Monday, September 28, 2026, 1:30 p.m. (Denver time), City & County Building, room 391
This Workshops and Presentations special session of the Denver City Council, chaired as a City Council–Planning Board working group, received an update from Community Planning and Development staff on the Expanding Housing Choices (missing middle housing) zoning text amendment project. Staff presented four recent structural changes to the draft: narrowing bonus applicability to within a quarter mile of transit priority streets and rail stations (about 54% of the previously eligible area), removing the maximum gross floor area limitation from phase one, keeping the existing bulk plane system with building-form updates, and capping primary dwelling units at 2 in suburban and 4 in urban/urban edge contexts. Council members raised questions and concerns about map accuracy, consistency with adopted neighborhood plans, the removal of lot maximums, gentrification impacts, equity and displacement, and lost housing units from the scaled-back pilot; several expressed hesitancy or conditional support. Staff committed to provide survey data, peer-city data, and parcel counts as follow-up. The project timeline has shifted roughly 2-3 months, with an advisory committee meeting October 20, public meetings November 4-19, and a possible council hearing around March.
0:07 It's time for a special
0:08 session of City Council is
0:10 Planning Board working group.
0:15 Join us for City Councils
0:16 Planning Board working group
0:19 starting now.
0:31 I I am Diana Romero, Campbell
0:35 and I represent district 4
0:38 today is SEPTEMBER. 28, what
0:39 is today? Goodness 28 today is
0:42 SEPTEMBER. 28. And we are
0:43 ready to go for introductions.
0:45 I'm going to go ahead and I'll
0:47 go online and see if we have
0:52 any council, members online
0:52 Paul Kashmann Shout Tendra
0:55 District shirts. Good
0:56 afternoon, Amanda. So your
1:00 district 5. Right? When you
1:04 announce online. Well, that's
1:05 going to get started with
1:06 introductions. If we can start
1:08 over here to my left, Jamie
1:10 Torres was tempered district
1:11 3. Good morning. Dear Watson,
1:16 fine district kinda resident
1:20 community planning to do Rob
1:22 pay rival Cessar community
1:23 planning Mary Cunningham
1:26 planning board. Fred Glick
1:26 Planning board the
1:29 Councilmember District 7.
1:31 Kevin Flynn, Southwest numbers
1:36 District 2 France givers
1:37 PRESIDENT. Go ahead and get
1:38 started. I will turn it over
1:42 to you for the presentation.
1:43 Thank you all so much. And for
1:45 taking the to meet with us
1:46 here today and to to convene
1:47 this meeting. We would like to
1:49 provide some updates on the
1:51 unlucky housing choices.
1:54 Project. So as a quick
1:55 reminder on locking out
1:58 choices is a zoning code, text
2:02 amendment that does work to
2:03 advance recommendations and
2:05 implement language in the
2:06 comprehensive plan. City wide
2:06 land use planning policy
2:08 document as well as blueprint.
2:13 Denver and other neighborhood
2:14 planning initiative This
2:17 project response to the vision
2:20 in those plans to provide more
2:20 missing middle housing options
2:23 the city's lower scale
2:24 residential neighborhoods. A
2:27 quick update on the because of
2:28 some of these recent changes
2:32 that will be talking about The
2:35 project's overall schedule has
2:36 has slightly shifted about 2
2:37 to 3 months. But this is
2:40 really more of a delay just
2:41 for practical purposes so that
2:43 we we have been able to start
2:44 drafting while we have worked
2:47 through some of these changes.
2:50 So following this meeting,
2:51 there's advisory committee
2:53 meeting of the Projects
2:55 Advisory Committee on OCTOBER
2:56 20th. And then we have another
2:58 round of public meetings in
3:00 various locations across the
3:01 city, starting NOVEMBER 4th
3:02 through the 19th and those
3:04 specific locations and times
3:07 are posted on the project with
3:09 this winter following those
3:10 public meetings. We hope to
3:15 begin the door by issue. The
3:16 draft amendment to the zoning
3:19 code that actually weeks the
3:20 changes for the policies that
3:22 we're talking about and that
3:24 will go out for public review
3:25 as well. Following that, have
3:29 the planning board public
3:31 hearing notice. And then also
3:34 later in the winter and into
3:35 spring be this city Council
3:39 committee and City Council.
3:42 Hearing hopefully early spring
3:46 sometime in MARCH. But a
3:50 review where we left off on
3:53 these 3 strategies continue to
3:55 be a through line of the
3:55 project. This is best way to
3:58 describe kind of what we're
4:00 doing these continue to
4:01 through lines of the project
4:04 to date. Despite the changes
4:05 that talk about. So we're
4:07 proposing some code updates
4:10 and building updates to
4:11 improve the compatibility of
4:12 residential design. And we're
4:14 allowing missing middle
4:16 housing into situations. First
4:17 when the requirements for the
4:18 retention bonus are meant and
4:21 that the existing or structure
4:26 houses retained and then also
4:27 through our affordability
4:29 bonus and the requirements for
4:31 that would either a Am I house
4:36 that is affordable households
4:38 7% and my for rental or My for
4:45 for-sale product during
4:50 presentations across the city
4:53 with community member,
4:54 stakeholders, professionals,
4:55 elected We have recently maze
4:56 and some changes to address
4:57 some of the comments that
5:03 we've heard throughout robust
5:05 community council member
5:07 elected official banned
5:09 professional engagement. And
5:10 we'd like to summarize those
5:11 on this slide here before
5:16 going into detail following So
5:17 we are proposing some
5:21 structural changes to to the
5:22 proposed house, which says
5:23 project in the first to
5:24 address some of the concerns
5:27 that we've recently heard. The
5:29 first one of these is that
5:31 bonus is the the missing
5:34 middle housing allowances.
5:36 That would be enabled through
5:37 meeting. The requirements
5:41 would only be available in
5:47 properties existing and
5:48 planned we hitting auction the
5:54 of Florida And first phase has
5:57 been implemented. We are have
6:01 made some slight changes to
6:03 how we're approaching building
6:05 us ability of new
6:07 redevelopment in our was
6:09 eventually plans. We're
6:09 proposing a they limit on the
6:11 number of dwelling units that
6:13 would be allowed through the
6:14 bonuses and in these areas
6:17 closer to transit. Now, as I
6:18 mentioned, will kind of look
6:20 at each of these a little bit
6:25 more So the this for
6:27 structural change narrows the
6:30 area about ability where the
6:33 bonus allowances the retention
6:35 bonus were reportedly could be
6:36 met and would could result in
6:38 additional housing housing
6:42 types and we responding to
6:44 some of the back about half.
6:55 You should try pilot program
6:57 have use certain areas new
6:58 housing would closer to
7:01 amenities closer to transit
7:04 resources where we limit
7:07 dependence on automobiles and
7:09 the solution we have shows
7:11 that this area about ability
7:13 would be single unit into
7:13 units districts as well as the
7:14 former temperature 59 zone
7:16 districts that are similar to
7:18 those within one quarter mile
7:19 of vintage tram, diverse and
7:21 transit priority streets as
7:23 well as existing rail transit
7:26 stations. Future rail transit
7:28 stations, these transit party
7:31 streets are identified
7:32 blueprint. Denver and
7:34 highlight areas where the city
7:36 will direct transit investment
7:37 towards transit over the
7:40 horizon of the plans. These
7:41 are also identified in the
7:43 Denver moves. Transit plan as
7:47 transit capital investment
7:49 corridors. Again, even though
7:51 we are narrowing this area
7:54 about ability the retention
7:55 bonus and affordability, bonus
7:55 requirements would still need
7:59 to be met. This would leave
8:01 approximately 54% of the area
8:02 that have been previously
8:03 allowed to take advantage of
8:05 those bonuses under the
8:07 current are under under this
8:09 new proposal. And finally,
8:11 please, keep in mind, this is
8:15 a draft as as we're making
8:17 these changes fairly there.
8:17 There are some refinements
8:20 that need to be made, for
8:21 example, streets that are
8:22 understood to seize control or
8:25 areas where transit might not
8:27 actually be possible you know,
8:28 we will we will highlight
8:32 those. And then the final that
8:32 will be developed as as we
8:37 refine the strategy. So the
8:39 other the second change that
8:40 we proposing within the first
8:46 phase a I'm lucky housing
8:47 choices would no longer face.
8:48 The first phase would no
8:52 longer include floor area
8:54 limitations a new housing.
8:55 This would apply to new
8:56 housing that is currently
8:58 allowed by writes, a new
9:01 single unit homes in single
9:03 unit districts. Floor area
9:05 limitation would have also
9:07 applied to additional dwelling
9:07 units that were constructed
9:10 under the bonuses, however,
9:11 because we are now moving with
9:17 him more refined geography.
9:19 And there are a lot of other
9:21 changes that Denver's housing
9:22 market is is adapting to
9:23 currently in between interest
9:24 rates and tariffs in
9:27 construction costs, increasing
9:30 that that we want to stagger
9:31 how we're making these changes
9:32 to reduce the additional shock
9:37 to housing market. We would
9:39 then after the first 80's take
9:42 time to monitor what we
9:43 actually see get developed
9:45 under the bonuses and in areas
9:47 not included in those bonus
9:49 areas to potentially include
9:53 some type of floor area
9:54 limitation in in the second
10:00 phase of project. Structural
10:02 change that we're proposing is
10:05 just how we refining
10:09 outbuilding So up until this
10:11 point in the project propose
10:16 removing and replacing those
10:17 limitations and how how this
10:19 the city governance, the bulk
10:21 of structures and replacing
10:24 that that a system with series
10:26 of sidewalk heightened overall
10:27 height measurements within
10:29 requirements for for certain
10:32 roof types. What we found is
10:33 that we were really unable to
10:37 create a system that would
10:39 allow for both developable
10:42 lots, particularly near lots
10:43 in the rear portion of lots.
10:45 Does not negatively impact
10:45 neighbors. So there's that
10:46 there's kind of a give and
10:48 take there which develop
10:49 ability and impacts adjacent
10:50 properties. We really couldn't
10:51 find a strategy that does that
10:53 as well as our current board.
10:55 Plane, the system that's in
10:57 the code today. Ultimately
10:58 through testing in
10:59 conversations with our
10:59 advisory committee, we have
11:03 decided to to keep released
11:05 within this first phase, the
11:06 House scale full forms. We are
11:10 going to make several updates,
11:11 though, to the building forms
11:13 still to improve compatibility
11:16 of new redevelopment across
11:19 the These could include do
11:20 include combining our house
11:20 scale forms like Bourbon,
11:24 House and Duplex to 2, more
11:28 consistent. How scale for him?
11:31 We are going improve the
11:32 flexibility of configurations
11:35 by allowing multiple primary
11:36 structures. Going to update
11:37 our definition of a half story
11:37 and make some improvements to
11:40 intrigue features. So that
11:42 there's some usable space that
11:44 fronts, the to improve the
11:46 result of what we're seeing is
11:47 supports redevelopment goes
11:48 and in our low skilled
11:51 residential neighborhoods. I
11:53 just want to highlight here
11:55 that those building updates
12:00 and I mentioned the Floor area
12:02 limitation as well as the
12:03 changes and how we are
12:05 actually regulating building
12:07 forms will apply citywide and
12:09 not only to the areas of the
12:10 the new applicability. So even
12:10 though we're nearing
12:12 applicability for the bonuses,
12:14 the changes that we're making
12:15 to improve redevelop,
12:16 compatibility will still
12:22 apply. Citywide. 4th and final
12:24 change would like discussed
12:25 today as a limit to the prime
12:26 number of primary dwelling
12:27 units that would be allowed
12:32 through the bonuses. So this
12:33 is done to improve
12:38 predictability of what can be
12:39 developed under under the
12:41 bonuses and uhc and really
12:44 closely what we're allowing
12:45 with with some guidance and
12:46 blueprint, Denver suggests
12:48 that we that we look
12:49 specifically at allowing 2 to
12:50 4 unit structures where higher
12:51 slightly higher density MAY be
12:55 appropriate. So by aligning
12:59 with that potential strategy
13:02 in the plan, we setting a
13:05 maximum 2 primary dwelling
13:07 units and suburban
13:09 neighborhood for primary
13:10 dwelling units Urban Edge and
13:11 Urban neighborhood contacts.
13:12 Again, this would be what's
13:15 allowed. Which the
13:17 requirements met for
13:18 retention? The retention bonus
13:22 in affordability. Bonus and
13:23 also within a quarter mile
13:26 transit Perry streets. So to
13:29 summarize kind of wrap
13:31 everything together. Our
13:32 affordability bonus now
13:34 applies to areas within a or 2
13:36 single unit to unit zone
13:37 districts. Within one quarter
13:38 Mile Transit Party streets or
13:39 transit rail, real transit
13:44 stations. And we need to meet
13:46 a requirement of a households
13:48 or sorry. Of the dwelling
13:49 units would need to be
13:50 affordable to households
13:52 earning no more than 70%. And
13:56 my for rental or My for only
13:58 one affordable unit is
13:59 required and unlocks the full
14:03 amount. There's no bonus for
14:04 additional affordability. The
14:06 retention bonus summarize here
14:07 again, also single unit to
14:08 unit some districts within a
14:09 quarter mile of transit party
14:14 streets in rail stations.
14:15 Urban in urban edge,
14:16 neighborhood context. Maximum
14:18 of primary dwelling units. 2
14:20 primary dwelling has been
14:22 excellent suburban and the
14:24 existing house structure or
14:25 structure must be at least 5
14:29 years old routine for at least
14:30 5 these retention bonus
14:31 requirements have not changed
14:32 since we last reviewed this
14:39 proposal. Okay. That concludes
14:42 the changes that we'd like to
14:43 introduce. Would like to take
14:44 this opportunity to hear your
14:45 comments as well as answering
14:47 any questions you might have.
14:50 But I leave here with this
14:53 with this light on next steps
14:54 and complete with with these 2
14:57 questions here. So you know
15:00 where we are really looking to
15:01 try to finalize. And again, as
15:02 I said, these these delays
15:02 that we've experienced or
15:04 someone related to, we need to
15:09 have a cup. Final proposal. So
15:09 where we're looking to turn to
15:11 around. If if this will, is
15:15 our final proposal. If you
15:17 would support this if not,
15:20 then we know what what other
15:21 changes should we consider
15:22 before before the public
15:22 meetings that we have
15:27 scheduled for NOVEMBER? Thank
15:28 Thank for presentation. We
15:32 have some people in the queue
15:34 with some questions. So just
15:35 let me know if want to get
15:36 into the Let's go ahead and
15:38 get started with COUNCILMAN
15:39 Hope. But before we do it like
15:43 to welcome those who also join
15:44 the meeting, Councilmember
15:52 Gonzalez could get us a leash.
15:55 No feeling. Alicia Cary, kind
15:58 of pressure? Thank you for
16:02 that. Bringing changes to and
16:04 especially for back and forth
16:06 on the map I would ask for
16:09 some more intentional drill
16:11 down on these because I did
16:16 note on this revised
16:17 presentation that little
16:18 section shared that's actually
16:19 a boom are what want to get us