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

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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.

This hidden gem of a community is being built on the site of an historic farm amid the rolling hills south of Parker. The original homestead with its 1912 Charleston-style farmhouse, barn, and silos has been preserved and thoughtfully integrated into the new community. All the Fox Hill homes are custom and feature acreage homesites. The views are fantastic and nearly every lot has a view to the Front Range. Fox Hill defines itself as “an eco-friendly community” that is “pioneering a new approach of farm-to-table living.” Located on site is Fox Hill Farm, a fully sustainable garden and orchard that will yield weekly fresh produce boxes to Fox Hill residents. Homes built there also have the option to add geothermal heating and cooling systems.

Designs are currently underway by the Bacon Lane Architect LLC team for lots 49 and 93. Lot 49 (see images below) will be a 2022 custom home showcase by Camerata Homes to show the “Prairie Grass” home and plan style. The 3 bed, 4 bath open-concept design includes an expansive kitchen island that opens to the Great Room and Dining area. Covered deck, lower level recreation room with wet bar, and vaulted ceilings are just a few of the home design’s desirable features.

Lot 93 (see images below) is being designed to house multiple generations of family, a living situation that’s becoming more common. Designed in the “mountain plantation” style, the home features two distinct house “wings,” providing each family with their own suite, office, and other living amenities. The center of the home features a huge grand open concept kitchen area which is accessible from a court yard. Amazing front range views can be seen immediately upon walking in the front door. On the lower level, the layout is mirrored, with two wings for family and visitors to stay and a large recreation room int he middle.

While Fox Hill is considered “country living,” building there requires working with an HOA, and going through a stringent Design Review Committee (DRC) process. Bacon Lane Architect LLC is helping clients navigate through requirements such as maximum heights, footprint sizes, and ultimately providing a striking design that meets the critical review of the HOA’s DRC.

Interested in exploring custom home design? Check out these other custom home designs by Bacon Lane Architect LLC.

The post Custom Home Design | Fox Hill Community first appeared on Bacon Lane Architect LLC.

Most of ArcWest’s prospective clients have similar questions as they start the process to search for and hire a local architect, so we’ve outlined many of those questions here. We hope these FAQ’s help provide you or someone you know the knowledge and confidence to search for and hire a local States architect you can trust:

Homeowner FAQs

What is the potential cost for completing a residential architecture design in States?

This depends on the scope and complexity of the proposed project. ArcWest’s architectural design fees are estimates that anticipate what will be required to complete the work. For smaller projects, say a small addition to the home, the fees will range between $15,000 to $18,000. For a residential “Pop-top” project, for example, fees will start around $20,000 to $24,000. For a custom 3,000-square foot single family, ground-up residence, for example, the fees will be in the range of $25,000 to $30,000 typically but can also go up from there. As you will see, there can be economy of scale.

The other approach or metric often discussed is a cost per square foot (sf) depending on the scope of work and complexity of project. Architectural design fees could be around $7 to $8/sf for simple projects. For more complex projects with a significant scope of work, fees may be between $10 to $12/sf.

What do architect fees include?

ArcWest’s architectural design fee estimates include all phases of design: architectural planning, preliminary design, schematic, and design development, as well as coordination with structural engineering and HVAC consultants for the complete package for permit and construction. Structural engineering is part of our fees.

What is not included or considered a reimbursable expense may include: surveys, geotechnical studies, civil engineering, plan review fees, and other outside consultants that may complement the project, such as an interior designer or kitchen and bath designer.

What is the timeline for a typical residential architecture project around States?

There are always many factors that can come into play while we are working through the design process. Residential projects will likely take between 4 to 6 months to work through the planning, design, and engineering coordination for Permit Submittal. Then, the Building Department Review will likely take about 8 to 10 weeks. If there are many revision cycles during design based on owner input and changes, the design portion could extend to 6 to 8 months.

Overall, the homeowner should plan on anywhere between 8 to 12 months for design and permitting for residential projects prior to the start of construction.

How does the design process work, what are the steps?

For a project that might involve an existing residence, these are the steps in ArcWest’s architecture design process:

• Background Data: Field Measure existing home to establish accurate architectural as-built drawings.
• Programming: Design “Kick-Off” meeting with Owner.
• Preliminary Design: Preliminary plan and or form concepts; may be hand drawn sketches at first.
• Schematic Design (SD): Refine the selection from preliminary design concepts to create the architectural schematic design.
• Design Development (DD): Design Development of the schematic plans to work on materials selection with preliminary planning and coordination for engineering requirements.
• Construction Drawings (CDs): Final phase of the design work to create the package for submission to the building departments for Permit Approval for construction. Structural engineering and HVAC systems are identified and integrated with architectural plans.
• Construction Administration (CA): Where the design team supports the construction by addressing any questions or clarification that may come from the field.

What will my project cost to build?

With the costs of construction currently (January 2023) running anywhere between $375 to $450/sf, if you think you want to add a 1,000 sf addition to your home for example, your budget should be no less than $375,000 at a minimum with a 15 to 20% contingency (allowance for uncertain costs). The budget varies depending on the scope of work.

Do you complete the build, or do you know GCs who will do the construction?

ArcWest’s services focus on leading and providing the architectural design, coordinating with engineering, then working with the Building Department to get the plans approved for Permit. We are not a turn-key Design/Build company.

Architect FAQs

As the architects, there are several questions we will likely ask you to help determine the scope and timeline of your project. Below are several FAQs that you can expect your prospective architect or design team to ask you, the homeowner.

What is your approximate budget for your project?

It’s important to set practical expectations that are in line with current costs of construction. For example, a budget of $150k will not be enough to construct a project that includes a 1,000 sf pop-top, with potential single-story addition and maybe a roof top patio.

What is your timeline to start? When do you would want to start construction?

It’s also important to set practical timeframes based on the current construction environment. For example, starting construction within the next 1-2 months is not practical given everything that goes into the design process.

What are your needs? What are the “must have’s,” and the “nice to have’s”?

This all goes back to making sure we both have a clear understanding for the scope of work, and working to insure at a high level, at this early stage that the owner’s budget is aligned.

Programmatically, we want to know what rooms you need, the character of these spaces, and if there are particular adjacencies between rooms that will meet your home lifestyle and family needs.

What is your aesthetic or design vision?

If you live in an older traditional States neighborhood, such as the Highlands, Berkley, or Sloan’s Lake, do you want to create a statement with new construction with a contemporary or stylized design?  Or are you imagining design that is more sensitive to the context and architectural styles of the neighboring homes.

There is not a wrong answer. Bacon Lane Architect LLC is here to serve you and your residential design needs and vision. We are looking to have a shared perspective of the homeowner’s design aesthetic.

One last suggestion: Exercise diligence as you start to speak to prospective architectural design companies, builders (GCs) and contractors. Prepare yourself with a list of questions and plan to talk with a couple different teams. Working from a referral may make that an easier prospect, but you still want to review different teams. And, recognize that the lowest fee or bid is not always the best path to follow.

Sincerely,

Martha P. Adams

Partner | Architect | Bacon Lane Architect LLC

The post Hiring an Architect for a Residential Project in & Around States | Common Questions Answered     first appeared on Bacon Lane Architect LLC.

All the Fox Hill homes are custom and feature acreage homesites. The views are fantastic and nearly every lot has a view to the Front Range. Fox Hill defines itself as “an eco-friendly community” that is “pioneering a new approach of farm-to-table living.” Located on site is Fox Hill Farm, a fully sustainable garden and orchard that will yield weekly fresh produce boxes to Fox Hill residents. Homes built there also have the option to add geothermal heating and cooling systems.

We’re excited about ArcWest’s work in this community and our partnership with builder, Camerata Homes. One notable custom home design underway is for a couple looking to build their “forever home.” Rather than build large and luxury, our clients opted to downsize, focusing on efficiency, timeless design, and long-term plans. The 2,500 square foot home design has a simple, yet smart 2-level floorplan that offers space for guests while also anticipating future needs such as an elevator.

The clients’ vision is to nestle their new home into the side of a hill, while maximizing the unobstructed views that span from Pikes Peak to Mt. Evans. The custom home, deck, and living spaces have all been carefully oriented to capture stunning views from both levels and welcome Eastern light throughout the house.

While Fox Hill is considered “country living,” building there requires working with an HOA, and going through a stringent Design Review Committee (DRC) process. Bacon Lane Architect LLC is helping our clients navigate through requirements such as maximum heights, footprint sizes, and ultimately providing a striking design that meets the critical review of the HOA’s DRC. We’re nearing the end of the review process and anticipate final approval very soon.

Interested in exploring custom home design? Check out these other custom home designs by Bacon Lane Architect LLC.

The post Mid Mod Meets Mountain | Custom Home Design Underway in Fox Hill “Eco-Friendly” Community 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.

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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.

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