705
In 2021, my husband and I are invited to purchase our rental property—a 480 square-foot home in Golden, CO. While the home is poorly constructed and shows significant signs of aging, we like the location and choose to invest with plans to remodel and expand.
ROLE
Concept Design • Architectural Design • Program Analysis • Permitting
TEAM
Designed in collaboration with Jason McCloskey
TOOLS
Rhino 3D
STATUS
Zoning permit approved in July 2024
Background
By 2021, we had spent five years shopping for a plot of land that could accommodate a home, an industrial wood shop, and a future event venue. Our hope was to live in the mountains but maintain easy access to Denver amenities.
Everything in our price range was either too far, too steep, or lacking something essential. And, every property we toured triggered new ideas for the design.
Property
480 square-feet
One bedroom
One bathroom
Unfinished basement
Carport
No storage closets
Goals
Increase the size of our home to a minimum of 1,000 square feet with space to host gatherings and welcome overnight guests
Include a primary suite, a guest bedroom and bathroom, and an office area
Create a straight stairwell to the basement with direct access from the garage and outdoors
Add a one-car garage with a charging station and additional space for storage
Allocate ample space for storage and outdoor living areas
Design constraints
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New zoning codes, released in 2022, detail requirements based on form zone, form type, and the parameters of the lot.
This includes height, volume, and footprint limitations, minimum setback requirements, material specifications, design standards, and landscaping guidelines.
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Our Improvement Survey Plat reveals that the existing home is rotated clockwise relative to legal lot lines and both side fences are shifted up to 3’ west of legal lot lines.
This complicates setbacks as our assumed parameters don’t match our legal lot lines, and setback distances along any exterior wall differ from corner to corner.
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Our home sits 8’ from the west lot line and 22’ from the east lot line (assuming the removal of an existing stairwell pop-out).
A tenant-occupied ADU sits on the southwest corner of our lot, 5’ from the west lot line and 16’ from the east lot line. The dwelling and private yard space occupy the back 51’ of our 140’ lot length.
An ADU on the adjacent property spans 33’ along the west lot line.
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The existing home was constructed in 1938 using a slab foundation on expansive soil. The concrete walls are not reinforced with rebar and lack the structural integrity to support additional load.
To increase the size of our home, we will need to build out, not up, using a separate foundation and exterior walls.
Golden Zoning Codes specify multiple requirements.
Side setbacks differ from fence lines (red circles) and vary from corner to corner (pink circles) due to the rotation of our home.
Our home (green dot) is flanked by an ADU on the rear of the lot (pink dot) and an ADU on the adjacent property (blue dot) that limit our ability to expand west or back on the property.
Our Home Inspection Report calls out several cracks in the existing basement and concerns about the structural integrity of the foundation.
Phase 1
Concept
Initially, we imagine a configuration that expands in three directions—adding an office to the front, a garage, guest bedroom, and guest bathroom to the east, and a two-story structure to the back that includes a step-down living area with a primary suite above.
Issues
The design will severely reduce light, privacy, and airflow to the adjacent ADU.
Zoning codes preclude a two-story structure in the middle 20% of the lot.
Based on average construction costs in our area, the design is too large for our budget.
Phase 2
Solution
We decide to isolate the addition to the existing carport area. This minimizes the impact on our neighbors and reduces total project costs.
To integrate the two structures and satisfy our hope for outdoor living areas, we create a large, angled front porch that spans the width of the existing home and a full-width deck on the back with walk-out access from the first-floor guest bedroom.
Above the guest bedroom, a rooftop deck offers space for morning yoga, dinner parties, and views of the surrounding mountains.
Review
The design meets our programmatic goals and, based on early estimates, fits within our budget. However, two aspects do not meet code. After meeting with the Zoning Department, we choose to submit a Major Adjustment Request:
To retain our current driveway and curb cut
To adjust the open-side, closed-side setback requirements based on existing structures
This elevates the review to a Public Hearing with the Planning Commission. To prepare for the hearing, we speak with our neighbors and collect signatures in support.
Current Home
705 Home Remodel | Front View
705 Home Remodel | Front West Corner
Floor Plan | First Floor
Floor Plan | Second Floor
Approval
Our public hearing is held on July 17, 2024. The Planning Commission approves the project and both Major Adjustment Requests.
Jason and I are now working with a structural engineer to detail our building plans and permit requirements.
Want to learn more about the project?
Additional documents are available on request, including our Site Plan and Elevations, Major Adjustment Requests, Neighbor Outreach Letter, and Presentation for the Public Hearing.