Public Listening Sessions
In 2005, from November 15 th through the 19th, members of the consultant team met with staff who regularly administer the Zoning code and with people that may be affected by any changes, including land owners, developers, builders, engineers, architects, and designers. At the same time a series of five public meetings and two targeted meeting (INC and Denver Board of Realtors) were held throughout the City to gather public input on three questions:
What type of development in your neighborhood do you like?
What type of development in your neighborhood don't you like?
What type of development would you like to see in your neighborhood?
Insights gained from these sessions were incorporated into the consultants analysis of issues for the Diagnostic Report.
Diagnostic Report
The consultant team evaluated the effectiveness of Denver's current development regulations in implementing adopted city plans. Their findings comprise a Diagnostic Report that identifies obstacles the current zoning code and zoning practices present to effective implementation of Blueprint Denver's goals for Areas of Stability and Areas of Change.
Plan and Code Analysis
- The size and complexity of the Zoning Code continues to grow.
- There are too many customized solutions such as waivers and conditions and Planned Unit Developments.
- There is an overemphasis on use with insufficient attention to the form of buildings.
Areas of Change
- The current development capacity allowed by the existing zoning does not match Blueprint Denver.
- Areas of Change are subject to the most complex processes.
- There is a gap at both the bottom and top end of the housing size scale.
Areas of Stability
- In Areas of Stability there is a mismatch between the community vision as expressed in Blueprint Denver compared to the Zoning Code.
- A major challenge in Areas of Stability is balancing market trends with maintaining existing character.
- Denver neighborhoods are highly desirable. Consequently, significant reinvestment is occurring under the current Zoning Code.
To review the Diagnostic Report in full:
Watch the Diagnostic Report Presentation on Channel 8!
The presentation may be viewed on DENVER 8 ONLINE, archived under "Special Presentations". Select the View Video option for Zoning Code Update: Diagnostic Report Presentation & Public Meeting. The program is 1 hour and 28 minutes in duration.
Problem Statements
City staff and the Zoning Code Task Force identified the specific problems with the current code that should be addressed with the update. Taking the time to craft these problem statements was important because solutions and approaches are best developed only after clearly defining the problems at hand. Following several months of discussion, city staff, the Zoning Code Task Force, and the Citizens Advisory Group finalized the problem statements.
Waivers & Conditions
In the June 2006, the City approved PUD number 589, and the total zone districts with waivers and conditions is 452. This use of PUD zoning and waivers and conditions created 1041 new customized zone districts.
The effect of the widespread customization of zoning map amendments is a glaring signal that the Zoning Code is not functioning effectively. And the additional burden of administering and enforcing over 1000 customized zone districts overtaxes the resources of the Zoning Administration.
The attached memo was prepared at the request of Jeanne Robb, Chair of the Blueprint Denver Committee, to inform the Committee discussion of waivers and conditions.
In January 2007, interim principles regarding Waivers and Conditions were established. These interim principles resulted from the collaboration of a working group with representatives from the Zoning Code Task Force, City Council, Community Planning and Development, neighborhood organizations, and the development community.