Hello everyone,
now the post in the right place...
We are already in the planning phase and have had several appointments.
However, it seems like they don’t really want to listen to what we want...
I gave specific requirements, but then we receive floor plans that don’t match those.
I have also looked at dozens of floor plans online, but they are either too large (budget) or don’t fit the orientation...
Here is our information:
Development plan / restrictions
Plot size: 625m² (6729 sq ft)
Slope: approx. 2m (6.5 ft) over the length
Site coverage ratio: 0.4
Floor area ratio: none specified
Building setback lines: 3m (10 ft) from neighboring properties
Edge building: with utility building (garage)
Number of parking spaces: 2
Number of storeys: none specified
Roof style: none specified
Architectural style: none specified
Orientation: southeast
Maximum height / limits: with roof pitch 0 – 27° (0 – 27°): eave height max. 6.0m (20 ft), ridge height max. 8.5m (28 ft)
No neighbor to the south! Nature reserve
Builder requirements
Style, roof type, building type
Basement, floors: basement plus two full floors
Number of occupants, ages: 3 (35, 25, baby soon born)
Space needed on ground floor and upper floor: from 70m² (750 sq ft)
Office: family use --> guest room with double bed and wardrobe (health-related precaution)
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, kitchen island: yes, yes
Number of dining seats: 6
Fireplace: yes
Music/stereo wall: the TV wall
Balcony, roof terrace: not needed
Garage, carport: double garage
Utility garden, greenhouse: garden
Other:
- Front door with side panel
- Staircase not directly at the front door
- Shower bathroom on ground floor
- Cloakroom (to avoid dozens of shoes and coats in the hallway)
- No “corridor-like hallway” (we currently have that in the apartment... dark and very narrow for two people), should feel open
- Walk-in closet on upper floor
- Master bedroom not next to children’s room
- Kitchen wish from wife: U-shape, front part as counter
- Pantry not necessary
- Small utility room on ground floor would be good
- Entrance via garage would be good
- Open to staircase style
- Garage should be on the northeast side
House design
Who made the plans:
- 2x planners from construction company
- 1x architect
What don’t we like? Why? Does not fit our requirements we gave...
Price estimate according to architect/planners: 350,000 - 408,000
Personal price limit for house including flooring and walls: 380,000
Preferred heating system: district heating - underfloor heating
If you had to give up something, on which details or expansions?
- can give up: fireplace (might be installed later)
- cannot give up: shower bathroom and guest room on ground floor
Why does the current design look the way it does?
I assume it’s a standard design from the planner
Which of our wishes were implemented by the architect?
Not really
What is the most important / fundamental question about the floor plan in 130 characters?
About the floor plans:
Ground floor from architect: laundry room upstairs despite info about basement; kitchen in wrong place according to orientation; cloakroom forgotten.
Ground floor version 1 by developer: all requirements forgotten, tiny front door, tiny hallway, utility room, looks uninspired (this is the second draft!)
Ground floor version 2 by developer: garage (in my opinion) on wrong side, bad sun orientation, also looks bleak...
I believe the kitchen should be on the sunny side in the middle of the house and the living/dining area to the left, like an L layout... This way you would fully benefit from the sun, right? With a large window wall on the northern corner of the house then...
When I try to draw it myself, it doesn’t look very good due to my lack of drawing skills...
Unfortunately, it’s also bleak and boring :-(
You should be happy to come @Home for several years, right?
I somehow lack a spark of inspiration here,...
Maybe some of you can give us tips to make it more dynamic.
Your ideas are surely better than mine
Thanks
PS: Hope I forgot nothing
now the post in the right place...
We are already in the planning phase and have had several appointments.
However, it seems like they don’t really want to listen to what we want...
I gave specific requirements, but then we receive floor plans that don’t match those.
I have also looked at dozens of floor plans online, but they are either too large (budget) or don’t fit the orientation...
Here is our information:
Development plan / restrictions
Plot size: 625m² (6729 sq ft)
Slope: approx. 2m (6.5 ft) over the length
Site coverage ratio: 0.4
Floor area ratio: none specified
Building setback lines: 3m (10 ft) from neighboring properties
Edge building: with utility building (garage)
Number of parking spaces: 2
Number of storeys: none specified
Roof style: none specified
Architectural style: none specified
Orientation: southeast
Maximum height / limits: with roof pitch 0 – 27° (0 – 27°): eave height max. 6.0m (20 ft), ridge height max. 8.5m (28 ft)
No neighbor to the south! Nature reserve
Builder requirements
Style, roof type, building type
Basement, floors: basement plus two full floors
Number of occupants, ages: 3 (35, 25, baby soon born)
Space needed on ground floor and upper floor: from 70m² (750 sq ft)
Office: family use --> guest room with double bed and wardrobe (health-related precaution)
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, kitchen island: yes, yes
Number of dining seats: 6
Fireplace: yes
Music/stereo wall: the TV wall
Balcony, roof terrace: not needed
Garage, carport: double garage
Utility garden, greenhouse: garden
Other:
- Front door with side panel
- Staircase not directly at the front door
- Shower bathroom on ground floor
- Cloakroom (to avoid dozens of shoes and coats in the hallway)
- No “corridor-like hallway” (we currently have that in the apartment... dark and very narrow for two people), should feel open
- Walk-in closet on upper floor
- Master bedroom not next to children’s room
- Kitchen wish from wife: U-shape, front part as counter
- Pantry not necessary
- Small utility room on ground floor would be good
- Entrance via garage would be good
- Open to staircase style
- Garage should be on the northeast side
House design
Who made the plans:
- 2x planners from construction company
- 1x architect
What don’t we like? Why? Does not fit our requirements we gave...
Price estimate according to architect/planners: 350,000 - 408,000
Personal price limit for house including flooring and walls: 380,000
Preferred heating system: district heating - underfloor heating
If you had to give up something, on which details or expansions?
- can give up: fireplace (might be installed later)
- cannot give up: shower bathroom and guest room on ground floor
Why does the current design look the way it does?
I assume it’s a standard design from the planner
Which of our wishes were implemented by the architect?
Not really
What is the most important / fundamental question about the floor plan in 130 characters?
About the floor plans:
Ground floor from architect: laundry room upstairs despite info about basement; kitchen in wrong place according to orientation; cloakroom forgotten.
Ground floor version 1 by developer: all requirements forgotten, tiny front door, tiny hallway, utility room, looks uninspired (this is the second draft!)
Ground floor version 2 by developer: garage (in my opinion) on wrong side, bad sun orientation, also looks bleak...
I believe the kitchen should be on the sunny side in the middle of the house and the living/dining area to the left, like an L layout... This way you would fully benefit from the sun, right? With a large window wall on the northern corner of the house then...
When I try to draw it myself, it doesn’t look very good due to my lack of drawing skills...
Unfortunately, it’s also bleak and boring :-(
You should be happy to come @Home for several years, right?
I somehow lack a spark of inspiration here,...
Maybe some of you can give us tips to make it more dynamic.
Your ideas are surely better than mine
Thanks
PS: Hope I forgot nothing
I also think that the original poster first needs to clarify the budget.
It’s not surprising that architects are reluctant to design unrealistic projects and waste their time. For $380,000, I also don’t see a basement — especially not on a slope and possibly partially finished — that would be unreasonable.
Since the road doesn’t even reach the site here, just creating access will probably cost a significant amount. A double garage is not cheap either.
With $380,000, I see a maximum of a 150m² (1600 sq ft) house on a slab foundation with a double carport and some slope grading. You should be happy if that price even includes paths and a terrace.
It’s not surprising that architects are reluctant to design unrealistic projects and waste their time. For $380,000, I also don’t see a basement — especially not on a slope and possibly partially finished — that would be unreasonable.
Since the road doesn’t even reach the site here, just creating access will probably cost a significant amount. A double garage is not cheap either.
With $380,000, I see a maximum of a 150m² (1600 sq ft) house on a slab foundation with a double carport and some slope grading. You should be happy if that price even includes paths and a terrace.
Chrisss83 schrieb:
I set certain requirements, but then we receive floor plans that don’t match our specifications.It has become clear that your requirements are difficult to align with the existing plot...
Chrisss83 schrieb:
Basement, floors: basement, two full stories
Number of people, ages: 3 (35, 25, soon to be born)
Space requirement for ground floor and upper floor: from 70m² (750 sq ft)
Office: family use → guest room with double bed and wardrobe (precaution for health reasons)... and those requirements also don’t fit within the budget.
Chrisss83 schrieb:
- Entrance door with sidelight
- Staircase not directly at the door
- Shower bathroom on the ground floor
- Cloakroom (to avoid piles of shoes and jackets in the hallway)
- No narrow corridor (we currently have that in our apartment... dark and very narrow for two people), can appear open
- Walk-in closet on the upper floor
- Parents’ bedroom not next to children’s room
- Wife’s kitchen wish: U-shape, front part as a counter
- Pantry not needed
- Small storage room on the ground floor would be good
- Entrance through the garage would be good
- Staircase style is flexible
- Garage should be on the north or east sideAll of this should be possible, even with a relatively simple floor plan. However, it is advisable to let go of some demands. For example, a second entrance through the garage is always a cost and space factor, along with the double garage itself.
Chrisss83 schrieb:
Regarding the floor plans:
Ground floor by the architect: he placed the utility room on the upper floor despite being informed about the basement; kitchen in the wrong place considering orientation; cloakroom forgotten.There are no wrong locations. If you don’t like something in an architect’s design, you discuss it with them, and they make changes. However, you should also be willing to compromise and be open to alternative placements, which as a layperson you might overly favor or see as the only option. There are always more options that might not be worse and could be better suited due to building ground, terrain, or structural considerations.
Chrisss83 schrieb:
I believe the kitchen should be on the sunny side in the center of the house and the living/dining room then to the left... like an L-shape. That way you fully utilize the sun, right? With a large window front on the northern corner of the house then...You will also have sunlight from the east or west, just at different times. In summer, for example, you won’t get sun inside on the south side because the sun is very high. You can’t tolerate the midday sun on a southern terrace either.
I see the slope as a problem for your ideas: a terrace on the south with a slope there won’t work. Embankments are expensive (I repeat what others said).
However, I can imagine two levels on the plot, one being a basement level with a terrace in the southwest. Above it, the sleeping area as the entrance level. From the driveway, it would look like a bungalow. Instead of a double garage, a single garage with a carport connecting to the house or a double carport.
Edit: I might be wrong about the slope, then it would be a normal two-story house with some fill for the terrace.
To sum it up:
A rough sketch... I’m looking at a ground floor area of about 125 m² (1350 sq ft)... with a slightly smaller rectangular shape upstairs. This gives us a living area of around 200 m² (2150 sq ft). No basement, but a pantry on the ground floor and a utility room on the upper floor. 2000€ x 200 m² (2150 sq ft)
400,000€ or 360,000–420,000€
plus additional construction costs
plus landscaping
plus garage/carport
plus painting and flooring
The sketch
The upper floor matches roughly as well: 2 children’s bedrooms, a master bedroom with walk-in closet, utility room, and bathroom.
So I assume you have deliberately received some examples that you did not like because they do not want to take the project.
A rough sketch... I’m looking at a ground floor area of about 125 m² (1350 sq ft)... with a slightly smaller rectangular shape upstairs. This gives us a living area of around 200 m² (2150 sq ft). No basement, but a pantry on the ground floor and a utility room on the upper floor. 2000€ x 200 m² (2150 sq ft)
400,000€ or 360,000–420,000€
plus additional construction costs
plus landscaping
plus garage/carport
plus painting and flooring
The sketch
The upper floor matches roughly as well: 2 children’s bedrooms, a master bedroom with walk-in closet, utility room, and bathroom.
So I assume you have deliberately received some examples that you did not like because they do not want to take the project.
11ant schrieb:
But backing out to the junction is also inconvenient :-(
I still see the planner having to figure out how to make the garage / driveway situation work for both cars.Please take a look at the attachment... access is not a problem.
ypg schrieb:
Yes, I’d like to know what rooms you want to fit in on the upper floor besides the standard 2 children's rooms... The space plan comes first... What you imagine for your basement-equipped city villa isn’t actually what you want.
Write up a room program for basement, ground floor, and upper floor and develop your house according to that.
Regarding costs: Raising the ground level also means retaining walls... allowed? Desired?
Maybe two stories are enough... you could end up with 180-200 square meters (sqm) (1,940-2,150 sq ft)I can gladly summarize in the next post (for clarity) what we want on each floor.
toxicmolotow schrieb:
First off: If I had to choose, I also think the architect’s design is the best.
I believe the architect didn’t place the technical areas without good reason, because in the end the house will run out of budget.
You want two full stories, an (unfinished, possibly prepared) attic, a basement, all on about 100 square meters (sqm) (1,075 sq ft) footprint (160 sqm + 80 sqm basement / 1,725 + 860 sq ft), a (solid?) double garage, and your budget is 350,000 EUR? I’m not convinced, especially if that also includes additional construction costs. (350,000 - 50,000 = 300,000 => 1,250 EUR/sqm) … no way… especially not in Baden-Württemberg.
I want to predict:
a) the basement will be dropped.
b) The garage will be a precast concrete garage or a carport.
Keep in mind a house without a basement really needs extra storage space!!! Garage +1 meter (3 feet) and utility room not less than 10 or 12 sqm (107-130 sq ft). Attic accessible by space-saving staircase (not a folding ladder!) and within the insulated envelope!!!
If any money surfaces somewhere... see the attachment. (Warning, staircase moved, so the upper floor plan is dead! Anyway, everything only makes sense as a whole. A ground floor without an upper floor isn’t a ground floor.
No attic... You won’t go up there later anyway. That’s why the roof pitch will be around 25° (degrees).
I’ll summarize the rest in the next post.
Zaba12 schrieb:
That
@tox your “drawn” floor plan looks quite similar to ours, only we made the guest room an additional cloakroom.
I also expect the basement to drop due to the budget.kaho674 schrieb:
Since the street doesn’t even reach the site yet, just preparing the access road will cost a pretty penny. A double garage won’t be cheap either.
For 380,000 EUR I see a maximum of 150 sqm (1,615 sq ft) house on a slab foundation with a double carport, slope stabilization, and you’d be lucky if the paths and terrace are already included.I’ve now attached another picture showing the already finished driveway.
Thanks for the helpful answers...
Let me summarize a few things.
A slab foundation on a slope is very expensive,... "at that price you could build a basement instead" (last comment from the architect). He had drawn the technical room (TK) on the ground floor because he probably forgot the basement.
Furthermore, the mentioned budget refers exclusively to the house...
Furnishings and garden are covered under a different budget.
The garage will be added later.... Only the slab foundation for the garage will be poured at the same time.
There will also be DIY work. For example, we’ll do 100% of the electrical work ourselves (yes, a certified electrician for approval is available). Interior plaster will also be done by ourselves, as will the textured plaster. In addition, I get the materials for the DIY work cheaper through a company card.
There doesn’t have to be a direct access from the garage to the ground floor... that was just an idea.
If the entrance to the ground floor is on the right, the garage is just behind it...
There are no problems or regulations regarding fill material from the municipality. I have already checked.
Regarding the slope, I attached two photos for you – the 2-meter (6.5 feet) difference between single-family houses refers to one property compared to the other... Our neighbor seems to have most of that 2 meters.
So it’s not as extreme on our property. But a slab foundation still costs about €25,000 (about $27,000),... without much benefit.
We are currently considering giving up on the ground-floor living space...
The room layout I had in mind is as follows:
Basement: hobby room, technical/laundry room, storage room
Ground floor: living/dining room, shower bathroom, kitchen, cloakroom, guest room, open hallway...
Upper floor: 2 children’s rooms, bathroom, bedroom, walk-in closet (no passage from bedroom through walk-in closet to bathroom required)
Attic should not be planned.
Why I’m thinking about the basement... because the slab foundation seems quite tricky due to the slope.
So far, I was told, "budget around €25,000 (about $27,000) and maybe a little more."
I will print out the floor plans you posted here and show them to my partner...
THANK YOU ALL!!!!
Let me summarize a few things.
A slab foundation on a slope is very expensive,... "at that price you could build a basement instead" (last comment from the architect). He had drawn the technical room (TK) on the ground floor because he probably forgot the basement.
Furthermore, the mentioned budget refers exclusively to the house...
Furnishings and garden are covered under a different budget.
The garage will be added later.... Only the slab foundation for the garage will be poured at the same time.
There will also be DIY work. For example, we’ll do 100% of the electrical work ourselves (yes, a certified electrician for approval is available). Interior plaster will also be done by ourselves, as will the textured plaster. In addition, I get the materials for the DIY work cheaper through a company card.
There doesn’t have to be a direct access from the garage to the ground floor... that was just an idea.
If the entrance to the ground floor is on the right, the garage is just behind it...
There are no problems or regulations regarding fill material from the municipality. I have already checked.
Regarding the slope, I attached two photos for you – the 2-meter (6.5 feet) difference between single-family houses refers to one property compared to the other... Our neighbor seems to have most of that 2 meters.
So it’s not as extreme on our property. But a slab foundation still costs about €25,000 (about $27,000),... without much benefit.
We are currently considering giving up on the ground-floor living space...
The room layout I had in mind is as follows:
Basement: hobby room, technical/laundry room, storage room
Ground floor: living/dining room, shower bathroom, kitchen, cloakroom, guest room, open hallway...
Upper floor: 2 children’s rooms, bathroom, bedroom, walk-in closet (no passage from bedroom through walk-in closet to bathroom required)
Attic should not be planned.
Why I’m thinking about the basement... because the slab foundation seems quite tricky due to the slope.
So far, I was told, "budget around €25,000 (about $27,000) and maybe a little more."
I will print out the floor plans you posted here and show them to my partner...
THANK YOU ALL!!!!
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