What does a DO-8 do and why?
The DO-8 requires nonresidential active uses; this may include office space, retail, or any type of light commercial use for a portion of the building at the ground floor along the street. The goal is to create a more pedestrian-friendly environment.
What is the process and timeline?
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.” For more information, visit CPD’s rezoning page.
What is the community engagement process?
The community engagement process began years ago with the creation of area plans (see "Consistency with existing plans" tab for more information). This proposed rezoning intends to deliver on what the community told us they wanted to see along Colfax Ave. Please review our community meeting resources and thank you to those who took our survey which closed on March 1st.
As a nearby resident, how will this affect me?
As stated, the DO-8 would create the opportunity for a more pedestrian-friendly space. Application of the DO-8 would not change parking requirements or allow for additional development that is not currently allowed. The City Assessor’s office notes this rezoning will likely not have an impact on property taxes.
As a property owner, how will this affect me?
Existing structures and development would not have to meet the requirements of the DO-8. However, new construction and additions to the ground floor along the street would have to meet overlay requirements.
What else exists that is similar in Denver or other peer cities?
The DO-8 is currently applied along Tennyson and portions of Lowell in the Berkeley and Regis neighborhoods. A number of other cities around the country, including New York City, San Francisco, Arlington, VA and Grand Rapids, MI require nonresidential uses at the ground floor along important commercial streets to support an active, pedestrian-oriented environment.
Why did you pick a 70-foot minimum for lot depth?
DO-8 zoning requires new construction to be set back 2 feet from the primary sidewalk property line (existing zoning has no setback requirement) to expand the pedestrian area and provide space for outdoor dining and projecting utility elements. Properties with less than 70 feet of lot depth are exempt to ensure they are able to accommodate the required setback without interfering with overall development feasibility.
Why do the area maps identify these specific properties?
These areas are identified as active ground floor uses in the area plans because they are where future Bus Rapid Transit stations are planned.