Zoning Tip Sheet #4: Determining the Zone Lot – Denver, CO

Zoning Tip Sheet #4: Determining the Zone Lot is a Denver Development Services guide that explains the zone lot, the city-approved piece of land that meets zoning code requirements for minimum lot size, minimum lot width and required frontage on a public street, and how its boundaries are determined.

The tip sheet is guidance, not an application. It explains that the zone lot concept dates from 1956, when the city adopted the zoning code now known as Former Chapter 59 (FC59), and that a zone lot may match a single assessor tax parcel, contain several tax parcels or include only part of one. It quotes the Denver Zoning Code (DZC) definition of a zone lot and lists the general standards for new zone lots: frontage on a named or numbered public street, contiguous land, no crossing of a public right-of-way such as a street or alley unless the code allows it, limits on flag zone lots, and compliance with the code's limits on uses and structures.

It also covers two exceptions: land occupied by a use or structure legally established before June 25th, 2010, and nonconforming zone lots. The second page shows diagrams of how Primary Street, Side Street, Side Interior and Rear zone lot lines are labeled for interior, corner, curvilinear, double-frontage and three-street lots.

The document that actually changes a zone lot is a Zone Lot Amendment, which the tip sheet says is required for any reconfiguration of the zone lot (DZC Section 12.4.4). This tip sheet is not that application.

The main readers are landowners and applicants in Denver whose parcel has changed. The tip sheet says that if you want to build on newly reconfigured tax parcels, or you have reduced the size of the parcel containing an existing building, you must confirm that the parcel complies with Denver's minimum zoning standards.

Others who may find it useful:

• Owners considering a change to a zone lot. The tip sheet says any reconfiguration requires a Zone Lot Amendment and the participation of all land owners, and that a zone lot may be designated only by its owner or owners.
• Owners of zone lots that contain existing structures. An amended zone lot must still comply with standards such as setbacks, building coverage and height.
• Owners of property in the CC, MX, MS or C-CCN zones, which have different rules and different criteria for the Zoning Administrator's determinations (DZC Section 13.1.5.2.C).
• Applicants for single-family or duplex construction permits. The city's guide for those projects lists tip sheets on zoning standards among its downloads and says projects subject to a Zone Lot Amendment must finish that process, or get the reviewer's approval, before applying for construction permits.

The tip sheet is general guidance. For unique conditions it says Zoning Administrator staff make the determination.

Nothing is filed with this tip sheet: it has no due date and is read when your parcel or zone lot is being reconfigured. The triggering event is a plan to build on a newly reconfigured tax parcel, or a reduction in the size of a parcel that contains an existing building. At that point the tip sheet says you must confirm the parcel meets Denver's minimum zoning standards.

If the project is subject to a Zone Lot Amendment, the city's guide for single-family and duplex projects says the amendment process must be completed, or approval obtained from your Zone Lot Amendment reviewer, before you submit an application for construction permits. The tip sheet shows March 10, 2016 as its last update, so check the DZC sections it cites for current rules.

Zoning Tip Sheet #4 is not submitted anywhere; it is a reference you read and keep. The tip sheet prints the office details of Denver Development Services: www.denvergov.org/developmentservices and 201 W. Colfax Ave., Dept 205, Denver, CO 80202.

If your project needs permits, the city's guide for single-family and duplex projects describes the channel:

• Online (e-permits): 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, select the "building log" permit type.
• Zone Lot Amendment: where required, complete the Zone Lot Amendment application process, or obtain approval from your reviewer, before applying for construction permits.

The city's guide gives [email protected] and 720-865-3002 for assigning an address, which must be done before construction permits are submitted. FillingPDF lets you view and download the PDF; any permit application follows the City and County of Denver's channels above.