ADU Guide / How to find a property zoned for an ADU in Denver

Part 1: How to find a property zoned for an ADU in DENVER
Navigating Denver zoning code and understanding how to identify ADU properties takes an expert. If you have a passion for this type of thing you can figure it out. The first step is to understand the general areas and neighborhoods where the zoning accommodates building an ADU.

 

Where to look:
Currently, only about 15% of Denver is zoned for ADUs. Neighborhoods, where ADU zoning is commonly found, including Berkeley, Sunnyside, West Colfax, Barnum, Whittier, Cole, Clayton, Platte Park, Overland, Baker, and Cap Hill.
A big zoning change is in the works and in the next iteration of our zoning code many more areas will have ADU zoning. It will take probably about 5 to 10 years for the zoning decisions to be finalized so don’t hold your breath waiting.

 

 

Understanding the zoning code:

We’re about to get really technical regarding the Denver zoning code. Any citizen can find the entire 1300 page zoning document online. Here is a link to the Denver Zoning Code. The people most well-versed in the zoning code are trained architects.

We recommend:  StudioBvio

 

The simplest way to start understanding the zoning code is by learning the basics.
When evaluating a property you will need to know the lot size and zoning code found on most listings or on the City’s Assessor’s website
There are 28 different zoning codes that allow this type of building structure.  Within each zoning code, there is a minimum lot size which is going to exclude some smaller lots in the neighborhood. The lot will accommodate an ADU if it has the zoning code and lots size in the list below.
Once you verify that the property is in fact zoned correctly and has a big enough lot there are a few properties that are more ideal for an ADU than others.

 

Ideal ADU lots:
1. Homes on corner lights are ideal for ADU use to access an avenue rather than an alley.
2. Lots without garage are preferred to avoid the expense of demolishing an old garage.
3. You’re lot size and zoning code will determine the size of ADU you can put on your property. Bigger lots accommodate bigger ADUs. So if I was looking for property to build ab ADU I would only purchase something with a large lot. Denver ADUs come in three sizes: 650 sq ft, 864 sq ft, and 1000 sq ft. Fixed costs are equal no matter the size, so a larger ADU is a much better value.

 

Project Guide for Detached Dwelling Units
The Project Guide for ADUs is intended to provide you an overview of the permitting process for detached accessory dwelling units (ADUs) such as a guest house that is detached from the primary residence and contains provisions for sleeping, cooking, and sanitation.

 

Help finding and ADU:
The reality is that even a real estate agent can’t filter properties that met the ADU criteria and send you these listing. Because you have to run the code and the lot size for thousands of different properties it is nearly impossible on the current MLS system that real estate agents use. On my website, I have an area specifically designed to solve this problem.
If you want to buy a property zone for an ADU I highly recommend utilizing a real estate professional who is knowledgeable in this area.

How to build an integrated Smart Home System

It is important to strategize before you start building your smart home network. The beauty of having a smart home network is when all your devices are syncing up flawlessly and making your life simple. Every person’s level of techiness and budget is different, so we’ve outlined different bundled options below for different needs. We have created four groupings below that will integrate well. Google’s Nest system has been built out for a consumer to have a flawless experience. Amazon’s Alexa with Ring is the most universal system. If you decide to go with Alexa as the main hub for your system, you can feel confident building a system and filling in with a magnitude of products that are compatible.

Voice Assistants for your Smart Home System

Before we dive in, it’s important to note that there are three major voice assistants that dominate the market: Amazon Alexa, Google Assistant, and Apple Siri. If you want to control your smart home with voice commands, deciding which platform you prefer and buying the products that are supported by your preferred voice assistant before you buy. Many of the different products linked below will work with multiple voice assistants, this is really personal preference. Alexa, Google Assistant, Apple Siri cover the big names like Philips Hue lights and Nest thermostats. Frankly, unless you have some very esoteric home automation devices, you can probably control your smart home with either voice assistant.

Start with a Hub in Mind –
Google Nest or Amazon Alexa

Google Nest and Amazon Alexa have the most robust systems that have already been built out to be compatible as a starting point. Apple has HomeKit however, this system is not nearly as robust. You might also consider starting with SimpliSafe for your doorbell, lock, and security system. From there, you can build with either Alexa or Google for additional products to add to your Smart Home ecosystem.

Prices listed below will fluctuate depending on current sales and promotions.

Google Nest SmartHome

  • Google Voice Control starting at $29 – If you go with a Google system, there are six options for central control and Google Assistant is much better than Alexa at parsing natural language. Amazon’s voice assistant is picky with syntax, though it has gotten better with steady updates. Google Assistant doesn’t get confused by wording as easily as Alexa, so you can speak more naturally and not have to worry as much about phrasing your commands properly. Below are our picks if you are building a google Smart Home system.
  • Nest x Yale Lock $250
  • Nest Hello Doorbell $200
  • Nest Secure. $499, $19/m monitoring by Brinks w/ contract
  • Google Home Max $300 is a big bassy smart speaker that pairs well with Google Home Mini speakers

  • Nest Learning Thermostat $200 is one of the first and still the best thermostats.  Works well with Alexa as well as Google.

  • Nest Protect smoke and CO Detector $99 this self-test themselves and notify the owner on the app. They also have a night light that turns on when you walk under them in the dark

Amazon Alexa Ring Smart Home

  • Alexa Voice Control Hub – Amazon Echo Show 8 $129 is the best for Alexa, also consider the Echo Show 5 $70 for smaller spaces. Alexa has much more robust third-party support, with thousands of skills that can be enabled to perform specific tasks, like ordering a pizza or telling a story. You can also make your own simple Alexa skills easily with Alexa Blueprints. Alexa also supports many more smart home devices for voice control than Google Assistant.

  • Ring Video Doorbell 3 $200 is a reviewer’s favorite and works with both Google and Amazon (Ring is owned by Amazon)

  • Ring Alarm Security System $219 from Amazon, one of the best in the Ring ecosystem. Professional monitoring is just $10/month

  • Echo Dot has a drop-in feature that lets you use your Echos as an intercom.

  • Ecobee $250 thermostat has a good option with voice control built-in.

 

Apple HomeKit App w/ Siri on iPhone

 

Unfortunately, Apple does not have a robust compatible system as a starting place. You could use your iPhone, iPad, or apple laptop as the central control hub for your smart home system or buy an Apple HomePod. Go to the HomeKit app to see what is compatible and build from there – there aren’t as many products as I expected.

Affordable SimpliSafe Security

For a great doorbell, lock, and security system I would start with SimpliSafe. It is the most affordable system on the market and a great way to get the basics of your system started for less than the google nest or amazon ring system. It also integrates with Alexa, Google, or Apple Watch so you can use Alexa and Google voice assist to arm your system. This product also integrates with the August lock and the Nest thermostat.

  • SimpliSafe Smart Lock $99 lock and unlock your door using the PIN pad, the key fob, or your phone.
  • SimpliSafe Doorbell.   $169 – has all the same capabilities as ring but integrates with the security system on one app.
  • SimpliSafe Hearth Security System  $300 – includes a base station, keypad, key Fob, 3 Entry Sensors, 1 Motion Sensor, 1 105dB Siren, 1 Smoke Detector

 

Combine the Best in Smart Home Technology Into Your own System 

If you don’t mind having multiple apps to control devices on your phone just pick your favorites and start building your custom smart home.  We’ve curated a list of our favorites in several different categories, taking into consideration features, interoperability, and value. You can mix and match different products. Advanced techy homeowners who know programming chops can even build your own home hub with an open-source program called Raspberry Pi.

Product Categories

Locks

All the locks allow you to lock and unlock your door from your phone, give people you trust the passcode, and check the status of your door.
  • August Smart Lock Pro + Connect $279 attaches to your existing deadbolt and unlocks with bluetooth or over any of the three voice assistants. August integrates with Simplisafe home system.
  • SimpliSafe Smart Lock $99 lock and unlock your door using the PIN pad, the key fob or your phone. You can also sync your system with Amazon Alexa or Google Assistant.
  • Nest x Yale Lock $250 – Yale has been making locks for years and they partnered with Nest (Google) to make their product techy.

Security/Monitoring 

  • Ring Alarm $219 from Amazon, one of the best in the Ring ecosystem. Professional monitoring is just $10/month
  • Nest Secure  $499 is a similar suite from Google. $19/m monitoring by Brinks w/ contract.
  • SimpliSafe Hearth  Security System $300 and $15/m monitoring.
  • Arlo Ultra is one of the best cameras on the market, but Arlo does not have an alarm system product.
  • Alarm.com provides extensive support options.

Music

  • Alexa Echo Plus bigger smart speaker to complement the smaller smart speakers like the Echo Dot that can be placed elsewhere.  Bonus – I love the Drop-in feature that lets you use your Echos as an intercom.
  • Google Home Max   $300 is a big bassy smart speaker that pairs well with Google Home Mini speakers. 
  • Sonos One   $199 Amazing sound, high price. compatible with Google and Alexa. Control music from the sonos app. System connects to wifi so when calls come in your music is not interrupted. Sonos is supported by Alexa voice commands.   
  • Apple Home Pod $300
  • Bose Home Speaker  $200 – compatible with Google and Alexa  

Smart Outlets

Hub – control center 

Thermostat

  • Nest Learning Thermostat $200 is one of the first and still the best thermostats. Works well with Alexa as well as Google.
  • Ecobee has a good option with voice control built-in.

Lighting

Other Categories/Honorable Mentions

Routers

Special Thanks to Pat Kinne

39th Avenue Greenway to open in 2020

We are excited to highlight this project that has been in the works for years. Denver’s newest greenway will be operational in 2020. The 39th Avenue Greenway is a magnificent 12 acres greenway that will start at Franklin & 39th Ave in the Cole neighborhood near the new 38th & Blake train station. The beautiful trail will run east all the way to Steele street with 4 plazas, 86 lights, 2 new pedestrian bridges, 1.8 miles of bike trail, 2.4 miles of new sidewalks, and 13 shade structures. It will connect to the 40th and Colorado train station and almost reach Colorado Blvd.

39th Avenue Greenway Draft Design Concept

The 39th Avenue Greenway and Open Channel will effectively and safely convey floodwater to the outfall at Globeville Landing Park. Outside of storm events, the area will remain mostly dry.This channel is an integral part of Platte to Park Hill: Stormwater Systems. It will be designed using a community-focused approach to provide the following benefits in addition to flood protection:

  • Add 12 acres of new recreational open space in the Cole neighborhood
  • Enhance community connectivity, including a biking/walking trail between Franklin and Steele streets
  • Improve the quality of stormwater entering the South Platte River

More information about the project can be found here.

Here are some photos of the project in progress.

New Listing: 420 Raleigh Street, Denver

We are excited to share with you our new listing at 420 Raleigh Street in Denver’s West Barnum neighborhood. Fully renovated 3 Bed / 2 Bath home in West Barnum. NEW windows, roof, kitchen appliances, interior, and exterior paint, and flooring throughout. This home has an open kitchen concept with a beautiful master suite, which includes a large custom closet. The property sits on a nice lot with a new deck and landscaping. There is a large patio for entertaining and a new one-car detached garage. Easy access to Downtown and to the mountains off of 6th Avenue.

This property is Move-in ready and easy to show and sell. Offered at $460K

See the virtual tour/listing video
Listing information here

Listed by: Taylor Whitton – Living Room Real Estate

Video walk thru – Denver ADU zoning explained

What is E-SU- D1x? Watch my video on Denver zoning codes and finding the right property to build an ADU.

How to Find an ADU Zone lot in DENVER

Navigating Denver zoning code and understanding how to identify ADU properties takes an expert. However, if you have a passion for this type of thing I’ve written this blog to help you figure it:

If you are looking for a property where you can build an ADU, you should head over to my website. It is the only place the cross filters the zoning code and lot size to show you all properties for sale in Denver that will accommodate a ADU. https://livingroomdenver.com/adus/

This video also includes my personal story of how I found my ADU zoned lot.

SOLD in Capitol Hill – Gorgeous 8 unit property

SOLD – Gorgeous 8 unit property in Capitol Hill. In 2017 I had the opportunity to sit down with this Joan about potentially listing her property. Unfortunately, I didn’t get the chance. She listed with another agent. Fortunately for me, the agent who took the listing was not able to sell the property for 1.9M. I stayed in touch with Joan, a woman who truly inspires me. I invited her to speak on a panel showcasing inspirational women in real estate. In late 2019 she decided to list again and she gave me the chance to sell the property for her. This was my first multifamily (eight-unit) property so I enlisted the help of Conner Piretti /  Conner Piretti with Calibrate Real Estate, a professional who specialized in multifamily in the Capitol Hill area. Together we guided Joan through an easy sale and got her $1.925M after only being on the market two weeks. The deal weathered the Corona Virus pandemic and closed without a hitch. We are excited for Joan to finally enjoy a wonderful retirement!


 

Meet Laura Aldrete – 5280 Article

I was touched and inspired by Laura Aldrete’s story. I’ve never liked being called a “native” and reading her words gave me so much affirmation. She said it beautifully…”We are all from somewhere else.”
She is in charge of Denver’s Community Planning and Development Department. I’m currently in the midst of designing my own ADU which I plan to build this year. Policy from her department directly impacts every part of this project. It has been a fun process to think through the function and neighborhood context.
I hope our paths will cross soon, we seem to share many common interests that would make for great conversation.
Here is the link to the article by Kasey Cordell
Photo by Rachel Woolf

Aldrete with her son Aristedes and her husband in the dining room of their north Denver home.

The Bright side: Denver Real Estate Outlook Post Corona Virus

Even the worst events or situations have some positive aspect. I wanted to bring you my optimistic view from a real estate perspective. You’ve heard the doom and gloom and know the seriousness of this Pandemic, here is the silver lining in relation to housing specifically in Denver.
Blame CoVid 19, not Real Estate.
The last worldwide recession was caused by the real estate industry; mortgage back securities to be more specific. As the culprit of last recession, many people have been nervous and suspicious about the real estate market in general. For me, I can breathe a huge sigh of relief that this recession was not caused by my industry. In fact, no one country or person or industry is to blame. Everyone is it in this together it will take worldwide collaboration and unity to contain the virus.
What do you need more than toilet paper: A Home!
Home just became the hottest commodity on the market. Everyone needs a home right now. Home just replaced schools, offices, church, restaurants, bars, workout studios, colleges, coffee shops, and stores as THE PLACE TO BE, the only place in fact you should be during the next few months. It is my professional opinion that real estate prices are stable. With much uncertainty in the stock market real estate seems like one of the most stable places to park money right now. Market basics are simple, price is the result of supply and demand. With low-interest rates and many people being isolated at home, I do believe the demand for homes will increase. However, it is already clear to me that supply on the market will decrease with many owners opting not to list for litigate fear contamination. Increased demand and decreased supply could actually lead to stability and even price increases in the short-term.
Thank you, Denver for regulating the hell out of short term rentals! (I never thought I would say that) 
Unfortunately, there are markets within Colorado such as the mountains regions that will be dramatically impacted by the cancellation of short term rentals (aka Airbnb) which make up a majority of the housing market. Denver’s short term rental policy only allows short term rentals for primary residences. This policy should insulate our market from the dramatic hit that other markets will face from the total shut down of all the tourist activity.
Suspension on Foreclosures
Homeowners who have lost income or their jobs because of the coronavirus outbreak are getting some relief. Depending on their situation, they should be eligible to have their mortgage payments reduced or suspended for up to 12 months. Under the plan, people who have suffered a loss of income can qualify to make reduced payments or be granted a complete pause in payments.
Refinance Relief Package
Many homeowners are very lucky to be getting what I deem the “refinance relief package” from falling interest rates in a few months. The worse the COVID-19 outbreak gets, the lower mortgage rates will go. To be clear with you: interest rates are not stable right now. It is in my professional opinion that in the coming months we will see the lowest interest rates ever. Lower interest rates give homeowners an opportunity to refinance their mortgage and effectively pay less every month. For homeowners who face unemployment and uncertain times ahead, it should bring you a sense of relief that in the coming months your housing expenses could actually decrease if you refinance. The market is extremely volatile right now, the worst is yet to come. Lenders and banks are overwhelmed with the volume currently and federal cuts in the interest rate have not moved through the pipeline yet to actually create lower mortgage interest rate’s. My advice would be to stay patient and start conversations with your lender and prepare your documents for when interest rates become more favorable than your current situation.
We are innovating our services.
As a real estate professional, we are bracing ourselves for a slow down but are optimistic that through innovation we can offer our services during uncertain times a safe manner. At Living Room Real Estate we plan to digitize many of our services including doing meetings online and offering virtual showings for our clients. As a millennial owned real estate firm we are already on the cutting edge of utilizing social media, listing videos, and online tours. For all of our buyers and sellers and will continue to optimize our services through technology.
A much-needed break to catch up on life.
All of us will find that we have a little bit of extra time around the house in the coming months. If you find yourself bored I would encourage you to pursue DIY home projects that I add value to your home for when the market returns to robustness. That was also a great time to start your garden inside to be ready for spring sunshine. Maybe this is also a time to pursue a book you’ve been wanting to write or a business you’ve been excited to start. For me, this is a great time to nourish my body and my soul. I’ve been wanting to drink less alcohol and eat more healthy – with social pressure gone and bars and restaurants closed, it seems like a perfect time to get healthy and lose a few pounds.
How can you contribute to the economy?
As soon as the news settled in, I had to ask myself: “I proceed with building a house this summer?”  A major investment I have planned. I eventually landed on my answer: an ecstatic YES. We all contribute to the economy and right now I encourage you to keep making decisions that will provide jobs and stimulate our economy. By moving forward with the construction of my Accessory Dwelling Unit (ADU) I’m providing jobs, so many jobs that will be needed to keep people from hardship. Also with the lower state interest rates and higher unemployment this project will be more affordable to build than previously calculated. I’m going for it and I would encourage you to do the same!
I hope my silver linings brighten your day and you feel more optimistic about this time and the real estate outlook.

DREAM TEAM – Living Room adds an Operations Assistant.

Meet The Team!

Kassidy Benson, Taylor Whitton & Lisa Johnston

 

We are 100% dedicated to helping our clients find their happy place while also building wealth. In 2019, Taylor and Kassidy helped 34 families and sold  $15M worth of a real estate. Living Room Real Estate has been open a little over one year and we just added our third Associate Broker/ Operations Assistant! Lisa Johnston gives our team greater capacity helping on the back-end as an Operations Assistant and also expands our expertise as a team with a wealth of knowledge around local schools and expertise in South Denver. 

About Kassidy Benson, Owner + Real Estate Advisor

In 2019 Kassidy was overwhelmed with the support of her clients as she made the bold decision to open her brokerage. She is 100% invested in her relationships with her people; clients are a mix of best friends, new friends, old friends, and she wouldn’t want it any other way. As many of her original clients are ready to trade-up into bigger homes, she has now become an expert at helping them navigate the challenge of buying and selling consecutively. In 2019 she purchased her second home and is still working toward her goal of owning five properties with passive income – in 2020 she plans to complete the construction of an Accessory Dwelling Unit (2 bed/ 2 baths, with a two-car garage). 

About Taylor Whitton, Associate Real Estate Advisor

Taylor had a wildly successful first year! With her background in leasing, she learned the ropes quickly and helped 10 families buy, sold one listing, and helped with 4 leases. She really enjoyed helping first-time-home buyers navigate the process and also worked with several investor clients purchasing properties to rehab. Taylor contributed an enormous amount to the brokerage with her event ideas, social media expertise, and killer open houses. 

Meet Lisa Johnston, Operations Assistant and Associate Real Estate Advisor

Lisa grew up mid-west, received a BFA from Kansas City Art Institute in Design. She moved to Denver and lived in Park Hill for ten years before moving to Southmoor (I-25 and Hampden) for better schools and more space when her girls were younger. Her daughters are now at Arapahoe High School.

Lisa has been helping with Living Room’s marketing since April 2019. After interviewing many people, it was clear Lisa was the right person for the role because she submitted the best design and she was passionate about real estate. Last summer, Kassidy had the opportunity to help a family that was focused on finding the right school for their kids and Kassidy immediately enrolled Lisa’s help. Kassidy wrangled Lisa, knowing that she had insight into the best schools and neighborhoods for families to come along for the showings. It proved to be really important info and impressed the clients. It also motivated Lisa to finally get her real estate license, something she has wanted to do for years. 

Lisa will be helping Living Room Real Estate with marketing, scheduling, client appreciation, and team accountability part-time. She is also a licensed broker with one sale already under her belt and is now gaining the valuable experience and knowledge in her role as Operations Assistant to excel in her role as a Real Estate Agent.

Reshaping Denver – 5280 Article

5280 Magazine did an outstanding article on a development that will reshape Downtown as we know it today. Below are the highlights, but you should take the time to read this one!

“The new River Mile atop the Elitch Garden site is the most ambitious private urban redevelopment plan Denver has ever seen… Duggan thinks of central Denver “like a giant doughnut,” with the River Mile as the piece that will fill the hole in the middle.”
 
  • 62 – prime acres adjacent to a prospering city’s downtown 
  • 9.5-acre, $500 million to redevelop Union Station for comparison
  • $140M – the land deal 
  • $3.4B – the cost of Stapleton redevelopment
  • 25 years to build River Mile
  • 12M sf of commercial/residential property to the city center
  • 20% increase in the available space that currently exists downtown
  • 15,000 residents accommodated 
  • 53 year old Duggan is leading the project
  • $9.7 billion is the net worth of “Mr. Kroenke”, Duggan’s equity partner
  • 49th-wealthiest person in the world (Kroenke)
  • 20% increase in Denver population since 2010
  • 1,000 residents per month moving to Denver
  • 90,000-square-foot Meow Wolf building is the first official building within the neighborhood and is projected to open in 2021
  • 2045 is the goal for the project for completion 
  • 2018 when the City Council approved the rezoning on the land 
  • $600 million in metro-district taxes for infrastructure to be footed by the neighborhood’s future occupants
  • $60 million dredged and deepened the South Platte
  • 250 public and private meetings over the past two years for community input
  • 200-foot height cap eliminated by the city on River Mile buildings, essentially giving unlimited vertical access in parts of the development
  • 15% of the River Mile’s 8,000-or-so planned residences would fall below market rate

Here is a link to the article.

https://www.5280.com/2020/01/inside-one-of-the-largest-redevelopments-in-denvers-history/

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