Community members from throughout the city attended the open house September 7 and offered their feedback on potential strategies presented to address future slot home developments. The strategies were developed based on the work of the community task force and other public input. See links below to review event materials:
The Slot Home Evaluation & Text Amendment project will include research, analysis and public outreach to identify the problem, explore alternatives and identify tools to promote improved design outcomes. It will culminate in proposed text amendments to the Denver Zoning Code in early 2018 intended to promote multi-family infill development that engages the public realm, considers neighborhood character, addresses human scale, and minimizes negative effects on pedestrians and neighboring properties while ensuring solutions that provide equity, flexibility and predictability. The project will consider all zone districts and building forms relevant to slot home construction regardless of where they occur in Denver. A stakeholder task force will guide the project and ensure an inclusive public process.
A "slot home" is a multi-unit residential structure consisting of attached dwelling units arranged side-by-side and primarily perpendicular to the street. Slot homes are also sometimes called “sideways-facing town homes” or “fraux homes.” In recent years, slot homes have been constructed in many neighborhoods throughout Denver resulting in a new development pattern that can detract from the design quality and sense of community in Denver’s neighborhoods.
Download a two-page information sheet on slot homes Denver.
The Problem Identification Report (PDF), the product of a well-researched and community-driven process, describes the existing conditions and regulations under which slot homes are built, summarizes trends in recent slot home construction, and outlines the public process used to develop the final problem statement.
The problem is that new slot home construction does not promote neighborhood objectives in five key respects:
Many slot homes do not engage the street, sidewalk and semi-public frontages. They rarely feature street-level activities, porches, or pedestrian entrances and transparency (windows) that promote interaction with neighbors and ownership of the public realm.
Siting, setbacks and uses (residential, commercial, etc.) within slot homes sometimes do not reflect the existing character or desired future conditions of the street, block and neighborhood.
Many slot homes don't incorporate human-scale proportions, heights and design elements that could promote compatible mass and scale relationships among buildings, such as coordinated facade widths, heights in stories, window patterns or distinctions between building floors.
Slot homes often incorporate visible driveways, parking areas and garage doors that have a negative effect on the pedestrian-oriented character of the street, sidewalk, and neighborhood.
Slot homes often orient their most active facade areas toward adjacent properties, rather than the street and sidewalk, or include other elements, such as rooftop decks, which may have negative visual, solar, or privacy impacts on neighbors.
A task force will assist CPD staff with an evaluation of issues associated with slot home development in Denver’s neighborhoods, and recommend specific zoning text amendments to address identified issues. The task force represents community and other stakeholder interests, including residents, property owners, elected officials, developers and architects, to help ensure an inclusive public process. The Denver Planning Board and City Council will consider task force recommendations before adopting potential future amendments to the Denver Zoning Code.
Task Force Members
Check back for information on future meetings.
In some cases, slot homes have been built in row house districts using the Denver Zoning Code garden court building form. In August 2016, the Denver City Council approved a moratorium on use of the garden court building form for one year. In August 2017, council voted to extend the moratorium to June 4, 2018 or the effective date of an amendment to the Denver Zoning Code related to slot homes.
Note that slot homes may still be built using other Denver Zoning Code building forms in multi-unit, mixed-use and main street districts.
Community Open House
5:30-7:30 p.m., Wednesday, March 8
Scheitler Recreation Center
5031 W. 46th Ave. Denver CO
Meeting flier (PDF)
Meeting agenda (PDF)
Meeting presentation (PDF)
Meeting summary (PDF)
Planning Board information item
May 3, 2017
City and County Building
1437 Bannock Street, Parr-Widener Community Room (#389)
City Council Land Use, Transportation and Infrastructure Committee information item
May 23, 2017
City and County Building
1437 Bannock Street, Council Committee Room (#391)
Community Open House #2
5:30-7:30 p.m., Thursday, September 7
Colorado Health Foundation
1780 Pennsylvania Street, Denver
Meeting summary (PDF)
Slot home strategy overview (PDF)
Poster boards (PDF)