Denver Zoning Code - Commercial Real Estate Denver · 6-8 | Article 6. General Urban Neighborhood...

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Page 1: Denver Zoning Code - Commercial Real Estate Denver · 6-8 | Article 6. General Urban Neighborhood Context Division 6.2 Districts DENVER ZONING CODE June 25, 2010 G-MU-3 is a multi
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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-5

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-5

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-7 . . . . . . . . . . . . . . . . . . .6-7

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-9

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-9

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-11 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-11

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-13 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-40

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-50 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-51

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-54 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-57

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-59. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-59

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-59 . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-60

. . . . . . . . . . . . . . . . . . . . . . . . . 6-60 . . . . . . . . . . . . . . . . . 6-62

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Article 6. General Urban Neighborhood ContextDivision 6.1 Neighborhood Context Description

DENVER ZONING CODEJune 25, 2010

The General Urban Neighborhood Context is characterized by multi-unit residential uses in a variety of build-ing forms. Single-unit and two-unit residential uses are also found in a mix of residential forms. Low-scale commercial areas are embedded within residential areas. Commercial uses occur in a variety of building forms that may contain a mixture of uses within the same structure. Residential uses are primarily located along local and residential arterial streets. Commercial uses are primarily located along mixed-use arterial and main streets but may be located at or between intersections of local streets.

The General Urban Neighborhood Context consists of a regular pattern of block shapes surrounded by an orthogonal street grid. Orthogonal streets provide a regular pattern of pedestrian and vehicular connections through this context and there is a consistent presence of alleys. Block sizes and shapes are consistent and include detached sidewalks, tree lawns, street and surface parking, and landscaping in the front setback.

Residential buildings typically have consistent, shallow to moderate front setbacks, shallow side setbacks and consistent orientation. Commercial buildings typically have consistent orientation and shallow front setbacks with parking at the rear and/or side of the building.

The General Urban Neighborhood Context is characterized by moderate to high residential buildings and low to moderate commercial and mixed use structures in appropriate locations to promote a dense urban charac-ter. Lower scale structures are typically found in areas transitioning to a less dense urban neighborhood.

There is a balance of pedestrian, bicycle and vehicle reliance with greater access to the multi-modal transporta-tion system.

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Article 6. General Urban Neighborhood ContextDivision 6.1 Neighborhood Context Description

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Article 6. General Urban Neighborhood ContextDivision 6.2 Districts

DENVER ZONING CODEJune 25, 2010

To carry out the provisions of this Article, the following zone districts have been established in the General

G-RH-3 Row House 3G-MU-3 Multi Unit 3G-MU-5 Multi Unit 5G-MU-8 Multi Unit 8G-MU-12 Multi Unit 12G-MU-20 Multi Unit 20G-RO-3G-RO-5G-MX-3 Mixed Use 3G-RX-5 Residential Mixed Use 5G-MS-3 Main Street 3G-MS-5 Main Street 5

A. The intent of the Residential districts is to promote and protect higher density residential neighborhoods within the character of the General Urban Neighborhood Context. These regula-tions allow for multi-unit districts with a variety of residential building forms.

B. The building form standards, design standards, and uses work together to promote safe, active, pedestrian-scaled residential areas. The standards accommodate the pattern of urban house, duplex, tandem house, row house, mansion apartment, garden court, courtyard apartment and apartment. Buildings orient to the street and access is from the alley. Lot coverage is typically high accommodating a consistent, shallow front yard.

C. These standards recognize the variation within the General Urban Neighborhood Context and provide eight Residential zone districts. The lowest-scale districts with a maximum height of three stories provide a transition to Urban and Urban Edge Neighborhood Contexts. The highest-scale districts with a maximum height of 12 and 20 stories promote a dense, urban

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D. The regulations provide certainty to property owners, developers, and neighborhoods about the limits of what is allowed in a residentially-zoned area. These regulations reinforce desired patterns in existing neighborhoods and create standards for new neighborhoods.

G-RH-3 is a multi unit district allowing urban house, duplex, tandem house and row house building forms. Row houses are not taller than three stories.

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Article 6. General Urban Neighborhood ContextDivision 6.2 Districts

DENVER ZONING CODEJune 25, 2010

G-MU-3 is a multi unit district allowing urban house, duplex, tandem house, row house, gar-den court, courtyard apartment and apartment building forms. The tallest building form has a maximum height of three stories.

G-MU-5 is a multi unit district allowing urban house, duplex, tandem house, row house, garden court, courtyard apartment and apartment building forms. The tallest building form has a maxi-

G-MU-8 is a multi unit district allowing urban house, duplex, tandem house, row house, court-yard apartment and apartment building forms. The tallest building form has a maximum height of eight stories.

G-MU-12 is a multi unit district allowing courtyard apartment and apartment building forms. The maximum height is twelve stories.

G-MU-20 is a multi unit district allowing courtyard apartment and apartment building forms. The maximum height is twenty stories.

-house, courtyard apartment and apartment building forms. The tallest building form has a maximum height of three stories.

-house, courtyard apartment and apartment building forms. The tallest building form has a

A. The Mixed Use zone districts are intended to promote safe, active, and pedestrian-scaled, diverse areas through the use of town house, row house, courtyard apartment, apartment, and

B. The Mixed Use zone districts are intended to enhance the convenience, ease and enjoyment of transit, walking, shopping and public gathering within and around the city’s neighborhoods.

C. The Mixed Use zone district standards are also intended to ensure new development contrib-utes positively to established residential neighborhoods and character, and improves the transi-tion between commercial development and adjacent residential neighborhoods.

D. Compared to the Main Street districts, the Mixed Use districts are focused on creating mixed, diverse neighborhoods. Where Main Street districts are applied to key corridors and retail streets within a neighborhood, the Mixed Use districts are intended for broader application at the neighborhood scale.

E. In the General Urban Neighborhood Context, the Mixed Use zone districts promote a pedestrian-active street front. Buildings are pulled up to the street with parking tucked behind; however, the front setback range is slightly deeper than the front setback range for the Main Street districts. The required percentage of building facade that must be located in the front setback area is less) than the percentage for the Main Street districts. The maximum building coverage is the same as the maximum building coverage for the Main Street districts.

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Article 6. General Urban Neighborhood ContextDivision 6.2 Districts

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G-MX-3 applies to areas or intersections served primarily by local or collector streets where a building scale of 1 to 3 stories is desired.

A. The Residential Mixed Use zone districts are intended to promote safe, active, and pedestrian-scaled, diverse areas through the use of town house, row house, courtyard apartment, apart-

B. The Residential Mixed Use zone districts are intended to enhance the convenience, ease and enjoyment of transit, walking, shopping and public gathering within and around the city’s resi-dential neighborhoods.

C. The Residential Mixed Use zone district standards are also intended to ensure new devel-opment contributes positively to established residential neighborhoods and character, and improves the transition between commercial development and adjacent residential neighbor-hoods.

D. Compared to the Mixed Use districts, the Residential Mixed Use districts are primarily intended to accommodate residential uses. Buildings in a Residential Mixed Use district can have ground

story retail, all buildings in a Residential Mixed Use district must be at least two-stories high. A building can be all residential.

E. In the General Urban Neighborhood Context, the Residential Mixed Use zone districts promote a pedestrian-active street front. Buildings are pulled up to the street with parking tucked be-hind; The front setback range is the same as the front setback range for the Mixed Use districts. The required percentage of building facade that must be located in the front setback area is the same as the percentage for the Mixed Use districts. Maximum building coverage is also the same as the maximum building coverage for the Mixed Use districts.

G-RX-5 applies to residentially-dominated areas served primarily by local or collector streets where a building scale of 2 to 5 stories is desired.

A. The Main Street zone districts are intended to promote safe, active, and pedestrian-scaled com-

and activate the public street edge. B. The Main Street zone districts are intended to enhance the convenience, ease and enjoyment of

transit, walking, shopping and public gathering along the city’s commercial streets.C. The Main Street district standards are also intended to ensure new development contributes

positively to established residential neighborhoods and character, and improves the transition between commercial development and adjacent residential neighborhoods.

D. Main Street zone districts are typically applied linearly along entire block faces of commercial, industrial, main, mixed-use and residential arterial streets (as designated in Blueprint Denver)

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Article 6. General Urban Neighborhood ContextDivision 6.2 Districts

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or, less frequently, on single zone lots at the intersection of local/collector streets within a resi-dential neighborhood.

E. In all cases, the Main Street zone districts should be applied where a higher degree of walk-abilty and pedestrian activity is desired than required in a Corridor, Mixed Use, or Residential Mixed Use zone district.

F. In the General Urban Neighborhood Context, the Main Street zone districts may also be embed-ded within a larger commercial shopping center or mixed-use area to promote a pedestrian-active street front within a larger mixed use or commercial development.

G. The Main Street zone districts are intended to promote an urban, mixed-use, built-to environ-ment regardless of neighborhood context. Main Street buildings have a shallow front setback

G-MS-3 applies primarily to local or collector street corridors, or may be embedded within a commercial shopping center or mixed-use area, where a building scale of 1 to 3 stories is desired.

G-MS-5 applies primarily to collector or arterial street corridors, or may be embedded within a larger commercial shopping center or mixed-use area, where a building scale of 2 to 5 stories is desired.

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

The following Intent Statements are intended to provide further information regarding intent and perfor-mance expectations for the district, site and building design standards.

The Intent of Urban Design and Building Form Standards in all Districts are to:A. Implement the Denver Comprehensive Plan.B. To continue Denver’s physical character, including access to parks and parkways, tree lined

streets, detached sidewalks, interconnected street networks, and convenient access to parks, open space, and transit.

C. Improve compatibility with and respect for the existing character and context of Denver and its neighborhoods.

D. Arrange building density, uses, heights, and scaling devices to reinforce the public transit cen-ters and corridors, and to transition to adjoining areas.

E. F.

which to organize and orient buildings in a manner that promotes pedestrian activity, a sense of security and community.

G. Provide human scale in buildings through use of detail, contrast, form, window and door place-ment, color and materials.

The Intent of Transit Oriented Development Design Standards are to:A.

of way and multiple modes of transit.B.

as a component, is the primary public element to which buildings are oriented.C. Arrange residential, employment, retail, service, and open space uses to be convenient to and

compatible with each other and with transit.D. Maximize pedestrian amenities near transit facilities and along the primary pedestrian connec-

tions to transit facilities.

The intent of the Building Form Design Standards are to:

A. Encourage buildings whose forms are responsive to the surrounding context, including opportu-nities to reinforce existing and evolving nodes of mixed-use, pedestrian and transit activities.

B. Arrange building heights, and scaling devices to provide transitions to adjoining areas.

1. Provide a consistent street edge to enhance character of the context.

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

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2. 3. Reinforce the character and quality of public streets with buildings that provide consis-

tent siting, pedestrian orientation and access to the street.

1. Site buildings to be consistent with the intended character and functional requirements of the urban context.

2. 3. Utilize buildings to create positive transitions between districts.

1. Minimize the visual impacts of parking areas on streets and adjoining property.2.

1. Promote variation in building form that enhances access to daylight, air and views from within and around new structures.

2. Encourage variation in building form that provides opportunities for architectural scale relationships in large building contexts.

3. Main Street setback: Reinforce the proportional scale of buildings to street width in order to establish a strong edge to Main Streets and other urban street corridors..

4. Arrange building heights, and scaling devices to provide transitions to adjoining areas.

1. Maximize transparency of windows at street level to activate the street.2. Utilize doors and windows to establish scale, variation,and patterns on building facades

3. properties.

1. 2. Provide convenient access to buildings and pedestrian active uses from the street.3. 4. Provide a positive relationship to the street through access, orientation and placement

consistent with the context.5. Create visually interesting and human-scaled facades.

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

A. -ment must comply with the general design standards in Article 10.

B. One building form and the associated standards shall be selected for each structure on a zone lot. Combining standards from different building forms for the same structure is prohibited.

C. For multiple buildings on a zone lot, see Article 10, Division 10.3.D. Unenclosed uses shall comply with all building form standards as applicable.E. The districts allow a variety of building forms appropriate for the General Urban Neighborhood

Context, as set out below.

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

Accessory structures shall comply with the provisions of this Section 6.3.4 and the permitted build-ing form standards of the particular zone district in which the accessory structure is located. Acces-sory structures may be designed, erected, used, or occupied only by permitted accessory uses.

-ble standards, including but not limited to all applicable building form standards stated in Articles 3 through 9 of this Code.

All accessory fences, walls and retaining walls shall comply with the fence and wall standards in Division 10.5, Landscaping, Fences, Walls and Screening, of this Code.

Permitted accessory radio and television receiving antennas and support structures shall include satellite dishes less than 32 inches in diameter, and one amateur radio sending and receiving antenna and support structures provided for same.

1. Flush mounted solar panels may encroach any distance into a required setback space.2. Flush mounted solar panels are exempt from application of any maximum building or

structure height standard otherwise applicable in the subject zone district.

A. The Zoning Administrator shall determine and impose limitations on accessory structures not otherwise listed as allowed in an applicable Use Table in Articles 3 through 9, or not otherwise covered by the standards in this Section 6.3.4.

B. All such determinations shall be reviewed according to the procedures and review criteria stated in Section 12.4.6, Code Interpretation & Determination of Unlisted Uses. In addition to the criteria stated in Section 12.4.6, the Zoning Administrator shall determine whether a pro-posed accessory structure is common and customary to the primary structure on the zone lot

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C. The Zoning Administrator may impose limitations on the proposed accessory structure, which shall be uniform throughout the zone district, and taking into consideration the size of the accessory structure, the total number of structures on the zone lot, and the effect on adjacent property.

D. Matters that may be regulated according to this Section shall include, but shall not be limited

permitted or excluded by Articles 3 through 9, or by this Section 6.3.4.

If an accessory use is operated partially or entirely in one or more detached accessory struc-

of the area of the zone lot; provided, however, that this limitation shall not apply to detached accessory structures with vehicle access doors.

All detached accessory structures on a zone lot, together with the primary structure(s) on such zone lot, shall not exceed any maximum building coverage standard (taking into account any permitted exemptions) applicable in the subject zone district for a particular primary build-ing form (e.g., the suburban house, urban house, and duplex building forms are all subject to a maximum building coverage standard).

In a Residential Zone District, the number of detached accessory structures with vehicle access doors on a single zone lot shall not exceed one per dwelling unit. Any number of other types of detached accessory structures may be located on the same zone lot, subject to the limits in subsections 6.3.4.4.A and B above.

All detached structures accessory to primary single unit dwelling use shall be constructed of materials that are (1) compatible with the materials employed on the primary building, (2) du-rable, and (3) are not constructed from salvage doors, or other similar materials as designated by the Zoning Administrator.

within a second story located above an attached accessory structure shall be contiguous to and

structure.

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

DENVER ZONING CODEJune 25, 2010

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DENVER ZONING CODEJune 25, 2010

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DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

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Article 6. General Urban Neighborhood ContextDivision 6.3 Design Standards

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A. The Garden Court shall include all of the following characteristics:1. Located at natural grade;2. Visually and physically accessible from the primary street; may be secured for private

use; 3. Open to the sky; and4. Bounded on not less than 3 sides with related building facades on the same parcel.

B. The Garden Court area may be used for any of the following:1. Single or multiple entries, or access to single or multiple entries, to uses within the build-

ings; or2. Public or private landscaped area; may also include entries.

C. Vehicular access is not permitted through the Garden Court area.

A. The Courtyard is intended primarily for pedestrian use and shall include all of the following physical characteristics:1. No more than one-half story above or below grade at the zone lot line adjoining the pri-

mary street; may be on the structure;2. Visually and physically accessible from the primary street; may be secured for private

use;3. Open to the sky; and4. Bounded on not less than 3 sides with connected building facades.

B. The Courtyard area may be used for any of the following:1. Single or multiple entries to uses within the building; 2. Public or private landscaped area;3. Outdoor seating area; or4. Motor Court, which is intended primarily for pedestrian activity but may include shared

space for limited vehicular circulation for loading/unloading and access to parking areas outside the courtyard area. The vehicular circulation areas must meet enhanced or upgraded paving standards, including but not limited to unit pavers, or integrally colored concrete with a module of not more than 4 feet.

Where required in General Urban Neighborhood Context zone districts, an Entrance shall provide a clear, obvious, publicly accessible connection between the Primary Street and the pri-mary uses within the building. An entrance shall be located either on the Primary Street facing facade or located on a facade other than a Primary Street facing facade but within 15 feet of the zone lot line abutting the Primary Street. An entrance shall be one of the following three types:

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1. Door - An entrance on the same plane as the building facade.2. Recessed Entrance - An entrance inset behind the plane of the building facade by no more

than 15 feet.3. Corner Entrance - An angled street-facing entrance located on the corner of a building at

approximately 45 degrees to the intersecting streets.

Where required in General Urban Neighborhood Context zone districts, an Entry Feature shall signal the connection between the Primary Street and the primary uses within the building. An entry feature shall be located either on the Primary Street facing facade or be visible from the Primary Street. An entry feature shall be one of the following: 1. Door2. Gates3. Front Porch 4. Front Stoop5. Front Terrace6. Canopy7. Arcade

Where required in the General Urban Neighborhood Context zone districts, a Pedestrian Con-nection shall provide a clear, obvious, publicly accessible connection between the Primary Street and the primary uses within the building. The Pedestrian Connection shall comply with the following:1. Fully paved and maintained surface not less than 5’ in width.2. Unit pavers or concrete distinct from the surrounding parking and drive lane surface.3. Located either within a raised median or between wheel stops to protect pedestrians

from vehicle overhangs where parking is adjacent.4. The portions of pedestrian connection that cross drive lanes within parking areas shall

not exceed 25’ in length

In all General Urban Neighborhood Context Zone Districts, Garden Walls may count toward 25% of the Required Build-To and 30% when covered seating for pedestrians is incorporated, provided the garden wall meets the following standards:1. Garden Walls must be between 30” and 42” in height with the following exceptions;

a. Decorative and/or structural piers may exceed the allowable height rangeb. Seating incorporated into the wall may be a minimum of 18” in height and may be

accessed from both sides of the wall without an intervening divisionc. Pergola, awning and trellis structures must maintain clear visual sight lines be-

tween the public right of way and the property between the heights of 42” and 84”

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2. Allowed Materials are limited to Masonry or an Ornamental Metal Fence with Masonry Piers spaced at not more than 25’ with landscaping.

3. An Administrative Adjustment to required material is permitted to better match primary building. See Article 12.

4. Garden Walls used as a Required Build-To Alternative may also be used to count toward Perimeter Landscaping Requirements in Article 10.

In all General Urban Neighborhood Context Zone Districts, a pergola, consisting of an arbor or passageway of columns, may count toward 30% of the Required Build-To minimum percentage provided the pergola meets all of the following standards:1. Pergola structure shall be no less than 24” deep as measured perpendicular to the prop-

erty line.2. Pergola structure shall maintain at least 8’ clearance between the structure and grade

where erected over any public rights-of-way or pedestrian walkways.3. Pergola structure shall be made of metal or other durable materials suitable for an urban

environment and shall have a minimum 6” vertical dimension.4. Pergola structure shall be supported by vertical columns, posts, or piers not less than 15’

on center.5. Pergola structures and plant materials shall maintain at least 75% open area for clear vi-

sual sight lines between the public rights-of-way and the interior of the property between the heights of 42” and 84” above grade.

6. Garden walls, seating and/or landscaping may be incorporated between the pergola’s vertical supports.

In all General Urban Neighborhood Context Zone Districts, Arcades may count toward 100% of the Required Build-to when all of the following conditions are met:1. They extend no more than two stories in height,2. The exterior face of the arcade column line is within the build-to zone,3. The arcade column line generally continues the wall plane of the building above, 4. The average depth of the arcade is no less than 6 feet clear as measured from the interior

face of the columns,5. The average depth of the arcade is no more than 2/3 of its average clear height as mea-

sured from the front face of the columns6. The interior wall of the arcade must meet the required Ground Story Activation Standards

or Alternatives.

The following alternatives may be used singularly or in combination as alternatives to a required transparency standard. If used in combination, in the G-RH, G-MU, G-RO, G-MX and G-RX zone dis-tricts the alternatives may count toward no more than 80% of the transparency requirement. In the G-MX zone districts, the Wall Design alternative may count toward 100% of the Side Street trans-parency requirement, provided the entirety (100%) of the length and height of the wall is consid-

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ered. In the G-MS zone districts, if used in combination the alternatives may count toward no more than 50% of the Primary and/or Side Street transparency requirement.

Windows at the ground story but located outside the zone of transparency may count toward 40% of the transparency requirement, provided the windows comply with Article 13, Section 13.1.3.2.A.3.

The wall area of the following features, when located within the required zone of trans-parency, may count toward a maximum of 40% of the total transparency requirement:a. Recessed or wall mounted display cases at least 4 feet in heightb. Walk-up automated teller machines.

Wall designs that provide visual interest and pedestrian scale may count toward 50% of Primary Street and 50% of Side Street transparency requirements if they provide a minimum of three (3) of the following elements occurring at intervals no greater than 25’ horizontally and 10’ vertically:a.

than 3” b. System of horizontal and vertical scaling elements such as: belt course, string

courses, cornice, pilastersc. System of horizontal and vertical reveals not less than 1” in width/depthd. Variations in material module, pattern and/or colore. System of integrated architectural ornamentationf. Green screen or planter wallsg. Translucent, fritted, patterned or colored glazing

Accessory outdoor eating/serving areas located between the building and the Primary Street zone lot line may count toward 60% of the transparency requirement. Accessory outdoor eating/serving areas located between the building and Side Street zone lot line may count toward 80% of the transparency requirement.

Non-commercial art or graphic design may count toward a maximum of 40% of the transparency requirement, provided such art or design complies with all of the following standards:a. b. Rendered in materials or media appropriate to an exterior, urban environment; and c. Permanently integrated into the building wall.

In General Urban Neighborhood Context zone districts, excluding Main Street zone districts and the Row House building form, an alternative to an Entrance is permitted. The Entrance Alterna-tive shall provide a clear and obvious, publicly accessible route connecting the Primary Street to the primary uses within the building. An Entrance Alternative shall be one of the following:1. Courtyard or Plaza

a. Shall be accessible to public during business hoursb. Shall be within 2’ of grade at edge of public right-of-way

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c. The Entrance shall not be a distance from the public right-of-way more than 3 times the width of the space measured at the primary street facing facade.

d. Maximum dimension shall not exceed 3 times the minimum dimensione. Required public Entrance shall be visible from the public right-of-way.f. Perimeter walls of court or plaza shall meet primary facade transparency stan-

dards.2. Covered Walkway

a. Arcades or Pergola/Trellis that meet the following:i. Shall be accessible to public during business hoursii. Shall provide continuous covered access to required Entrance from the public

right-of-wayiii. Required public Entrance shall be visible from the public right-of-way

A. No occupied part of any building shall be constructed above the permitted height; however,

vents, cooling towers, enclosures for tanks and elevator penthouses serving the roof includ-ing any vertical or sloped screen walls may extend a maximum of 28 feet above the permitted height of the building.

B. back from the perimeter of the building a minimum of one foot horizontally for every one foot of vertical height.

C. Elevator penthouses not serving the roof and other enclosed or unenclosed mechanical equip-ment including vertical or sloped screen walls for such equipment shall not exceed a height of 12 feet above the permitted height of the building. The aggregate area of all penthouses and other roof structures shall not exceed 33-1/3 percent of the area of the supporting roof.

D. height of a building.

In all zone districts the following exceptions to any applicable bulk plane or upper story setback

mounted solar panels, evaporative coolers, or accessory water tanks.

Civic Uses are not required to meet the Primary Street and Side Street Build-To standard.

A. Area on a zone lot occupied by a front porch accessory to a suburban house, urban house, town house, or row house building form may be excluded from the calculation of building coverage, up to a maximum of 400 square feet.

B. Area on a zone lot occupied by either a Detached Accessory Dwelling Unit building form or a Detached Garage building form may be excluded from the calculation of building coverage, as

half the area of the zone lot occupied by the building form, up to a maximum of 500 square feet. To qualify for this exclusion, the detached building form shall be separated by at least 15 feet

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from the primary residential building on the zone lot, measured as the distance between the two closest exterior building walls. Zone lots containing both a Detached Accessory Dwelling Unit and a Detached Garage building forms may exclude the coverage of both detached acces-sory buildings from the calculation of maximum building coverage, subject to the limits in this

vehicle parking.

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1. This section’s alley access requirements shall apply only to urban house, duplex house, tandem house, town house, garden court, or row house building forms developed in an General Urban (G-) context zone district.

2. For all other building form development allowed in an General Urban (G-) context zone district, vehicle access shall be determined as part of site development plan review.

Where applicable, any newly constructed driveway, driving aisle, garage, carport, or other park-ing facility shall be accessed solely from an alley if the zone lot is bounded by an alley, unless: 1. The alley is not provided with an all weather surface of asphalt, asphaltic concrete, con-

crete, or any equivalent material;2. The alley is less than 12 feet in width;

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3. At least 60 percent of the existing dwelling units on the same face block are served by driveways, driving aisles, or other parking facilities accessed directly from a primary street; or

4. The Department of Public Works prohibits the use of the alley for vehicular access to the zone lot based upon a determination that the alley cannot safely or operationally accom-

Refer to the following Divisions for other applicable design standardsA. Parking and Loading: Division 10.4B. Landscaping, Fences, Screening and Walls: Division 10.5C. Site Grading: Division 10.6D. Outdoor Lighting: Division 10.7E. Signs: Division 10.10

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-hood Context zone districts. In addition, required off-street parking and off-street bicycle amounts are stated

Loading, for additional vehicle and bicycle parking requirements and standards.

-

by whether such use is accessory to a primary residential use or to a primary nonresidential use. Temporary uses are presented alphabetically ordered in the last division of the table.

All primary land uses in the Summary Use and Parking Table are organized into one of the fol-

1. Residential Uses2. Civic, Public & Institutional Uses3. Commercial Sales, Service & Repair Uses4. Industrial, Manufacturing & Wholesale Uses5. Agriculture

living,” unless otherwise expressly allowed by this Code.

-lishment of the use under this Code. For example, as described in more detail below, a cell entry

the use is subject to zoning permit review with information notice (the “ZPIN”) prior to its estab-lishment.

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A “P” in a table cell indicates that the use is permitted in the respective zone district, and is not sub-ject to use limitations or standards.

“L” in a table cell indicates the use is permitted in the zone district subject to compliance with the use limitations and standards referenced in the last column of the use table (“Applicable Use Limita-tions”).

“ZP” in a table cell indicates that the use is permitted in the respective zone district only if reviewed and approved according to the requirements in Section 12.4.1, Zoning Permit Review.

“ZPIN” in a table cell indicates that the use is permitted in the respective zone district only if re-viewed and approved according to the public notice and procedural requirements in Section 12.4.2, Zoning Permit Review with Informational Notice. Such uses shall comply with any applicable use limitations noted in the last column of the use table (“Applicable Use Limitations”), as well as the review criteria stated in Section 12.4.2, Zoning Permit Review with Informational Notice.

“ZPSE” in a table cell indicates that use is generally appropriate in the neighborhood context and zoning district, yet may have the potential for limited impacts on adjacent properties or on the established character of the neighborhood context or zoning district. “ZPSE” uses are subject to a Board of Adjustments public hearing according to Section 12.4.9, Zoning Permit with Special Excep-tion Review, which grants the Board of Adjustment the authority to impose conditions on the speci-

-tions noted in the last column of the use table (“Applicable Use Limitations”), as well as the review criteria stated in Section 12.4.9, Zoning Permit with Special Exception Review.

The last column of the table, entitled “Applicable Use Limitations,” contains one or more cross-refer-

found in Article 11 of this Code.

the unlisted use according to the procedures and criteria in Section 12.4.6, Code Interpretation & Determination of Unlisted Uses.

The establishment of all uses is subject to compliance with all applicable design and development standards stated in this Code, including but not limited to the zone district building form and design standards found in this Article 3, and the standards stated in Article 10, General Design Standards.

USE6.4.5.1 A Zoning Permit is required prior to establishment of any use permitted by this Code. See Article

12, Zoning Procedures & Enforcement, and Sections 12.4.1, Zoning Permit Review and 12.4.2, Zon-ing Permit Review with Informational Notice.

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6.4.5.2 The development or establishment of a permitted use may also require Site Development Plan Review prior to issuance of a Zoning Permit. Please refer to Section 12.4.3, Site Development Plan Review, to determine whether site plan review is applicable to a particular use or development. Site Plan Review may occur prior to, or concurrent with, any other applicable review procedure, such as Special Exception Review or Zoning Permit Review.

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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Page 72: Denver Zoning Code - Commercial Real Estate Denver · 6-8 | Article 6. General Urban Neighborhood Context Division 6.2 Districts DENVER ZONING CODE June 25, 2010 G-MU-3 is a multi

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Article 6. General Urban Neighborhood ContextDivision 6.4 Uses and Required Minimum Parking

DENVER ZONING CODEJune 25, 2010

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