ᐅ Single-family house of approximately 160 m², with basement, ground floor, and upper floor featuring knee walls
Created on: 31 Mar 2019 19:56
B
bubbas
Hello everyone,
We have finally found our little plot and are already busy planning.
After gathering so many ideas and suggestions here in the forum, especially in the floor plan section where there are so many valuable tips, I would now like to benefit from your experience as well.
Development plan / Restrictions
Plot size: 365m2 (3926 sq ft)
Slope: Yes (north highest, south lowest, approx. 1m (3 ft) drop within the building zone from north to south, 1.5m (5 ft) across the entire property)
Site coverage ratio: 0.3
Floor area ratio: -
Building zone, building line and boundary: approx. 10 x 11 m (33 x 36 ft), specifications for garage + carport location see plan
Adjacent buildings: None
Number of parking spaces: 1 garage, 1 parking space in front
Number of floors: Basement, ground floor, upper floor with knee wall approx. 125cm (49 inches)
Roof type: Gable roof, pitch 35-40°
Style: ?
Orientation: Ridge from east to west (see plan)
Maximum heights / limits: Maximum finished height 9.00m (30 ft), maximum eaves height 4.50m (15 ft)
Other specifications
Homeowners’ Requirements
Style, roof type, building type: Solid construction house, gable roof, single-family house
Basement, floors: basement, ground floor, upper floor
Number of occupants, ages: 2 adults, 2 children planned
Room requirements on ground and upper floors:
Office: home office 1-2 days per week
Guest bedrooms per year: 4
Open or closed layout: rather open
Conservative or modern design: conservative
Open kitchen, kitchen island: closed kitchen
Number of dining seats: 6
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: 1 garage space and 1 parking spot in front
Utility garden, greenhouse: no
Other wishes, special features, daily routine, including reasons for preferences or restrictions:
House Design
Who designed it: planner from a construction company / own drawings
What is liked: overall layout is fine, all desired spaces included
What is disliked?
Estimated price by architect/planner: not clear yet
Personal price limit for the house, including equipment: 450k
Preferred heating system: hot water heat pump and photovoltaic on the roof
If you had to give up something, which details or additions
-can you compromise on:
-can you not compromise on: basement, number of rooms
Why is the design like it is now?
Various plans from developers and own ideas
What is your most important / basic question about the floor plan in 130 characters?
If you have any questions, please feel free to ask. Many thanks in advance!
We have finally found our little plot and are already busy planning.
After gathering so many ideas and suggestions here in the forum, especially in the floor plan section where there are so many valuable tips, I would now like to benefit from your experience as well.
Development plan / Restrictions
Plot size: 365m2 (3926 sq ft)
Slope: Yes (north highest, south lowest, approx. 1m (3 ft) drop within the building zone from north to south, 1.5m (5 ft) across the entire property)
Site coverage ratio: 0.3
Floor area ratio: -
Building zone, building line and boundary: approx. 10 x 11 m (33 x 36 ft), specifications for garage + carport location see plan
Adjacent buildings: None
Number of parking spaces: 1 garage, 1 parking space in front
Number of floors: Basement, ground floor, upper floor with knee wall approx. 125cm (49 inches)
Roof type: Gable roof, pitch 35-40°
Style: ?
Orientation: Ridge from east to west (see plan)
Maximum heights / limits: Maximum finished height 9.00m (30 ft), maximum eaves height 4.50m (15 ft)
Other specifications
Homeowners’ Requirements
Style, roof type, building type: Solid construction house, gable roof, single-family house
Basement, floors: basement, ground floor, upper floor
Number of occupants, ages: 2 adults, 2 children planned
Room requirements on ground and upper floors:
- Ground floor: living room, kitchen, bathroom with shower and toilet, study
- Upper floor: bedroom, 2 children’s rooms, study, bathroom
Office: home office 1-2 days per week
Guest bedrooms per year: 4
Open or closed layout: rather open
Conservative or modern design: conservative
Open kitchen, kitchen island: closed kitchen
Number of dining seats: 6
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: 1 garage space and 1 parking spot in front
Utility garden, greenhouse: no
Other wishes, special features, daily routine, including reasons for preferences or restrictions:
- Dormer or cat-slide dormer facing south on the upper floor
- Stairs should be easy to walk, not too many triangular steps
- The lower study should also be usable as a bedroom for aging-in-place on one level
- Ground floor bathroom should accommodate a washing machine for this reason
- The house will get a KNX smart home installation, so an electrical riser shaft should be planned
- Laundry chute with access doors from both bathrooms
- Terrace should be raised at the front
- Single garage at least 3.5 x 7 m (11.5 x 23 ft)
- Rainwater cistern for garden irrigation
House Design
Who designed it: planner from a construction company / own drawings
What is liked: overall layout is fine, all desired spaces included
What is disliked?
- Front door too close to the garage
- Garage location due to development plan, we would prefer it moved further back
- Ground floor: entrance area / stairs / hallway / technical riser interaction
Estimated price by architect/planner: not clear yet
Personal price limit for the house, including equipment: 450k
Preferred heating system: hot water heat pump and photovoltaic on the roof
If you had to give up something, which details or additions
-can you compromise on:
-can you not compromise on: basement, number of rooms
Why is the design like it is now?
Various plans from developers and own ideas
What is your most important / basic question about the floor plan in 130 characters?
- Any additional comments on the plan?
- Suggestions to improve the entrance area on the ground floor: hall/stairs/technical riser and bathroom?
- Other improvement suggestions?
If you have any questions, please feel free to ask. Many thanks in advance!
ypg schrieb:
We don’t even know if the garage window is just a suggestion or a requirement! The development plan excerpt in post #1 shows the typical building envelope extensions exclusively allowed for garages and carports. So technically, garages could also be included within the house building envelope, but in reality, I simply don’t see any space for that there.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
hampshire schrieb:
The design gives the impression that you would be living oriented inward toward the house. The windows seem rather small to me, especially in the home office and kitchen, and in the living room the backs are turned to them. I wouldn’t like living in this house; it feels like there’s too little light and connection to the outside. You’re right. I need to see if I can redesign some parts.
hampshire schrieb:
The consideration of being able to live on one level later on, while avoiding triangular steps, determines the north side of the ground floor and causes your questions about the entrance area. Think about how you can arrange the ground floor bathroom and home office to function like an apartment for later single-level living. To do this, you’ll need to move the stairs with corresponding changes in the basement and upper floor. More light upstairs can come from roof windows. Yes, the north side is exactly like that because of these considerations and the garage location. Maybe the entrance can be moved to the east, which would allow a different layout.
hampshire schrieb:
For 1–2 days of home office, two home offices seem generously sized.
I find the cost estimate optimistic. The lower room will probably be used more as a guest room at the moment, so the upper room serves as the home office.
ypg schrieb:
I also wouldn’t want to live there.
I find the outdoor access and exits way too limited. I would open as many rooms as possible to the outside area. Also, the entrance is uninviting. It’s inconspicuous and does not feel welcoming—neither to visitors nor to yourself. Yes, we’re also not happy with the entrance; it’s so squeezed next to the garage driveway. An entrance on the east might be possible.
kaho674 schrieb:
How often do you think you will actually look at the cables once they’re installed? We didn’t even include an access hatch; we just sealed it up properly. Believe me, those are wasted square meters in the hallway. You’re probably right here; I need to reconsider that.
kaho674 schrieb:
About the hallway. The office doesn’t get significantly larger because of the bend, but the hallway feels like a maze—unstable and unattractive. Yes, I can change that to make it less convoluted.
ypg schrieb:
Odors and aromas pass through doors. Do you cook so badly that it smells? Well, when you cook fish or fry something, it smells good but quite intense...
ypg schrieb:
But that’s not allowed. I looked into the regional building code from Baden-Württemberg, where it says: “Garages, greenhouses and buildings without living spaces with a wall height up to 3 m and a wall area up to 25 m²,"
So, up to 3 m (10 feet) high is allowed, but we still need to consider if we need that. The idea was just that the somewhat higher garage on the north side wouldn’t cause problems and might provide a bit more space.
ypg schrieb:
Yes, I reconsidered the 100% I mentioned... 50% is of course more understandable.
Nevertheless, the terrace is in the border area... So far, no objections have come up in discussions regarding the 1 m (3 feet) distance from the street to the terrace. Is there a rule about this somewhere?
ypg schrieb:
Who is your consultant? Where is the architect?
I admit you have your playtime, but with such tight constraints, you can’t avoid a professional! Yes, we have already been to an architect and various builders. At the moment we are working with a construction manager who is planning with an architect. But, of course, not everything is finalized yet.
11ant schrieb:
The building envelope requirement seems excessive to me. On what grounds are you being treated differently with the northern neighbor, i.e., why do you have to build further from the street / accept a longer driveway / have a larger front garden but less west-facing garden? The development plan mentions that the building envelopes are arranged in a checkerboard pattern to ensure that every house has a view between the two houses to the south. That’s probably why the building envelope looks like that. I also don’t find it ideal...
11ant schrieb:
The masonry conduit with the maintenance hatch would be expected more in an architect’s house, if at all. There is no access to the attic. Well, with the planned KNX installation, about 150 cables will run into the basement (star wiring and bus system, network, lighting, multimedia, etc.). For this reason, it seems most flexible to proceed this way. It also makes adding cables easier later. But yes, the shaft is a bit intrusive...
ypg schrieb:
We don’t even know whether the garage window is a proposal or a requirement! Unfortunately, it is a requirement. The development plan states: “Covered parking spaces (carports) and garages are only permitted within the buildable areas of the plot and on the designated areas for this purpose.”
Niloa schrieb:
Controlled residential ventilation and extraction hoods are enough to handle odors. Dishwashers and refrigerators nowadays are "whisper quiet." My husband constantly opens the running dishwasher because he doesn’t realize it’s on. Otherwise, I don’t know what noises you mean. The extraction hoods I’ve seen so far are quite loud when really working, and cooking itself does generate noise. But if a "modern" kitchen means an "open" kitchen, then we will probably stick to a traditional kitchen. That way, the sliding door can be left open for a somewhat "open" kitchen or closed if needed.
Escroda schrieb:
Partly yes, partly no. The floor area ratio will definitely be exceeded, even if you incorrectly count the terrace as an outbuilding. Although the stated plot area is also not correct, since the cadastral or land register area has no decimal places.
Floor plan I = 10 m * 11 m + 7 m * 3.5 m = 134.50 m²
Floor plan II = Floor area I + garage + driveway = 134.50 m² + 22.44 m² + 37.70 m² = 194.64 m²
Floor area ratio I = 134.50 / 365 = 0.37 allowed 0.3
Floor area ratio II = 194.64 / 365 = 0.53 allowed 0.45
An uncovered terrace does not trigger setback requirements. Thanks for the calculation. The land register shows 365 m² (3931 sq ft).
According to these calculations, the house would need to be much smaller to have a terrace, a garage and a driveway?
Looking at the neighbors, it seems no one has really followed this. But it would probably have to be clarified with the building permit application. What do you think?
haydee schrieb:
The T6 is under 2 m, unless you build something on top. Yes, I would like to plan a little more than 2 m (~6 ft 6 in) for the interior height, but that’s okay. Maybe I drew it a bit too high.
haydee schrieb:
Kitchen
Get rid of the tiny pantry. That fits in a cabinet. I’m a fan of open kitchens. For me, it has only advantages.
Odors are handled by controlled residential ventilation and modern extraction hoods.
You don’t hear noises from refrigerators and dishwashers anymore.
Have a look here
https://www.hausbau-forum.de/threads/Küchenbilder-Thread-zeigt-her-eure-Küchen.28518/page-21
The kitchen can be open or closed We’re not yet convinced by the open kitchen, but thanks for the thread. We’ll look through it; maybe we’ll like something better than currently planned. For now, the kitchen is just a rough sketch to see how much space is available.
11ant schrieb:
In the development plan excerpt in post #1, the typical extensions for garages and carports are shown. So garages would probably be allowed within the house building envelopes as well, but in reality, there simply is no space for that. Exactly right. Garages and carports are only allowed in the designated areas or within the building envelope.
bubbas schrieb:
Well, with the planned KNX installation, about 150 cables will run into the basement (star wiring and bus system, network, lighting, multimedia, etc.). 150 cables? With 150 wires, you can fully automate a three-family house if you know what you’re doing. But of course, it’s also possible with a massive amount of materials. However, I was referring more to the impractical masonry solution. In the worst case, I would consider a prefabricated chimney, but usually drywall construction is better. Be careful not to overwhelm average standard building contractors!
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I appreciate the benefits of structured cabling, but with some common sense and basic knowledge of traditional telecommunications, many things can be achieved with fewer twisted pairs. One hundred fifty times four twisted pairs already weigh more than a clogged drain pipe, which is more than sufficient.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
@11ant:
So you mean the laundry chute. Yes, I still need to look into that—I have it just roughly drawn in the corner at the moment. I think it can be integrated into the wall or inside the utility shaft.
Yes, 150 cables is more of an upper estimate on my part. But with the current planning, about 90 cables are already needed. Of course, using all individual wires in the cables could save some space, but I don’t think that would make the system easier to maintain. We will most likely assign the electrical work ourselves if the electrician provided by the site management can’t handle it. But that still needs to be discussed.
So you mean the laundry chute. Yes, I still need to look into that—I have it just roughly drawn in the corner at the moment. I think it can be integrated into the wall or inside the utility shaft.
Yes, 150 cables is more of an upper estimate on my part. But with the current planning, about 90 cables are already needed. Of course, using all individual wires in the cables could save some space, but I don’t think that would make the system easier to maintain. We will most likely assign the electrical work ourselves if the electrician provided by the site management can’t handle it. But that still needs to be discussed.