Affordable Housing Review Team

Denver’s Proposition 123 Fast Track Process applies to all qualifying affordable residential development projects that meet at least one of the following eligibility criteria:

• 50% or more units that either: 1) meet the definition of “affordable housing” in C.R.S. § 29-32-101 (2) or 2) the unit is being rented or sold to households earning up to the following Area Median Income (AMI) thresholds: 
  • Rental units: an effective average of 60% AMI or less 
  • For sale units: an effective average of 120% AMI or less 
  • Any deed restricted Accessory Dwelling Unit (ADU) 
• Any development funded by Denver’s Department of Housing Stability or its successor (HOST), that meets Denver Zoning Code definitions for the following uses and will be permitted as such and that serves populations with an AMI of 60% or less: Residential Care, Congregate Living, or Temporary Managed Community.  
• Any Denver Housing Authority development where Denver Housing Authority is the property owner or intended owner of the proposed or existing building so long as the project contains deed restricted affordable housing units. 
• Any Middle-Income Housing Tax Credit (MIHTC) funded project .

Projects that meet the criteria above are eligible for the Proposition 123 Fast Track process even if they do not apply for or receive Proposition 123 funds.

NOTE: Prior to submitting any applications, except for the first concept site plan submittal, customers must FIRST complete the eligibility verification through an Affordable Housing Plan. For details on how to do this, please see the Affordable Housing Review Team Proposition 123 Fast Track Application. If applications are submitted without first completing this step, then the City shall consider that this represents the customer opting out of the Fast Track Process.

While the city’s standard entitlement application types and requirements remain largely unchanged, the review process itself has been restructured to comply with Proposition 123’s 90-day decision timeline that includes both city and customer time. To support this accelerated schedule, applications are now organized into distinct, sequential phases. These phases cannot be processed concurrently.

For all projects participating in the Fast Track Process, before an application is accepted for review, it must pass a completeness check. This check ensures all required materials and information have been submitted, as determined by subject matter experts (SMEs). Only fully complete applications are distributed for review.

The statutory 90-day review clock starts when an application is marked as complete and is accepted for review. The review clock stops when a decision is made on an application. The 90-day review includes city and customer time.

To further support customers through this streamlined process, staff have established dedicated office hours for customers actively engaged in the Fast Track Process. This ensures that customers can receive direct guidance and clarification during critical points in the process.

Implementation of the Fast Track Process requires an overhaul of how application review occurs once a project has been accepted. This new review process has been designed to maintain review quality while meeting statutory timelines.

Fast Track Process for Multi-Family/Multi-Unit Dwelling Projects

Fast Track Process for Single-Unit/Two-Unit and Associated Accessory Dwelling Units

There are four different process options for these projects based on specific site conditions and/or the project proposal.

1. Option 1: Permitting
   1. Customer submits one application all needed plan review/permits via a LOG application
   2. If staff find another application(s) is required, such as zoning relief, a right-of-way dedication, zone lot amendment, etc. Then the permitting application will be denied and the customer directed to submit other application(s) before proceeding with Permitting.
2. Option 2: Zone Lot Amendment, followed by Permitting
   1. If a zone lot amendment is required, customer must first submit the zone lot amendment package and receive approval.
   2. Following ZLAM approval, submit for Permitting.
   3. A simultaneous review is not allowed.
3. Option 3: Project includes three or more primary dwelling units
   1. Phase 1 concept plan review is required following the Multi-Family process to determine the appropriate process and whether it will follow the Multi-Family process or one of the options listed here.
4. Option 4: Landmark review followed by Permitting
   1. Projects located in a historic district or landmark structure must first complete a concept plan review with Landmark, followed by design review Phase I (mass, form and context).
   2. Upon completion of the above, then the customer can submit for Landmark Phase II design review and Permitting.

Submittal and Review Schedule

Projects that meet the eligibility criteria shall be automatically enrolled in the Proposition 123 Fast Track Process upon completion of the eligibility review.

Multi-family projects

All multi-family Proposition 123 projects must complete two rounds of concept site plan review (feasibility and due diligence).  To be considered for the Fast Track process, please submit the Interest Form(PDF, 185KB) with initial (feasibility) concept submittal in E-Permits.

Prior to second concept review, all projects must submit an approved Affordable Housing Plan (AHP), executed by the owner and the Housing Stability Department (HOST). Once HOST has signed the AHP, email the approved AHP to the Affordable Housing Review Team (AHRT) Program Administrator at AHRT@denvergov.org. All eligible projects will receive a confirmation letter from the Administrator that should be uploaded with all future Prop 123 Fast Track applications.

Single-unit/two-unit/ADU Projects

Prior to submitting any application, all projects must submit an approved Affordable Housing Plan (AHP), executed by the owner and the Housing Stability Department (HOST). Once HOST has signed the AHP, email the approved AHP to the AHRT Program Administrator at AHRT@denvergov.org. All eligible projects will receive a confirmation letter from the Administrator that should be uploaded with all required application submittals.

The AHRT provides coordinated review and enhanced customer service for eligible affordable housing rezoning applications. The program is designed to help affordable housing developments navigate the rezoning process efficiently while maintaining all standard review requirements.

Projects accepted into the AHRT program receive:

• Prioritized scheduling, when feasible, to align with funding deadlines
• Clear guidance on rezoning milestones and expectations
• A dedicated point of contact throughout the rezoning process
• Enhanced interagency coordination to support timely project delivery

Participation in the AHRT program does not alter the required rezoning review process or approval criteria. All applicable public review, Planning Board, and City Council  processes remain in effect.

Eligibility

Criteria for acceptance are outlined on the AHRT Rezoning Application (link).  In addition to meeting at least one qualifying criterion, acceptance into the AHRT program depends on factors such as current capacity, active projects, related concept or SDP submittals, and developer readiness. Rezoning applications that are 100% affordable are prioritized for program entry. As capacity allows, additional eligible projects may be accepted.

Applicants interested in participating should complete the AHRT Rezoning Application(PDF, 209KB) and submit it to AHRT@denvergov.org. Please allow approximately one week for review. The AHRT Program Administrator will notify applicants of the determination.

Suggested CHFA Rezoning Timelines

Applicants pursuing competitive funding through the Colorado Housing and Finance Authority (CHFA) are encouraged to begin the rezoning process early to allow sufficient time for review and City Council approval before CHFA application deadlines.

Round One – Federal 9% Low-Income Housing Tax Credit (LIHTC)

To support a final City Council hearing by January, applicants should:

• Submit a rezoning pre-application by June 30
• Submit a complete rezoning application by August 1

Round Two – State Housing Tax Credit and Federal 4% LIHTC

To support a final City Council hearing by July, applicants should:

• Submit a rezoning pre-application by November 30
• Submit a complete rezoning application by February 1

Note: These dates are recommendations based on typical rezoning review timelines. Actual review schedules may vary depending on project complexity, application completeness, public review, and City Council scheduling.

To ensure a complete and timely review of projects seeking to apply for either the February or August round of Colorado Housing and Finance Authority (CHFA) funding, the Affordable Housing Review Team (AHRT) requires Prop 123 Interest Forms and Concept Applications to be submitted no later than six weeks before CHFA’s Letter of Intent (LOI) deadline. This timeframe allows AHRT staff to evaluate project feasibility and prepare the necessary zoning verification letters.

Projects submitted after the six‑week deadline may still be reviewed; however, AHRT cannot guarantee reviews or zoning letters will be completed in time to meet CHFA funding deadlines.

In 2022, Colorado voters approved a ballot initiative to create the state’s first dedicated funding stream to expand affordable housing, using a portion of state income tax revenue. The State Affordable Housing Fund will support various programs, including land banking, homeownership programs and equity investments in affordable housing projects. 

Nonprofit agencies, community land trusts, for profit and nonprofit developers, and local governments can apply for funding. To be eligible, projects seeking support from the State Affordable Housing Fund must be located in a jurisdiction that has completed a Proposition 123 Local Government Affordable Housing Commitment with the Colorado Department of Local Affairs. The commitment requires local jurisdictions to grow their baseline of existing affordable units by 3 percent for each three-year commitment cycle and implement an expedited (90 calendar day) review process.  

With the assistance of the Denver Permitting Office (DPO), the city’s development review agencies--Community Planning and Development (CPD), Department of Transportation and Infrastructure (DOTI), City Attorney’s Office, Department of Housing Stability (HOST), Parks and Recreation (DPR), Department of Health and Environment (DPHE), and Denver Fire Department (DFD)--collaborated to develop a fast-track review process that meets state statute requirements.