The existing home will be demolished to make way for a new 3,387 SF house (basement 944 SF, first floor 1,420 SF, second floor 1,023 SF) with 4 bedrooms and 4.5 baths. The garage with ADU will be 1,606 SF (garage 782 SF, ADU 924 SF) with 1 bedroom and 1 bath.

The homeowner’s design specifications included a connection from the house to the garage for access from the home, an open concept with ample outdoor living space, a mother-in-law suite on the first floor for family visits, and outdoor living areas on both the main and second floors. Total outdoor living space is 878 SF (507 on first floor and 371 on second). The main massing of the house and massing of the ADU frame the two outdoor living spaces on the site to provide privacy and access from the main living spaces.

The post Underway in Regis | New Home & ADU first appeared on Bacon Lane Architect LLC.

New Zone Districts were added that allow for the construction of ADU building forms, particularly in Suburban neighborhoods. The specific min lot size and length dimensions were adjusted to be more flexible for inclusion of an ADU. Specific Text from the Proposed Amendment to Zoning:

The habitable area of the dwelling, living portion of an ADU is no longer limited to 75% of the building footprint. Depending on the building configuration, you might have an 800SF dwelling that sits on top of an 800 SF garage space below, with consideration for exterior stairs and the area that counts towards the max allowable footprint of 864 SF on certain zone lots.

The bulk plane height was increased to 12’ on lots 40’ or less in width. This used to be 10 ft which was more restrictive for planning options in the (U-) Urban Zoned Districts.

Setbacks are also more favorable for planning options in the (U-) Urban Zoned Districts. The rear setback can go to zero, or lot line if no garage door faces the alley. The side setbacks are the same as required for the primary structure setback.

Perhaps one of the more exciting and significant updates to the Zoning requirements is that decks and balconies on a detached ADU are permitted to up to 100SF max (allowance) when overlooking the public alley.

The Building Coverage Exemption is now allowed for ADUs that are single story at grade and are not designed to sit above a garage use.

Another significant update that opens the opportunity for many homeowners with existing structurally sound garages is the conversion of existing garages to an ADU building form. Previously, unless the garage conformed to all ADU building form zoning requirements, the conversion or adaptation of the building to an ADU was not permitted.

Roof dormer encroachments are conditionally allowed to penetrate the Bulk Plane.

Other use standards in the (U-) Urban Zoned Districts that were adjusted include:

• Maximum Structure Length of 36’ was removed.
• Maximum floor area increased on single unit lots 6,000SF or less to 864SF.
• ADUs accessory to two-unit and multi-unit primary uses are now allowed.

Keep in mind, States continues to require owner occupancy in single-unit zone districts with clarification on the definition of ownership.

Most of the changes were focused on the (E-) Urban Edge, (S-) Suburban, and (U-) Urban zoned districts. If you are considering the addition of an ADU to your property, please contact Bacon Lane Architect LLC so we can review the applicable requirement for your specific address within the assigned city zoning district.

References & Resources:

• States Zoning, Latest News: https://www.Statesgov.org/Government/Agencies-Departments-Offices/Agencies-Departments-Offices-Directory/Community-Planning-and-Development/States-Zoning-Code/Text-Amendments/ADUs-in-States
• States Article, Draft Recommendations: https://www.Statesgov.org/files/assets/public/v/5/community-planning-and-development/documents/zoning/text-amendments/adus-in-States/adus_in_States_recommendations_summary.pdf
• States Zoning, Draft Amendments: https://www.Statesgov.org/files/assets/public/v/3/community-planning-and-development/documents/zoning/text-amendments/adus-in-States/adus-in-States_city_council_markup.pdf
• Statesite Article: https://Statesite.com/2023/06/05/city-council-makes-building-adus-easier-by-passing-zoning-code-amendment/
• States Community Planning and Development YouTube Video, Landmark Design Guidelines Update: Density in Historic Districts and Zoning Updates: https://youtu.be/Sbm-HRaJYNc?si=6_64SwnHqvQv_wdW

The post ADU – Accessory Dwelling Unit | States Zoning Changes first appeared on Bacon Lane Architect LLC.

In Part 1 of this article series, we discussed a few of the many things to think about when considering adding habitable space to your home or property. Here in Part 2, we explain several options for expanding your living space as well as links to a few real world project examples for inspiration.

Important Note: While we provide different metrics for estimated construction costs in this article, please be aware & understand that today’s construction costs can vary widely due to supply chain and other challenges facing the industry. We encourage you to do your own due diligence and research before committing to a large home addition project. Estimated cost ranges below are from January 2023.

Pop Top Addition

A Pop Top is a type of home addition where a second story is built on top of a one-story house. This is an option when there’s not enough room to build outward on a lot. Added living space can be gained via a partial or full second story addition, while maintaining the home’s original footprint. This type of project typically involves significant structural work to support a new story.

Cost range: Construction Cost = $400-450/SF for new building; so a 1,000 SF addition over an existing house will be $450,000 or more. Then factor in the remodel and reconstruction of the main level, the cost will be approximately $150 to $200/SF. Main level reconstruction will be around $200,000. Total cost potential will start at $650,000 to pop the top on an existing 1,000 SF home. The homeowner will need to consider short term housing costs during the construction, as the home will not be suitable to be occupied.

Timeframe range: 16 to 18 months or longer depending on contractor, weather and complexity of the project

Project Examples:

Meade St Pop Top Transforms Home From Ranch to Tudor

Mt Zion Lookout Mountain Home Pop Top Yields Million Dollar View

33rd Ave Highlands Victorian Pop Top

Main Level Addition

Expanding via a main level addition is an option when you have the space to move outward and increase your home’s footprint. Often our clients are looking to add a new master bedroom, mother-in-law space, home office, or living room/den. This process is a bit less intensive than going up with a new story or digging down in the basement, however it requires allocation of lot space which sometimes isn’t possible under zoning codes.

Cost range: Similar to costs metric outlined above. Single story addition is stand alone, so potentially less impact to the existing home depending on the level of renovation proposed.

Timeframe range: Similar time range described above

Project Examples:

Brentwood St Wheat Ridge Residential Renovation and Addition

Grove St. West Highlands Bungalow Addition & Renovation

Basement Dig-Out

Digging out a basement allows you to go down instead of up or out, enabling you to maintain the same or similar house footprint. This can sometimes be an intense process as it usually involves digging out basement concrete and soil underneath to achieve adequate ceiling height, adding support beams, and shoring up foundational walls.

Cost range: Basement dig out and build out, including entertainment space, bathroom, bedroom and utility will run around $250/SF ($150/SF for the actual dig out and foundation work, and a minimum of $100/SF for build-out and interior finishes).

Timeframe range: 12-month construction / 6 to 9 months for design and permitting

Project Examples:

Zuni St Sunnyside Historic Home Basement Dig-Out Becomes Dynamic Designer Digs

Accessory Dwelling Unit (ADU)

Accessory Dwelling Units or ADUs have become a popular way to gain space in Metro States since several neighborhoods allow this type of construction, and several more are considering it. Adding an ADU typically involves a 2-story structure with a garage on the lower level and an apartment/studio type of space above it. Not all lots or neighborhoods allow ADUs so make sure to check your zoning first.

Cost range: New out of the ground ADU will start around $350k to $400k to construct.

Timeframe range: 12-month construction / 6 to 9 months for design and permitting

Project Examples:

Highlands Accessory Dwelling Unit (ADU)

Tejon St Sunnyside ADU Accessory Dwelling Unit

Learn More

If you’re in States, States’s guidelines for the addition of habitable living space are helpful to explore- https://www.Statesgov.org/content/Statesgov/en/States-development-services/home-projects/building-expanding-a-home/addition-of-habitable-space.html

Next Steps

If you think you’re ready to take the next step and engage an architect to help you design your addition, Bacon Lane Architect LLC can help. With more than 15 years of experience helping clients in Metro States design and achieve the homes of their dreams, we can help guide you through every step of the process. Request a consultation today.

The post INCREASING LIVING SPACE WITH ADDITIONS, POP-TOPS, ADUS & MORE | HOME ADDITION PLANNING PART 2 first appeared on Bacon Lane Architect LLC.

Although, prior to the pandemic we began seeing increased interest in (Multi-Gen) multi-generational accommodations in existing homes, as well as new builds across the board. Whether it’s an independent living space for elder parents to move in to reduce housing expenses, or young adults moving into the parents’ home for economy, the need is real due to the high cost of housing in today’s market.

Given the number of inquiries we get on this topic, we thought it might be helpful to spotlight a few examples of ways to gain more space, things to think about as you’re planning, and links to real world examples so you can get some ideas.

Adding onto your home is a significant process and taking the time to plan accordingly will pay off in the end. Here are just a few of the many things to think about when considering adding habitable space to your home or property. Of course, you’ll want to do plenty of research and select partners whom you can trust to help guide you through the process.

• Zoning – Identifying your existing property zoning is a critical first step. This will help you determine if you can go up or out, and if you’re considering an ADU, whether such a structure is even allowed. In States, you can find your zoning and learn about the zoning code here: https://Statesgov.org/maps/map/zoning. Other cities such as Arvada, Lakewood, etc. have similar search features.
• Historic District or Landmark status – If your home is situated in an historic district or is designated as a landmark property, this adds a planning layer to the overall process. Often properties designated as historic landmarks or inside locally designated historic districts require a special design review to ensure that projects preserve the properties’ key historic character-defining features and qualities.
• Budget – Your budget is an important factor in evaluating your options. For example, popping the top of a home is much more intensive (and thus, expensive) than extending a house with a main floor master bedroom addition. Not to mention that the costs of amenities, utilities, finish materials, and fixtures can vary significantly. Having a clear budget range in mind will help with ruling in/out various options and ultimately designing a realistic and achievable end result.
• Timeframe – It’s important to set a realistic timeframe for your project. Adding on to your home involves many steps and a variety of vendors – from architects and engineers, to designers and construction companies. Add in cities, districts, permits, and approvals, and you have a lot of moving parts. Bringing it all together in a cohesive manner takes skill – and patience. Planning an addition, from architecting a design (6 to 8 months minimum) to move-in ready (can take an additional 10 to 12 months from construction), can require a potential timeline of 16 to 18 months, and sometimes longer. So allow yourself plenty of time.
• Goals – Before you start looking for and talking to potential partners and vendors, it helps to outline the goals you’re looking to achieve. Think about the style you want and find some images that demonstrate your desired look that you can share with your vendors. Browse projects and examples on sites like , Pinterest, and others and save links and images of things that appeal to you. All of this will help you begin to build a clear picture of your end result.

While these are only a few things to think about, we hope it provides some foundational elements to begin your home addition planning process. In our next article, we’ll explain several options for expanding your living space as well as links to a few real world project examples for inspiration.

Next Steps

If you think you’re ready to take the next step and engage an architect to help you design your addition, Bacon Lane Architect LLC can help. With more than 15 years of experience helping clients in Metro States design and achieve the homes of their dreams, we can help guide you through every step of the process. Request a consultation today.

The post Increasing living space with additions, pop-tops, ADUs & more | Home addition planning Part 1 first appeared on Bacon Lane Architect LLC.

Fay ADU | Northwest States

This ADU design represents a direct response to the U-SU-C1 zoning specifications, in which the maximum footprint permitted is 864 SF for a lot that is between 6,000 sf and 6,999 SF. The upper dwelling unit floor area is exactly 75% of the lower level building area, which is a specification in the States Zoning.

The main floor plan provides for 2 full size car bays able to accommodate a full-sized pick-up truck or SUV within a 480 SF open area. The remainder of the space (384 SF) is dedicated to a 160 SF workshop and storage area, and 220 SF for the entry and stairs to the second level dwelling unit. The utilities including furnace, hot water heater, and laundry are on the main floor.

Access to the second floor is provided with a “U” shaped stair that terminates within the open living / kitchen floor space. The kitchen is oriented to the south and west facing the alley, while the living portion of the space faces the interior of the lot. Like many residential designs, the single bedroom and bathroom are configured along the north wall of the house so that daytime living has southern sun exposure.

The interior of the dwelling unit was designed and built with open vaulted ceilings framed with single depth rafter-joists. A consideration for this style of roof framing is that  insulation must be spray-applied to achieve the required R-value per the building codes.

DeBoer ADU | Speer Neighborhood

The design for the DeBoer ADU represents a unique opportunity because of the difference in zoning requirements within the G-MU-3 district. Essentially there is no required (75%) reduction in the upper plan area that is typical in other districts. This allowed for an upper floor footprint that is larger than the main floor area. The overall size of the ADU is primarily a response to the narrower 37 ft lot width.

The main level is dedicated primarily to the 2-car garage with an open flexible space with garage door facing the interior of the yard. This gives the owner the ability to host gatherings in the backyard and provide for an open but covered area for the unpredictable Colorado weather. A very small area is carved out of the main footprint to provide entry and stair access to the upper level dwelling unit.

The upper floor has similar characteristics to the previous Fay ADU in that it consists of an open studio style living / kitchen / dining area that is positioned along the southern side of the building for good daylight. Efficiency is the key with these studio style living spaces. The primary living / seating area is oriented towards the interior of the lot, while the small office area and kitchenette are on the alley side of the building.

The generous bedroom incorporates a vaulted style dormer which faces to the north. Access to the bathroom is shared through the open living area. Similar to many house designs, the bathroom is located along the north side of the building. The entire dwelling unit has a vaulted ceiling. The structural system for this building utilized scissor trusses which has the dual benefit of providing a vaulted ceiling at a lower pitch, and being able to use standard batt insulation to meet code required R-values.

ADU | Potter Highlands

This ADU and garage design is located in the Potter Highlands Historic District and the Highlands United Neighborhood, Inc RNO (Registered Neighborhood Organization). Zoning for this location is U-TU-B with the addition of a Potter Highlands Conservation Overlay (CO-4). This conservation overlay allows side interior minimum setbacks for ADUs to be 0 (zero) feet.

New structures built on Historic District lots with an existing “contributing structure” single family home require an increased level of community and regulatory design review. Both the States zoning code and the Design Guidelines for States Landmark Structures and Districts must be followed.

This zone district allows for a 1,000 SF maximum footprint with a 1 ½ story structure. First floor area is 990 SF and accommodates a 3-car garage with an enclosed entry vestibule and stair to the second level, 744 SF ADU. The entry vestibule and stair will accommodate an automated chair lift if needed for the owners’ aging parents. This ADU incorporates in-floor radiant heating and evaporative cooling to increase energy efficiency and lower operating cost.

The exterior incorporates many “Landmark District” influenced finishes such as brick, narrow lap siding, double hung windows and gable roof forms.

Bacon Lane Architect LLC has successfully completed several ADU/Garage projects within Historic Districts. Gaining support of the RNO is crucial when submitting the proposed design to Landmark Staff and the Landmark Board for review and approval.

What’s Next?

This concludes this series of articles on Planning and Design for ADU projects within the City and County of States. We welcome article ideas, requests, feedback, and questions. Please let us what you want to know or read about.

The post So you think you want to build an ADU in States? Part 3: Case Studies | Example ADU projects first appeared on Bacon Lane Architect LLC.

This beautiful home faces south on one of the best preserved blocks in the historic Potter Highlands neighborhood. It’s currently 1,800 sf on two levels with a small cellar basement. Planned renovations include construction of a small two-story addition and a dig-out of the basement, both of which will increase the finished area to approximately 2,600 sf. Additionally a large two-car garage with a second level living unit will be constructed (ADU), totaling approximately 1,700 sf.

Thinking about building an ADU on your property? You might be interested in one of our many articles on the subject, like this one.

The post Potter Highlands | Historic Home Addition, Renovation & ADU first appeared on Bacon Lane Architect LLC.

In our prior article, we introduced the discussion and interest in ADUs (Accessory Dwelling Units) within the City of States. We started with basic zoning elements that first need to be checked to determine if your property is eligible to construct an ADU. These included:

• Zone Lot District
• Lot Size
• Lot Coverage

Now that we have hopefully verified an ADU is allowed for your property, there are additional requirements that must be considered as we continue to explore the feasibility of an ADU addition. These zoning standards will apply:

• Location on the lot
• Building footprint
• Overall structure length
• Habitable space (1 ½ story)
• 2nd story/rooftop decks

Location

The proposed ADU must be positioned in the rear 35% of the eligible zone lot. Subtle consideration is that you will most likely need to maintain 15 ft of separation between the primary house and the proposed accessory structure in order to utilize the 50% exemption for the area of the footprint counting towards the maximum allowed lot coverage. In conjunction with the 15 ft separation, at least 80% of the street level Gross Floor Area (GFA) of the garage portion of the structure shall be used for vehicle parking.

Additionally, the City of States issued a clarification last year regarding another requirement for location of the ADU. The clarification explains that the mass of a proposed ADU shall be sited such that it abuts the southernmost property setback line. “If exceeding one story or 17’ shall be located adjoining the southernmost side setback line.” The reason is to preserve backyard privacy and access to sunlight for the adjoining neighbor to the north.

Building Footprint

Depending on the size of the zone lot, the zoning requirements indicate the maximum footprint that will be permitted. A few examples include:

• If you are developing an ADU project on a property zoned U-SU-C1, which is less than 6,000 square feet (SF), then the maximum allowed size of the ADU footprint is 650 SF.
• If the lot is between 6,000 SF and 7,000 SF then you are permitted an 864 SF building footprint.
• Finally, for a zoned lot larger than 7,000 SF, the ADU footprint ultimately cannot exceed 1,000 SF.

There are some zone districts (e.g., U-TU-B) that outline the maximum building footprint to be 1,000 SF regardless of the lot size. Keep in mind as well that other zoning considerations such as permitted lot coverage may influence the ultimate size of the ADU building footprint.

Length of Structure

The uninterrupted length of a building structure cannot be any greater than 36 ft. If you consider that you might be building an ADU on a 6,250 SF lot, which is fairly typical, then the building dimensions could be 36 ft across the width of the lot, and potentially 24 ft deep for a total building area of 864 SF. The intent with this constraint is to prevent buildings from having large blank uninterrupted, un-articulated wall planes. Visually this will promote a more aesthetically pleasing building form.

The depth of the ADU could be 36 ft in length in the long direction of the property, and 27 ft wide for a 1,000 SF building footprint. Most projects Bacon Lane Architect LLC has had the opportunity to work on, the rectangular shape of the ADU has typically aligned the long face of the ADU with the width of the property. Every property and design are unique.

Maximum Floor Area and Habitable Space

The ADU building allows for the construction of a 1.5-story structure. The constraint within this definition limits the amount of habitable space of the living unit on the second level to 75% of the gross floor area or building coverage below. Per Chapter 13 of the States Zoning Code, “For the Accessory Dwelling Unit building form, a half story is calculated based on the Gross Floor Area of the floor below.” This can get a little confusing. Using the example of an 864 SF building area described earlier, the maximum floor area of the dwelling unit above cannot be any larger than 648 SF.

Habitable space is defined as living area with a clear ceiling height greater than 4 ft minimum, but where more than half of the space is 7 ft or greater. The City of States issued another clarification regarding this: “A story that has at least 4 feet between the ground level and the ceiling joists and which has enough area to provide a room with net floor-to-ceiling distance of 7 feet over half the area of 3 the room. A “habitable space” may or may not constitute a habitable room.”

Read the city’s clarification published June of 2018

Another way to look at this, in a structure with a sloped gable roof similar to the traditional 1.5-story Victorians that are characteristic throughout the city, there are potential floor areas below the 4-foot mark that do not count towards the maximum floor area.

2nd Story / Rooftop Decks

One of the questions we often field when first meeting with clients centers on the desire to have a rooftop deck. As we talk about building areas, they often ask, “Can we have a roof deck in that 25% area of the upper floor that is not considered part of the living / dwelling space?”  Per States Zoning Section 5.3.5.2, “…rooftop or 2^nd story decks are simply not permitted in the rear 35% of the zoned lot.” The intent with this restriction is once again in consideration of being a good neighbor. The goal is to preserve the sense of privacy between neighbors. If you think about being the neighbor trying to enjoy a quiet summer evening in your backyard, adjacent to a roof top deck occupied with your neighbors doing the same, you may not feel as much solitude as they look over and down into your “private” oasis. Now, as with many rules there are exceptions. There are one or two districts (e.g., General Urban “G” Zone District) that do permit rooftop decks in the rear 35% of the property.

What’s Next?

Now that we’ve covered these topics, the next step in a potential project is to consider the ADU building architecture that will provide you with the living and utility spaces you have been dreaming of, while at the same time satisfying States zoning requirements.

We encourage feedback and questions on the zoning considerations outlined and discussed in this article.

Additional Resources

AccessoryDwellings.org

BuildinganADU.com

The post So you think you want to build an ADU in States? Part 2 - A deeper look at the States Zoning Standards & Requirements first appeared on Bacon Lane Architect LLC.

The post Under Design | Accessory Dwelling Unit (ADU) in Sunnyside first appeared on Bacon Lane Architect LLC.

The post Alcott St | Accessory Dwelling Unit (ADU) first appeared on Bacon Lane Architect LLC.

Often referred to as a Carriage House, the acronym “ADU” is becoming part of the States residential vernacular. The abbreviation stands for “Accessory Dwelling Unit” for those who are not familiar with the term. It simply means a secondary living space or apartment that occupies a portion of the primary zone lot in addition to the primary house.

What do the composite of the words intend to mean: A residential structure that is subordinate to the primary home – Definitions from States Zoning Code (Chapter 13):

Structure, Accessory: A subordinate structure located on the same zone lot with the primary building, structure, or use, and which is incidental and customary to the primary building, structure, or use.

Dwelling: Any building or portion of building that is used as the residence of one or more households

In the States area, and States city proper in particular, the desire for property owners to build an ADU (secondary living space) has increased significantly.  A couple scenarios in which this smaller additional dwelling makes sense:

• It can be purposed as a long term or short term rental, in the sense that you have a full time tenant, or offer the space to visitors on one of the popular vacation rental websites like VRBO or Airbnb.
• The classic use is to set the living space up as an independent, ancillary “apartment for members of the family, aging parents, or young “fresh on their feet” adults.
• Other approaches we’ve heard of are where the primary home owners travel frequently, or want to simplify so they occupy the ADU as their primary home, then rent out the property’s primary home to full time tenants.

States Zoning Requirements

For the purposes of this article, we want to address some specific States Zoning requirements that you will need to consider for the potential addition of an ADU to your property.  Following are key items to first check (and understand as you contemplate the possibility of an ADU building):

• Zone Lot District
• Lot Size
• Lot Coverage

Zone Lot District

The very first thing to do is to look up your Zone District to find the assigned zoning for your property. A reliable online resource is: https://www.Statesgov.org/property. Referencing this website you can identify your zone district. This should help you verify whether or not an ADU is a permitted building form.

Some of the districts that allow for an ADU structure are:

For an accurate review, please check the States Zoning Code, or contact Bacon Lane Architect LLC for assistance to determine the feasibility of an ADU addition to your specific property.

Lot Size

We have found in some rare instances that a property has the appropriate designation which permits the addition of an ADU structure, then review the minimum lot size requirements to find that the ADU is not permitted. For instance the minimum lot size in a U-TU-B district is 4,500 SF, and 5,500 SF in a U-SU-C1.  These particular standards can be found under States Zoning Article 5, Division 5.3.

Lot Coverage

Now that we’ve confirmed the property lies in a district that permits ADUs, and the lot size of the property meets the standards, the next step is to review lot coverage. The zoning standards outline the maximum allowed coverage by both the primary structure and accessory structures such as a garage or ADU. There are a couple of details to calculating the total lot coverage that can make it a bit tricky. There are exceptions for front porches up to 400 SF, and the 50% exemption for the garage area provided the ADU is separated from the primary house by 15 ft or more.

Once you review and confirm these initial zoning standards, you very well may be in a position to design and build an ADU for your property. For the development of an ADU in the City and County of States, there are other requirements that must be considered as you continue to explore the feasibility of the ADU addition. These zoning standards will most likely apply:

• Location
• Building footprint
• Overall structure length
• Habitable space (1 ½ story)
• 2nd story/rooftop decks (hint: not permitted)

We’ll cover these items in our next discussion on ADUs.

Read about a few ADUs designed by Bacon Lane Architect LLC:

Potter Highlands, ADU & Garage

Highlands, Accessory Dwelling Unit (ADU)

Potter Highlands, New Home & ADU

Potter Highlands, ADU & Addition

Highlands, Craftsman Addition & ADU

The post So you think you want to build an ADU in States? first appeared on Bacon Lane Architect LLC.