Kephart Living

South Carolina Costal

2012-01-29T10:45:00.003-07:00

Sidekick Model # 22, or Backyard Pavilion 2 is placed above a two-car garage and shop on the first floor. The stair to the upstairs living space is located outside and leads to the large veranda placed to capture distant views. This raised house form comes directly from the low country Tidewater homes that stood on stilts to keep them above the frequent floodwaters. Sidekick will add this home to our Library when the construction drawings are finished.

The architectural Style of Costal Carolina is as distinct as the Southwestern Pueblo style of Santa Fe, New Mexico or The Spanish Colonial Revival style preserved in Santa Barbara, California. They are all three eclectic assemblages of details, materials, color, and roof shapes. Formed by tidewater influences as well as other environmental factors, The Costal Carolina Style grew out of the revival of classic architectural styles such as Victorian, Colonial, and Greek Revival, all popular in the 19^th century.

“THE FIRST GRANNY COTTAGE IN VILLA PARK”

2012-01-15T11:04:00.002-07:00

“THE FIRST GRANNY COTTAGE IN VILLA PARK”  is how Councilman Paul Lopez characterized the new Sidekick Home being built by Mark Druva of Druva Redevelopment. The Villa Park neighborhood in west Denver will soon be served by the west line of the Fast Tracks light Rail system and this new backyard cottage is just 1 block from a newly completed station on the light rail. Residents will be able to travel downtown and several colleges within minutes. This ADU (accessory Dwelling Unit) is the type of new affordable home envisioned by the drafters of the new Denver Zoning Ordinance. It is a 576 square foot one story one bedroom home accessory to an existing two bedroom home. The pair of homes will be listed to sell together.

We're hoping to raise the awareness in Denver homeowners of an opportunity they may have to build their own ADU for their own family or to rent to bolster family income.

What Does a Small House Cost?

2012-01-08T09:25:00.002-07:00

I find the question of cost to be the hardest to answer. When cost estimates, in widely separated regions, vary greatly for the same small house I know that the difference is due to something more than regional influences. Quality, ease of access, local fees for building and utilities, and intangibles such as distance to the job site and perceived expectations all play a role.

National figures for homebuilding, as published by the “RS Means Company”, (adjusted) recognize location and quality, as modifying influences on their base square foot costs. Base costs do not include: basements, garages, utility extensions, Custom design fees, or fees for permits and impacts. We have used their highest quality level for the following example, as our finish materials include granite countertops, wood base and trim and the best workmanship available. Invisible quality features include: High efficiency furnaces, tankless water heaters, and sprayed-in foam insulation in walls, roofs, and crawl spaces.

Example:

A 600 square foot/ one-story house with a small porch

National highest quality base cost per RS Means = $210.00 per sq. ft. (adj. for small size)

Adjusted cost for the following cities:

Sacramento, CA----- $210 X 1.12 (factor for location)= $235.00 per square foot

Grand Junction, CO- $210 X .91 (factor for location)= $189.00 per square foot

Austin, Texas-------- $210 X .78 (factor for location) = $165.00 Per square foot

Question?

So why did my costs come in so much higher than these numbers? Let’s add it up: first there are local building and utility fees that can add $10,000.00 to $30,000.00 to the total cost of a home. Custom design services may add another $5,000.00 and a basement and a garage may add another $30,000.00. These things could total $50,000.00 or $83.00 per square foot for our small 600 sq. ft house (by the way this only adds $26.00 per sq ft to a median sized 2300 sq. ft house). Then there are the intangibles: a difficult to reach building site will require more hand work for everything from bringing in materials to removing excess earth from excavations, and the distance for a builder to travel will also have an impact.

Summary:

The house total costs with and without the extras for the above cities are as follows:

Sacramento------$141,000.00 up to $191,000.00

Grand Junction--$114,000.00 up to $164,000.00

Austin-------------- $99,000.00 up to $149,000.00

Figures are rounded to the nearest $1,000.00

Tension Fabric Roofs

2011-12-13T09:37:00.002-07:00

We've been experimenting with new materials on our Little Homes. The tension fabric roofs aren't new but seldom if ever used for residential applications. For those of us who live in Denver Colorado and those who use the Denver International Airport terminal, we have experienced what a tension fabric roof can do for the indoor environment. ,A tent-like roof on a small house can distribute light to the interior with a natural outdoor-like quality. Next summer we hope to be able to offer a fabric roof on some of our houses in limited cities.

Seaside ADUs

2011-12-11T12:05:00.006-07:00

Seaside Florida, a unique New Town on the Gulf Coast of the Florida panhandle, has matured since its inception 30 years ago. Seaside was a New Urbanism concept community design that you can read about on the community website. I'm most interested today in the large number of Accessory Dwelling Units that have been built. They are used as vacation cottages and marketed through their website. On the whole the cottages are above garages and very attractive though varied within the community style. Take a look at some of them here.

Tiny House surveys:

2011-11-20T09:57:00.003-07:00

Tiny Houses are defined by the Tiny House Community as, “beautifully designed and well crafted dwellings of 400 square feet or less.”

(The following notes are a compilation of two surveys, one of those involved in the business of small houses and the other of consumers) The Tiny House Community conducted both surveys. http://tinyhousecommunity.com/

Tiny House Fair Survey:

When asked which workshops or talks people would like to attend, solar power options, along with toilet choices were at the top.

When asked which speakers they would like to hear, the results were unranked with 17 people listed.

The ranking on which products people would buy at a tiny house fair put plans and completed houses at the top of a short list.

Community Survey:

There were 616 total responses to the community survey with 53 owners of tiny houses and 563 hoping to have a tiny house.

Primary reasons for interest in Tiny Houses were: low cost, social aspects, retirement, green values, or parts of each.

Most people would like to own their Tiny House but many would rent.

When asked about utility hookups, assuming gas and diesel generators are not allowed, most wanted water, electricity, sewer, and Internet.

ADU survey

2011-11-08T07:50:00.002-07:00

This is an informal survey. Please share your story. The questions that follow are only to help guide respondents. Use your own words.

Residents of an ADU: How big is your Accessory Dwelling Unit? What is the best part of living in an ADU? What do you miss? What have you learned that may help others?

City Planners and Community Leaders: Some cities have been disappointed in the performance of their ADU regulations. What's your experience? Did you have one primary goal? Was this goal shared? What has prevented achieving your goal? (or what has made it work?) I will release the results of my survey here and on other sites.

Neighbors of homes with ADUs: Has the ADU next door or down the street been a problem for you or your family? Would you welcome more ADUs? Have you considered adding one on your lot?

Please let us know your experiences by e-mailing mike@kephartliving.com or calling 303-777-6383. We will share all results with everyone.

New Boomer Poll

2011-10-27T14:52:00.002-06:00

Derek Kravitz of The Associated Press reported on Thursday Oct. 27:

The Associated Press-LifeGoesStrong.com poll (Oct. 5-12) has a couple of surprises but largely reveals that baby boomers have not been changed too much by this recession. They are more likely to delay retirement, want to stay where they live now, and are interested in smaller homes. One-level homes close to children in a warmer climate are still the priorities when considering a new home purchase.

The surprises include: how far out of favor living on a golf course is, with only 2% of respondents who would choose that location, and maybe most importantly only 9% say they believe they will be able to live comfortably in retirement. Uncertainty has grown in their minds and many are not planning to retire at all.

GREEN CERTIFICATION ?

2011-10-26T07:04:00.011-06:00

Can you rely on a green certified professional to design a green home? Is a green certified home less expensive to heat and cool? Who certifies professionals and homes?

I received my certification as a green professional from the National Association of Home Builders in May of 2008. To receive this certification I spent several three-day weekends away from home, plus full day classes taking courses in green design. Every home I design now is designed to be green, however, there is no guarantee that hiring a green professional will produce a green home. Nothing learned about green design must be included in every home and changes to a well designed home can be made during const.

A green certified home, however, must be inspected by a third party inspector (provider) through design, and during and after completion of the home. This costs money (a few hundred dollars) and can also be bypassed by an owner or builder. The difference being the process of inspections must be followed or the home will not receive a certification.

There are many rating systems for certification in addition to the NAHB program. LEED, and Green Globes are the most used national programs but cities, counties and states may have their own rating system. They are mostly point systems covering a wide range of construction practices, energy use, water conservation, indoor air quality and more. Designers and builders must comply with a certain percentage of each of the categories included and achieve a min. total score.

Energy conservation is only one of the areas of concern but the one that most impacts the cost of home operation by reducing fuel and electricity costs. It's generally understood that better insulation, control of air infiltration (leaks) and high quality equipment will result in lower energy costs for the homeowner. Water conservation can also reduce those costs but not as dramatically.

The Space Between

2011-10-15T16:23:00.002-06:00

When an Accessory dwelling is added to a lot with an existing home, much attention is given to the new addition; its size, height, materials and details, but a wonderful opportunity also presents itself in the space between the two structures. The courtyard shown here would not exist without the play between the two buildings. What you do with this opportunity can create a special place or outdoor room for family use.

Accessory Suites

2011-10-11T15:58:00.001-06:00

After a two-year long struggle to have Accessory Dwelling Units included in the new Denver zoning code, homeowners with properties zoned for these small houses have encountered another serious obstacle, excessive city fees. Fees for water service, sewer connection, and a host of other fees, are assessed on a per house basis regardless of the size of the living space, which unduly burdens small houses. Forgetting for the moment that an ADU is not a single family house and is considered as part of the primary home much like an addition, these fees are dampening the enthusiasm for ADUs as another way to expand living space for families while providing some sense of privacy for those living there.   To avoid some of these extra costs and avoid the problems people seem to have with ADUs maybe we should just attach them to the main house and add that living space as an addition as we did with this example (seephoto

2011-10-01T12:33:00.001-06:00

Sidekick Homes

Next week on Friday the 7th from 4PM to 7PM we are holding an open house to introduce a new Sidekick model, The Julian. This is a pre-construction event to showcase the opportunities for neighborhoods and families. Affordable, Accessible, and beautiful are the watchwords for the design and construction of this new ADU. The city of Denver has provided the ability to add to a home in this manner through their new zoning code, and the Board of Water Commissioners has waived some fees to help in the affordable effort. The event is on-site at 1095 Julian St, Denver CO.

2011-07-03T06:45:00.002-06:00

Interested in exploring Colorado’s sublime wilderness and catching brilliant Cutthroat Trout from a pristine glacial Lake but just don’t know how to get started?

Here’s How!

Colorado Free University is hosting classes by Mike Kephart in July & August. Each class includes a guided trip to a high mountain lake. To register go to; www.freeu.com; then select search for classes/register, then recreation and leisure, then recreation. It’s classes # 7714A and B, The first class starts on July 13, 2011.

The first Sidekick

2011-06-20T04:10:00.004-06:00

Today I want to show you the very first sidekick. This one is in our personal front

yard and the space between the house and the ADU (Accessory Dwelling

Unit) becomes a nice little courtyard that we use for a variety of things.

Thirty years ago we thought we might use it as a garage and provided the

flexibility to do that but it remains an extension of our living space. That

extra space is less important now that our children are out leading their lives

and I consider renting it from time to time.

Wilderness vs Population Growth

2011-05-29T09:28:00.003-06:00

Wilderness is a general term that includes: National Forests, National Parks, National Monuments, National Grasslands, and finally, designated Wilderness Areas created by the 1964 wilderness act. Our wild areas provide quiet places to experience solitude in nature, tourism benefits for nearby communities, and a variety of recreation opportunities such as boating, hiking, fishing and hunting.

Read more:Guest Commentary: Wilderness vs. population growth - The Denver Post http://www.denverpost.com/search/ci_18130258#ixzz1NkvTBcWT

Please click on the link to see the entire article as it is on the Denver Post on-line.

http://www.denverpost.com/search/ci_18130258

2011-05-04T16:04:00.001-06:00

Los Angeles Sidekick Nearing Completion

Sidekick Homes and our local Sidekick Builder, Kevin Scalir of Stonebrook Design-Build, are pleased to announce our latest project in the Los Angeles area, a backyard Studio.   Sidekick Homes also builds backyard cottages and accessory dwellings(homes for aging relatives, adult children, or as rentals to supplement your monthly income). Visit our website at http://www.sidekickhomes.com/ to select your Home.

Westerners want Environmental Protections:

2011-04-18T07:52:00.001-06:00

A Jan. 2011 survey, Conservation in the West, a bipartisan effort, revealed truths that our politics has all wrong. 81% of voters in Colorado, New Mexico, Wyoming, Montana and Utah believe that environmental laws should not be compromised in favor of oil and gas companies. (as repotted in the Denver Post Sunday 4/17/11). Yes we want jobs, but not at the expense of the very reason we live in these beautiful places.

Mike Kephart

Chernobyl, Home Sweet Home

2011-04-18T07:50:00.001-06:00

80+ women live long lives in Chernobyl in spite of the danger from radiation, “Home” is that important in their lives? The men died long ago but some 200 women survivors are now outliving their octogenarian counterparts outside the danger zone. (The Today Show, April 18, 2011)

Mike Kephart

Forests dying

2011-04-06T05:57:00.002-06:00

This is the alternative to letting forest fires burn. The reason we can't is that too many people live too close to places we should only visit.

Urban Wilderness Forest Fires:

2011-04-06T05:48:00.002-06:00

Why do we now pay more attention to forest fires? We pay more attention to forest fires because more and more people choose to live near or within forested areas, which are interconnected with our national lands. When fire happens, homes are put at risk and firefighters spend their time protecting people and their homes rather than controlling a fire’s progress.

There are ways to protect a wilderness Home, but when you complete the task of clearing all trees and brush within 50 feet of your house you will find your wilderness retreat is no longer in the wilderness but in a defensive fire zone liberally dotted with 150 foot diameter clear zones, about one-half acre each, with houses surrounded by dirt or gravel.

Oil & Wilderness

2011-04-05T10:55:00.003-06:00

Oil & Wilderness

The rhetoric against drilling for either oil or Gas on public lands is heating up in states across the country from Ohio to North Carolina as well as in all western states; of course the BP disaster in the Gulf has raised concerns about offshore drilling as well.

Here in the west we have our full share of sensitive places to protect and the Roan Plateau near Rifle Colorado is the latest. How can we allow an industry that has apparently taken chances with our environment at every turn, move heavy machinery and equipment into these areas with only their assurances that it will be alright after they leave.

But we do need energy, so will we build more nuclear plants instead? Would a nuclear accident such as Japan’s be even worse than spilling toxic waste from a well? Can we develop wind and solar fast enough to make a difference? Perhaps the most important question is how much are we willing to give up to preserve our wildernesses?

Mike Kephart of Sidekick on PBS

2011-04-02T16:17:00.002-06:00

Mike Kephart of Sidekick Homes on PBS

Baby Boomers are changing the world once again. This PBS special, on the impact of Baby Boomers on all aspects of our economy, features Mike Kephart and Joan Therese Sievert.
Mike's interview highlights how boomers have affected the homes we live in and starts about 8 minutes into the video. Mike is an award winning architect of boomer developments and co-authored, with Judy Schreiner, Building for Boomers.

Here are the links, Just copy and paste into your browser, enjoy the show:

http://www.rmpbs.org/lw/

or here:

http://video.rmpbs.org/video/1818427196

Imprints

2011-03-10T14:28:00.003-07:00

Blog Imprints
1 /31/10

Imprints are strong emotional experiences in our lives that have
“imprinted” themselves on our brain to become part of the tapestry of
memories that shape our responses to ideas in our living environment,
such as; comfort, safety, social status, happiness, fun, and the connection
with others. These “imprints” come into play when we think of, the home,
of our childhood neighborhood, or when we first experience a space new
to us, such as a renovated Loft in an urban setting or a new model home
in suburbia. Our reactions, influenced by our imprints, are gut level or
instinctual rather than the reasoned analysis of: location, home size, and
cost. Imprints can be either positive or negative.
If our imprints from the past were largely positive ones from an
experience of rural living, we might have a difficult time seeing that
contemporary downtown loft as an attractive place to live and the
suburban neighborhood, full of tightly spaced homes, could be as
unappealing to us as well. Changing our current imprints is difficult, so
our reactions to experiences will not easily change, but new imprints
are being formed every day as we learn and grow and these replace
those old imprints over time.
You can see why people often choose lifestyles similar to their parents
and are slow to turn to new ideas and forms of living, like lofts, or in the
case of someone who grew up in a city apartment and couldn’t imagine
living in a single family home much less a small town. It takes time to
learn to accept change and imprints, or the lack of them. They are some
of the reasons the design of our homes evolves so slowly, and new ideas
are greeted more with suspicion than acceptance. That’s how it’s been
with my neighbors and their suspicion of accessory dwellings. They say
they are concerned about parking, the potential shading of a neighbor’s
garden, or the design compatibility of the new additions to the
neighborhood architectural fabric. That’s what they say, but they may
be reacting instinctually to old imprints they still harbor within
themselves. Part of our job is to give them reason to develop new
positive imprints with beautiful efficient non‐intrusive backyard
cottages that they can point to with pride.

The Brahma Bulls red eyes watched

2011-02-04T15:14:00.002-07:00

The Brahma Bulls red eyes watched menacingly from the edge of the forest. Their floppy ears and loose hump on their backs could have been comical but instead, like evil circus clowns, these distractions and the bulls’ white coats, inadequately concealed their sinister intentions. The humps twitched back and forth, their heads raised in unison and their hooves dug into the packed earth that described the herd’s territory. They would charge at any wrong move and the fence at the southern end of the pasture was still too far away to be sure I could reach it before the Bulls. I fixed my stare on the fence and took the next step.

This was my wilderness as a young boy; a pasture sprawled across two small hills and one valley, actually only a draw that separated the two hills. A few barns and outbuildings surrounded the farmhouse on the east hill. The west hill peaked beyond the fence line that defines the farm’s boundary. On the South the fence line was the end of this particular danger zone on my path to the next farm and my friend Jerry’s house.

When I feared the Brahma Bulls’ red eyes, little did I know that, later in life, they would be a metaphor for the beast that lurks, not in our wilderness, but in the deceptive peace of our suburbs? It’s predicted that, by the next century, as many as One billion Americans will live on our 3.8 million square miles of land, mountains, deserts and lakes.

At suburban densities, without more high-density cities, we would need 3 times the land area we now have to hold this many people.

Even with more high-density cities, more people living in the border areas, as Thoreau called them, or Suburbs and rural areas, as we know them, would swell the land area consumed, and leave no room for wilderness, and our connection to some of the last remaining reserves of our natural environment.

Mike

2011-01-01T09:14:00.006-07:00

Kathy, the first Baby Boomer

New Year’s 2011

10,000 people turned 65 years old today. Not only did the first baby boomer reach that milestone on New Year’s Day 2011 but also, 10,000 others will reach 65 tomorrow, the day after that and every day of the year for the next 20 years until every Baby Boomer is 65 years old.

This is the “Silver Tsunami” we’ve been expecting for so long that we’ve almost forgotten that it hasn’t already passed. For years we have been making predictions, writing books, including, Building For Boomers, which I wrote with Judy Schriener, and tailoring our products and services for the aging Boomers. To read more go to our blog;

http://building-for-boomers.com/boomerblog/

2010-12-27T14:24:00.004-07:00

One Denver family

David and Beverly have entered a new stage of life. They are on the road for much of the year, but they still need a home base in the city for the time they do spend here.

They’ve decided to take advantage of the opportunity the city has offered and add a second home onto their property. Denver has included two ways to do this; one is the more familiar Accessory Dwelling Unit, which is limited in size. The other is called a Tandem House. The bulk and height of a Tandem House is regulated but the size in square feet is not.

David and Beverly can add a new home for their use in the backyard of their current home and they can rent or possibly sell the older home. Many single-family homeowners in Denver have TU zoned properties now that can choose to add an Accessory Dwelling or a Tandem House.

Mike Kephart

Eco Cabana

2010-12-22T17:15:00.002-07:00

Eco Cabana $30,000

Do you think we would sell more backyard cottages with a headline like this? Of course we could, but it’s misleading. In many localities $30,000 wouldn’t cover the fees when building a new small house in the backyard, and this advertised price leaves out many other costs as well. The $30,000 figure is a modular company’s price for a minimally finished 500 square foot house at the factory. They acknowledge that the same house decked out for show would cost $75,000 and that still leaves out transportation costs, installation, foundation, utilities, earthwork and more.

Cars are advertised starting with a base price and go up from there but you don’t need any more than what is offered in the base price for transportation. The base priced car still includes the engine, the wheels, the steering wheel, and it runs, but the base priced modular house is sitting on the manufacturer’s lot without water service, sewer service or power and you can’t live in it. I think the car companies do a better job of fairly advertising their prices and delivering their products.

Home Size Confusion

2010-12-02T16:54:00.005-07:00

Home Size confusion:

Determining a home's square foot area is a simple mathematical calculation that is often confusing because sellers don’t use the same method of computation.

In the past there was no published standard method for calculating the size of a new home or Condominium so builders and realtors were free to use any method they felt was reasonable. The problem was the lack of uniformity, which showed up when sellers published square foot prices based on inflated home sizes due to questionable calculating methods. These homes were exaggerated in floor area, and square foot prices were artificially low.

The biggest problem came when vaulted spaces became increasingly popular. Many sellers treated rooms with high or vaulted ceilings no differently in their floor area calculations, while others counted that vaulted space as floor area or for some unexplainable reason, as 50% of those high ceilinged rooms as floor area. The logic goes; vaulted space costs more to build than space with conventional height ceilings so that should be expressed in floor area. To further complicate the already confusing situation, some sellers calculated floor area to the inside face of all exterior walls instead of to the exterior face. (That paint-to-paint method is still used in defining condominium ownership but not floor area).

Sellers that took advantage of the situation gained an unfair competitive position, for example: A 2400 square foot house, with floor area calculated according to today’s standards, could have appeared as a 2600 square foot house by including vaulted or two story rooms as additional floor space. Not only did a buyer appear to be getting a larger home, the square foot price of that home, if priced at $250,000 in both cases, would appear to be less, $96 per square foot vs. $104 per square foot.

The ANSI, or American National Standards Institute, along with BOMA (Building Owners, and Management Association) have published a standard for calculating a home’s square foot area which is now the accepted method among Housing Industry professionals and enforced by most building codes. Here are the details:

-Gross Floor area is measured from the outside line of all exterior walls, the garage side of all attached garage walls and the centerline of party walls between living units.

-Stairs are included in both the first and second floor area calculations.

-Fireplace and chimney walls outside the exterior wall line are not included.

-All storage rooms, utility rooms, laundries, etc. within a home are included in the total gross floor area.

-Two story or vaulted spaces are not included within floor area.

-Attached garages and attic spaces with ceilings below an average of 7 feet high or below 5 feet anywhere are not included.

-Patios and Decks are not included.

-Unfinished basements are not included.

-Crawl spaces are not included.

In the case of a Carriage Home above a garage the method described is not always what individual cities use to regulate minimum or maximum Accessory Dwelling Unit (ADU) size. For example; Madison Wisconsin limits an ADU size to 640 square feet. Does that area consider the entry on the first floor and the stair required to the second floor above a garage, or is that intended to regulate the second floor living space? We don’t have our answer from Madison yet. If we choose to put the stair outside and enter the building at the second floor landing does the stair and landing count as floor area? These questions must be put to each city since most do not have those answers readily available.

To add to the confusion, Denver, CO uses gross floor area for site coverage and open space calculations but when calculating the size of an ADU to determine compliance with the maximum area allowed they use “livable floor area” which does not include exterior walls, baths, halls, mechanical rooms, or laundries, etc.

Just be aware is all we can offer in the way of advice. Home sizes may not be as difficult to confirm as they once were but there are exceptions that could be important, such as on an appraisal.

Home Price Comparison

2010-11-27T11:51:00.004-07:00

Condominium Prices:

First Tracks at Wildhorse Meadows in Steamboat Springs

Studios at 545 to 565 square feet opened at $179,000 or $316 to $328 per square foot and went on sale in Nov. 2010 for $119,000 or $210 to $218 per square foot. These are special discounts to attract holiday skiers visiting Steamboat Springs. Prices include community amenities and buyers should take into account the monthly association dues of $320 per month.

One-bedroom units of approx. 800 ft2 opened at $368 per sq. ft. and were offered in Nov. at $292 per ft2.

Market pressures drive the variations in prices today in 2010 but it is evident that square foot sale prices for the smallest living units are quite similar to the total costs of building an ADU (Accessory Dwelling Unit) in the backyard.

How much does an ADU cost?

2010-11-21T14:47:00.019-07:00

Definition:

ADU, Accessory Dwelling Unit, meaning a second home or dwelling together with a primary (usually larger) home on the same lot or property. ADUs are often called by other names. For instance, in California they are referred to as Secondary Dwellings or Residences, but you will find ADUs called Granny Flats, Carriage Houses, Studios, and in Austin, Texas they call them Accessory Apartments.

The key elements that define an ADU are: first of all a kitchen complete with cooking facilities,

at least one bathroom, plus sleeping and living arrangements. Code enforcement officials usually look for plumbing or cooking facilities to separate ADUs from accessory buildings used for storage or even as a shop or art studio. Every city's regulations are unique however.

There are six (6) major variables that affect an accessory Dwelling unit’s construction cost:

-Home Size

-Location

-Design

-Lot cost

-Utilities and fees

-Production & Repetition

Home size:

A median sized 2400 ft2 wood framed one-story home costs an average of $83.15 per square foot to build. However a small 600 square foot one story home costs $133.40, a difference of $42.15 per square foot or 50% more for the smaller house.

Location:

Home construction cost varies across the country with lower prices in Texas, Florida and the Deep South. Homes on both coasts will average higher. Variations between locations, for the same design, can be as much as $90.00 per ft2.

Lot Cost:

While lot or property price is not included in any of these numbers, the construction cost is affected. It's subjective, but homes on expensive property usually employ higher quality materials and better craftsmanship in order to justify the total cost. The converse is also true, a home on less expensive property is usually built with less expensive materials and methods. The test for this decision is at the time of resale.

Design:

A 1,000 square foot two story home costs $111.55 per square foot while its 1,000 square foot one story home counterpart costs $118.25, a difference of $7.70 per square foot. I've seen differences of up to $20.00 per ft2 and a $10.00 difference is common.

Utilities and Fees:

Water service in some areas may cost as much as $5,000 or $10,000 and even more just for the right to have water service. Fees and regulations can total more than $50,000 for each new home. $50,000 in fees for a 3,000-ft2 home adds $16.67 per square foot, but in the case of a 600 ft2 home $50,000 represents $83.00 per square foot. To help nulify this inequity some cities reduce rates for ADUs or allow service connections to the primary house which may cost nothing in fees.

Production & Repetition:

Building one house at a time is more costly than building a large quantity of the same plan over and over.

The typical one of a kind home in my city, Denver, costs approx. $200.00 per square foot. Part of that is in upgraded materials but much of that is offset by the less costly large size of most custom homes. A production home including the same items may cost as little as $90.00 per square foot or less than 50% of the custom home cost. Every carriage home or Granny Flat in the backyard is essentially built as a one-of-a-kind home.

Summary:

Many of the above items can be added together to get the total price for your area. I got all of the cost data from R. S.Means 2009 edition of their residential cost estimates. I hope this exercise gives you a better feeling concerning the things that impact the cost of a new ADU or Accessory Dwelling Unit.

Mike Kephart

Sidekick Homes

www.sidekickhomes.com

Introducing Kurowski Develoment Co.

2010-11-19T09:58:00.008-07:00

John Kurowski is our Sidekick builder for the Denver Metropolitan area. John is currently working with sidekick on a backyard cottage right next door to my home so I only want the best for our neighbors and for the neighborhood. I'm confident that John will deliver on that promise.

Mike Kephart

Sidekick Homes

Turning Dreams into Reality

Your dream home may not be as far from reality as you might think. As you look at today's homes, with their wide choice of features and finishes, options and upgrades, you may feel overwhelmed. Here's a method for sorting out what is most important to you.

As you begin to think about a new home, whether it's your first house or a seasonal residence, take time to create a wish list of what you'd like to have and a separate list of what you must have to meet your family's needs.

The "wish" list allows you to dream, while the "needs" list keeps your feet on the ground. The process of creating the lists establishes expectations, minimizes impulsive decisions, and fosters an objective balance between fantasy and reality. This exercise can also help determine the location and setting of your new home. Together, your lists create the foundation for a focused search and the ultimate discovery of the house that best suits your lifestyle, going a long way toward assuring your satisfaction now and long into the future.

Consider the following guidelines to get you started:

Keep separate lists. Maintain individual "wants" and "needs" lists. Separate lists will help you recognize what you really need and help you prioritize everything else.

Take your time. Keep both lists open for brainstorming sessions as well as random thoughts. Put time aside to add to your lists following visits to open houses, model homes, sales centers or local home shows. The goal: explore and weigh alternatives as part of the process of finding your dream home. As builders, we find that it is easier to provide clients with exactly what they want when they come prepared with clear ideas.

Start a clip file. Supplement your lists with photos and articles from magazines, newspapers, and online resources to reinforce and illustrate your ideas, providing even greater detail for a design professional or homebuilder. If you are using paper for your file system use a binder and have tabs identifying key areas such as exterior, kitchen, entry way, master bath etc.

Think outside the kitchen. In addition to the "glamour" rooms, keep in mind storage areas, laundry and service rooms, and family and entertainment spaces. These 'additional spaces' are vitally important to the comfort of your family and critical to your ultimate satisfaction.

Community considerations. Consider what you want and need regarding the environment around your ideal home, such as climate (temperature or seasonal changes), drive time or distance from services and amenities, and proximity to family and friends. Documenting such preferences will help you narrow the choices of general location or community for your new home. In addition, list the daily tasks and recreational activities you like (and perhaps don't like), both in your home and within the surrounding area, to help further define the features of your home and its setting.

List your don'ts. Keep track of the things that annoy you about your current house (as well as homes you've lived in, seen, or visited over the years) and promised yourself to avoid or change. Your new home is a chance for a fresh start, so take advantage of the opportunity.

Upon completing each list to your satisfaction, take an objective look at what's really needed and what you're willing to trade-off, for whatever reason. Prioritize each list and eliminate items that you know are unrealistic or unnecessary. Then transfer low priority items to separate lists of wants and needs that you can hope or plan for in the future.

By the time you are finished, what started as a rough collection of your dreams has evolved into a clear-cut set of expectations and priorities. At the same time, you have created a guide for a design professional or homebuilder that will be of great assistance in the creation a home that meets your lifestyle and reflects all that you hoped for in a new house.

If you have a spouse or a partner, create your lists separately and then merge them.

Warm Regards,

John Kurowski
Kurowski Development Co.
9200 West Cross Drive, Suite 319
Littleton, Colorado 80123
Phone: 303.972.8680
Email: info@kurowski.com
Website: www.kurowski.com

Make no Small Plans

2010-10-12T13:21:00.003-06:00

10/11/10
“Make No Small Plans”

Daniel Burnham architect and city planner (1846 to 1912) continued on to say, “make no little plans, they have no magic to stir men’s blood.”

Today small home plans are exciting, but what is it that makes them magical. The following eight steps to successful small plans will reveal their magic, layer by layer.

1- Honesty- Work with the home’s smallness by using simple forms and details that are in proportion with those forms. The charm will emerge without effort.
2- Engage the Outdoors- Patios Porches and Courtyards are additional rooms that will come to life when involved with the design of the floor plan. Start with outdoor cooking and dining and move on to other daily uses.
3- Multiple-use Rooms- It’s no longer just the bedroom that shapeshifts into a media room or office, nearly any room can be used more than one way, even bathrooms and kitchens.
4- Multiple Use Furniture- Couches have long held beds hidden beneath their formal exterior, but now tables become beds, kitchen islands change into dining tables, and what can you imagine is hidden within that wall of storage cabinets?
5- Use Restraint with Materials and colors- stick to one basic light color for walls, and ceilings with accents of color or contrasting material at terminations of long views through the home. Flooring that will function in most rooms will unify the interior and a similar material outside will bring it all together.
6- Flood the interiors with natural light, numerous large windows, skylights, and multiple sliding glass doors will all bring the light level up to equal that outside.
7- Eliminate steps from inside to outside- in addition to being more accessible it also unifies interior to exterior.
8- Provide ample maneuvering room- around furniture, through doors and in turning spaces. It’s easier and spaces seem larger.

There is more but you get the idea. Keep it simple, it’s best for a host of reasons and the magic will come effortlessly.

Denver Granny Flats:

2010-10-10T08:25:00.004-06:00

Can I build an ADU (Accessory Dwelling Unit), Granny Flat, or Carriage House on my property? The number of residential zoning districts in the new Denver zoning code and the lengthy regulations complicate the answer to this question, but if you can respond positively to the following questions it’s likely that you can add that little house in the back yard:
1- Does the zone name for your property end in a 1, for example U-SU-H1, or -----
2- Does it have a TU or RH in the middle of the name, for example U-TU- B?

You can find this information about your property and more by searching for “Denver Assessor real property”- then select Denver Assessor’s Real Property Records-City and County of Denver- Search for your address in the “Real Property” page that comes up- when your name and address appear just click them to display the details.

I’ll not suggest you attempt to go deeper into the regulations unless you are familiar with finding your way through complex zoning ordinances. The positive thing is that many Denver residents may now build an ADU on their property.

For more information you can contact Mike at mike@kephartliving.com or visit our website< http://www.kephartliving.com>.

Building for Boomers Book signing

2010-09-22T12:32:00.003-06:00

YOU ARE INVITED
This event is being held in conjunction with the Design North Studio Tour. www.designnorthdenver.com
Authors Mike Kephart and Judy Schriener will both be present to chat about their book,
Building for Boomers (newly published by McGraw-Hill) and today’s Baby Boomers, the change-makers of American Culture for the last 60 years.
Building for Boomers is a guide to designing homes and communities for today’s Boomers. This book contains a wealth of practical, down-to-earth ideas and insights for anyone looking for the home and community that suits them best.
Copies of Building for Boomers will be available at the signing for the discounted price of $40.00, more than 30% off of the $59.95 price. Copies are limited. You are welcome whether
you purchase a book or not. Come meet the authors, enjoy hors d’oeuvres and beverages and
join the conversation.

WHEN
October 6, 2010
A book signing and celebration from
4 PM to 8 PM
at the office of: KEPHART
2555 WALNUT STREET, DENVER, CO
303.832.4474
www.sidekickhomes.com
www.kephart.com
www.engrain.com

Universally Speaking

2010-09-15T11:56:00.003-06:00

The buzz is getting louder and louder, folks…universal design is a hot new trend. But, what exactly does it mean and how can I incorporate this new philosophy of design in my home and lifestyle?

Here is the skinny:
Universal Design is a broad-based belief and practice that encourages producing environments (including structures, buildings, and products) that are user-friendly, safe and effective for everyone. Contrary to popular thought, universal design is not only exorcised for people with disabilities, it is supported and can be used by everyone. Everything from eating utensils to sidewalks incorporates universal design.

The principles:
A group of colleagues at North Carolina State University developed the key principles of Universal Design to direct the application of fundamentals in the areas of environments, products and communications.
1. Equitable use
2. Flexibility in use
3. Simple and intuitive
4. Perceptible information
5. Tolerance for error
6. Low physical effort
7. Size and space for approach and use

(from the Center for Universal Design at North Carolina State University)

Understanding the key principles of universal design makes the application a whole lot easier. I think some of the magic ingredients are consideration, thoughtfulness, and courtesy. Next time you consider buying new home products or renovating your home, keep in mind the highest and best use for your spending and how most individuals will be able to use and enjoy them.

The Importance of Knowing Zoning

2010-08-26T11:25:00.002-06:00

Zoning is an often complex and overlooked component in the realm of housing and development.

Your local zoning law and regulations are an important consideration when planning any improvement, structural change or addition to your home. Zoning establishes standards for the size, location of structures; uses within structures or unenclosed uses; and required off street parking for allowed uses. The Zoning Administration reviews plans and permit applications for compliance with code established standards.
When contemplating adding an ADU to your property, check with your local city or town’s website to determine if there are any limitations on the size or location of your unit. There may also be height restrictions. Zoning laws are constantly changing so check your local resource regularly.

Denver, Colorado’s zoning resource site is: www.denvergov.org/zoning.

Denver Council Votes to Allow Granny Flats

2010-08-03T12:15:00.001-06:00

In late June this year the City of Denver reversed a long standing ban on Granny Flats and included a provision allowing the building of new “Accessory Dwelling Units” in some neighborhoods.

Homeowners who have adequate space in their backyard can now build a small second home on top of a garage or completely on its own. Another family member or members can live there independently and, to make use of it when those people move on, these homes can be rented. It isn’t for everyone it seems, but only those whose property is zoned for a granny flat as a result of the new zoning ordinance.

The size of these homes is limited to less than 1000 square feet depending on the size of the lot down to as small as 650 square feet. There are other regulations governing location, setbacks, height and so on.

Sidekick Homes, a local purveyor of small homes, has seen a surge in the interest regarding granny flats in cities on the west coast and east all the way through Texas. City planners are realizing that the need for small affordable housing cannot be met through government funded projects and that ADUs are one way to allow individuals to house their own aging and less affluent family members.

Better Living Through Downsizing

2010-07-21T11:15:00.001-06:00

Downsizing to a smaller living space can present quite the logistical challenge. I have done so in the last year and after decluttering and minimizing my new home, I find it to be refreshing and actually enjoyable to live in a smaller area. There’s a lot less upkeep and the place seems more inviting and intimate for entertaining.

Here are some tips for making the most out of a small living space.

1. Buy shelves. Shelves can be added above doorways, in closets and almost anywhere in the home to organize your life and display your art or daily necessities.

2. Lighten Up. Lighter colors give the illusion of more space. Try to stick with light, neutral paint colors and keep the ceilings white.

3. Remove Doors. Swinging doors obstruct views and take up precious space. Room them completely or replace them with track or pocket doors.

4. Buy furniture that does double duty. Ottomans and couches now have lids that provide extra store space. Try ikea.com

5. Streamline. Keep the paint color and flooring the same throughout your living areas and you create the illusion of more space.

6. Don’t forget outdoor living. If your living space is small and you have an outdoor area, treat it as an extended living and entertaining area and decorate accordingly.

7. Use the rule of threes. When decluttering your home, group your rooms’ contents into groups of three and select your favorite of the three and remove the other two. This is great rule to use when staging a home.

8. Utilities of scale. Almost every appliance now offers a smaller scale version. Invest in smaller refrigerators, coffee makers, vacuums, etc. to free up lots of extra space and don’t overwhelm a room.

9. Kiss. Keep it simple. Bold prints on furniture and window treatments close up a room more than anything and can be a distraction. Monochromatic design is easy on the eye and opens up the area.

10. Use bookcases creatively. Bookcases can double as tables, room dividers and buffets. Buy the appropriate size and height for your needs.

Chill Out

2010-06-28T11:36:00.001-06:00

Summer is here and in most areas of the U.S., it’s downright hot! Those of us who live in older homes without central air conditioning units can find it a bit challenging to stay cool and comfortable in the summer months.

Here are some simple and creative tips that keep not only your body temperature low but will also keep your energy costs down.

1. Drink more fluids often and don't wait until you're thirsty to do it. If you drink water upon response to thirst when it’s hot, you are probably already dehydrated. Find drinking water a chore? Try a fruit garnish or flavored ice cubes in frosted glasses stored in the freezer. If you exercise, drink two to four glasses of liquid per two hours.

2. Unplug your unused appliances. When you aren’t using your plugged appliances, they still convert power into heat. Unplug everything you don’t use on a daily basis and try switchable surge protectors for the ones you do use.

3. Consider installing a whole house fan. An attic fan gives pulls the cooler air from outside into the home. They usually only take a few minutes to cool down your entire home and are an inexpensive alternative to evaporative coolers and central air.

4. Wear light-colored, lightweight, loose-fitting clothing. Nothing traps heat more than dark clothing and synthetic fabrics.

5. Try eating smaller meals that consist of mostly fruits and vegetables. Minimizing high protein foods has a dual benefit. You will decrease you body’s production of metabolic heat and reduce the heat emitted in the kitchen from the stove or microwave.

6. Acclimatize. It takes as long as two weeks for the body to become adjusted to exercising or moving around outside in heat. Gradually build up the amount of time you spend outside performing activities compared to the time you spend in cooler months.

7. Go low. Heat rises so spend the hottest hours of the day in the lowest points of your house. I have recently converted my basement for this very purpose. Try moving your bedroom from the top floor to the main level just for the summer season.

8. Remember to keep the air flowing. If you keep the blinds drawn and the windows closed during the day, remember that temperatures usually go down at night. Take advantage of evening breezes and open those windows wide at night.

9. Dim the lights. Typically, the brighter your lights are, the more heat emitted to your space. You can try programmed dimmers, lower wattage bulbs or the new eco-friendly versions at most home stores. Turn out all the lights for movie or tv night at home.

10. Get out! If all else fails and you find the heat levels in your home to be truly uncomfortable, leave the house and take advantage of free air conditioning. Hit the mall, the local movie theatre or your favorite museum for some indoor relief.

Stay cool my friends!

Carpe Diem: Plan today or regret tomorrow

2010-06-03T11:24:00.003-06:00

About two months ago, a close relative of mine had a very sudden, very out of the blue epiphany: she no longer wanted to live in her house and subsequently had no thought or plan on where she wanted to go. My relative had been living alone for almost ten years after her husband’s passing and the combination of loneliness and constant upkeep on a large had grown tiresome. Once the realization had hit her that she no longer wanted to live in her house, she became filled with anxiety and stress not knowing her options or what steps to take next.

The process of selling a home and finding a new place to live, as you may know from personal experience, can take years. For aging individuals, the process can be even more time consuming and complex. Assisted living facilities often have lengthy waiting lists and can be unaffordable for some.

Fortunately for my family member, she has been very lucky receiving multiple bids on her property since she put her home on the market and has a retirement community apartment waiting for her once she sells but I believe without proper planning, this scenario is the exception and not the rule.
Don’t delay planning your future. Help yourself, your family and your loved ones by educating yourself on available living options in the next ten, twenty or fifty years. You won’t regret it.

Some helpful planning online resources for seniors:
www.senioroutlook.com
www.seniorresource.com

If you have any resources you find beneficial, please e-mail us at: info@kephartliving.com

How small is small?

2010-05-24T12:36:00.001-06:00

As you may know by now, the recent trend in housing is moving toward smaller and more efficient homes. The benefits of living in a smaller home are a simpler lifestyle, less costly construction costs, lower utility bills, less daily maintenance and less consumer waste.

Everyone’s idea of small is relative. Ask yourself how comfortable you would be downsizing to a smaller home and how you would feel with less furniture, storage space, and overall square footage. Some folks are finding making the change quite liberating.

Gregory Johnson, director of resourcesforlife.com, puts himself to the challenge and profiles his journey of living in 140 square feet house. Natural Home magazine features a great article highlighting Gregory’s pursuit for a more efficient and happier existence through owning less consumable products. http://www.naturalhomemagazine.com/Natural-Tips/Put-Your-Life-on-a-Diet.aspx

So, we’re interested in knowing what means small to you? Let us know at: info@kephartliving.com

How small is small?

2010-04-30T15:38:00.000-06:00

New Report Confirms Multigenerational Living is on the Rise

2010-04-06T08:32:00.003-06:00

This great article ascertains that demographic changes are the main catalyst driving the return of the multi-generational housing trend. Sidekick Homes are one of the solutions to meet this increasing housing need.

Have you thought about your own family dynamic changing now or in the future?

http://pewsocialtrends.org/pubs/752/the-return-of-the-multi-generational-family-household

Life in the Green Lane

2010-03-31T10:06:00.002-06:00

Sustainable and Eco-friendly thinking has surpassed trend status and has become a way of life for many of us. Have you made the switch in any of your habits or in the way you live? Consider these simple ways to encourage longevity of the planet and support sustainable living

1.) Get moving. Walk instead of driving. Walking will help keep you fit, save you money and reduce carbon emissions in the atmosphere. Use public transport when you have to travel or start a carpool with neighbors.
2.) Insulate. Insulating your home will quickly pay for itself in lower heating bills. Find out about grants in your area towards installing new or thicker insulation made with green materials.
3.) Repurpose. Restyle, recover or makeover furniture that is no longer to your taste before throwing pieces away. Learn how to make slipcovers for furniture from a library book or the Internet, or invest in a staple gun to easily recover headboards or reupholster dining chairs painted to suit your new look. Use your imagination and save a bundle.
4.) Buy loose. Choose unpackaged foods and goods whenever possible. Not only is this usually a much cheaper option than branded goods, it saves on all that unnecessary packaging. Select the refillable, reusable container over the disposable, throwaway one.
5.) Become an arborist. Plant a tree or several if you have the space in your yard. Better yet, plant fruit trees and you can enjoy the produce as they clean up carbon dioxide from the air.
6.) Detox your space. Use eco-friendly cleaning and disinfecting products or make your own from the recipes at http://www3.pei.sympatico.ca/galavoie/ENVIRO.HTM. Seventh Generation also offers an affordable line.
7.) Go by way of the biodegradable. Try to use recycled and natural products whenever possible. Avoid plastic as much as possible, as it accounts for a large amount of landfill waste. If you must buy plastic containers look for those with a label 1 or 2. These are much easier to recycle than those numbered 3 to 7.

Small Town Active Living

2010-03-16T18:15:00.001-06:00

Two thirds of the boomers would prefer to live in a rural location or a small town, according to recent surveys by the National Association of REALTORS.

Young adults leave town after high school or within a few years to seek work in a larger city with a stronger job base and greater career opportunities. Some rural towns have changed and survived by finding livelihoods other than agriculture. Perryville, Missouri, my hometown, has been able to entice small industries. Madison, Georgia is rich in southern history, Eureka Springs, Arkansas has grown around the big business of Christian “Passion Plays”, and other rural towns have the good fortunate to be located near attractive scenic areas.

Active Adults is a term commonly used to describe people over 55 who have lots of living left in them. They are healthy, productive and energetic. Where to retire now that the kids are gone, is paramount in people’s minds. Historically, as many as 50% of people move to a new home sometime in retirement. The desire to stay near the familiar is powerful, but is eventually outweighed by the promise of adventure, and an easier, relaxed lifestyle.

Active Adult Communities are specifically designed to offer the fun, adventure and the new relationships with like-minded people that young retirees want. Sun City in Arizona, created in the 1960’s, continues to attract thousands of active adults in communities around the country. An active adult community typically has something for everyone, sports galore, fitness and wellness services, and special interest clubs for any interest.

Small towns can offer all of this in a more authentic package. The people are friendly and they include children and young adults, as well as others our own age. Most of us nearing retirement age enjoy the spirit of young people and the inspiration they give us to enjoy each day. Look outside your big city, small towns still abound within a short drive of the city. One of those may be the perfect Active Adult Small Town.

87% of Denver Homeowners left out

2010-03-03T10:31:00.001-07:00

Denver’s new zoning ordinance is nearly complete after several years of hard work by citizens and staff. The code is a form-based model, a revolutionary approach introduced by Peter Park, Manager of Community Planning and Development. There remains much to review and debate before the City Council adopts the code by their vote in Feb. or March 2010.

One of the early promises by the Blueprint Denver Committee at the outset was to include Granny Flats, officially known as Accessory Dwelling units, or ADUs. These small homes would be allowed in the backyards of single-family homes for the purpose of housing Denver’s rapidly aging population, at little cost to the city. Family incomes could also be supplemented by renting an ADU, or they could be used as guesthouses, Nanny Quarters, or studios.

The code drafters have included ADUs, in the written book in several single-family zones, but those particular zones are only shown on the proposed zoning map for 13% of the total single-family area in the city, according to the Denver planning office. This give and then take policy is ultimately unfair. On one hand, the city can tell citizens that want ADUs that they are written into the zoning book in many zones, and on the other hand they can tell the opposition, that ADUs will not be allowed in their neighborhood. I admit that the planners are in the middle of neighbors having a disagreement, but can our council people continue to play this game or will they do what’s right and give every single-family property owner the same opportunity.

Neighbors concerned about the impact of ADUs on their property have mentioned the following issues: overcrowded street parking, Design compatibility with existing homes, shading of adjacent yards, lack of open space, poorly managed rental units, noise created by young student renters, the increase in neighborhood population. These are legitimate concerns, and most can be managed by regulations that address each particular concern. If a homeowner cannot comply with the regulations, then they cannot build an ADU in their backyard.

Newly Published! Building for Boomers: Guide to design and construction

2010-02-23T17:59:00.001-07:00

The day has finally arrived; our book is now officially published. Judy Schriener and I have had our heads immersed in the details for the last several months, capping off more than two years of research and writing, and now it’s time to step back and review our work. Although there have been radical changes in the housing market recently, those changes must be viewed in the context of the powerful changes the Baby Boomers have been responsible for over the last 64 years since they began to come upon the scene. And they aren’t done yet!

We reviewed our work late in 2009 to see what had changed in the marketplace that we needed to include in the book and found only the obvious; the market for housing was dangerously depressed. The dreams and wishes of Boomers hadn’t changed. Yes, new home purchases are being delayed and smaller homes may be considered, but the housing preferences of Boomers have not fundamentally changed. We acknowledged the extraordinary market conditions but felt our book was solid in its reporting on the lifestyle choices of Boomers.

You can find the book on Amazon.com and other national retailers. You can also go directly to the publisher, McGraw-Hill Construction. We hope this book will find its way to reference shelves in Architectural offices, in Development Companies, in Schools and on your shelf as well. As the subtitle says, “it’s a guide to design and construction”.

Mike Kephart AIA

Between the Sea and the Land

2010-02-15T18:02:00.000-07:00

In a couple of weeks I plan to return to Andros Island in the Bahamas for a week of fishing with a few friends, as I try to do every year. We fish in pairs with a guide to help locate our primary prey, the bonefish. The following is something I wrote two years ago on my way home from our annual trip to either the Bahamas, The Turniff Islands off the coast of Belize, or Ascension Bay on Mexico’s Yucatan Peninsula.

Saltwater flats are neither sea nor land. Life there includes water creatures from sharks to shellfish, plus diving pelicans and other flying predators, who compete with the barracuda and sharks for fish, especially the bonefish. Sting Rays occasionally shake loose the sand covering their bodies, move away from our approaching feet, and again nose into the bottom to hide from the sharks. Seemingly unafraid, a larger Manta Ray drifts slowly by. The rising tide draws dark schools of bonefish from the depths onto the flats in search of crabs no longer protected by the shallow water. Bonefish appear from nowhere pushing a nervous mound of water in front of their advance, or pause, tails in the air, to search for crustaceans in the sand. They sense danger from everywhere and, at the least provocation, disappear as quickly as they appeared. A lone dark fin above the water traveling quickly in a straight line traces the passage of a single permit, the elusive fish’s mirror-like body invisible, except for that fin. A loud splash means death for something and a meal for a barracuda. The ever-present wind, a friend at my back and a foe in my face, conspires with the low angling sun to render my target either invisible or impossible to reach with a weightless fly. With luck, a fly placed in front of the moving fish and retrieved in slow jerks will catch the attention of one in the school. A bump on the line is answered with a solid pull, a slow rising of the rod tip, and line screams from the reel. Sharks gather and the barracuda wait to see how tired the soon to be released fish may be. Time passes quickly, and all too soon the fish follow the falling tide, and I am left alone with the crabs, the setting sun, and the wind, finally at my back.

Get Ordinized! Your City and Accessory Dwelling Units

2010-02-10T13:36:00.000-07:00

Accessory dwelling unit legislation can be in your city and your neighborhood, but it will take some time and energy on your part to deliver the message to your neighbors and city officials. The city of Arvada, Colorado introduced new legislation a year ago and had their ordinance in place within a year with little to no fuss. The following is a six (6)-point process we recommend that you follow to ensure your best chances of success.

1- Build your story. You should read everything you can on the pros and cons of backyard cottages. We believe you will find that the idea is very family friendly. It’s where family meets neighborhood that needs care in crafting. If opposition develops they will become students of the history of ADUs as well and it’s best to be able to address all real problems.
2- Find an advocate on the city staff. Young planners are often the ones who write these ordinances for consideration of their superiors and politicians.
3- Find an advocate on the City Council or Board of Commissioners who will be willing to carry the legislation to the rest of their peers for consideration.
4- Talk to neighborhood leaders. Actually this should be done before anything is written or submitted for review to the city. Your neighbors are your friends and you should engage them in the drafting of the details of the ordinance. If you fail to take this step you risk making enemies of the very people who will benefit from this legislation.
5- Start with a good model code. Use the AARP model which is on their website, or use a local one from a neighboring city if their experience was positive.
6- Don’t rush it and be certain that everyone is heard. Misunderstandings on the subject are common and should be clarified.

Imprints

2010-02-01T15:49:00.003-07:00

Imprints are strong emotional experiences in our lives that have “imprinted” themselves on our brain to become part of the tapestry of memories that shape our responses to ideas in our living environment such as: comfort, safety, social status, happiness, fun and connections with others. These “imprints” come into play when we think of the home, of our childhood neighborhood or when we first experience a space new to us, such as a renovated Loft in an urban setting or a new model home in suburbia. Our reactions, influenced by our imprints are gut level or instinctual rather than the reasoned analysis of: location, home size, and/or cost. Imprints can be either positive or negative.

If our imprints from the past were largely positive ones from an experience of rural living, we might have a difficult time seeing that contemporary downtown loft as an attractive place to live and the suburban neighborhood, full of tightly spaced homes, could be as unappealing to us as well. Changing our current imprints is difficult, so our reactions to experiences will not easily change, but new imprints are being formed every day as we learn and grow and these replace those old imprints over time.

You can see why people often choose lifestyles similar to their parents and are slow to turn to new ideas and forms of living, like lofts, or in the case of someone who grew up in a city apartment and couldn’t imagine living in a single family home much less a small town. It takes time to learn to accept change and imprints, or the lack of them. Imprints may cause us to design our homes ever so slowly, and new ideas are greeted more with suspicion than acceptance. That’s how it’s been with my neighbors and their suspicion of accessory dwellings. They say they are concerned about parking, the potential shading of a neighbor’s garden, or the design compatibility of the new additions to the neighborhood architectural fabric. That’s what they say, but they may be reacting instinctively to old imprints they still harbor within themselves. Part of our job is to give people a reason to develop new positive imprints with beautiful efficient non-intrusive backyard cottages that they can point to with pride.

Las Vegas show highlights Backyard Cottages

2010-01-24T14:12:00.001-07:00

During the week of January 19 the huge National Builders’ Show and Building Products Exposition was the talk of Las Vegas. Homebuilders, Architects, Community Planners, Realtors, new home sales and marketing companies, and building product manufacturers attend this yearly event. Dozens of seminars and presentations are given educating the diverse crowd about the newest and best ideas and practices in home design and building.

Mike Kephart, Owner and designer of Sidekick Homes by Kephart Living, and Founder of Kephart, community, planning, architecture, was featured in two of those seminars along with other notable architects, Don Evans, Michael Medick, and Ed Hord. Judy Schriener, Mike Kephart’s Co-Author on their recent book, Building for Boomers, Joined Mike in one of those presentations. They revealed some of the myths and misunderstandings about the huge population segment called Baby Boomers, most importantly, that Boomers are much more complex than any attempt to stereotype them as a single group can capture.

A segment of those Baby Boomers still have school age children at home, and are considering bringing an aging relative or two in with them as well. They’ve been dubbed, “The Sandwich Generation,” because of their situation. These are the families that can benefit most from the simple addition of a Carriage House or Granny Flat in their backyard, and they are the population that Sidekick Homes was created to serve. An additional independent home is perfect for an adult child or two, a guest suite, or a home for mom or dad who feel safer by being close by. In most cases that dwelling can also be rented to supplement the family income.

Accessory Dwelling Units, (ADUs) the official zoning name for carriage houses, are an old idea being revived in this time of stress on American families. They were popular and plentiful in the first half of the 20th century and are a new and improved idea for today. This recycling of old ideas is common in life and it’s usually because those ideas are fundamentally sound.

Smaller is Greener Part II

2009-06-12T16:05:00.001-06:00

Location
Smaller is greener can also be seen in how we choose our places to live, our footprint on the land, to use the language of today. The family that chooses to buy a home in a location requiring long commutes often does so because the home costs less than buying one in town closer to work. That simple decision, multiplied by the thousands of similar decisions, has unintended consequences that negatively affect all of us. This is sprawl with its obvious consequences. The road building and maintenance needed to serve all these commuters requires additional taxes to fund the costs. Sprawl gobbles up additional land and resources, and the fuel consumed to power all the cars needed to travel the longer distances hastens the end to our oil reserves. Consider the empty nester couple that finally realizes their lifelong dream of owning a second home in a vacation setting. Their presence chips away at the very wilderness they love and we all treasure. That second home, combined with the original home, also uses twice the number of trees, and double the quantities of minerals and rock, often mined from our mountains, to make the concrete for the foundations.

When second homes sit unoccupied for most of the year they are a burden on local communities without the benefits of the personal contributions permanent residents provide such as volunteer efforts and input in the political process. They are also not contributing to the local economy, by shopping and dining, as a permanent resident would.

I met a nice couple from Kansas one night in The Alpine Lodge restaurant, in the foothills of the Sangre de Cristo Mountains southwest of Westcliffe, Colorado. I was enjoying a steak dinner before I set out the next morning for a week of backpacking and fishing the high lakes. Some years ago this couple had purchased a 35-acre “ranchette” in the valley near Westcliffe and, nearing retirement, they were making plans to move to the valley permanently.

It was an exciting time for them and they were celebrating. These nice people, along with their fellow Kansans, Texans, etc., have carved up former ranches and forested slopes, Privatizing great quantities of open space for very few people and restricting access to the wilderness areas for the rest of us - me in this case. Similar decisions made daily by each of us are the actions that create the market for the Wal-Mart we love to hate, the sprawl we revile, and the traffic congestion that diminishes our quality of life. We make these decisions with our blindfolds firmly in place regarding the consequences because we have other priorities at the time of making of each decision.

Wal-Mart’s prices are the lowest in town, and that new house 30 miles from work is less expensive. Walking isn’t an option, but buses are slow and inconvenient and carpooling is way too much trouble. SUVs are comfortable, safer and obviously roomier than small cars. If we care more about these things than the resources these behemoths consume, and can afford the equally large price tag, then the deal is done.

As with health care and retirement funding, the wealthy can afford to take care of themselves. They can buy their own piece of wilderness and big cars to commute to and from the city, but none of us can escape the growing consequences of our combined actions. We can all educate ourselves to the consequences of our everyday decisions, but will we? The truth is that some of us will begin to walk the walk, and others will continue in their old ways. A recently defined demographic group of Americans, called the “Cultural Creatives”, are characterized as; caring about social, spiritual and ecological values, they are; optimistic, uncomfortable with current politics, and try to live within their means. These consumers, who make up approximately 25% of Americans, are willing to pay more for energy efficient homes, and choose locations in densely developed areas of central cities, or close to where they work.† They support mass transportation and will walk to shopping, restaurants or other destinations as often as possible.

These are the people that believe smaller is better. They have read The Not So Big House by Sarah Susanka and are loyal followers of her philosophy. They are the market for housing alternatives such as Accessory Dwelling Units, Cohousing Communities, and so called intentional communities. They are willing to make the shift to multi-family homes and their ridership supports new public transportation. All of this makes for a more compact city, a city that doesn’t impose itself so rapidly on the natural environment. Meanwhile, most of us will continue to buy at Wal-Mart and drive as many miles as it takes to travel to and from our big homes in the largest car we can afford. However, we may buy compact fluorescent bulbs for our light fixtures, they’re cheapest at Wal-Mart you know. Even if we are not Cultural Creatives, we can do our part. Being aware that square footage isn’t the true measure of a house’s value is the first thing, and Paying attention to how and where we drive is another. Finding the best house that is close to our job or to public transportation can transform life with more time at home and less time driving, not to mention the money saved. Smaller is not only greener, it can be better.

Smaller is Greener

2009-05-15T16:13:00.000-06:00

The house
Excessive resource consumption in oversized homes is obvious but, until the current recession, our median home size increased every year. What size is “oversized” is open for debate and rightly varies with family needs. A NAHB research report two years ago showed that a 2500 square foot home takes three times the materials of a 1250 square foot home to build, even though the size is only double the area of the smaller one.

One of the most potent drivers of over building is the real-estate value equation that values the lowest cost per square foot above all else. True values, such as: the quality of materials used, superior design, or outstanding craftsmanship are not considered in appraisals. RS Means Company, the most respected resource for building cost data in the United States, shows that, while a 1000 square foot home may cost as much as $215 per square foot to build, a 4.000 square foot home costs as little as $115, a full $100 per square foot less. (1/4 the size but only 1/2 the cost) This is understood most clearly when you choose one cost item, such as a $7,500 water tap fee. These fees are often the same no matter the size of a home. That tap fee contributes less than $2 per square foot to a 4000 ft2 home but adds $7.50 per square foot to the 1000 ft2 home and no real quality. This kind of spread occurs with many things on a builder’s cost breakdown, such as the heating system, the kitchen, or the cost of the electric service. Although expensive on a square foot basis, the small home still costs significantly less, in this example $215,000, while the 4,000 square foot home has a price tag of $460,000 for construction. And yet, we cling to the convention of value by the square foot and teach buyers that the true value in their homes is how cheaply it costs per square foot.

Cities Helping Familes

2009-05-12T14:55:00.001-06:00

Granny Flats, Carriage Houses, Pool Houses, Party Pavilions, Caregiver cottages, Casitas, are all names for an affordable housing choice some communities are making possible for their citizens. Accessory Dwelling Units, or (ADUs) is the term used to encompass these various local and regional names. ADUs are small independent homes placed in the backyard of a larger home. They provide room for an expanding family, an aging parent or parents, a young married couple needing help in their first years together, or an ADU can just be a fun complement to an existing home as a guest suite or office. Some cities also allow ADUs to be rented providing additional monthly income for a family.

The personal stories are numerous and varied, but they have a common theme. Families are moving back together. Sometimes the reasons are financial, other times it’s to be together, or to be close by in order to provide care for one another. According to the latest U.S. Census data, the number of households with three or more generations living under one roof grew 38% from 1990 to 2000, vs. 8% for families with just two generations and 16% for singles. It is also reported that the three-generation households have increased in number by 62% since the year 2000. Some family members are moving into mom and dad’s larger home, while other families are having the kids move to the basement making room for parents and grandparents on the first or second floors. Others are selling their house and their parent's home and using the extra money to purchase a larger single dwelling for everyone or building their own family compound.

Our Research of the ADU regulations adopted by some 30 cities revealed several similarities:
1- All city or county regulations limit the size of Accessory Homes in some fashion. A typical minimum is 400 square feet and a common maximum is 800 square feet. Sometimes maximum size is expressed as a percentage of the primary home’s size.
2- The number of bedrooms is often limited as well as the number of residents, usually one bedroom and two or three people max.
3- Parking regulations usually require 1 additional parking space in addition to that required for the primary home.
4- Lot size minimums are often established for the inclusion of an ADU.
5- Some simple statement such as “compatible with the primary home” usually regulates design, though some cities require formal reviews.
6- Renting is most often permitted, but some cities do not allow the rental of an ADU.
7- A few communities regulate the concentration of ADUs in a particular neighborhood, but most do not.
8- From there on, one or more municipalities probably include anything you can imagine: full public hearings, revocable permits, height limitations, use restrictions, construction methods, etc.

We took the most common restrictions as guides and designed a line of small homes that can either be constructed in a modular plant, panelized or stick-built depending on the physical limitations of a homeowner’s property. We market the homes on our website and through our national appearances, and partner with a local builder to construct the homes. That way the ADU cost will be comparable to any new construction in the area, from a low of $70 per square foot in the South to over $200 per square foot in California. We are developing a network of builder-partners in the locations that are currently friendly to the idea of ADUs. Each of our Sidekick qualified builders is a recognized expert in Green technology, Universal Design for accessibility, and small infill construction.

If our extensive offering of standard home designs doesn’t quite fit a family’s needs we will soon offer a “Design Your Cottage” page on our website that will let homebuyers design their own ADU and have that design in their hands in less than 5 minutes.

Mike Kephart
Founder of Kephart Living and Sidekick Homes

A house is set

2008-12-11T16:44:00.001-07:00

All of us at Sidekick Homes are pleased to announce that we had a successful house placement at our Quitman site on November 6th. Starting at 10:30 AM a large crane lifted the first of two modules comprising the first floor of the home and effortlessly flew it through the air from the truck it arrived on and deftly placed it on the previously prepared foundation. Each of the three remaining modules followed the first above the spectators and easily found their place in the puzzle. In less than four hours the entire home was assembled and the crane headed home.

The modular process was a definite fit for this site. A narrow parcel on a developed street leant itself to the quick set up and short timeframe that workers spent on the site. Having the final home in place in one day meant the smallest amount of disturbance possible for the neighbors and the owners’ family in the existing small home on the property.

We had a fine turnout to see the house placed though the day was cold. The sun helped warmed about 75 people that came to see the action. We particularly enjoyed chatting with the neighbors and hearing their reactions. People seemed to take the street closure with good humor.

Sidekick was created with the intention to build small homes behind bigger homes to house our aging parents or adult children. Though in this case the process was reversed since the small home was in place and we added the main house. Even then the new home is small as well at 1300 Square feet plus the basement. We plan to follow soon with a small home in a backyard.

Owners: Katie Goff and Hal Scott

Architect: Kirk Stathes

Developer: Sidekick Homes and Kephart Living, Mike Kephart, Renee Babkiewich, and Janet Kephart

Builder: Milestone Construction and Eco-Infill, John Cianci

Sidekick Homes’ First Installation is Scheduled!

2008-10-06T16:15:00.001-06:00

We are thrilled to be able to announce our first installation. The Marion model is scheduled to be placed on site on Tuesday, October 21, 2008 at approximately 9:00. Five modular pieces will be lifted into place and fitted together in a few hours.

Our first home is a departure from our initial concept. The Marion will be the dominant structure on the property connected to an existing unit. Here’s how Mike Kephart describes it. “I had decided that model was too big and we were going to discontinue it, and suddenly someone wanted it. Essentially the ADU (Accessory Dwelling Unit) is already there. There was a little alley house, and we’ve connected the Marion to it. I am learning to every day by getting inquiries from people about what they want and don’t want. We’re going to change and evolve as we go along in the process of the business, and we’re looking forward to it.”

The young couple currently living in the existing smaller house will move into the new Sidekick Home on the front of the property and their parents will either rent or sell the little house. Eventually the entire family may move into the two houses to bring everyone together in one location.

Anyone in the Denver area on that day is invited to stop by for coffee. We will be at 4200 Quitman Street from 9:00 a.m. until 2:00 p.m. on October 21st. We’d love to meet you!

Where does the money come from?

2008-08-20T16:01:00.002-06:00

When considering adding an accessory dwelling unit (ADU) to your property, or any home addition, one question which should be addressed early is where does the money come from? There are several potential answers to this question.

Construction Loans - First, consider your primary banking relationship, the place where you keep your checking and savings accounts. You have a trust level built in with this institution and they know you as well. Ask your bank if they do construction loans or home equity lines of credit. This is a great place to start exploring your loan options. Ask your bank for their list of requirements for starting the loan process. Keep in mind that many lenders require a set of plans for a construction loan which will often mean an upfront investment from you to your builder or architect to create these plans.
Retirement Plan Loans - Another attractive option is any investment funds you have contributed to over the years, a 401(k) plan or IRA. Often you can make a loan from these funds to yourself. The benefits include a ready source of funds, a reasonable interest rate, and the fact that you may be paying yourself over time in interest.
Refinancing - If you have substantial equity in your home, you can also consider refinancing your first mortgage. In today’s credit climate, refinancing may be an easy way to access the equity that is in your home at a fixed interest rate. There is a possibility that Fannie Mae could raise the amount of conforming loans, which come at a lower interest rate, from the $417,000 loan limit to as much as $625,000 in November of 2008. This may also open a door for accessing your equity.
Your Relative’s Home - If you are building your Sidekick for an aging relative, their current house may be a source of funding for your project, whether through its sale or tapping into its equity.

When you are looking at possible financing for your secondary home, it is important to consider your options as a first step toward completion of your project.

Quality of life

2008-07-30T10:23:00.000-06:00

[ encyclopedia definition:
“Quality of life is the degree of well-being felt by an individual or group of people. Unlike standard of living, quality of life is not a tangible concept, and therefore cannot be measured directly.”]

We make many decisions to improve or maintain our quality of life. We exercise, eat right and go to the doctor to stay healthy. We do crossword puzzles, have spirited conversations, and expose ourselves to beauty in nature and art to stay sharp. We strengthen our connections to family and friends, give back to our communities, and do the things we love to stay engaged.

Another decision many older adults make to maintain their quality of life, sometimes with fierce determinations, is to stay in the family home. Having our own personal space gives us freedom and control over the basics of day-to-day life - when we eat, when we sleep, what we do. One of the hardest conversations a caregiver may every have to have with an older adult might revolve around needing more help than living in that home can afford.

With some creativity, however, changes in living arrangements can add to quality of life. Staying on the property in another more suitable residence in the rear could suffice for some. For others, having family members move in with them after renovating the home to be more age-friendly could be an answer. A move to an adult child‘s home if they have their own living quarters might work for some. This again could be a small cottage in the garden. As long as freedom, independence and control over one‘s life are respected, a move from a beloved home can be seen as a change for the good!

Why Sidekick Believes in Universal Design

2008-07-07T08:07:00.001-06:00

At Sidekick Homes all of our models are designed following the principals of Universal Design. That means:

designing homes that are easier to live in and more comfortable to use for all people regardless of physical stature, strength, age, or physical mobility;
gently sloping walks or ramps, free of steps, lead up to the entry door;
there are no steps within a home, except for stairs to a second floor;
elevators are provided in all two-story homes;
doors and hallways are wide, and there is room to move freely throughout the home;
lever door handles, on all doors, are easier to use than knobs;
bathrooms are large to allow the full use by those who require a wheelchair or other mobility aid;
at least two windows in each home open with an easy to use casement crank or are power operated;
light switches and electrical outlets are in easier to reach location;
kitchens have: easy to access lower storage cabinets, few or no high wall cabinets, and pantries where space allows.

Why do we believe this is important? Because no matter who lives in our homes, we want them to feel comfortable and competent in their home. We want them to be able to use the kitchens and bathrooms with ease, to be able to move easily from room to room, and for light switches and outlets never to be out of reach. We want our homes to be places where people feel they are in control of their surrounds and not the other way around.

Beautifully Green

2008-05-08T15:22:00.001-06:00

Toyota’s “Prius” and Honda’s “Insight” hybrid vehicles have distinct looks—you can’t help but notice when they drive by. Why do some automakers ignore the special qualities their hybrids offer and camouflage them within an old familiar skin? Is this what buyers want—new technology presented in the same old wrapper? Look at Apple’s “I-Pod”. Or Whirlpool’s new energy star “Duet” washers and dryers in cool metallic grey, mounted on a pedestal for ease of access. These new technologically advanced gadgets have a distinct look that is different from their older counterparts. Can homes express their energy efficiency, comfort and durability in beautiful packages too or are they destined to look like every other house in the neighborhood?

While green design is heavily related to technological advancements, there are natural modifications that can be made. NAHB has included many of these in their newly released Green Building Guidelines. Having windows face south, for example, makes a big difference in keeping a house warm during the winter. The low winter sun angle is available, but since many windows are facing the wrong side they are unable to reap its benefits. Planning the orientation of homes on lots could be done in a more efficient manner; many neighborhood plans and home designs fail to consider the characteristics of the environment in their region. Instead, “traditional” styles continue to dominate in today’s new home market in spite of their lack of adaptability to solar orientations, window locations, shading, prevailing winds, views, yearly rainfall and landscaping.

With the invention of Freon refrigeration, home air conditioning opened up the housing market in places that people once avoided, like Arizona. Up until now, these air conditioning systems were heavy energy users, but in the near future photovoltaic collectors built into homes will be cheap enough to use the sun to generate electricity to run them. All of this is done in defiance of Mother Nature telling us that it is way too hot to live in Phoenix in the summer. Because of technological advancements, however, we can live just about anywhere we want. In fact, Phoenix continues to be one of the fastest growing regions in the country.

Let’s put an end to the square box two story houses with windows scattered indiscriminately around the four compass points ignoring the path of the sun and providing no shade for windows in the summer. Longer rectangle-shaped houses with most windows arranged along the long south elevation will do a better job of collecting the sun’s heat in winter. Shading the windows in the summer will keep the heat out better than high performance glass alone. We need new land planning lot patterns that will facilitate the ability of builders to orient their new homes to the sun. With a little planning and creativity, green homes can be designed to be beautiful, efficient and smart.

Small Town “Active Living” Concept

2008-05-01T16:07:00.000-06:00

Active Adults is a term commonly used to describe people over 55 who have lots of living left to have numerous experiences and accomplishments. They are healthy, productive and energetic, and their children have embarked on their own lives. The couple is now alone in a house bigger than needed and demanding time and maintenance than they want to spend.

During this moment of reflection and questioning, the idea of retirement is considered. Where to retire is paramount in people’s minds and the choices are unlimited. Historically, as many as 50% of people move to a new home sometime in retirement. The desire to stay near the familiar is powerful, but is eventually outweighed by the promise of adventure, new relationships, the fun of retirement and an easier, relaxed lifestyle.

Active Adult Communities are specifically designed to offer the fun, adventure and the new relationships with like-minded people that young retirees want. Sun City in Arizona, created in the 1960’s, continues to attract thousands of active adults in communities around the country. An active adult community typically has at least one 18-hole golf course, tennis, bocce ball courts, indoor and outdoor swimming pools, ballrooms, fitness center, wellness programs, walking and bike trails, and a variety of special interest clubs and meeting spaces. Many of the amenities are assembled in a grand community center that serves as a focus of the community.

Small towns can offer all of this in a more authentic package. The people are friendly and they include children and young adults, as well as others our own age. Most of us at this age enjoy the spirit of young people and the inspiration they give us to enjoy each day as the start of a new life.