Design-Build Services in Arboles, CO
One team, one contract, one vision — from architectural plans to move-in day. Positive Design Build brings Arboles homeowners a streamlined path to building your dream home near Navajo Lake.
The Advantages of Design-Build in Arboles
Building a custom home near Navajo Lake shouldn't mean coordinating between separate architects, engineers, and contractors who've never worked together. Design-build in Arboles eliminates that chaos — putting your entire project under one roof from day one.
Single Point of Accountability
We manage both the designers and the builders on every Arboles project. When a question comes up about your foundation design or a material substitution on your lakeside home, you have one team to call — a team that already knows the answer because they drew the plans and they're managing the build. No finger-pointing between separate firms, no miscommunication delays.
Budget Alignment from Day One
Design decisions are made with real-time construction cost data, not rough guesses. Want to add a wraparound deck facing Navajo Lake? We'll price it while we're still in the design phase — not after you've committed to the final plans. This continuous cost feedback prevents the sticker shock that derails traditional projects in Archuleta County, especially when building on rural lots with well and septic requirements.
Faster Project Delivery
Overlapping design and pre-construction phases reduces the total timeline significantly. While we're finalizing your interior selections, site preparation and foundation work can already be underway. For Arboles homeowners working within Southwest Colorado's shorter mountain building season, this overlap means moving in sooner — sometimes months ahead of what a traditional design-bid-build sequence would deliver.
Reduced Risk & Fewer Change Orders
The traditional "bid-build" gap — where finished architectural plans get repriced by a contractor who had no input on them — is where costly change orders are born. By eliminating that gap entirely, our design-build approach in Arboles prevents the redesigns, budget overruns, and schedule delays that plague conventional projects. Your builder's knowledge informs every design decision from the start.
Arboles Home Design & Site Planning
Every Arboles lot is different — lake views, mesa terrain, wooded hillsides, open meadows near the Piedra River. Our Arboles home design services start with your specific property, not a catalog floor plan. We create custom architectural plans optimized for Navajo Lake views and the unique topography of your land.
Site planning in Arboles requires local knowledge that generic builders don't have. Many properties here rely on well water and septic systems, and the placement of those utilities directly affects where and how your home can be positioned. We coordinate every element — utility access, septic placement, driveway grading, and drainage — so your design works with the land instead of fighting it.
Thinking about building elsewhere in the region? See our custom home building services in Arboles or explore what we're building in Pagosa Springs.
Navajo Lake View Optimization
Custom architectural plans designed to frame the best views from your Arboles property — window walls, covered outdoor spaces, and room orientations that make the most of lake and mountain sightlines.
3D Topographic Modeling
Visualize your home on the specific Arboles terrain before construction begins. Our 3D models show grade transitions, retaining wall needs, and how the structure integrates with the natural landscape.
Utility & Septic Planning
Complete site planning for well placement, septic design coordination, electrical service routing, and driveway grading — the rural infrastructure details that determine where your home sits on the lot.
Interior Design Integration
Material selection, cabinetry design, lighting plans, and finish coordination — all integrated into the design workflow so every detail is decided and sourced before construction begins.
Ready to Design Your Arboles Home?
From Navajo Lake views to Archuleta County permits, one team handles everything. Tell us about your project.
Design-Build Projects Near Arboles
Browse completed homes where our integrated design-build process delivered results — from initial concept through construction, every project managed by a single team.
Our Recent Work
Small Residential Home Before Major Renovations
Modern Interior Design with Custom Staircase
Small Residential Home Before Major Renovations
Modern Blue Exterior Home Renovation Project
Modern Rustic Kitchen with Custom Island
Modern Rustic Kitchen with Custom Island
Modern Bathroom Renovation with Subway Tile
Custom Curved Glass Block Shower Wall
Custom Dark Wood Walk-In Closet Design
Why Arboles Homeowners Choose Design-Build
Building near Navajo Lake and in rural Archuleta County takes a team that understands the specific challenges — and opportunities — of construction in this corner of Southwest Colorado.
Rural Site Expertise
Arboles properties often sit on unimproved land with no municipal water or sewer. We've built on these lots for years and understand the well drilling, septic engineering, and utility coordination required to develop rural Archuleta County parcels into buildable home sites.
Lake Home Specialization
Living near Navajo Lake is different from building in town. Our designs account for lake-effect weather, seasonal water levels, and the specific setback and drainage requirements that apply to properties near the reservoir. We build homes that embrace lake living, not just tolerate it.
Archuleta County Permitting
County permitting in rural areas has its own set of requirements — fire mitigation, road access standards, septic permits, and well permits all need coordination. Our established relationships with local officials keep your project moving through review without unnecessary delays.
Energy-Efficient Design
Heating costs at elevation are a real consideration for Arboles homeowners. We design with high-performance building envelopes, passive solar orientation, and efficient mechanical systems that keep your home comfortable through Southwest Colorado winters without excessive energy bills.
Transparent Communication
Weekly progress reports, an open-door job site policy, and direct access to your project manager. You'll never wonder what's happening on your build. Our 4.8-star Google rating reflects the trust homeowners across Archuleta County place in our team and process.
Related Services
Our design-build expertise covers every type of residential project in the Arboles area. Explore our custom home building and mountain home construction services, or see what we're building in Pagosa Springs.
What Our Design-Build Clients Say
Hear from homeowners who chose our integrated design-build approach for their custom homes in Arboles and Southwest Colorado.
What Our Customers Say
"Louis Garday, Sr Pagosa Springs, CO 81147 Re: Positive Design - Mark Positiviata December 23, 2025 What I immediately learned when we first started renovating my 4,000 sf log home was that above and beyond everything else, MARK IS A CRAFTSMAN AND PROFESSIONAL in the truest meaning of those words. His work for the planned 10 months was all completed in several diverse areas, on time, on budget, adding a professional flair whenever possible, such that I can easily claim that his skill and craftsman like work on every aspect of the engagement, including concrete and tile work, fine detailed carpentry, building a new 30’ by 20’ TREX deck, electrical work, safety grab bars and plumbing, repairs of metal roof, painting and drywall, landscaping, and a complete home Code evaluation and corrective action. His professional work easily yielded an increase of my home's value at double what I spent on the project. That ROI clearly will show up if/when I sell the house in 2026 or beyond. In a highly confident and in an unqualified manner I strongly recommend Positive Design and Mark to anyone needing all manner of home construction from a true professional and frankly a nice guy. Louis J Garday Sr. More Background information: Sometimes you get lucky. I was introduced to Mark at a dinner in late 2024 and the conversation turned to the details of the multi-faceted work I needed need to renovate and upgrade my 4,000 sf home on ten acres preparatory to selling it in the Spring of 2026 (my best estimate at the time for the optimum timing to sell based on the political/economic chaos brought on by Fed, the then current administration and pending tax law changes during the four years ending in January 2025). I have a lifetime and some 50 years' experience in the construction and real property development businesses, know the trades and have built or developed multiple commercial properties and was impressed with his knowledge during our dinner. The following Monday I received a call from Mark asking if he could walk my property with me and organize my thoughts on what I characterized as extensive work. What followed was a long and detailed survey he compiled of what was needed to remodel and reposition a 30-year-old valuable and custom log home and natural 10-acre landscape of some 200 Ponderosa Pine Trees, surrounded by the San Juan National Forest. Mark made extensive notes and revisited me a few days later, with a detailed proposal, cost estimates, a few new ideas to maximize what I had in place, a time and materials schedule, work timing and scheduling (what us old time real estate guys call a PERT Chart). This being a new relationship and having just met Mark, I agreed to bite off the first phase immediately and Mark began the (bring it up to Code phase) the following Monday in December 2024. Work began immediately and he moved his equipment into my carport and began working. I need not have worried about Mark and the process. He did a great job from Day through the completion. Louis J Garday Sr. Pagosa Springs, CO 81147"
Louis
2025-12-23
"Mark remolded our home when we bought it to perfection!!! He built a corner fireplace; a new kitchen with built in cabinet with glass doors and lights for displays. We have the most amazing master bath as he built a round shower stall, walkin with 5 shower heads, a seat and all done in glass bricks. The window is all glass bricks to let the light in with an open small window at the top to let steam out and fresh air in if wanted. A beautiful tile inlaid floor rhat is heated as wanted that he designed. Many people have come to look at it and he built several more!! He comes to fix anything or make something better when ever he is needed. He builds remarkable original things which he designs to fit the space and to last for ever! He is an artist and a very talented guy!!! I would not have anyone else do the kind of work Mark does!! Leslie Hawkinson"
Leslie
2025-12-12
"Mark of Positive Design Build did a total remodel on a rental property I own. The property was rented for over 13 yrs to the former tenant and it was sorely in need of repairs & overall updating. He did a fabulous job & it looked like a new home!! All new kitchen, new wiring, a lot of new plumbing, new bathroom tub surround, new vanity & lighting , all new paint, floors refinished & new door locks & some new doors for closets & exterior doors. I was very pleased with his hard work & the finished project."
Kelly
2025-12-16
"Mark did a great job!!! He brought creativity and imagination to a job , where I did not see the possibilities. His experience added great skill and forethought in to designing my mudroom and bathroom. I highly recommend Mark Posiviata for whatever you need to do...."
Bill
2025-12-28
"4.5 stars - Mark Posiviata at Positive Design Build LLC did a beautiful job designing and building my laundry/mudroom. The cabinets, bench, and countertop are absolutely stunning, and the craftsmanship is truly top-notch. The quality of work and attention to detail really show — the space is both functional and gorgeous. Design-wise, Mark was excellent to work with. He listened carefully, offered great ideas/suggestions, and delivered a final result that exceeded my expectations. I’m thrilled with how the room turned out and receive compliments on it all the time. The only area for slight improvement would be communication and coordination with contractors during the process, which could have been smoother at times. That said, the end result was well worth it. I would absolutely recommend Mark and Positive Design Build LLC for anyone looking for high-quality custom work and thoughtful design."
Jules
2025-12-05
Your Arboles Design-Build Team
The people who manage every phase of your project — from architectural design through final construction.
Mark Lanning
Owner & Lead Designer-Builder
Mark leads every design-build project in the Arboles area from initial site walk through final inspection. His deep knowledge of Archuleta County building requirements and Navajo Lake site conditions ensures your project is designed for the land and built to last in Southwest Colorado.
Credentials
Specializations
Design-Build FAQ for Arboles Homeowners
Answers to the questions we hear most from homeowners considering design-build for their custom home project in Arboles and Archuleta County.
Frequently Asked Questions
What is the design-build process?
Design-build is a unified approach where one team handles both the architectural design and construction of your home under a single contract. At Positive Design Build, we walk your Arboles property, develop custom plans with real-time cost feedback, finalize designs and permits through Archuleta County, and then build with the same team that drew the plans. Continuous budget monitoring throughout means you always know exactly where your project stands financially — no surprises when it's time to break ground.
Is design-build cheaper than hiring an architect separately?
In most cases, yes. When you hire a separate architect and then bid those plans to contractors, the gap between what was designed and what can actually be built on budget creates expensive change orders. With our design-build approach in Arboles, our builders provide cost estimates during the design phase — not after. Value engineering is built into every design decision, and the optimized construction schedule from overlapping phases saves both time and money. Our Archuleta County clients consistently find design-build delivers better value than the traditional design-bid-build route.
Do you provide 3D house designs for Arboles projects?
Yes, 3D modeling is a standard part of our Arboles design-build process. We create detailed virtual walkthroughs so you can experience your home before construction starts — room proportions, ceiling heights, how morning light enters through lakeside windows. Our topographic site modeling shows exactly how your home sits on your specific Arboles lot, including grade transitions and how the roofline relates to Navajo Lake views. You'll also see exterior material finishes in context, helping you choose between stone, timber, and metal accents with confidence.
How do you handle site planning in Arboles?
Arboles properties come with unique considerations that generic site plans won't address. We start with a thorough utility feasibility assessment — many Arboles lots require well and septic systems rather than municipal connections, and those placements drive where your home can sit. We coordinate septic design with licensed engineers and verify well locations meet county setback requirements. For lakefront and near-lake properties, we ensure compliance with Navajo Lake setback regulations and drainage requirements. Every site plan accounts for driveway grading, fire mitigation, and maximizing those water views.
Can I bring my own plans to a design-build firm?
Absolutely. Many of our Arboles clients come to us with plans from an independent architect or even a plan set they found online. We review those plans for buildability on your specific lot — checking structural feasibility, Archuleta County code compliance, and constructability with local materials and labor. If adjustments are needed to meet local building codes or site conditions, we refine the plans collaboratively. We also offer hybrid service options where your architect retains design control while our team handles engineering, permitting, and construction coordination.
Who is the best design-build contractor in Arboles?
Positive Design Build has earned a strong reputation for mountain building expertise across Archuleta County, including the Arboles and Navajo Lake communities. Our portfolio includes custom lake homes and mountain residences designed specifically for the terrain and lifestyle of Southwest Colorado. What sets us apart is the integrated team model — your designer and builder work side by side from the first site visit to the final walkthrough. Our 4.8-star Google rating and repeat client referrals reflect the trust homeowners in the area place in our process.
Does design-build include interior design?
Yes, interior design coordination is woven into our design-build process. Our team assists with finish selection across every category — flooring, cabinetry, countertops, lighting fixtures, tile, hardware, and paint colors. We provide cabinetry and lighting design that works with your architectural plans, ensuring built-ins, kitchen layouts, and fixture placement are coordinated from the start. The goal is cohesive aesthetic planning where every material and finish choice supports a unified look for your Arboles home, whether you're going for rustic lakeside warmth or clean mountain modern.
How does design-build help with Arboles permits?
Permitting in rural Archuleta County has specific requirements that can delay projects if you're not familiar with the process. Our team handles pre-emptive code compliance — designing to meet county standards from the start rather than revising plans after rejection. We manage streamlined submittals to the building department, including structural engineering, septic permits, and well permits when needed. Our established relationships with local officials and inspectors help move your Arboles project through the review process efficiently, avoiding the back-and-forth that slows down unfamiliar applicants.
Still have questions?
We're here to help you find the answers.
Start Your Design-Build Journey in Arboles
From concept to completion, one team handles everything. Tell us about your Arboles property and we'll show you how design-build makes it easier.