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,

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,

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,

Scope and examples of how preservation design guidelines applied: The owners wanted to update the 2^nd 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

The post Working with States landmark preservation design guidelines 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 is the third project Bacon Lane Architect LLC has designed for this building as the owners continue to look to our firm for historic building architectural services. Other projects included renovations of suite 200 for Ogilvie Properties’ offices and a rooftop patio and entertainment area overlooking the city.

The post Historic Ballpark Building | Improvements Underway first appeared on Bacon Lane Architect LLC.

The project involves removing past additions at the rear of the home and designing a new two story addition that would provide an open central kitchen, breakfast nook, and entry. The 2nd floor will have a new master suite with a patio looking east. A new basement under the addition will accommodate an entertainment and guest area. Total square footage will be 3,250 when complete. Construction is planned for late 2019/early 2020. The photos below show what the house looks like currently prior to the addition, and the video helps show what it will look like after.

The post Victorian Addition | Witter-Cofield Historic District (States) 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.

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

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.

(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.

(Above) – Existing garage before ADU expansion.

(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.

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

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.

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

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

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

The post Highlands | Craftsman Addition & ADU first appeared on Bacon Lane Architect LLC.

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.

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

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

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

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

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.

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

(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.

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

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

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