the current design and giving feedback.
grericht schrieb:
It basically functions like a shared laundry facility.Yes, that’s exactly what people want in the third millennium: a laundry room or washhouse from the past. Next, there will be a little wooden shed in front of the house with a carved heart...
Your laundry room reminds me of an apartment building, where everyone lines up their washing machines side by side... and they actually argue about it.
No one wants that. That’s why people build their own homes, to avoid that...
Try to understand the younger generation.
kaho674 schrieb:
Yes. The idea becomes really absurd when a tenant runs from room to room downstairs and every word from upstairs is heard clearly below.Well, the tenant does have free access to the main apartment, or is something just walled off there?
Slowly this is turning into a major troll fest. I still have a bucket of cold water here!
ypg schrieb:
Yes, that’s exactly what you want in the third millennium: a laundry room/laundry house from the past. Next, there will be a little wooden hut in front of the house with a carved heart...
Your laundry room reminds me of a rental building where everyone had their washing machines side by side... and it actually caused conflicts.
Nobody wants that. That’s exactly why people build their own homes – to avoid such situations...
Kids these days, I don’t understand them.
Well, the tenant does have full access to the main apartment, or do you just wall off certain areas?
This is slowly turning into a serious troll. I still have a bucket of cold water here! Some people plan or prefer to have the washing machine in the garage or basement. What’s so unusual about that? Calling it a laundry room and considering the possibility that IF multiple households live in the same building, they might share a room with two washing machines?
Regarding the tenant separation, I wrote something about that in the post above / around the same time. At no point was it suggested that the living room and rest of the house would be open to unrelated tenants. Separation would be easier with a closed (concrete) staircase, but there are options even without that.
Slowly but surely, this thread is becoming quite entertaining.
Alright... here are my comments on the quotes... although I don’t think they’ll have much effect. Anyway, it’s your house.
It’s obvious you have very limited options for changes because the entire structure is only suitable for the round shelf.
Uh, that’s exactly what staying there means... chilling, relaxing, browsing the internet, killing time, or simply resting and watching TV, etc.
And sorry, this room should neither be next to the bathroom nor used as a pass-through room.
Separate the comments regarding the ground floor and the upper floor... both are problematic.
The entire design is a difficulty.
Sorry for the blunt words, but all this recent back-and-forth about knee walls (dormer walls) is a distraction because the whole thing is so full of inconsistencies that there’s no real starting point.
I mean, you’ve gotten plenty of points on the problems, but YOU EXCUSE AND DEFEND EVERY MISTAKE.
Exactly. Because everyone else apparently doesn’t take off their shoes or live properly, but now you’re doing all that better with your cramped hallway and the upper floor, which is far too small.
I can’t help but smile: lately, folks here have been recommending smaller hallways on the ground floor, but more functional than yours.
Maybe you should look beyond your immediate perspective and check out other discussions and successful designs? Talking to a wall or dealing with a homeowner who’s so convinced they need to reinvent the house isn’t easy either!
Almost everything, actually. Almost all the visible issues have already been mentioned.
If you add the dimensions, there’s even more criticism.
So, I see quite a few issues, but it’s not worth discussing the details if the basics are already wrong.
So that’s the room where, according to you, you relax—for example, with a good book?!
1.40 meters (4 feet 7 inches)... do you really want to live in this house when you’re older?
That’s what it looks like: unconventional, if needed just skip the bedroom.
Nonsense!
Sorry for being blunt, but the game is up.
This is a project that shouldn’t be built. On top of that, the resale value will drop during construction.
You’re getting nowhere!
And if an architect came up with this nonsense, they should surrender their license.
Still, it’s your house – the decision to reflect on this or to scrap the design entirely is up to you.
Alright... here are my comments on the quotes... although I don’t think they’ll have much effect. Anyway, it’s your house.
grericht schrieb:
I’ve uploaded the site plan. We see few options to build bigger except building over the only sunny area.
It’s obvious you have very limited options for changes because the entire structure is only suitable for the round shelf.
grericht schrieb:
The living room isn’t really meant to be a chill-out area. Almost always someone will be using a laptop, watching TV, or listening to music there.
Uh, that’s exactly what staying there means... chilling, relaxing, browsing the internet, killing time, or simply resting and watching TV, etc.
And sorry, this room should neither be next to the bathroom nor used as a pass-through room.
grericht schrieb:
I don’t understand this? I thought the “criticism” was that there are too many rooms in too small a space? Can you explain that in more detail?
Separate the comments regarding the ground floor and the upper floor... both are problematic.
grericht schrieb:
Of course, I don’t want any changes! I want feedback on difficulties I haven’t yet noticed and then weigh them against the advantages I see in the current design. If the difficulties outweigh the advantages, changes have to be made.
The entire design is a difficulty.
Sorry for the blunt words, but all this recent back-and-forth about knee walls (dormer walls) is a distraction because the whole thing is so full of inconsistencies that there’s no real starting point.
I mean, you’ve gotten plenty of points on the problems, but YOU EXCUSE AND DEFEND EVERY MISTAKE.
grericht schrieb:
So far, I’ve personally still seen more advantages (except, for example, the basement).
Exactly. Because everyone else apparently doesn’t take off their shoes or live properly, but now you’re doing all that better with your cramped hallway and the upper floor, which is far too small.
I can’t help but smile: lately, folks here have been recommending smaller hallways on the ground floor, but more functional than yours.
grericht schrieb:
It can’t be the hope behind commenting here that the blind will be led to the light spontaneously.
Maybe you should look beyond your immediate perspective and check out other discussions and successful designs? Talking to a wall or dealing with a homeowner who’s so convinced they need to reinvent the house isn’t easy either!
grericht schrieb:
I didn’t expect or want my floor plan to please anyone here. My question was about “overlooked” or “missed” issues – your list, for example, helps me a lot!
Almost everything, actually. Almost all the visible issues have already been mentioned.
If you add the dimensions, there’s even more criticism.
So, I see quite a few issues, but it’s not worth discussing the details if the basics are already wrong.
grericht schrieb:
For me, the bedroom just has to fit a 1.40m bed with small storage areas, a power outlet, and a closet. It could even be an interior room without a window. I go in and out in the dark quite often. It’s the least important room for me.
So that’s the room where, according to you, you relax—for example, with a good book?!
1.40 meters (4 feet 7 inches)... do you really want to live in this house when you’re older?
grericht schrieb:
If I weren’t married, I’d cut that room first and just hang a hammock in the living room or sleep in a tent in the garden.
That’s what it looks like: unconventional, if needed just skip the bedroom.
grericht schrieb:
If a tenant moves in downstairs who is not family, there will definitely be sound and spatial separation between the living room and basement! At the very least, an insulated “intermediate ceiling” construction. In the worst case, surely the basement stairs can be removed and replaced by a steel beam or column in the ground floor?
Nonsense!
Sorry for being blunt, but the game is up.
This is a project that shouldn’t be built. On top of that, the resale value will drop during construction.
You’re getting nowhere!
And if an architect came up with this nonsense, they should surrender their license.
Still, it’s your house – the decision to reflect on this or to scrap the design entirely is up to you.
Spelling errors due to word choice...
But the sentence should be explained again:
There have been enough recent discussions here about having less hallway space, but making it more efficient.
ypg schrieb:
I have to smile a bit: lately, we’ve been having less hallway space on the ground floor here, but more practical than yours.
But the sentence should be explained again:
There have been enough recent discussions here about having less hallway space, but making it more efficient.
grericht schrieb:
IF a tenant moves in downstairs who is not part of the family, there will definitely be a sound/room separation between the living room and the basement! At the very least, an insulated "intermediate ceiling construction"; in the worst case, the basement stairs can surely be removed and the stairs supported on the ground floor by a steel beam or column?! Yes, maybe with a fireman’s pole directly into the laundry room? Man, this is getting more and more absurd. The project has become ridiculous by now, and I’m starting to wonder if this might be some kind of test for the forum.
There’s really nothing more to add except that the whole design belongs in the trash — including the floor plan, budget, and lifestyle. I don’t see why we should waste any more time on your resistance to advice here. If something sensible comes up again, we can pick this back up. Until then, I’ll grab the popcorn and stay quiet:
To be honest, you really spend a lot of time in a forum constantly saying that everything has already been said and that I shouldn’t take it all personally. You even take it personally yourselves, although I don’t know when I ever attacked you. I still assume that tastes differ and that house building is also a matter of personal preference. In this post, my intention was to move away from personal taste and ask whether you see any issues that could become problems. You mentioned some things, and I tried to respond to everything. Not always with “I hadn’t considered that,” but almost always by saying that those concerns are not as relevant to us as they might be to others.
I also understand that for both of you and some others, the floor plan probably wouldn’t be acceptable. That’s perfectly fine. And I’m curious to hear why. But I can’t just lie and say those points are equally important to me.
I want to emphasize again that the small staircase is really starting to give me a headache. You don’t need to try to be hurtful about it. The small corridors in the basement, upper floor, and attic are fine for us. We even checked them out in person.
I still don’t really understand what the problem with the pantry door is supposed to be, as it hasn’t been clearly explained to me.
The fact that separating the basement from the ground floor without a concrete staircase will be difficult or impossible is exactly why we are reconsidering our concept and have decided to forego a possible house separation. However, we still want to keep the basement, just not make it suitable for living. I currently don’t see the open stairway in the living/dining area as a problem. It naturally leads to encounters, which is desirable in a family.
The walk-in closet (used as a walk-through room) in front of the bathroom is expressly what we want. We haven’t had one like this before but have seen it and think the idea is great for three children.
The study as a walk-through room in front of the bedroom doesn’t bother us, and I can even get used to the idea.
The built-in wardrobe in the bedroom isn’t the prettiest and is dictated by the floor plan. However, we like that one can quietly get clothes early in the morning without disturbing the partner, since we get up at different times every day.
The front door swinging outward is definitely not a must-have.
Are there any other points you find problematic? Unusually placed doors or windows? Do multiple doors open in a way that blocks normal walking paths? ...
I also understand that for both of you and some others, the floor plan probably wouldn’t be acceptable. That’s perfectly fine. And I’m curious to hear why. But I can’t just lie and say those points are equally important to me.
I want to emphasize again that the small staircase is really starting to give me a headache. You don’t need to try to be hurtful about it. The small corridors in the basement, upper floor, and attic are fine for us. We even checked them out in person.
I still don’t really understand what the problem with the pantry door is supposed to be, as it hasn’t been clearly explained to me.
The fact that separating the basement from the ground floor without a concrete staircase will be difficult or impossible is exactly why we are reconsidering our concept and have decided to forego a possible house separation. However, we still want to keep the basement, just not make it suitable for living. I currently don’t see the open stairway in the living/dining area as a problem. It naturally leads to encounters, which is desirable in a family.
The walk-in closet (used as a walk-through room) in front of the bathroom is expressly what we want. We haven’t had one like this before but have seen it and think the idea is great for three children.
The study as a walk-through room in front of the bedroom doesn’t bother us, and I can even get used to the idea.
The built-in wardrobe in the bedroom isn’t the prettiest and is dictated by the floor plan. However, we like that one can quietly get clothes early in the morning without disturbing the partner, since we get up at different times every day.
The front door swinging outward is definitely not a must-have.
Are there any other points you find problematic? Unusually placed doors or windows? Do multiple doors open in a way that blocks normal walking paths? ...
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