Denver’s Sweeping Zoning Code Changes and Permit Review Times

Denver City Council recently made waves by unanimously approving over 130 changes to the city’s zoning code. These updates aim to streamline requirements, reduce permitting times, and align with evolving city land use policies. Set to take effect on February 25, the amendments are part of a routine review conducted every three years by the Denver Department of Community Planning and Development. This comprehensive update also marks the first major zoning changes under Mayor Mike Johnston’s administration, aligning with his commitment to improving permit processing times as part of his Citywide Goals 2024 initiative.

Key Updates to Denver’s Zoning Code

1. Carriage Lots Historically used for horses and carriages, Denver’s carriage lots can now be developed into single-unit dwellings without the former requirement that owners reside on the surrounding block or obtain a personal zoning permit. This change addresses concerns about discriminatory ownership requirements, though some residents argue the reforms should go further.
   As Council President Amanda Sandoval explained, carriage lots—predominantly located in northwest and west Denver—were “leftover remnant pieces of land” once used for horse stables, later repurposed for vehicle garages and accessory dwelling units. The new rules offer property owners more flexibility and opportunities to develop these unique spaces.
2. Parking Requirements Parking minimums were eliminated in Lower Downtown, bringing the area in line with other downtown districts. Councilmember Chris Hinds voiced support for expanding this change citywide, emphasizing its alignment with modern urban planning trends that prioritize walkability and public transportation.
3. Simplified Standards for Small Structures The amendments introduce a “minor detached structure building form,” simplifying regulations for small structures like swing sets, large planters, and free-standing libraries. Zoning permits for these minor additions are no longer required, reducing administrative burdens on homeowners and the city.
4. Lot Flexibility Adjustments to building coverage rules—the percentage of land that can be built on—offer more flexibility in small lots. While these changes don’t increase allowable building sizes, they allow property owners to better utilize their space.

Addressing Permit Review Times

The updated zoning code aims to tackle one of Denver’s most pressing issues: lengthy permit review times. Over the past few years, Denver’s Community Planning and Development Department has struggled to keep pace with the post-pandemic surge in residential construction. Economic factors, staffing shortages, and complex permitting processes created significant backlogs, frustrating homeowners, builders, and developers.

As of now, Denver’s average permit review time for major residential projects—such as home additions, whole-home remodels, and custom homes—is approximately 332 days. This timeline encompasses the period from initial application submission to final approval. While a 33% improvement in processing times has been achieved under Mayor Johnston’s leadership, the current delays still mean that many homeowners won’t see construction begin until the following year.

However, smaller residential projects have benefited from faster review times. The average permit time for intermediate projects now stands at 108 days, a significant reduction that reflects Denver’s efforts to improve efficiency. Sustainable Design Build, a full-service design-build firm specializing in residential construction, has even observed some permits approved ahead of schedule despite lengthy time estimates. These quicker approvals demonstrate that certain projects—especially those with thorough, professional planning—can navigate the system more effectively.

Broader Implications of the Zoning Updates

Beyond permit review times, these zoning changes reflect Denver’s broader vision for urban development. The elimination of parking minimums and the introduction of more flexible building standards align with trends seen in other progressive cities, aiming to balance growth with sustainability and affordability. The updates also highlight Denver’s commitment to addressing equity concerns, as evidenced by the changes to carriage lot regulations.

However, challenges remain. As homeowners like Corey Parker have shared, inconsistent communication and shifting zoning requirements have caused significant frustration. In Parker’s case, an 18-month ordeal to add a first-floor bedroom ended with an empty lot and no resolution due to mid-process changes in the zoning code. Stories like these underline the importance of continued efforts to stabilize and improve Denver’s permitting system.

Looking Ahead

As Denver implements these sweeping zoning changes, the city continues to work toward more efficient and equitable development processes. The amendments not only address current permitting challenges but also lay the groundwork for a more flexible and responsive zoning code that adapts to Denver’s evolving needs. While progress has been made, the road to a fully streamlined system remains ongoing. Homeowners, builders, and developers will need to remain informed and proactive as the city works toward its goals for a more efficient and accessible permitting process.

The Importance of Professional Expertise

Navigating Denver’s complex permitting system underscores the value of working with experienced professionals. Sustainable Design Build has emphasized that having a knowledgeable and skilled team can make all the difference in keeping custom home projects on time and within budget. Their familiarity with zoning regulations and permit processes allows for more strategic project planning, minimizing delays.

That said, there have been exceptions. For instance, Sustainable Design Build has seen some projects approved within just four months, highlighting that quicker approvals are possible under certain circumstances. There are many factors that go into a residential construction project and having a professional and experienced team like SDB, is the key to getting a custom home project built on time and on budget. Still, Denver continues to work diligently to stabilize its building department and further improve permit processing times.