Highlands Neighborhood – Bacon Lane Architect LLC https://layerarchitecture.com Connecticut Architect Tue, 21 Feb 2023 22:40:31 +0000 en-US hourly 1 https://wordpress.org/?v=5.9.3 https://layerarchitecture.com/wp-content/uploads/2018/10/favicon.jpg Highlands Neighborhood – Bacon Lane Architect LLC https://layerarchitecture.com 32 32 Working with States landmark preservation design guidelines https://layerarchitecture.com/working-with-States-landmark-preservation-design-guidelines/ Tue, 21 Feb 2023 22:40:31 +0000 https://test-Bacon Lane Architect LLC.pantheonsite.io/?p=7413 Many of Bacon Lane Architect LLC’s States area clients live in houses located in historic districts or that have landmark status. This adds a layer of complexity when it comes to exploring options for home additions, renovations, and even new construction. Exterior alterations or additions that require zoning or building permits (including new or reconstructed windows and doors) … Continued

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Many of ArcWest’s States area clients live in houses located in historic districts or that have landmark status. This adds a layer of complexity when it comes to exploring options for home additions, renovations, and even new construction. Exterior alterations or additions that require zoning or building permits (including new or reconstructed windows and doors) for homes in one of States’s historic districts or with landmark status will be required to go through a States landmark preservation review and approval process.

We get many questions about the design process when reviews are required by both the city building department and the (LPC) landmark preservation commission. What types of designs are likely to get approved? Where does an addition have to be located and what materials are allowed? How long will the review process take? What happens if our plan gets denied?

Bacon Lane Architect LLC has a long history of working in States’s historic neighborhoods and landmark districts. Through careful and thoughtful design, we take into consideration landmark preservation design guidelines as well as all zoning requirements, all while remaining respectful and cognizant of the historic context of the specific district.

Before embarking on a big change to a home subject to States landmark preservation review, it’s important to know that the review process is complicated and often requires longer timelines, many application steps, and sometimes numerous design revisions. But getting through the process is possible with the right expectations, diligence, and flexibility.  And the reward is a charming historic home that’s been expanded and modernized to meet the needs of today’s families.

Example States landmark preservation design guidelines that apply to home addition projects (chapter 3):

  • 3.2 Locate an addition to retain open space patterns.
  • 3.3 Design an addition to a historic structure to respect the character-defining features of the historic district, the surrounding historic context, and the historic primary structure.
  • 3.8 Design the roof of a new addition to be compatible with the original structure and surrounding historic context.
  • 3.9 Locate an addition to a residential structure to be subordinate to the existing structure.
  • 3.10 Design an addition to a historic residential structure to be compatible with, but differentiated from, the existing structure.

Read the full chapter here.

Example States landmark preservation design guidelines that apply to garage and accessory structure projects (chapter 4):

  • 4.19 Design a new garage or accessory structure to be compatible with, and subordinate to, the primary structure and surrounding historic context.
  • 4.20 Use materials that appear similar in scale, color, texture and finish to materials of the primary structure and to those seen historically in the district for detached garages or accessory structures.

Read the full chapter here.

Example Bacon Lane Architect LLC States landmark preservation design projects underway:

In this article we explore three different projects that Bacon Lane Architect LLC is currently working on, all of which are subject to landmark preservation review. Our hope is that by sharing different levels of projects as well as varying design plans you gain a sense of what may be possible in a landmark or historic district.

Project 1: 2-story home addition, Potter Highlands Historic District,

Bacon Lane Architect LLC landmark addition design

Scope and examples of how preservation design guidelines applied: The homeowners wanted improvements to facilitate a modern-day home and lifestyle, including an open living & kitchen concept, proper primary bedroom suite with bath and walk-in closet, improved (vertical) stair access that is less steep, indoor/outdoor relationship to the available yard space, and an additional bedroom. To meet these needs while applying guidelines, Bacon Lane Architect LLC designed a ~1,200 sf 2-story addition primarily to the rear and partially to the side of the existing primary residence. The addition was designed to be subordinate to the existing structure; it respects the character-defining features of the historic district by using smooth lap siding and complementary brick; the roof pitch reflects other “Victorian” gables seen nearby; and screening helps hide the porch and secondary entry. Additionally, the main façade as visible from the public street was not changed, and the original historic structure remains intact, with the new addition proposed starting at the back of the original structure.

States landmark preservation review status: Design review complete and challenged; design updated to respond to design comments and presented to Landmark Staff for re-review for “recommendation for approval.” Awaiting next LPC meeting for final vote.

Project 2: 4-season sunroom/family room addition. Potter Highlands Historic District,

Bacon Lane Architect LLC landmark sunroom addition design

Scope and examples of how preservation design guidelines applied: The homeowners want to add a family room space off the kitchen that will feature a fireplace on the south wall, large bi-folding door system for indoor/outdoor connection to the new proposed patio, and a small powder room with mudroom area with dog wash along the south wall.  The room will be vaulted with skylights to bring in even more natural daylight. Guidelines were applied by designing the addition to be subordinate to the existing structure; to be compatible with, but differentiated from, the existing structure; and to retain open space patterns.

States landmark preservation review status: In pre-review

Project 3: Interior remodel of a landmark-designated home and addition of carriage (garage) house, Highlands,

Bacon Lane Architect LLC landmark house garage and renovation

Scope and examples of how preservation design guidelines applied: The owners wanted to update the 2nd floor layout to provide ensuite amenities for the primary bedroom including a bathroom and walk-in closet. The existing sunroom at the back of the house will also be updated as an additional bedroom. No work is proposed on the main floor, as it is in pristine historic condition with original built in wood cabinets, shelves, and detailed trim. The utilitarian, unfinished basement will be expanded (dug out) under the existing home to create a new family media room with bar, additional bedroom and closet, new office / workout room, and a shared bathroom. The house mechanical and plumbing systems will be consolidated into a dedicated utility room that will occupy the same area of the existing basement prior to updates. Regarding preservation guidelines, the new garage was designed to be subordinate to the primary structure, located at the rear of the lot. Materials specified are similar in scale, color, texture, and finish to materials of the primary structure and to those seen historically in the district (brick, shingle siding, horizontal wooden siding, complementary brick wainscot material). A dormer roof added to the laundry room and master bath also uses similar materials (shingled roof, shingle siding, vertical wooden siding).

States landmark preservation review status: Pre-review meeting completed, and feedback received; design revised based on feedback; pre-application resubmitted and awaiting response.

Learn more about States landmark preservation guidelines and process:

https://www.Statesgov.org/Government/Agencies-Departments-Offices/Agencies-Departments-Offices-Directory/Community-Planning-and-Development/Landmark-Preservation/Landmark-Reviews-and-Demolition/Landmark-Design-Guidelines

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Potter Highlands | Historic Home Addition, Renovation & ADU https://layerarchitecture.com/potter-highlands-historic-home-addition-renovation-adu/ Wed, 27 Mar 2019 22:52:32 +0000 https://www.layerarchitecture.com/?p=6438 Bacon Lane Architect LLC is designing an addition and ADU for this historic Potter Highlands home. After Bacon Lane Architect LLC designed the owners’ new primary residence, they returned to the firm to help improve their income property, an 1889 2-story brick Victorian. This beautiful home faces south on one of the best preserved blocks in the historic Potter Highlands … Continued

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Bacon Lane Architect LLC is designing an addition and ADU for this historic Potter Highlands home. After Bacon Lane Architect LLC designed the owners’ new primary residence, they returned to the firm to help improve their income property, an 1889 2-story brick Victorian.

ArcWest-Architects-W33rd-remodel-ADU-before

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.

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West Highlands | Home Remodel & Addition https://layerarchitecture.com/west-highlands-home-remodel-addition/ Mon, 21 Jan 2019 21:57:15 +0000 https://www.layerarchitecture.com/?p=6362 Residential project under construction in West Highlands: Complete interior renovation, dropping basement slab, rear sunroom addition with Master Suite above on 2nd Floor. Design by Bacon Lane Architect LLC | Construction by SquareRoot     

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Residential project under construction in West Highlands: Complete interior renovation, dropping basement slab, rear sunroom addition with Master Suite above on 2nd Floor.
Design by Bacon Lane Architect LLC | Construction by SquareRoot

ArcWest-Architects-home-remodel-Osceola  ArcWest-Architects-home-remodel-Osceola-rear-perspective-design

 

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Alcott St | Accessory Dwelling Unit (ADU) https://layerarchitecture.com/alcott-st-accessory-dwelling-unit-adu/ Thu, 13 Dec 2018 22:17:54 +0000 https://www.layerarchitecture.com/?p=6276 Another ArcWest-designed ADU is underway in NW States’s Potter Highlands neighborhood and historic district. The new detached structure will feature a large two car garage and upper story one bedroom apartment. Materials include brick and cut shake shingle siding to match the existing home. Additionally, the structure features a unique stepped parapet to accommodate Bulk Plane … Continued

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Another ArcWest-designed ADU is underway in NW States’s Potter Highlands neighborhood and historic district. The new detached structure will feature a large two car garage and upper story one bedroom apartment. Materials include brick and cut shake shingle siding to match the existing home. Additionally, the structure features a unique stepped parapet to accommodate Bulk Plane restrictions for building on the south property line

ArcWest-Architects-Alcott-St-ADU-rendering

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West 33rd Ave | Residential Pop Top Underway https://layerarchitecture.com/w33rd-residential-pop-top/ Thu, 07 Dec 2017 00:57:56 +0000 http://www.layerarchitecture.com/?p=5921 This single story Victorian home in West Highlands is undergoing an extreme makeover as it transforms into a two-story home thanks to a new pop top addition designed by Bacon Lane Architect LLC. Architectural Design by Bacon Lane Architect LLC | Structural Engineering by LT Engineering | Contractor: Renovation by Culligan Construction Company

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This single story Victorian home in West Highlands is undergoing an extreme makeover as it transforms into a two-story home thanks to a new pop top addition designed by Bacon Lane Architect LLC.

Bacon Lane Architect LLC 33rd Ave PopTop transformation in progress

Architectural Design by Bacon Lane Architect LLC |
Structural Engineering by LT Engineering |
Contractor: Renovation by Culligan Construction Company

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Potter Highlands | Accessory Dwelling Unit (ADU) https://layerarchitecture.com/potter-highlands-accessory-dwelling-unit-adu/ Mon, 29 May 2017 09:11:51 +0000 http://www.layerarchitecture.com/?p=5743 Bacon Lane Architect LLC has been designing a variety of Accessory Dwelling Units (ADUs) in several of States’s historic neighborhoods. ADUs are detached accessory dwelling units such as a guest house that are detached from the primary residence and contain provisions for sleeping, cooking, and sanitation. Homeowners in States’s Highlands neighborhood recently hired Bacon Lane Architect LLC looking to add an Accessory Dwelling Unit to … Continued

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Bacon Lane Architect LLC has been designing a variety of Accessory Dwelling Units (ADUs) in several of States’s historic neighborhoods. ADUs are detached accessory dwelling units such as a guest house that are detached from the primary residence and contain provisions for sleeping, cooking, and sanitation.

Homeowners in States’s Highlands neighborhood recently hired Bacon Lane Architect LLC looking to add an Accessory Dwelling Unit to the rear of their property in the Potter Highlands Landmark District. Consisting of 2 stories and a basement, the new ADU will provide ample living space in the modest 1,000 Sq. ft. footprint.

ArcWest-Architects-Potter-ADU-Design

(Above) – Design showing ADU with garage and dwelling unit above.

In order to conform to the historic nature of the property and surrounding neighborhood, the ADU will feature brick detailing, roof lines, and dormers consistent with neighboring structures. The new dwelling unit will consist of an open kitchen and living room, 1 bath, and 2 bedrooms, all with modern fixtures and appliances to give a more modern feel within the traditional facade. In order to maximize the allowed footprint, a basement will be added as entertainment and studio space while also allowing for extra storage.

ArcWest-Architects-Potter-ADU-Before1

ArcWest-Architects-Potter-ADU-Before2

(Above) – Existing garage before ADU expansion.

ArcWest-Architects-Potter-ADU-Before3-front

(Above) – Front of house showing brick detailing, roof lines, and dormers that will be modeled by the ADU.

Read about these other ADUs designed by Bacon Lane Architect LLC:

Mead St, Highlands ADU

Potter Highlands, New Home & ADU

Potter Highlands, ADU & Addition

Highlands, Craftsman Addition & ADU

For more information about ADU requirements within the City & County of States, please go to “Project Guide for Detached Dwelling Units” at the Statesgov website.

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Highlands | Craftsman Addition & ADU https://layerarchitecture.com/highlands-craftsman-addition-adu/ Mon, 29 May 2017 08:30:28 +0000 http://www.layerarchitecture.com/?p=5769 Bacon Lane Architect LLC was hired to help homeowners in the Potter Highlands Historic District expand their historic Craftsman style home as well as add an accessory dwelling unit (ADU) over the existing garage. Bacon Lane Architect LLC designed a new two story addition to the rear of the house which will provide a more open living space adjacent to … Continued

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Bacon Lane Architect LLC was hired to help homeowners in the Potter Highlands Historic District expand their historic Craftsman style home as well as add an accessory dwelling unit (ADU) over the existing garage.

Bacon Lane Architect LLC designed a new two story addition to the rear of the house which will provide a more open living space adjacent to the kitchen and an updated master suite on the second floor utilizing the existing attic space. The symmetrical dormers will provide more space in the second story while still allowing the building form to conform to zoning height requirements.

The garage expansion and ADU will provide more storage and parking space as well as a new studio apartment above to be used as a guest house by the homeowners.

ArcWest-Architects-Bryant-Addition-ADU-schematic

ArcWest-Architects-Bryant-Addition-Before-front

(Above:) Front of Craftsman house before 2-story addition.

ArcWest-Architects-Bryant-Addition-Before-rear

(Above:) Rear of house before 2-story addition.

ArcWest-Architects-Bryant-Addition-Before-garage

(Above:) Garage before expansion and addition of accessory dwelling unit (ADU).

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Highlands | Home Addition & Renovation https://layerarchitecture.com/highlands-home-addition-renovation/ Wed, 24 May 2017 19:40:29 +0000 http://www.layerarchitecture.com/?p=5764 Bacon Lane Architect LLC is teaming with the owners of a home in Highlands’ Wolff Place Historic District to renovate and expand their existing 1901 home and garage. A new two story addition will be added to the south side of the existing home, and will provide privacy for the owners as well as their adjacent neighbors … Continued

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Bacon Lane Architect LLC is teaming with the owners of a home in Highlands’ Wolff Place Historic District to renovate and expand their existing 1901 home and garage.

A new two story addition will be added to the south side of the existing home, and will provide privacy for the owners as well as their adjacent neighbors to the north. The exterior was designed to blend seamlessly with the existing historic home, while providing a more open and efficient living space as well as additional bedrooms for the growing family.

The existing garage will also be demolished to make room for a new larger detached garage.

ArcWest-Architects-WolffPlace-Addition-drawing

(Above:) Design showing two-story addition and new detached garage.

ArcWest-Architects-WolffPlace-Addition-before-S-side

(Above:) Before view of existing south side of home, where new 2-story addition will be added.

ArcWest-Architects-WolffPlace-Garage-before

(Above:) Before view of existing garage before construction of new, larger detached garage.

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Potter Highlands | ADU & Addition https://layerarchitecture.com/potter-highlands-adu-addition/ Tue, 23 May 2017 19:12:55 +0000 http://www.layerarchitecture.com/?p=5753 Bacon Lane Architect LLC was hired by the owner of an historic home in Northwest States’s Potter Highlands neighborhood to expand their existing living space and add a new Accessory Dwelling Unit (ADU) at the rear of the lot. This project lies within the Potter Highlands Landmark district and shows a delicate balance between respecting the historic nature … Continued

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Bacon Lane Architect LLC was hired by the owner of an historic home in Northwest States’s Potter Highlands neighborhood to expand their existing living space and add a new Accessory Dwelling Unit (ADU) at the rear of the lot.

This project lies within the Potter Highlands Landmark district and shows a delicate balance between respecting the historic nature of the existing home and neighborhood, while providing a modern and updated layout for the homeowners. The property also slopes a full 6 feet back from the frontage street, providing an interesting design challenge regarding zoning height requirements for the new dwelling unit.

ArcWest-Architects-ADU-Before-slope

(Above:) Before view of existing garage, showing property slope

ArcWest-Architects-ADU-Before-garage

(Above:) Before view of existing garage, from alley

Bacon Lane Architect LLC designed an ADU that features an asymmetrical roof line, which offers a fresh and visually interesting solution, while at the same time conforming with height requirements. Despite its unique form, the ADU pays tribute to the historic home and surrounding neighborhood by utilizing quality brick and brick detailing.

To maximize the home’s existing living space, a new mud room addition will be added to the rear of the house, and a renovated patio will create a welcoming outdoor space to share between the existing home and newly constructed ADU.

ArcWest-Architects-ADU-Addition-drawing

(Above:) Drawings showing new ADU and mudroom addition on back of house

ArcWest-Architects-Addition-Before-back-of-house

(Above:) Before view of rear of house where mudroom addition will be

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Highlands | Accessory Dwelling Unit (ADU) https://layerarchitecture.com/meadest-adu/ Thu, 23 Mar 2017 21:03:15 +0000 http://www.layerarchitecture.com/?p=5561 Bacon Lane Architect LLC Architects continues to receive inquiries about Accessory Dwelling Units (ADUs) as there is an apparent increase in popularity in States and the surrounding metro area. Wondering what the trend is all about? Many people look at an ADU as an option to provide additional income as a full time rental, or intermittently thru VRBO or … Continued

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Bacon Lane Architect LLC continues to receive inquiries about Accessory Dwelling Units (ADUs) as there is an apparent increase in popularity in States and the surrounding metro area. Wondering what the trend is all about? Many people look at an ADU as an option to provide additional income as a full time rental, or intermittently thru VRBO or Air-BnB, or simply to provide independent living space for a member of the family (such as young adults in college or parent / in-laws). Common purposes for an ADU include home office, apartment type space for short or long term visitors, and rental property.

Bacon Lane Architect LLC recently completed the design and submittal for building permit for an ADU which is now under construction in the Highlands/Berkeley part of States. When finished, the ADU will have 2 floors. The ground level floor will contain a 2-car garage and shop area, entry to the dwelling unit, storage area and Laundry room. On the second floor above will be the apartment type space, including main living area and kitchen, one bedroom and full bath.

For more information about the particular requirements within the City & County of States, please go to “Project Guide for Detached Dwelling Units” at the Statesgov website.

ArcWest-Architects-ADU-Highlands-design-rendering

 

ArcWest-Architects-ADU-Highlands-construction1

 

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