five Design Over- lay Districts OVERLAY A Historic Side Setbacks and Small Lot Development in Residential Zone Districts OVERLAY B

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Mariah Bryant
5 years ago
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The Highland Neighborhood has developed over more than 14 years.

Lot sizes and shapes vary, depending on the particular block. Shops, houses, duplexes, row houses, and apartments are interspersed on blocks throughout the neighborhood.

Two features of the predominant development pattern are narrow side yard setbacks between buildings and small lots.

As Highland experiences intense new development and the renovation of existing structures, new planning criteria and standards need to recognize, reinforce, and continue development patterns that are

1 The Highland Neighborhood has developed over more than 14 years. The result is that Highland has a variety of street and block patterns, some orthogonal, some diagonal, and some irregular (Scottish Village). Lot sizes and shapes vary, depending on the particular block. Shops, houses, duplexes, row houses, and apartments are interspersed on blocks throughout the neighborhood. Highland is diverse, with consistent development patterns that started in the 19th Century. These development patterns are the foundation for Highland s unique neighborhood context. Two features of the predominant development pattern are narrow side yard setbacks between buildings and small lots. Highland's unique neighborhood context has made it one of the most popular and desirable neighborhoods in Denver. As Highland experiences intense new development and the renovation of existing structures, new planning criteria and standards need to recognize, reinforce, and continue development patterns that are part of the neighborhood s distinct character, allowing new development that meets the current and future needs of a thriving but changing neighborhood In some cases, the new Denver zoning code does not allow preservation of these development patterns. For example, the Urban Neighborhood Context that has been applied to most of Highland presumes that block sizes and shapes are consistent, lot sizes are consistent within an area, streets are orthogonal and building coverage accommodates consistent yards. While these are characteristic of other parts of Denver that developed later in the first half of the 0th Century, these are not consistent with the development of Highland. Unfortunately, zoning requirements that perform the important function of preserving the characteristics of other neighborhoods make it impossible to preserve the unique and valued characteristics of the Highland Neighborhood. To preserve and reinforce the historical context of Highland, five Design Overlay Districts are proposed for the Highland neighborhood. These Overlay Districts are intended to simplify the process for renovating and developing buildings that fit into our neighborhood better. The proposed Overlay Districts are shown on the attached maps: OVERLAY A Historic Side Setbacks and Small Lot Development in Residential Zone Districts OVERLAY B Historic Side Setbacks and Small Lot Development in Scottish Village OVERLAY C Historic Small Lot Corner Store Side Setbacks in Main Street, Mixed Use and Multi-Unit Zone Districts. OVERLAY D -Story Height Exception in Zone District OVERLAY E Historic Development Forms in Potter Highlands DRAFT November 014

2 N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE W 6TH AVE W 8TH AVE R- M 0 W 7TH AVE A B INTERSTATE HOV N FO X ST W TH AVE W 4TH AVE W ND AVE M W DOUGLAS PL R- M M W 4TH AVE W RD AVE W ARGYLE PL N SPEER BLVD N BRYANT ST X RH-. W CAITHNESS PL M RH-. W DUNKELD PL N FIRTH CT M N ZUNI ST W 8TH AVE W 1ST AVE W 0TH AVE RH- M M RH-. R-M0 17TH ST ERIE ST 16TH ST. 18TH ST KENSING CT R- CENTRAL ST BOULDER ST 19TH ST W 7TH AVE

3 N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE W DENVER PL W 6TH AVE W 8TH AVE R- M 0 W 9TH AVE W 7TH AVE A B INTERSTATE HOV N FO X ST W TH AVE W 4TH AVE W ND AVE M W DOUGLAS PL KEY R- M M Proposed Design Overlay District A Highland Areas Outside of District A Highland Areas Zoned or Old Zoning with Waivers W 4TH AVE W RD AVE W ARGYLE PL N SPEER BLVD N BRYANT ST X RH-. W CAITHNESS PL M RH-. W DUNKELD PL N FIRTH CT M N ZUNI ST W 8TH AVE W 1ST AVE W 0TH AVE RH- M M W 7TH AVE RH-. R-M0 17TH ST ERIE ST 16TH ST. 18TH ST KENSING CT R- CENTRAL ST BOULDER ST 19TH ST Overlay Map A Includes the following zoning areas: Two Unit B () allows up to two units on a minimum zone lot area of 4,00 square feet. Allowed building forms are the urban house, detached accessory dwelling unit, duplex and tandem house building forms. Two Unit B () allows up to two units on a minimum zone lot area of 4,00 square feet with additional units allowed on corner lots subject to location restrictions. Allowed building forms are the urban house, detached accessory dwelling unit, duplex and tandem house building forms. Rowhouses are also allowed on certain corner lots. Row House. (RH-.) RH-. is a multi unit district that allows up to a two and a half story rowhouse building form. It also allows the urban house, detached accessory dwelling unit, duplex, and tandem house building forms.

RD AVE. BETWEEN ALCOTT ST. AND BRYANT ST. Late 19th century buildings in Highland often have setbacks of less than '. But current zoning calls for a combined side setback of 10' on lots wider than 1'.

4 RD AVE. BETWEEN ALCOTT ST. AND BRYANT ST. Late 19th century buildings in Highland often have setbacks of less than '. But current zoning calls for a combined side setback of 10' on lots wider than 1'. This will disrupt the historic pattern. Overlay A Historic Side Setbacks and Small Lot Development in Residential Zone Districts Area: and Zone Districts east of Zuni street in the Highland Neighborhood.* Existing Characteristics: Many buildings constructed in the late 19th Century in the areas zoned and in Highland have narrow (often less than ft.) interior side setbacks. Garages and carriage houses are often built to a zero side yard setback in the rear third of lots. Carriage houses generally mimic the form of the primary house on a lots. Problems: and zoning requires a combined side interior setback for residential structures of 10 feet on lots wider than 1 ft. When redevelopment occurs, these large side setbacks would destroy the historic pattern of buildings along the streets by creating large, uncharacteristic gaps between buildings. While garages in the rear 1/ of a lot are allowed to abut side property lines without a setback, Accessory Dwelling Unit (ADU) structures are not allowed this same setback for the garage portion of the building on the ground floor, discouraging development of affordable housing units. ADUs are being proposed that do not follow the half-story diagram shown in Denver Zoning Code Figure Proposed Overlay A For the following building forms: 1. Urban House. Detached Accessory Dwelling Unit. Duplex 4. Tandem House Proposed Zoning Code Modifications: (see Exhibits AI III) On lots 0 feet or less in width, the minimum side interior setback shall be feet. Minimum side interior setbacks for the garage portion of an Accessory Dwelling Unit may use a zero foot setback that is identical to the minimum side interior setbacks for the Detached Garage building form. The half-story upper level of ADUs shall follow the language of B. and the gable or hip roof form shown in Figure * Areas in the Zone District that are Excluded from Design Overlay A: There are parts of Highland that developed later in time with relatively uniform lot sizes and building placement where bungalow is the predominant building form. These homogenous areas have been identified and have been excluded from the Design Overlay District A. Draft November 014

5 plan perspective aerial Existing Condition 6 < commonly less than < Current Zoning 4 Proposed Overlay 9 I. Side Yard Setback Draft November 014

6 STREET Figure 1.1- Half Story Minimum Floor to Ceiling Distance. ADU Roof Form Draft November 014 4

Existing Condition Current Zoning (garage) ALLEY EXISTING GARAGES BACK YARD ZERO SIDEYARD SETBACK NO SIDEYARD SETBACK TO GARAGE IF

PERMIT ZERO LOT LINE DEVELOPMENT FOR GROUND LEVEL GARAGE PORTION OF ADU MORE USABLE OPEN SPACE Purpose: Garages are allowed to be

In Highland, it would make sense to permit the ground level garages below a second story ADU to be built zero lot line against a

7 Existing Condition Current Zoning (garage) ALLEY EXISTING GARAGES BACK YARD ZERO SIDEYARD SETBACK NO SIDEYARD SETBACK TO GARAGE IF IN REAR 1/ OF LOT Current Zoning (ADU) Proposed Overlay ACCESSORY DWELLING UNIT (ADU) ACCESSORY DWELLING UNIT (ADU) GARAGE GARAGE PERMIT ZERO LOT LINE DEVELOPMENT FOR GROUND LEVEL GARAGE PORTION OF ADU MORE USABLE OPEN SPACE Purpose: Garages are allowed to be built zero lot line to the side yard setback, but garages below Accessory Dwelling Units (ADUs) are not. In Highland, it would make sense to permit the ground level garages below a second story ADU to be built zero lot line against a side property line. The ADU above must be set back ' from the side property line, consistent with the current code. III. ADU Side Yard Setback Draft November 014

8 N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE W DENVER PL W 6TH AVE W 8TH AVE R- M 0 W 9TH AVE W 7TH AVE A B INTERSTATE HOV N FO X ST W TH AVE W 4TH AVE W ND AVE M W DOUGLAS PL KEY R- M M Proposed Design Overlay District B Highland Areas Outside of District B Highland Areas Zoned or Old Zoning with Waivers W 4TH AVE W RD AVE W ARGYLE PL N SPEER BLVD N BRYANT ST X RH-. W CAITHNESS PL M RH-. W DUNKELD PL N FIRTH CT M N ZUNI ST W 8TH AVE W 1ST AVE W 0TH AVE RH- M M W 7TH AVE RH-. R-M0 17TH ST ERIE ST 16TH ST. 18TH ST KENSING CT R- CENTRAL ST BOULDER ST 19TH ST Overlay Map B Includes the following zoning areas: Row House. (RH-.) RH-. is a multi unit district that allows up to a two and a half story rowhouse building form. It also allows the urban house, detached accessory dwelling unit, duplex, and tandem house building forms.

9 Typical character of Scottish Village on West Caithness Place between Zuni St. and Fife Ct. Small homes with tiny side setbacks on shallow lots Draft November 014 Overlay B Historic Side Setbacks and Small Lot Development in Scottish Village Area: RH-. Zone District within the Scottish Village boundaries of West nd Avenue, Zuni Street, West Dunkeld Place, and Clay Street in the Highland neighborhood. Existing Characteristics: This area, originally developed in the late 1800 s, has historically dense development with greater building coverage than in other parts of Highland and in many other Denver neighborhoods. Curving streets and narrow alleys define a broad variety of lot sizes and shapes. Lots on a block vary in width, depth, and shape. Most lots have very narrow or nonexistent side yards. On shallow lots, two-story buildings often extend into the rear % of lots. Backyards are often very small or non-existent. Garages and off-street parking occupy the area behind many houses and demand for off-street parking has increased as the availability of on-street parking in the neighborhood has decreased. To provide outdoor living area, roof-top and second-story rear decks are a common feature. Problem: The dense residential development on curving streets and small, shallow lots is historically unique to Scottish Village. Current zoning of this area prevents reasonable development and improvements compatible with its historic development patterns. ADUs are being proposed that do not follow the half-story diagram shown in Denver Zoning Code Figure The new zoning code does not apply Lot Coverage Limits to the Rowhouse Form, creating an incentive for scraping existing homes and combining lots to develop new rowhouses. Proposed Overlay B For the following building forms: 1. Urban House. Detached Accessory Dwelling Unit. Duplex 4. Tandem House Proposed Zoning Code Modifications: (see Exhibit BIII) The minimum side interior setback shall be feet. Maximum building coverage allowed shall be 0%. There shall be no reduction in lot coverage for detached garages or accessory dwelling units. On existing shallow lots, defined as lots platted prior to the adoption of the current zoning code, with at least one side lot line less than or equal to 90 ft.: - Height limits and bulk limits established for the front 6% of the lot shall apply to the rear %. - Rooftop and/or rear second story level decks shall be allowed in the rear % of the lot. (Lots replatted after enactment of this design overlay district that assemble a shallow lot with an adjacent lot or subdivide existing parcels do not qualify); Minimum side interior setbacks for the garage portion of an Accessory Dwelling Unit may use a zero foot setback that is identical to the minimum side interior setbacks for the Detached Garage building form. The half-story upper level of ADUs shall follow the language of B. and the gable or hip roof form shown in Figure For the following building forms: 1. Rowhouse Proposed Zoning Code Modification: Maximum building coverage allowed shall be 0%. 6

plan perspective aerial Existing Condition

less than shallow lots less than 90 deep Current

lower bulk plane in rear % of lot Proposed

normal bulk plane at rear % of shallow lots I -

10 plan perspective aerial Existing Condition EXISTING COVERAGE VARIES: UP TO 60% commonly less than shallow lots less than 90 deep Current Zoning % LOT COVERAGE, or if lot wider than 1 90 lower bulk plane in rear % of lot Proposed Overlay 0% LOT COVERAGE for all lots 90 allow normal bulk plane at rear % of shallow lots I - 1. Lot Coverage Side Yard Setback Shallow Lots Draft November 014 7

STREET Existing Condition Current Zoning Proposed Overlay shallow lots less than 90 deep 90 lower bulk plane in rear % of lot 90 allow normal bulk plane

11 STREET Existing Condition Current Zoning Proposed Overlay shallow lots less than 90 deep 90 lower bulk plane in rear % of lot 90 allow normal bulk plane at rear % of shallow lots Figure 1.1- Half Story Minimum Floor to Ceiling Distance I - 1 IV. Lot Coverage Side Yard Setback Shallow Lots Draft November 014 8

12 N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE W 4TH AVE W ND AVE M W DOUGLAS PL KEY W DENVER PL R- M M Proposed Design Overlay District C Highland Areas Outside of District C Highland Areas Zoned or Old Zoning with Waivers W 6TH AVE W TH AVE W 4TH AVE W RD AVE W ARGYLE PL N SPEER BLVD N BRYANT ST X RH-. W CAITHNESS PL M RH-. W DUNKELD PL N FIRTH CT W 8TH AVE N ZUNI ST M W 8TH AVE W 1ST AVE W 0TH AVE RH- M M W 7TH AVE RH-. R-M0 W 9TH AVE 17TH ST ERIE ST 16TH ST. 18TH ST KENSING CT R- CENTRAL ST BOULDER ST 19TH ST W 7TH AVE R- M 0 Main Street () applies to areas or intersections served primarily by local streets embedded within an existing or proposed neighborhood where a building scale of 1 to stories is desired. The district is intended to provide for appropriate locations for traditional corner commercial establishments located within a residential neighborhood. Main Street () 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 stories is desired. A B INTERSTATE HOV N FO X ST Overlay Map C Includes the following zoning areas: Mixed Use () applies to areas or intersections served primarily by local or collector streets where a building scale of 1 to stories is desired. Main Street () 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 stories is desired. Multi-Unit (M) M 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 maximum height of three stories. Mixed Use () applies to areas or intersections served primarily by local or collector streets where a building scale of 1 to stories is desired. Mixed Use () applies to areas or intersections served primarily by local or collector streets where a building scale of 1 to stories is desired.

Overlay C Historic Small Lot Corner Store Side Interior Setbacks Area: Main Street, Mixed Use, and Multi-Unit Zone Districts within the boundaries of the Highland neighborhood.

13 Overlay C Historic Small Lot Corner Store Side Interior Setbacks Area: Main Street, Mixed Use, and Multi-Unit Zone Districts within the boundaries of the Highland neighborhood. Existing Characteristics: Commercial buildings ( Corner Stores ) are located at corner locations next to residential buildings. The typical historic side interior setback for a Corner Store building next to a residential structure is zero feet. The historic street character is a continuous building wall along the sidewalk with a narrow space between the commercial building and adjacent residential property. Residential buildings have front doors facing streets. Problem: Under the current zoning; residential parcels are protected districts. New structures must have a minimum side interior setback of 10 ft. when adjacent to a residential lot. This requirement creates large gaps that are suburban in character, undermine the traditional development pattern, and do not support the contextual character of the Highland Neighborhood. New residential buildings utilizing the General Form are automobile-oriented and do not have front doors facing the street. Proposed Overlay C For the following building forms: 1. General. Storefront Proposed Zoning Code Modifications: (see Exhibit CI) On frontages 0 feet in width or less, the minimum side interior setback adjacent to a Protected District shall be feet for the portion of the structure below 7 feet in height. Setbacks and bulk plane for portions above 7 feet shall follow the zoning code. All new projects shall have at least one street-facing front door per structure with street frontage. Navajo Street near 4 Ave. Corner stores are typically built zero lot line to their side yard. The new zoning requires a 10 side setback, disrupting the historic character of a continuous building wall along the sidewalk. Draft November 014 9

14 plan perspective aerial Existing Condition zero lot line at side yard zero lot line varies Current Zoning Proposed Overlay <0 > I. Side Yard Setback Draft November

15 N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE W DENVER PL W 6TH AVE W 8TH AVE R- M 0 W 9TH AVE W 7TH AVE A B INTERSTATE HOV N FO X ST W TH AVE W 4TH AVE W ND AVE M W DOUGLAS PL KEY R- M M Proposed Design Overlay District D Highland Areas Outside of District D Highland Areas Zoned or Old Zoning with Waivers W 4TH AVE W RD AVE W ARGYLE PL N SPEER BLVD N BRYANT ST X RH-. W CAITHNESS PL M RH-. W DUNKELD PL N FIRTH CT M N ZUNI ST W 8TH AVE W 1ST AVE W 0TH AVE RH- M M W 7TH AVE RH-. R-M0 17TH ST ERIE ST 16TH ST. 18TH ST KENSING CT R- CENTRAL ST BOULDER ST 19TH ST Overlay Map D Includes the following zoning areas: Mixed Use - () applies to areas or intersections served primarily by collector or arterial streets where a building scale of 1 to stories is desired.

16 Overlay D -Story Height Exception Area: Zone District within the boundaries of the Highland neighborhood. Existing Characteristics: Most of Denver is located on relatively flat ground, but much of the land zoned in Highland is on land that slopes up from the river valley below. Heights of buildings in mixed-use zones are not uniform. Rooftop equipment is often visible and does not exceed the height of buildings by substantial distances. Problems: The new zoning code now allows height exceptions that permit mechanical equipment and other rooftop structures to extend 8 feet above the roof where they would be visible from other buildings nearby. Proposed Overlay D For all building forms: Proposed Zoning Code Modifications: (see Exhibit DI) Zone District in the Highland Neighborhood: Elevator penthouses (except those serving an elevator that provides access to an occupied roof), unoccupied shade structures, stair enclosures, and enclosed or unenclosed mechanical equipment including vertical or sloped screen walls for such equipment shall be limited to 1 feet in height. Draft November

17 Proposed Overlay Current Zoning 8 PERMITTED ENCROACHMENT 1 PERMITTED ENCROACHMENT I. Height Exceptions Draft November 014 1

N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE

18 N FEDERAL BLVD N DECATUR ST N CLAY ST N ALCOTT ST N LYLE CT N TEJON ST N PECOS ST N SHOSHONE ST N QUIVAS ST N NAVAJO ST N MARIPOSA ST N KALAMATH ST N JASON ST N INCA ST W CLYDE PL W 7TH AVE W 6TH AVE W DENVER PL W 6TH AVE W 8TH AVE R- M 0 W 9TH AVE W 7TH AVE A B INTERSTATE HOV N FO X ST W TH AVE W 4TH AVE W ND AVE M W DOUGLAS PL KEY R- M M Proposed Design Overlay District E Highland Areas Outside of District E Highland Areas Zoned or Old Zoning with Waivers W 4TH AVE W RD AVE W ARGYLE PL N SPEER BLVD N BRYANT ST X RH-. W CAITHNESS PL M RH-. W DUNKELD PL N FIRTH CT M N ZUNI ST W 8TH AVE W 1ST AVE W 0TH AVE RH- M M W 7TH AVE E RH-. R-M0 17TH ST ERIE ST 16TH ST. 18TH ST KENSING CT R- CENTRAL ST BOULDER ST 19TH ST Overlay Map E Includes the following zoning areas: Two Unit B () allows up to two units on a minimum zone lot area of 4,00 square feet. Allowed building forms are the urban house, detached accessory dwelling unit, duplex and tandem house building forms. Two Unit B () allows up to two units on a minimum zone lot area of 4,00 square feet with additional units allowed on corner lots subject to location restrictions. Allowed building forms are the urban house, detached accessory dwelling unit, duplex and tandem house building forms. Rowhouses are also allowed on certain corner lots.

Overlay E Historic Development Forms in Potter Highlands Area: and Zone Districts within the Potter Highlands subdivision (north of West nd Avenue, south of West 8th Avenue, east of Federal

19 Overlay E Historic Development Forms in Potter Highlands Area: and Zone Districts within the Potter Highlands subdivision (north of West nd Avenue, south of West 8th Avenue, east of Federal Boulevard, and west of Zuni Street). Existing Characteristics: Many two-story houses and duplexes constructed in the late 19th Century and early 0th Century in the Potter Highlands Landmark District have gable or hip roofs with nd floor plate heights of or 6 feet above the second floor level with dormers expanding useable interior living space. Other two-story houses and duplexes have parapets and flat roofs. Nearly 7% of duplexes and other twohome properties are on lots 0 ft. or wider and larger than,00 square feet. Garages and carriage houses are often built to a zero side yard setback in the rear third of lots. Carriage houses generally mimic the form of the primary house on a lot. Problems: zoning allows taller sidewalls than are customary in Potter Highlands and allow third level wedding cake elements under the bulk planes that are not characteristic of the historic district. The current zoning does not allow dormers along the sides of new houses and duplexes that are characteristic of the historic district. Current zoning requires a combined side interior setback for residential structures of 10 feet on lots between 1 ft. and 40 ft. When redevelopment occurs, these large side setbacks can destroy the historic pattern of buildings along the streets by creating large, uncharacteristic gaps between buildings. New duplexes are being built on smaller lots, usually replacing a single family home. This creates a denser development pattern, with less open space. While garages in the rear 1/ of a lot are allowed to abut side property lines without a setback, Accessory Dwelling Unit (ADU) structures are not allowed this same setback for the garage portion of the building on the ground floor, discouraging development of affordable housing units. ADUs are being proposed that do not follow the half-story diagram shown in Denver Zoning Code Figure Proposed Overlay E For the following building forms: 1. Urban House. Detached Accessory Dwelling Unit. Duplex 4. Tandem House Proposed Zoning Code Modifications: (see Exhibit EIII) On lots 1 feet to 40 feet in width, the minimum side interior setback shall be feet. For Urban House, Duplex, and Tandem House forms: o On lots 0 feet wide or less, Bulk Plane Vertical Height at Side Interior and Side Street zone lot line in front 6% of lot to be 1 feet. o On lots 1 feet wide or greater, Bulk Plane Vertical Height at Side Interior and Side Street zone lot line in front 6% of lot to be 1 feet. o No roof decks are allowed at the third level. o Alternate Bulk Plane: In the front 6% of a lot, a flat roof, two-story structure not exceeding feet in height is not subject to a bulk plane. In the rear % of a lot, a flat roof, one-story structure not exceeding 14 feet is not subject to a bulk plane. o Where bulk planes apply, gable, shed, or hip form dormers may penetrate the bulk planes subject to the following: - Total length of dormers cannot exceed 0% of length of sidewall. - Individual dormers cannot exceed 1 feet in length AND must be separated from other dormers by at least 4 feet. - Dormers must be set back at least feet from front wall of building. - Minimum slope for shed dormer roofs is 4/1. - Maximum height of dormer may not exceed the ridge height of the main roof. For Duplex and Tandem House forms: o Minimum Lot Area shall be 00 square feet. o Minimum Lot Width shall be 0 feet. For Detached Accessory Dwelling Unit form: o Minimum side interior setbacks for the garage portion of an Accessory Dwelling Unit may use a zero foot setback that is identical to the minimum side interior setbacks for the Detached Garage building form. o The half-story upper level of ADUs shall follow the language of B. and the gable or hip roof form shown in Figure Draft November 014 1

20 Proposed Overlay Draft November

21 Proposed Overlay Draft November 014 1

22 Proposed Overlay Draft November

History of these Design Overlays: Highland was platted with ' and 0'-wide lots. A great diversity of building forms, with narrow side yard setbacks, populate these blocks.

23 History of these Design Overlays: Highland was platted with ' and 0'-wide lots. A great diversity of building forms, with narrow side yard setbacks, populate these blocks. Highland was originally platted in the 1860s. Many buildings were built during the late 1800s and early 1900s. When Highland was zoned in 196, it was given zoning of the automobile-oriented era that did not match what was already built. This created a mismatch that survives to this day: Our zoning does not match out historic building patterns. In 001, during the Blueprint Denver process, the Highland Neighborhood became aware of the upcoming zoning code update. HUNI s Planning and Community Development (PCD) Committee began working on documentation of historic conditions, and creation of zoning language that would better match its 19th century urban fabric so that it could be incorporated into the zoning code update. In the winter of 006, University of Colorado graduate students were engaged to research and document these historic forms. In April of 006, the Highland Planning and Community Development Committee brought that research to closure with its own visual documentation of historic forms and provided it to the city for use in the zoning code update. There were follow up meetings with city planning staff including one site visit. In June 009, the first draft of the Zoning Code Update appeared to be much better matched with the late 19th century urban fabric of Highland. From June to October 009, Highland citizens, led by its PCD Committee, worked diligently to test the code and comment in writing to the city planning department on the details of the code. On November 1st, 009, the Zoning Code Task Force approved a new draft of the code which reverted much of Highland back to the language of Quick Wins II, eliminating the code improvements that Highland had worked so hard to incorporate into the zoning code update. Once again, the language proposed for Highland did not match the historic patterns of development. From November 009 through June of 010 the Highland Planning and Community Development Committee persisted, without success, to improve this code. We were told that after the approval of the new zoning code we could take up our problems as part of an historic overlay. In the fall of 010 we continued meeting with city staff on how to accomplish this. In the spring of 011 we were told that a Design Overlay would be the best way to accomplish our code improvements. HUNI PCD worked on this zoning language from the spring of 011 through November 011. In January 01, a University of Colorado student intern was engaged to prepare an exhibit of the proposed zoning overlays during the spring semester of 01. During 01 and 01, HUNI PCD tested the language for clarity, consistency, and brevity. In September of 01, HUNI PCD invited 7 Architects who design renovations and infill projects in Highland to review the language and test it in real life situations. The purpose was to confirm that our initial goals would be realized by the language, and to eliminate unintended consequences that would be harmful to our goals. Since 01, there has been a lot of new development pressure on Highland. This has raised citizen awareness of the problems with our zoning. The problem has been acute throughout Highland and particularly within the Potter Highlands Landmark District. In 014, the Denver Landmark Preservation Commission published new guidelines for development in Potter Highlands. The guidelines helped to highlight the mismatch between current zoning and historic building types. The gulf between the zoning regulations and the Landmark Guidelines continues to make development of additions and new buildings confusing and time consuming for both residents and builders. In September, 014, HUNI hired Richard Farley, former urban design director of Denver, to help with refining the language of the proposed Design Overlays, and with writing new overlay language for Potter Highlands. This new zoning language for Potter Highlands is intended to bring zoning into closer alignment with the Landmark Guidelines, simplifying the process to make new construction more compatible with the existing neighborhood. Draft November 014 appendix

Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT

Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1