2024 Text Amendment Bundle

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The 2024 Text Amendment Bundle was adopted December 16, 2024, but the changes will not go into effect until February 25, 2025. If you are planning on submitting a zoning permit or site development plan (SDP) application, review information below to determine which code version will be used to review your submittal. 

Resources that help explain the updates to the code will be posted soon.  

Submittal type and date

Code version that applies to your review

Deadline for approval

Zoning permit applications submitted before February 25, 2025

Current Denver Zoning Code (as amended through December 16, 2024)

Download full code or relevant articles at DenverGov.org/zoning

Permits must be approved by Friday, October 17, 2025

Modifications to zoning permits will be allowed until Friday, September 25, 2026.

Zoning permit applications submitted on or after February 25, 2025

Updated Denver Zoning Code to be published February 25.

Download final bundle review draft (PDF) to see appropriate code before the effective date.

 

Site Development plans submitted before August 9, 2024

Current Denver Zoning Code (as amended through December 16, 2024)

Download full code or relevant articles at DenverGov.org/zoning

SDPs must be approved by Thursday, March 12, 2026.

 

Site Development plans submitted after August 9, 2024

Updated Denver Zoning Code to be published February 25.

Download final bundle review draft(PDF) to see appropriate code before the effective date.

 


Key updates in bundle text amendment

Just like infrastructure needs maintenance to stay in top condition, the Denver Zoning Code also needs regular upgrades to continue to respond to the needs of the city. On December 16, 2024, the Denver City Council passed the 2024 Text Amendment Bundle to keep our zoning code modern, clear, and user-friendly. It will become effective on February 25, 2025.

In addition to cleanups and modifications, the 2024 bundle will also help reduce plan review times and simplify code enforcement by:

  • clarifying existing standards and procedures
  • simplifying existing development standards
  • reducing requirements
  • eliminating conflicts with other city codes or state law 

Read the City Council Review Draft(PDF, 40MB)

Read the City Council Draft Summary(PDF, 319KB)

Read the City Council Staff Report(PDF, 786KB)

Read CPD Responses to Comments on the Initial Draft (PDF, 878KB)

  • Ordinance 24-1589(PDF, 235KB) adopts the 2024 Text Amendment Bundle and establishes related grace periods for projects permitted under the Denver Zoning Code effective February 25, 2025. 
  • Ordinance 24-1590(PDF, 240KB) expands 2024 Text Amendment Bundle allowances to Former Chapter 59 zone districts effective February 25, 2025. 
  • Visit the Legislative History page to view previous versions of the Denver Zoning Code.  

For questions or comments about the bundle, please email Senior City Planner Alek Miller (alek.miller@denvergov.org).

Project Archive

Previous Public Review Drafts

An updated public review draft was published on October 2, 2024. Based on public feedback received to date, the following changes were included:

  • Attached garages can use detached garage standards 
  • Building coverage is recalibrated based on lot size 
  • Mezzanines and parking structure stories will retain their exception from counting toward height in stories

Read a Summary of the Updated Public Review Draft(PDF, 367KB)

Read a Summary of the Changes in the Updated Public Review Draft(PDF, 278KB)


The below public review draft was available for public comment through Friday, August 9. You can read the draft and view the comments.


 


An update on the proposed package was presented to the Denver Planning Board on June 5, 2024.

View recording of presentation

Carriage Lot Discussion

On October 7, Denver Zoning Administrator Tina Axelrad and Project Manager Alek Miller explained the proposed changes to carriage lots in the Bundle and answered questions from the community.

Watch the Recording

View the Presentation(PDF, 2MB)

Meeting Summary

Summary of the Meeting on Carriage Lots

The audio from the meeting on Monday, 10/7, is a recording of a hybrid meeting hosted by the Community Planning and Development department in Denver. The purpose of the meeting was to discuss proposed changes to the Denver Zoning Code related to carriage lots. A carriage lot is a piece of land typically located in the middle of a block, surrounded by four public alleys, and lacking frontage on a public street.

The meeting was attended by Alec Miller, the project manager for the text amendment bundle, and Tina Axelrad, the zoning administrator for the city of Denver. Attendees included carriage lot owners, residents living on blocks with carriage lots, and other curious individuals.

The meeting began with technical difficulties setting up the hybrid meeting format and interpretation services. Once resolved, the presentation commenced with an explanation of carriage lots, their historical context, and their current distribution across Denver.

Current Regulations and Proposed Changes

The presenters explained the current regulations regarding carriage lots, emphasizing that development is currently limited to owners with primary residences on the same block. The proposed changes aim to remove this requirement, allowing any Denver resident to own and develop a carriage lot. The rationale for this change is to promote equitable access to housing and to treat carriage lots similarly to other single-family and two-family zoned land.

Addressing Concerns and Community Feedback

The majority of the meeting consisted of Q&A, with attendees voicing concerns and seeking clarification on the proposed changes. Many attendees expressed frustration over the lack of prior outreach and community engagement. They argued that the meeting, held a week before the Planning Board hearing, felt like an "11th-hour attempt" to provide information rather than a genuine opportunity for community input.

Specific concerns raised by the attendees included:

  • Impact on Property Values and Ownership Opportunities: Some residents voiced concerns that removing the ownership restriction would lead to increased property values, making it difficult for neighbors to purchase adjacent carriage lots.
  • Strain on Infrastructure and Utilities: Residents worried about the potential strain on existing infrastructure and utilities, particularly water, sewer, and electricity, with the addition of new dwelling units.
  • Safety and Access: Concerns were raised about the ability of emergency vehicles, particularly fire trucks, to access carriage lots located in the middle of blocks with narrow alleys.
  • Maintenance and Aesthetics: The responsibility for maintaining alleys and ensuring compatibility with existing neighborhood aesthetics was also a point of discussion.

Additional Context and Examples from Attendees

Several attendees shared personal anecdotes and examples, highlighting the challenges and opportunities presented by carriage lots. One carriage lot owner described investing significant personal funds to clean up and maintain their lot, only to face ongoing issues with neighbors treating it as a public space. They argued that development, with individual ownership, would lead to better maintenance and beautification of these often-neglected spaces.

Next Steps and Continued Engagement

The meeting concluded with an invitation for attendees to submit written comments to the Planning Board and to attend the public hearing scheduled for October 16th. The presenters emphasized the importance of community feedback and encouraged continued dialogue throughout the amendment process.

Note: This summary focuses solely on the content of the provided audio recording and accompanying source materials.

Carriage Lot FAQ

What about carriage lots is changing in the bundle text amendment? 

The following changes are proposed: 

  • Allow structures on carriage lots to be used as a primary single unit dwelling. The difference from today is that structures may only be used as parking or as an accessory dwelling that is accessory to a primary single unit dwelling on the surrounding block.
  • Remove the requirement that the owner of the carriage lot have their primary residence on the surrounding block; and
  • Remove the requirement that the zoning permit for development on a carriage lot be personal to the applicant.

Why are these changes being made?

The carriage lot rule change is consistent with other 2024 Bundle changes to remove all regulation of “the person” versus regulation of the “land use,” “site,” or “structure” in zoning.   Throughout the zoning code, the Bundle is proposing to delete all limitations on approving land uses and permits that are “personal” to the applicant, including requirements about who the owner and operator of a land use must be. CPD sees this as an issue of fairness - we do not regulate where property owners may live in any other area of the code. 

There’s a carriage lot in a TU zone district. Does that mean a duplex can be built there? 

No more than one primary single-unit dwelling use is allowed on a single carriage lot. That means that a two-unit dwelling use or two primary single-unit uses would not be allowed on a carriage lot. 

If the primary use is a single-unit, does that mean an accessory dwelling unit can be built on the carriage lot, too? 

No, an accessory dwelling unit would not be allowed on a carriage lot when accessory to a single-unit dwelling established on the carriage lot.

Would short term rentals be allowed in a primary dwelling unit located on a carriage lot? 

Yes, the primary dwelling unit on a carriage lot would enjoy the same rights to host short term rentals as any other homeowner on the block, and subject to the same limits. One limit is that only a person maintaining the dwelling unit as their primary residence can operate a short term rental in that same unit.  Note that under current zoning and licensing rules, a person who has their primary residence in an ADU located on a carriage lot could also conduct short term rentals under the same rules and limits.