Remodel Or Rebuild In Cherry Hills Village?

Should you refresh the home you have or start from scratch on your Cherry Hills Village lot? It is a big decision, and the right answer depends on your site, your goals, and the City’s rules. You want a plan that protects your budget, timeline, and resale value without surprises. In this guide, you will learn the key City triggers, site checks, real costs, and a simple way to compare both paths so you can move forward with confidence. Let’s dive in.

Remodel vs. rebuild: quick take

If your lot has floodplain, tree, or bulk‑plane constraints, or if you want to keep unique features and move in sooner, a smart remodel often wins. If your existing home is functionally dated and your lot can support a larger modern footprint and systems, a teardown and new custom build can unlock long‑term value in this ultra‑luxury market.

Two Cherry Hills Village rules often tip the scale:

• The City’s building envelope controls height, setbacks, and a side and rear bulk‑plane that can limit replacement massing even if height appears allowed. The typical maximum building height in principal residential districts is about 35 feet, and a 40‑degree bulk plane from side and rear setbacks controls scale. You can review the envelope standards in the code summary on Cherry Hills Village zoning code, Chapter 3.
• If you demolish or reconstruct more than roughly 50% of aggregate floor area, or increase floor area by 50% or more, your project qualifies as “redevelopment,” which carries different submittal and drainage expectations. That pivot is outlined in Chapter 9 of the zoning code.

What the City will review

Building permits and reviews

Cherry Hills Village processes permits through its Community Development portal. Expect staged submittals, plan reviews, and inspections. The City’s guidance outlines submittal requirements, fire suppression triggers, and drainage documentation. Start with the City’s Building Permits page to understand steps and timelines.

Stormwater and drainage

If your project adds significant hardscape or roof area, you may need stormwater controls. The City requires a Phase III drainage plan when you add more than 2,500 square feet of cumulative impervious surface. Larger disturbances or work near floodways can trigger additional permits. You will find thresholds and process details on the Building Permits page.

Floodplain development

Lots near the High Line Canal, Cherry Creek tributaries, or mapped FEMA flood zones involve extra engineering and approvals. You may need elevation certificates, no‑rise studies, or variances. These constraints often make a carefully scoped remodel more predictable than a full footprint change. Review City guidance at Floodplain Development.

Height, massing, and bulk plane

Even where a 35‑foot height seems available, the 40‑degree bulk plane from side and rear setbacks can limit perceived scale and upper‑story options. Owners on tighter or more visible lots often opt for sensitive remodels to meet these standards with fewer surprises. See the City’s envelope concepts in Chapter 3 of the zoning code.

Trees and right‑of‑way vegetation

Cherry Hills Village emphasizes the protection of established trees. Tree inventories, protection plans, and potential mitigation can become conditions of approval on major rebuilds. You are also responsible for maintaining trees in the public right‑of‑way adjacent to your property. Learn more under Trees & Limbs.

Construction hours and staging

Large projects must plan for logistics and neighbor communication. The City limits work hours, expects staging and site maintenance plans, and can field complaints if rules are not followed. Review the current guidelines on Construction Hours & Handouts.

Permit triggers that affect cost and schedule

“Redevelopment” threshold

Once your scope crosses the City’s redevelopment line, you should budget for added review time and engineering, often including drainage and grading detail. The City’s definition is tied to 50% thresholds for demolition or floor area increase, as summarized in Chapter 9 of the zoning code.

Asbestos inspections and notices

Before a teardown or a major interior gut, Colorado requires an asbestos inspection. If regulated quantities are found, a CDPHE notice or permit and a 10 working‑day notification period usually apply before abatement or demolition. Build that time and cost into any rebuild plan. See CDPHE’s guidance on asbestos rules for demolition and renovation.

Utilities and tap fees

If you need a larger water or sewer service for a new build, the tap fees can be significant. For large estates, the City’s schedule shows six‑figure fees for larger taps. Confirm your district, size, and fees early. Review the City’s Water & Sewer Taps information.

Costs and timelines you should expect

• Custom new construction in greater Denver varies with design complexity and finish level. Recent local summaries place many mid to high‑end custom builds roughly in the 300 to 700 dollars per square foot range, with ultra‑luxury or complex sites above that. Use these only as rough starting points and get a builder estimate for your lot. See context in this Denver‑market overview from Sustainable Design Build.
• Soft costs matter. Architecture, engineering, permits, landscape, insurance, and temporary services commonly add 10 to 20 percent or more to hard costs.
• Extra hard‑cost items to budget include sewer and water taps, stormwater detention, tree mitigation, asbestos abatement where required, and utility upgrades.
• Timelines. A major remodel can run about 4 to 12 months, depending on scope and sequencing. A teardown and custom estate typically spans 12 to 24 months, with design and entitlements taking the first 2 to 6 months or more and construction 9 to 18 months beyond that. See a general custom home timeline overview here: How to build a custom home. Local City reviews and site conditions will adjust your schedule.

Site factors that tip the decision

Zoning district and lot size

Your zoning district sets setbacks, height, and bulk‑plane rules that create the buildable envelope. Larger estate districts often allow more flexibility. Smaller or nonconforming lots can make large replacements tough. Always start by confirming district and standards with the City’s resources and the code summary in Chapter 3.

Floodplain, slopes, and grading

Mapped flood zones or steep topography increase engineering, retaining, and drainage costs. Regrading can also affect how floor area is measured. Many owners choose remodels that work with existing grades to stay efficient. See City guidance on Floodplain Development.

Utilities access

If your lot requires an upsized service or a new tap to support a larger home or accessory features, the additional fees and trenching can exceed a remodel budget. Confirm fees on the City’s Water & Sewer Taps page.

Trees, views, and buffers

Mature trees and open‑space edges help define the Cherry Hills lifestyle. Tree protection rules and desired view corridors can limit where and how much you expand. A well‑planned remodel can preserve these assets while modernizing systems and finishes. For ROW obligations, review Trees & Limbs.

How to compare remodel vs. rebuild

Build one side‑by‑side spreadsheet with three scenarios: A) a moderate remodel to modernize systems and finishes, B) a major remodel with limited footprint change, and C) a teardown and custom new build. Compare these metrics:

• Net cost to completion. Include hard costs, soft costs, tap fees, drainage, tree mitigation, and potential abatement.
• Time to occupy or list. Note critical path items, review steps, and seasonal impacts.
• Risk and uncertainty. Remodels face hidden conditions, while rebuilds face entitlement, variance, and neighbor input risks.
• Expected finished value. Use recent local luxury comps and specific buyer expectations for turnkey estates to estimate your end value.
• Non‑monetary goals. Consider privacy, tree retention, views, and any architectural elements you want to preserve.

A practical Cherry Hills checklist

Use these steps to decide with clarity and speed:

1. Confirm zoning and envelope. Pull the City zoning standards and envelope rules summarized in Chapter 3.
2. Run a floodplain and drainage check. Ask Community Development about any floodplain permits or a Phase III drainage plan. Start here: Floodplain Development and Building Permits.
3. Verify utilities and tap fees. Identify your district and the tap schedule, and estimate costs for any upsized service via Water & Sewer Taps.
4. Order an asbestos inspection if demolition or a major gut is likely. Plan for CDPHE’s notice and timing rules if thresholds are met. Details at CDPHE Asbestos.
5. Inventory trees and survey the site. A tree report and topographic survey help you avoid conflicts and protect specimen trees. See Trees & Limbs.
6. Get early pricing. Ask a trusted GC for an order‑of‑magnitude estimate using local per‑square‑foot ranges like those summarized by Sustainable Design Build. Include tap fees, drainage, and potential abatement.
7. Schedule a pre‑application touchpoint. Use the City’s pre‑application and neighborhood input path for major projects to surface review issues early. Start with Construction Hours & Handouts to find relevant forms and contacts.
8. Compare scenarios on one page. Include cost, time, risk, and your expected finished value for each option. Update as you receive clearer bids and City feedback.

When a rebuild often wins in Cherry Hills Village

• The existing home is functionally obsolete for your needs and for the market, and the lot can support a larger, modern layout within bulk‑plane, tree, and floodplain rules.
• You are targeting best‑in‑class energy systems, healthy‑home materials, and integrated outdoor spaces that are difficult to retrofit.
• You accept a 12 to 24 month timeline in exchange for a home purpose‑built for your lifestyle and for top‑tier resale buyers.

When a remodel is the smarter move

• Your lot is impacted by floodplain, slopes, or specimen trees that limit new footprint options, and you want to avoid extra engineering or variances.
• The structure has good bones, views, or craftsmanship that you value, and you prefer a 4 to 12 month path to completion.
• Utility upgrades or tap fees needed for a larger replacement would absorb too much of your budget.

Ready to decide with confidence?

You do not have to guess. With construction‑informed pricing, a clear read on City triggers, and a realistic schedule, you can choose the path that preserves your time and capital. If you want a tailored remodel‑versus‑rebuild analysis for your Cherry Hills Village property, connect with Charles Ward for a private consultation.

FAQs

What does “redevelopment” mean in Cherry Hills Village?

• The City treats a project as redevelopment when you demolish or reconstruct more than about 50% of aggregate floor area or increase aggregate floor area by at least 50%, which carries different submittal and drainage expectations per Chapter 9 of the zoning code.

How tall can my new home be in Cherry Hills Village?

• In principal residential districts, maximum building height is commonly about 35 feet, and a 40‑degree bulk plane from side and rear setbacks further limits massing, as summarized in Chapter 3 of the zoning code.

When is a drainage plan required for my project?

• If you add more than 2,500 square feet of cumulative impervious area, the City requires a Phase III drainage plan, and larger disturbances or proximity to a floodway can trigger more permits; see the Building Permits guidance.

Do I need an asbestos inspection before demolition?

• Yes, Colorado requires an asbestos inspection for many teardowns and large renovations, and a 10 working‑day CDPHE notification period can apply before abatement or demolition; see CDPHE Asbestos.

How long does a teardown and custom build take in Cherry Hills Village?

• Many custom projects run 12 to 24 months from design through construction, affected by City review, engineering, and site complexity; for a general process overview, see How to build a custom home.

Will tap fees impact my rebuild budget?

• They can. Larger water and sewer taps for estate‑scale homes may carry substantial fees, so verify size and cost early using the City’s Water & Sewer Taps resources.