The new owners wanted to establish a new exterior image that could be marketed to a variety of food purveyors with a clean, modern look.

Bacon Lane Architect LLC developed a design that involves stripping the exterior to its bones and applying a new image over the top, with minimal structural modification to the exterior and leaving the interior to be custom modified for the final occupant.

This project is in the final stages of permit review and construction is anticipated to start in April 2024.

The post Lakewood Restaurant | Exterior Renovation first appeared on Bacon Lane Architect LLC.

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.

Aarsh Romali: States Health Foundation

Nathan Holbrook: American Alpine Club

Cody VanHolland: States Cat Rescue

Tom Ferguson: Paws for Life

Will Schaidler: States Language School

Erik Semb: Colorado Ovarian Cancer Alliance

Todd Heirls: Allegiance Ranch and Equine Rescue

Martha: Habitat for Humanity of Colorado

Bacon Lane Architect LLC also gave to the National MS Society

The post Bacon Lane Architect LLC Gives Back | 2023 Colorado Gives Day first appeared on Bacon Lane Architect LLC.

The post Sunnyside Music Festival | Congrats to cornhole game winner! first appeared on Bacon Lane Architect LLC.

Come visit the Bacon Lane Architect LLC booth and register for the opportunity to win a very cool custom cornhole game set by States Cornhole Games! We’ll also be handing out all sorts of goodies, so make sure to swing by.

Saturday, September 9, 2023

11am-7:30pm

Chaffee Park in North States: 1901 W 43rd Ave. 80211 (Corner of 43rd & Shoshone)

The post Sunnyside Music Festival 2023 | Visit Bacon Lane Architect LLC's booth! first appeared on Bacon Lane Architect LLC.

Bacon Lane Architect LLC is proud to sponsor the Horses & Heroes Hoedown, the signature fundraiser for Allegiance Ranch and Equine Rescue. Funds raised are instrumental in caring for the animals and providing programs for the Veteran and First Responder Community.

Saturday, July 15, 6:30-10pm | Erie, CO

Join Bacon Lane Architect LLC at this open to the public event for some fun, music, and great food! Enjoy this positive and fun outdoor event under the stars, surrounded by the horses. You’ll enjoy a catered dinner, an open bar (beer, wine, and margaritas), a silent auction, bonfire and flag retirement ceremony, caricature artist, photos with the Battlin’ Betties, and kick up your heels on the dance floor with tunes from MJX States featuring Colorado’s premier Father/Daughter DJ team.

Get Tickets

The post Heroes & Horses Hoedown | Sat July 15 first appeared on Bacon Lane Architect LLC.

“Our goal was to construct two structures for NOAA (National Oceanographic and Atmospheric Administration). The first structure was for sleeping (berthing) and the other was for a kitchen/living/food storage (Galley). We were also in charge of demolishing an existing bird blind to prepare for the next crew to come in and construct a workshop and new bird blind. The main research is done on seals and birds in the area.

We flew into Punta Arenas, Chile, where we were briefed and prepared to spend two months sleeping in tents on the coast of Antarctica. My wife, Kristina and I were two of seven alumni selected to work with contractors from Bespoke Project Solutions at Cape Shirreff. More than 40 alumni applied. From Punta Arenas we flew into Antarctica on King George Island where we took a boat to Cape Shirreff. On the way back we took a boat from Cape Shirreff through the drake passage to Punta Arenas. This trip takes around four days in some of the roughest water in the world.

A typical day on the island was working all day. Get up around 7:30am, eat breakfast, and work until around 7:30pm with lunch and snack breaks throughout the day. Time is extremely hard to judge because we had around 16-20 hours of daylight. During the construction we were able to experience the area and take hikes with the scientists on site to learn about the process and studies they do.

The structures themselves took around three months to get down to site and two weeks to offload the boat. The whole project was a logistical nightmare, but the structures were completed. The structures were built out of structurally insulated panels for the floors, walls, and roofs to help maintain temperatures. The roof and exterior cladding were metal with the interior being all wood. The structures were lifted three feet off the ground to keep the structure out of the harsh elements. More than 26 4-foot-long metals stakes were used to anchor the structures to the ground.

Average temperatures were around 25-35 degrees with the wind ranging from 10 to 65 mph. It was not so much the snow, but rather the wind and rain were the harshest of the elements. The humidity in this location is 90%. During this time we had no showers and our sleeping arrangements were cots in a tent. During this it wasn’t uncommon to wake up to seals and penguins around your tents.”

The post Cody’s Antarctica Architecture Adventure first appeared on Bacon Lane Architect LLC.

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.

• 4 Paws 4 Life Rescue
• Allegiance Ranch and Equine Rescue Inc
• American Alpine Club
• Habitat for Humanity of Metro States
• Volunteer Fire Department of Big Elk

The post Community Giving | Colorado Gives Day 2022 first appeared on Bacon Lane Architect LLC.