Historic Denver, along with our preservation partners, have been actively involved in reviewing the proposed new zoning code, and are pleased to report to you that ways we have helped to make the new code stronger and more sympathetic to our historic neighborhoods:
1) After careful studying identifying and advocating for changes to the new forms that reduce the height of the front wall plate and encourage roof forms that are compatible with our existing neighborhood design patterns
2) Supporting the inclusion of a conservation district option for neighborhoods that require additional character-preservation beyond what can be accomplished in the new code
3) Shifting to the use of lot coverage standards (similar to open space requirements) rather than relying only on rear set-backs to determine buildable area as originally proposed
4) Improving the scale and lot-coverage specifications for zones where ADUs are allowed in order to preserve open space and traditional patterns while allowing for density that does not require the destruction or significant modification of primary structures
5) Successfully encouraging the use of an averaging mechanism for front set-backs in single-unit zone districts
6) Correcting the scale of underlying zoning assignments in designated historic districts, which in some neighborhoods meant a reduction from high-rise level zoning to a far more compatible assignment that does not mislead property owners about potential in-fill
7) Ensuring that a provision that provides options for large, individually landmarked homes with reasonable alternative uses carries forward
8) Supporting countless neighborhoods with map adjustments
However, there is still work to be done on the new code, and due to an extension of the adoption timeline you now have until January 4th to submit comments and suggestions to the Department of Community Planning & Development and to your local city council representative. Here are a few of the key points we will continue to communicate and that we encourage you to express as well:
1) While the new code made significant improvements to the map assignments in historic neighborhoods, the new forms are still operating on a one-size-fits-all model. For example, the proposed urban house form is very similar to what is currently allowed under Quick Wins II, which is an acceptable option in Denver’s four square neighborhoods, but which is still out-of-scale in areas with low-rise and bungalow forms. We are disappointed not to see an option that addresses this significant contextual difference.
2) The map assignments in eclectic neighborhoods are still a challenge, as multi-family housing often sits in close proximity to single-family forms. We encourage the city staff to listen carefully to neighborhood feedback and review such areas to ensure that we are not merely perpetuating the problems of the last half-century.
3) The use of average front set-backs in single-unit zone districts is an important element of the code and we hope this same standard will be applied to districts where single-family forms are mixed with two-unit and multi-family structures, as this will help ensure the new in-fill is compatible.
4) The scale and lot-coverage of new construction should decrease as lot size decreases. A small lot should lead to a small home. However, more intense development is currently proposed for 3,000 sq. ft. lots, which are non-conforming under existing zoning. This shift could not only lead to inappropriately large in-fill but could in fact encourage the scraping of small, historic homes. This is counter-productive to preservation, sustainability and affordability goals.
5) It is critical from a preservation and environmental perspective to encourage the conservation and reuse of existing structures, and residents should express that they want the code to protect our resources and discourage the kind of speculative scraping that led to the demand for a new code in the first place.
Read the letters Historic Denver sent to Community Planning & Development:
Summer Letter
Fall Letter
The new code is a tremendous opportunity for the community to shape the city it wants, and for us to find new ways to protect and preserve the historic fabric that we all value. We will be sure to stay involved in the process and hope you will too!
