Rezoning Process

Rezoning is a public process that changes a property's zone district. From the time an application is submitted, rezoning can take four to six months, depending on the complexity of the case, and involves public hearings before the Planning Board and Denver City Council. All rezoning requests will be reviewed and voted upon by City Council. Because the process amends the city’s official zoning map, a rezoning is also referred to as a “map amendment.” 

A rezoning is not always necessary. If the intended use is already allowed under the existing zone district, a zoning permit may suffice. If you have a question about a property’s current zoning, contact the zoning team at zoning.review@denvergov.org.  

See currently proposed rezonings

Review Criteria

Our staff and the Denver Planning Board evaluate most rezoning requests against the following criteria:

  • Is the rezoning consistent with adopted plans?
  • Does the rezoning further public health, safety and welfare?
  • Are there circumstances that justify the rezoning?
  • Is the rezoning consistent with the neighborhood context?
  • Does the rezoning align with the zone district’s purpose and intent?
  • Would it result in consistent regulations for each property with the same zoning designation citywide?

When there is a planning process in progress in the area of a rezoning, staff will let applicants know whether a new plan’s guidance would apply.


Affordable Housing Review Team (AHRT) Applications

If you are interested in applying for plan review by Denver's Affordable Housing Review Team (AHRT) team, find more information on the AHRT webpage.

Applicants pursuing the Colorado Housing and Finance Authority’s competitive rounds, we highly encourage you to submit pre-applications and applications for rezoning as outlined below to ensure that applications can be considered by the Denver City Council prior to CHFA’s application deadlines.

Round One – Federal 9% Competitive

Rezoning pre-applications should be submitted by June 30 and rezoning applications August 1 for a final City Council hearing to be scheduled by January.

Round Two – State Credit and 4% Federal Credit

Pre-application should be submitted by November 30 and applications by February 1 for a final City Council hearing to be scheduled in July.


Note: The submission suggestions above are for standard rezoning applications. Timelines for applications with custom zoning or those requiring large development review will vary.

 

For applicants

These steps outline the process of rezoning a property.

Step 1.Pre-application review

Requests submitted by Wednesday at 5 p.m. prompt a staff response no later than the following Wednesday to set up a required, no-cost, pre-application meeting.

Please note: Certain large projects, generally 5 acres or more, may be required to go through Large Development Review before they can apply for a rezoning. 

Step 2.Public outreach

Rezoning applicants are encouraged to discuss their plans with nearby residents and neighborhood groups, the City Council member who represents the district, the at-large City Council members, and any other interested parties.

Step 3.Submit application and pay fee

For rezoning fees and instructions on how to pay, please visit the "Planning and Rezoning" section of the fees webpage.

Application review begins once the fee has been paid. Property owners within 200-feet of the proposed rezoning and registered neighborhood organizations (RNOs) whose boundaries include or are within 200-feet of the proposed rezoning are officially notified of the application within 10 days of a complete submittal. The public may begin submitting comments on the rezoning to the staff case manager.

Step 4.City review

City staff reviews the rezoning application and provides comments to the applicant. During this stage, the applicant may need to resubmit their application with new or revised information in order to address the city's comments and review. The public may continue to submit comments to the staff case manager.

Step 5.Planning Board Public Hearing

Property owners within 200-feet of the proposed rezoning and RNOs whose boundaries include or are within 200-feet of the proposed rezoning are notified of the hearing. Signs are posted on the property 15 calendar days before the public hearing.

At the hearing, staff presents the case to the board. The applicant is required to attend and may make a presentation. Members of the public may also speak on the case. Once public testimony is complete, the board deliberates and makes a recommendation to City Council for approval, approval with conditions, or denial.

After the hearing, the applicant must pay the required fee for mailed rezoning notices. For fee amounts and how to pay, see the "Planning and Rezoning" section of the fees webpage

Step 6.Land Use, Transportation and Infrastructure Committee

Rezoning applications are considered by City Council's Land Use, Transportation and Infrastructure committee. The committee meeting includes a presentation by city staff. RNOs are notified 10 business days before the meeting. The meeting is not a public hearing, but City Council members may invite the applicant and others to speak. After the presentation, the committee deliberates and determines if the application is ready for consideration by the full City Council.

Step 7.Mayor-Council meeting

At this regularly-scheduled meeting, the mayor and all Council members will be informed of the rezoning ordinance scheduled for City Council first reading.

Step 8.City Council first reading of the bill

At this regularly-scheduled City Council meeting, the rezoning bill is read for the first time. The City Council public hearing is officially scheduled.

Step 9.City Council public hearing

A second reading of the bill and a public hearing before City Council is scheduled for one of Council’s regular meetings. RNOs are notified of the hearing and signs are posted on the property 21 calendar days before the public hearing.

At the hearing, staff presents the case to City Council, the applicant may make a presentation, and the public is invited to speak on the case. Once public testimony is complete, Council deliberates and votes to approve, approve with conditions, or deny the rezoning application.

Step 10.Next steps

If approved, the ordinance is forwarded to the mayor for signature and goes into effect the following Thursday.

For neighbors

These steps outline the process of rezoning a property, highlighting opportunities where residents neighboring the property, neighborhood groups and other members of the public are notified and invited to participate.  

Step 1.Pre-application review

Applicant submits the rezoning pre-application review request form (PDF) and meets with staff.

Step 2.Public outreach

Rezoning applicants are encouraged to discuss their plans with nearby residents and neighborhood groups, the City Council member who represents the district, the at-large City Council members, and any other interested parties.

Find registered neighborhood organizations

Step 3.Application submitted

Staff begins reviewing the application once the required fee has been paid. 

Property owners within 200-feet of the proposed rezoning and registered neighborhood organizations (RNOs) whose boundaries include or are within 200-feet of the proposed rezoning are officially notified of the application within 10 days of a complete submittal. Completed applications are posted online with the case manager's name and contact information.

The public may begin submitting comments on the rezoning to the case manager.

Step 4.City review

City staff reviews the rezoning application and provides comments to the applicant. If the application is resubmitted to address the city's comments, the updated application is posted online.

The public may continue to submit comments to the case manager.

Step 5.Planning Board Public Hearing

Property owners within 200-feet of the proposed rezoning and RNOs whose boundaries include or are within 200-feet of the proposed rezoning are notified of the hearing. Signs are posted on the property 15 calendar days before the public hearing.

Comments should be submitted as early as possible to ensure adequate time for Planning Board members to review. RNOs may also submit official position statements on the case. For meeting information and instructions on submitting comments for Planning Board public hearings, visit Denvergov.org/PlanningBoard.

Download neighborhood organization position statement form 

At the hearing, staff presents the case to the board. The applicant is required to attend and may make a presentation. Members of the public are invited to speak on the case. Once public testimony is complete, the board deliberates and makes a recommendation to City Council for approval, approval with conditions, or denial.

Step 6.Land Use, Transportation and Infrastructure Committee

Rezoning applications are considered by City Council's Land Use, Transportation and Infrastructure committee. The committee meeting includes a presentation by city staff. RNOs are notified 10 business days before the meeting. The meeting is not a public hearing, but City Council members may invite the applicant, and others to speak. After the presentation, the committee deliberates and determines if the application is ready for consideration by the full City Council.

The public may continue to submit comments to the case manager.

Step 7.Mayor-Council meeting

At this regularly-scheduled meeting, the mayor and all Council members will be informed of the rezoning ordinance scheduled for City Council first reading.

The public may continue to submit comments to the case manager.

Step 8.City Council first reading of the bill

At this regularly-scheduled City Council meeting, the rezoning bill is read for the first time. The City Council public hearing is officially scheduled.

Neighboring property owners who oppose the rezoning may file a protest petition with the City Council no later than 7 days prior to the City Council public hearing to trigger a super-majority vote requirement (as opposed to a simple majority) at the public hearing. Protest petitions require signatures from owners of 20 percent of the total land area within 200 feet of the subject property. Contact the staff case manager for more information and the required petition forms.

Download the Protest Petition Guide 

Step 9.City Council public hearing

A second reading of the bill and a public hearing before the City Council is scheduled for one of the council’s regular meetings. RNOs are notified of the hearing and signs are posted on the property 21 calendar days before the public hearing. 

Comments should be submitted as early as possible to ensure time for City Council members to review. RNOs may also submit official position statements on the case. Visit DenverGov.org/CityCouncil for information on how to participate in public hearings.

At the hearing, staff presents the case to the City Council, the applicant may make a presentation, and the public is invited to speak on the case. Once public testimony is complete, Council deliberates and votes to approve, approve with conditions, or deny the rezoning application.

Step 10.Next steps

If approved, the ordinance is forwarded to the mayor for signature and goes into effect the following Thursday.