The Future of Duplexes in Washington Park

Language Amendment L-1154

The City and County of Denver Planning Department (CPD) has proposed an amendment to the language of the Zoning Code. Language amendment L-1154 would allow for a change in the treatment of non-conforming uses in R-0 and R-1 zones. Washington Park has many.

Under the existing code multi-unit buildings that were grandfathered in the 1956 Code cannot be expanded and maintain their non-conforming use. If a duplex is grandfathered in a single-family zone, it cannot be expanded. If it is, its use must be as a single family home.

In Washington Park approximately 1% of the lots (roughly 300) have grandfathered duplexes or triplexes. As the rule stands today, they cannot be torn down, rebuilt or even expanded.

The proposed changes would allow for the owners of these non-conforming properties to expand, tear down and rebuild according to the zoning limitations of single-family structures as along as there is a minimum of 3000 square feet of land per residence.

In effect, the changes would allow for a duplex of 800 square feet per side on a 6,000 square foot lot to be razed and replaced with the maximum square footage allowed for a single family residence. If 2200 square feet were allowed then the owner could rebuild with 2200 square feet per side on a 6,000 square foot lot.

This change provides opportunities for the owners of these properties and potential heartache for the other single-family residences that are in its vicinity.

One of the charms of Washington Park is its diversity

It has diverse architecture, home sizes, lot sizes, and residents of different ethnic and financial backgrounds. All of this makes for an undeniably pleasant mix. How would our neighborhood be affected by the proposed changes? Would these residents that now occupy duplex rental units be forced to another more affordable neighborhood?

What about the owners of these properties in Washington Park? They bought these properties aware of the restrictions. Should they be now given a financial bonanza? Would that be good for Washington Park?

As with many things the correct answer to all of these questions is it depends. Are you more interested in maintaining the status quo? Are you more interested in the impact on our rental residents? Are you more interested in the financial impact these changes would have on your property values.

Which side of the argument are you on?

On February 19th the City Council heard public testimony and decided to table the vote until March 17th. The council was unaware of the intensity of the arguments both for and against the proposal and decide for more time for public debate and education.

If you want to know more about Amendment L-1154 and how it affects property you want to buy or sell, just fill out the form below and ask us a question...

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