Zoning Tip Sheet # 2 is the step-by-step guide from Denver Development Services, part of City and County of Denver Planning and Development, for showing the height and bulk of structures on a zone lot under the Denver Zoning Code. It is one of the zoning tip sheets that support a Denver permit application for a new home or addition, and it applies where the Urban House, Duplex or Tandem House forms require two base planes. On this page you can fill out the PDF online on FillingPDF and download or print it; the original is published by the City and County of Denver.
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What is Zoning Tip Sheet # 2?
Zoning Tip Sheet # 2 is a Denver Development Services step-by-step guide that shows how to draw front and rear base planes and use them to measure building height and bulk under the Denver Zoning Code (DZC).
The guide explains the idea of a zoning "base plane": an imaginary horizontal plane tied to the original grade of the property, from which both building height and the bulk plane are measured. Tying measurement to original grade keeps excessive height, whether counted in feet or stories, from being gained by manipulating finished grade. Height and bulk standards are meant to fit new buildings to the existing or planned scale and character of the neighborhood.
The tip sheet works in three steps: Step #1 sets the Front Base Plane for buildings in the front 65% (or 80%) of the zone lot; Step #2 sets the Rear Base Plane for the rear 35% (or 20%); Step #3 draws the allowed bulk plane (building) envelope. It is a guidance document, not an application, and it asks you to read it together with the DZC provisions it cites: Sec. 13.1.2.2 (front and rear base plane), 13.1.2.3 (height in stories), 13.1.4.2 (Urban House form bulk plane), 13.1.5.2 (primary street) and 13.1.5.3 (block sensitive setbacks).
It is the second of the numbered tip sheets. Zoning Tip Sheet #1, Determining Block Sensitive Primary Street Setback, covers the setback line that this sheet starts from.
Who needs to file Zoning Tip Sheet # 2?
Owners, designers and builders preparing a site plan and building elevations for property in a Denver residential zone district where development under the Urban House, Duplex or Tandem House building forms requires two base planes for measuring height and bulk (DZC Sec. 13.1.2). The tip sheet is meant for anyone who must show the height and bulk of all structures on the property, including proposed new construction.
Zone district differences matter. In the G-RH, G-MU and G-RO-3 zone districts the split between the two base planes occurs at 80% of the zone lot depth rather than at 65%.
Corner lots follow the same steps with one change: because there is only one side interior property line, there is only one spot elevation to establish, and it becomes the base plane elevation.
The guide does not describe other zone districts or building forms, and it does not replace the Denver Zoning Code, which the guide says is available at www.denvergov.org/zoning. Denver's page on permits for new homes and additions says new homes and additions may be built by a homeowner or a licensed contractor.
When to file Zoning Tip Sheet # 2
Use Zoning Tip Sheet # 2 when you prepare the site plan and building elevation plans that must show the height and bulk of structures on your zone lot, including proposed new construction. It is not filed on its own and has no deadline printed on it. Denver's page on permits for new homes and additions advises reviewing its information before you apply for permits. The tip sheet was last updated August 03, 2015, so confirm the cited Denver Zoning Code sections at www.denvergov.org/zoning before relying on them.
Documents you need
- A site plan on which you draw the minimum primary street setback line, the front/rear boundary line and the Front and Rear Base Planes.
- Building elevation plans on which you draw the maximum building height, bulk plane vertical height and 45° bulk plane slope from the base plane elevations.
- Original grade elevations at points E-1 and E-2 (front) and E-3 and E-4 (rear), established through a professional survey or by taking spot elevations; a corner lot needs only one point at each location.
How to fill out Zoning Tip Sheet # 2
Confirm the tip sheet applies
Check that your zone lot is in a residential zone district where the Urban House, Duplex or Tandem House forms require two base planes (DZC Sec. 13.1.2). Note whether it is G-RH, G-MU or G-RO-3, where the split is at 80% instead of 65%.
Draw the primary street setback
Step 1.A: establish the Primary Street Setback and draw the minimum setback line on your site plan, using Zoning Tip Sheet #1, Determining Block Sensitive Primary Street Setback.
Mark the front and rear boundary
Step 1.B: draw a line showing the boundary between the front 65% (80%) and the rear 35% (20%) of the total zone lot depth.
Find the front original grade points
Step 1.C: through a professional survey or spot elevations, establish the original grade elevation where each side interior property line meets the minimum setback line (points E-1 and E-2).
Set and draw the Front Base Plane
Step 1.D: average E-1 and E-2, as (E-1 + E-2) / 2. Step 1.E: starting at the setback line, draw that elevation as a horizontal plane toward the rear to the front 65% (80%) boundary.
Measure front heights from the plane
Step 1.F: measure all heights in feet and stories for buildings or portions in the front 65% (80%) from the Front Base Plane elevation. New construction cannot exceed the maximum heights unless the zoning code expressly allows an exception.
Find the rear original grade points
Step 2.A: establish the original grade elevation where the side interior property lines meet the rear property line (points E-3 and E-4) by survey or spot elevations.
Set and draw the Rear Base Plane
Step 2.B: average E-3 and E-4. Step 2.C: starting at the rear property line, draw that elevation as a horizontal plane toward the front to the boundary of the rear 35% (20%).
Measure rear heights from the plane
Step 2.D: measure heights in feet and stories for buildings or portions in the rear 35% (20%) from the Rear Base Plane elevation, within the maximum heights the code allows.
Draw the maximum building height
Step 3.A: on your elevation plans, from the Front and Rear Base Plane elevations, draw a line vertically to the maximum building height set by the applicable building form standards.
Draw the bulk plane vertical height
Step 3.B: from the base plane elevations at the side property lines, interior and street side, draw a line vertically to the bulk plane vertical height set by the building form standards.
Draw the 45° bulk plane slope
Step 3.C: from the bulk plane vertical height, draw a line sloping toward the center of the property at the 45° angle set by the building form standards.
Check the building envelope
Step 3.D: confirm all proposed new construction fits within the allowed bulk plane envelope and any required side setback, unless an exception is expressly allowed. For encroachments, see the Denver Zoning Code Exceptions for your zone district.
Review and download the PDF
Check your measurements and drawings against each step, then fill out the PDF online on FillingPDF and download or print it for your records and for the permit application described under How to submit.
How to submit Zoning Tip Sheet # 2
Zoning Tip Sheet # 2 is not submitted to the city. It is a guide, and what you submit is the permit application with the drawings it helps you prepare.
- Online (e-permits): Denver's page on permits for new homes and additions says first-time users create an online account, then choose "Apply for a Permit" under "Development Services". For zoning, building and sewer use and drainage permits (SUDP), select "building log", then Project Classification Single Family/Duplex Residential and Project Scope New Home or Addition. Projects that upload all information required for those three permit types with the initial application can receive a simultaneous review.
- Drawings to include: the site plan and building elevation plans showing the base planes and bulk plane envelope described in the tip sheet.
- Questions: the tip sheet lists Development Services at 201 W. Colfax Ave., Dept 205, Denver, CO 80202, and www.denvergov.org/developmentservices.
FillingPDF lets you fill out and download the PDF; submission follows the channels above.
Common mistakes to avoid
- Splitting the lot at 65% in the G-RH, G-MU or G-RO-3 zone districts, where the split between the two base planes is at 80% of the zone lot depth.
- Taking E-1 and E-2 anywhere other than where the side interior property lines meet the minimum setback line, or E-3 and E-4 anywhere other than the rear property line.
- Averaging two spot elevations on a corner lot. With only one side interior property line, the base plane elevation equals the single spot elevation.
- Measuring height from finished grade instead of from the Front or Rear Base Plane elevation; the base planes are tied to original grade.
- Starting the Rear Base Plane at the setback line instead of at the rear property line.
- Measuring building portions in the front part of the lot from the Rear Base Plane, or the reverse, rather than from the base plane for the part of the lot where they sit.
- Drawing the bulk plane slope at an angle other than the 45° the building form standards set, or leaving the required side setback out of the envelope.
- Assuming a height or bulk exception applies without checking the Denver Zoning Code Exceptions for the specific zone district.
Frequently asked questions
What is Zoning Tip Sheet # 2 in Denver?
Zoning Tip Sheet # 2 is a Denver Development Services guide to measuring building height and bulk from front and rear base planes under the Denver Zoning Code. It is a guidance document with three steps, not an application form.
What is a base plane in the Denver Zoning Code?
A base plane is an imaginary horizontal plane tied to the original grade of the property, from which both building height and the bulk plane are measured. It keeps height from being increased by manipulating finished grade.
Why does the tip sheet use 65% and 80% for the lot depth?
The zone lot is split into a front and rear part, each with its own base plane. The split is at 65% of the zone lot depth, but at 80% in the G-RH, G-MU and G-RO-3 zone districts. The rear part is the remaining 35% or 20%.
How do I calculate the Front Base Plane elevation?
Establish the original grade at the two points where the side interior property lines meet the minimum setback line, then average them: (E-1 + E-2) / 2. On a corner lot there is one point, so the base plane equals that single elevation.
Do I need a survey to use Zoning Tip Sheet # 2?
The tip sheet says original grade elevations can be established through a professional survey or by taking spot elevations. You need them at points E-1 and E-2 for the front and E-3 and E-4 for the rear.
Where do I submit the drawings from this tip sheet?
The tip sheet is not submitted itself. Drawings go with your permit application in Denver's e-permits system: choose "building log" and Single Family/Duplex Residential, with scope New Home or Addition, as Denver's permit page directs.
Which Denver Zoning Code sections does the tip sheet cite?
It lists Sec. 13.1.2.2 for the Front and Rear Base Plane, 13.1.2.3 for height in stories, 13.1.4.2 for the Urban House form bulk plane, 13.1.5.2 for primary street and 13.1.5.3 for block sensitive setbacks. The code is at www.denvergov.org/zoning.
Can I fill out Zoning Tip Sheet # 2 online on FillingPDF?
You can fill out the PDF online on FillingPDF and download or print it. FillingPDF is an independent service, not affiliated with the City and County of Denver, and does not submit anything to the city or issue permits.
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