Frequently Asked Questions (FAQs)

This plan is important because it is a roadmap for development in the neighborhood for the next 20 years. How does the rezoning or upzoning work? When a developer or anyone seeks to change the zoning for a specific parcel, they will refer to this “Neighborhood Plan” document when approaching the city. City Planners will assist them in preparing their application to meet the requirements. The rezoning application was updated recently to reflect the ability to check a box to indicate which city “plan” recommends density and development. The plan also allows for block zoning, which limits residents directly affected from a proposed development from giving feedback on development plans and/or challenging rezoning requests. Read more by looking at the City's Rezoning Guide.

• 5 stories (currently zoned at 2.5) on 12th Avenue at Madison, Monroe, Cook, Clayton, Detroit and Elizabeth Streets
• 8 Stories on Garfield Street between 14th and Colfax Avenues
• 8 Stories on Colfax Avenue at Harrison
• 5 Stories from Colfax to 14th Avenue between Elizabeth to Josephine Streets
• 12 Stories on Colfax from Josephine to York between Colfax and 14th Avenue
• 12 Stories from Colorado Boulevard to Harrison between 13th and 14th Avenues
• 12 Stories from Colorado Boulevard to Garfield between 14th Avenue and Colfax 
• 5 Stories from Colorado to Harrison between 13th and 9th Avenues

On November 20, 2019, City Planner, Scott Robinson, told a group of residents that if the density that is already allowed under the existing zoning code (2010 Zoning Code) is built over the next 20 years in the East Central Plan Area, this would accommodate the growth estimated to be needed in Denver. Upzoning will increase the risk of displacement.

Did you know that 49% of all waste in the landfill is construction-related according to Denver's Public Works Department? Zoning, sustainability, and environmental design are related to supporting resilient, diverse and sustainable communities. Building reuse typically offers greater environmental savings than demolition and new construction. It can take between 20 to 30 years for a new energy efficient building to overcome, through efficient operations, the climate change impacts created by its construction.  Some cities are requiring that materials from scrapes be reused, repurposed, and recycled through deconstruction, thereby reducing our carbon footprint. 

Such ordinances reduce landfill waste by diverting and reusing as much as 95% of the waste created during demolitions and reconstruction. Here is what Palo Alto is doing to reduce landfill waste caused by development: https://www.paloaltoonline.com/news/2019/07/09/to-reduce-waste-palo-alto-takes-aim-at-demolition.  Funds collected could be used as carbon offsets and pay for tree plantings as well as tax credits for solar roofs, green infrastructure, and green building materials. With increased density, comes the increase in impervious or concreted or paved surfaces and accompanying loss of tree canopy. The increase in impervious surfaces contribute to the urban heat island effect and climate change.

Upzoning makes investments from developers more attractive and may lead to more scrapes and loss of existing affordable single and multi-family housing. Displacement and loss of affordability have already occurred in many neighborhoods in Denver, such as Five Points, Lo-Hi and Highlands. Rents and home values have increased dramatically while diversity and affordability have substantially decreased. 

Traffic in our neighborhood is already a critical stage and needs to be addressed. BRT will close two traffic lanes on Colfax Avenue for dedicated bus lanes. It is expected that more traffic will be pushed to side streets as well as 6th, 7th, 8th, and 13th , 14th, 16th and 17th Avenues. There is little in the plan to address increased traffic and congestion. Read Congress Park's Recent Traffic Study. In addition, there are a few resources identified to improve intersections and crossings for pedestrians and cyclists. The plan relies heavily on an ableist approach by creating a built environment that prioritizes the needs of able-bodied people over persons with disabilities.

Accessory Dwelling Unit  or ADU, sometimes called a granny flat or mother-law apartment are proposed every lot. Current zoning requires a minimum of lot size to qualify. While the transformation of a garage or basement into a ADU can help create affordable housing options, we have also seen applications for 3-car garages with large apartments be submitted. The City will need to create regulations to outline what is allowable including scale, size, design and bulk plane, in order for the character of the neighborhoods to be preserved. 

The "character preservation program" is a misnomer as it allows for partial demolitions and one extra unit in addition to an ADU in many areas. Is a partial demolition 50% or 75% of the structure removed? Unfortunately, the plan lacks sufficient details now to make any determinations. The bonus density program will make many blocks more vulnerable to developers for scrapes and additional density regardless of lot size. For example, a typical lot size in most neighborhoods is 4,400 square feet. Currently zoning only allows unit with a specific lot size. In the character preservation program, same site would be two unit plus one accessory dwelling unit.