Baker Historic Neighborhood Association

Zone Districts

General Description

Residential and Institutional Zone Districts

R-S-2 Single-Unit Detached Dwellings, Rural Density:
Minimum of one acre of land required for each dwelling unit. Home
occupations are prohibited. Density = 1 dwelling unit/acre.

R-S-4 Single-Unit Detached Dwellings, Suburban Density:
Minimum of 12,000 square feet of land required for each dwelling
unit. Home occupations are prohibited. Density = 3.6 dwelling
units/acre.

R-X Attached or Clustered Single-Unit Dwellings, Low
Density: Development plan must be approved by City Council. Home
occupations are prohibited. Minimum of 7,500 square feet of land area
required for each dwelling unit. Density =5.8 dwelling units/acre.

R-0 Single-Unit Detached Dwellings, Low Density: Foster
family care and day care allowed as home occupations by permit.
Minimum of 6,000 square feet of land required for each dwelling unit.
Density =7.3 dwelling units/acre.

R-1 Single-Unit Detached Dwellings, Low Density: Same as
R-) except that other additional home occupations and room-renting to
one or two persons are allowed upon application and issuance of a
permit. Density = 7.3 dwelling units/acre.

R-2 Multi-Unit Dwellings, Low Density: Typically duplexes
and triplexes. Home occupations are allowed by permit. Minimum of
6,000 square feet of land required for each duplex structure with and
additional 3,000 square feet required for every unit over 2. Density
= 14.5 dwelling units/acre.

R-2-A Multi-Unit Dwellings, Medium Density: 2,000 square
feet of land required for each dwelling unit unless site plan is
submitted under the Planned Building Group (PBG) provisions, in which
case 1,500 square feet of land is required for each unit. Home
occupations are allowed by permit. Density = 21.8 dwelling units/acre
(29 units/acre under PBG, depending on open-space requirements).

R-3-X Multi-Unit Dwellings, Medium Density: This is a
medium density district intended to encourage new residential
development. Building size is controlled by bulk standards and open
space requirements. Building floor area cannot exceed 2 times the
site area. Maximum lot coverage is 40%.

R-3 Multi-Unit Dwellings, High Density: Building size is
controlled by bulk standards, off-street parking and open space
requirements. Building floor area cannot exceed 3 times the site
area. Maximum density is determined by the size of the units and the
factors mentioned above.

R-4 Multi-Unit Dwellings and/or Offices, High Density: The
purpose of this district is to provide a location for high-density
residential and intensive office development. Building size is
controlled by bulk standards, off-street parking and open space
requirements. Allows hotel or motel uses and limited accessory retail
shopping. Building floor area cannot exceed 4 times the site area.

R-4-X High Density Office, Multiple Unit with Special Review
Zone District: This district allows most of the same uses as the
R-4 zone district; however, parking lots, nursing homes and
neighborhood service uses are conditional uses. The Basic maximum
floor area to lot area ratio is 4:1 and may reach 5:1 by meeting
specific criteria. Undeveloped floor area may be transferred under
special circumstances.

R-5 Institutional District: Allows colleges, schools,
churches and other institutional uses. Maximum lot overage is 60% of
the zone lot. Building height is controlled by bulk standards.

Business Zone Districts

B-1 Limited Office District: This district provides office
space for services related to dental and medical care and for
office-type services, often for residents of nearby residential
areas. The district is characterized by a low-volume of direct daily
customer contact. This district is characteristically small in size
and is situated near major hospitals or between large business areas
and residential areas. The district regulations establish standards
comparable to those of the low-density residential districts,
resulting in similar building bulk and retaining the low
concentration of pedestrian and vehicular traffic. Building height is
controlled by bulk standards and open space requirements. Building
floor area cannot exceed the site area.

B-A-1 Arterial Office and Multi-Unit Dwellings District:
Allows banks, offices, clinics, institutions, churches,
multi-unit residences and office service uses. Requires 100 feet of
arterial street frontage. Maximum lot coverage is 30%. Building floor
area cannot exceed 2 times the site area. Building height is
controlled by bulk standards. Maximum residential density is
determined by the size of the units and the factors mentioned above.
Arterial setback areas are required for landscaping.

B-2 Neighborhood Business District: this district provides
for the retailing of commodities classed as "convenience goods," and
the furnishing of certain personal services, to satisfy the daily and
weekly household or personal needs of the residents of surrounding
residential neighborhoods. This district is located on collector
streets, characteristically is small in size, usually is entirely
surrounded by residential districts and is located at a convenient
walking distance from the residential districts it is designed to
serve. The district regulations establish standards comparable to
those of low-density residential district, resulting in similar
standards. Building floor area cannot exceed the site area.

B-A-2 Arterial Service District: This district is intended
as a tourist oriented area, allowing restaurants and hotels or motels
with accessory automobile service stations. Requires 100 feet of
arterial street frontage. Zone lot coverage not to exceed 30%.
Building height is controlled by bulk standards. Front setback areas
are required for landscaping.

B-3 Shopping Center District: This district is primarily to
provide the retailing of most commodities and the furnishing of
certain personal services, satisfying all household and personal
needs of the residents of surrounding residential communities. This
district is normally located on major arterial or collector streets
at or near the intersection with another major arterial or collector
street so that it has good vehicular accessibility. This district is
characteristically large, usually is entirely surrounded by
residential districts, and is located a convenient driving distance
from the residential districts it is designed to serve. The district
regulations establish standards comparable to those of low-density
residential districts, resulting in similar building bulk on smaller
parcels and retaining low concentrations of vehicular traffic.
Building height is controlled by bulk standards and open space
requirements. Building floor area cannot exceed the site area.

B-A-3 Arterial General Business District: this district is
designed to accommodate uses that are oriented toward the motorist
and residents of nearby neighborhoods. Included among such uses are
bowling alleys, theaters, nightclub, drive-in restaurants and service
stations. Setback areas are required for landscaping. Ground coverage
by buildings cannot exceed 30% of the site. Building height is
controlled by bulk standards.

B-4 General Business District: This district is intended to
provide for and encourage appropriate commercial uses adjacent to
arterial streets, which are normally transit routes. Uses include a
wide variety of consumer and business services and retail
establishments that serve other business activities and local
transit-dependent residents within the district as well as residents
throughout the city. The regulations generally allow a moderate
intensity of use and concentration for the purpose of achieving
compatibility between the wide variety of uses permitted in the
district. Building height is not controlled by bulk standards unless
there is a property line to property line abutment with a residential
use. Building floor area cannot exceed twice the site area.

B-A-4 Automobile Sales and Service District: This district
provides an area designed particularly for the special needs and
characteristics of auto, boat and recreational vehicles sales and
service activities. The city's Comprehensive Plan encourages the
establishment of this district in concentrated centers rather than in
a linear arrangement along arterials. Ground coverage by structures
cannot exceed 60% of the site area. Building height is controlled by
bulk standards.

B-5 Central Business District: Permits businesses, office
and light-industrial uses along with residential and educational
uses. Maximum floor area cannot exceed 10 times the site area, plus
floor area premiums for the development of plazas, arcades and
atriums. Off-street parking is not required. Building height is not
controlled except for Federal Aviation Administration restrictions.
Ground level retail uses are encouraged along the 16th Street Mall
area.

B-7 Historic Business District: This district is intended
to preserve and improve older structures that are architecturally
and/or historically significant. Allows light-industry, general
retail, wholesale, offices and residential uses. Building floor area
cannot exceed 2 times the site area; however, with premiums the floor
area can be increased to 4 times the site area. Additional floor area
is allowed with the development of residential units, underground
parking or retail uses at the street level. Refer to Ordinance #109
Series of 1988, regarding design guidelines and height limitations.

B-8 Intensive General Business/High Density Residential
District: This district, primarily for activity centers, provides
the concentration of retailing, personal and business services, as
well as residential and cultural uses at necessary intensity to
efficiently be served by mass transit facilities. The regulations are
designed to permit a highly concentrated, intense development of the
enumerated facilities, limited by standards designed to provide light
and air for street exposures of buildings in the district. Building
floor area cannot exceed 4 times the site area plus floor area
premiums for the development of plazas, arcades, or the provision of
low-level light areas. Building height is not controlled by bulk
standards.

B-8-A Arapahoe Square Zone District: This is a mixed use
zone district located in the Arapahoe Square (bounded by 20th Street,
Larimer Street, Park Avenue West and Curtis Street) that encourages
pedestrian activity areas and related uses while making auto related
uses and other more intense uses conditional uses subject to design
review. Housing, the arts, child care facilities and preservation of
historic buildings are favored uses in this area and subject to
generous floor area premiums above the basic 4:1 F.A.R.

B-8-G Golden Triangle Zone District: This is a mixed use
zone districted located in the Golden Triangle (bounded by Speer
Blvd., Lincoln Street, and Colfax Avenue) that encourages pedestrian
activity areas and related uses while making auto related uses and
other more intense uses conditional uses subject to design review.
Housing, the arts, child care facilities and preservation of historic
buildings are favored uses in this area and subject to generous floor
area premiums above the basic 4:1 F.A.R.

Industrial Zone Districts

I-0 Light Industrial/Office District: This district is
intended to be an employment area containing offices, and light
industrial uses that are generally compatible with residential uses.
I-) zoned areas are designed to serve as a buffer between residential
areas and more intensive industrial areas. Bulk plane, setback and
landscaping standards apply in this district. Building floor area
cannot exceed 50% of the site area; however, office floor area may
equal sit area. Some uses are conditional uses.

I-1 General Industrial District: This district is intended
to be an employment area containing industrial uses which are
generally more intensive than those permitted by the I-0 zone. Bulk
plane, setback and landscape standards apply in this district.
Building floor area cannot exceed twice the site area. Some uses are
conditional uses.

I-2 Heavy Industrial District: This district is intended to
be an employment area containing uses which are generally more
intensive than that permitted in either of the other two industrial
zones. Bulk plane setback and landscape standards apply in this
district. Building area cannot exceed twice the site area. Some uses
are conditional uses.

Mixed-Use Zone Districts

C-MU-10 Commercial Mixed-Use District: The C-MU-10 district
is the most restrictive of the commercial mixed-use districts, with
the shortest list of allowed uses. It includes commercial uses
appropriate for high-visibility locations such as employment centers
and the intersections of arterial streets. The purpose of the
district is to concentrate higher intensity commercial uses,
spatially define streets encourage higher site standards, and create
a more attractive pedestrian environment. Uses incompatible with this
purpose such as auto-related uses, industrial uses, and single unit
dwellings are not allowed. Although residential uses are permitted in
the "C-MU" districts, it is expected that residential uses shall be
responsible for buffering themselves from nonresidential uses that
may locate on adjacent property.

C-MU-20 Commercial Mixed-Use District: the C-MU-20 district
provides for a mix of commercial, residential, and industrial uses
along or near arterials or other high traffic streets. Site and
building design will be of a quality that enhances the character of
the streets. A wide range of commercial and residential uses are
allowed, along with limited industrial uses. Although residential
uses are permitted in the "C-MU" districts, it is expected that
residential uses shall be responsible for buffering themselves from
nonresidential uses that may locate on adjacent property.

C-MU-30 Commercial Mixed-use District: this district
provides for a wide range of commercial, office, retail, industrial,
and residential uses that allow property owners the flexibility to
respond to the long-term evolution of development trends. Although
residential uses are permitted in the "C-MU" districts, it is
expected that residential uses shall be responsible for buffering
themselves from nonresidential uses that may locate on adjacent
property.

R-MU-20 Residential Mixed-Use District: This district is
primarily residential, allowing either single or multiple-unit
dwellings. Along heavily traveled streets, development may be either
residential or mixed-use, combining residential with
neighborhood-serving retail, office, or service uses. No maximum
residential density is prescribed; instead, the scale of buildings is
determined by bulk plane, maximum height, setbacks, open space
requirements, and parking ratios. The intent is to encourage a full
range of housing types, including affordable housing.

R-MU-30 Residential Mixed-Use District: This district is a
primarily residential district allowing higher density multiple unit
dwellings of a density appropriate to the center-city and other
activity centers such as light rail transit stations. Supporting
commercial development such as consumer retail and service uses and
small-scale office uses is encouraged to create a truly mixed-use
environment. No maximum residential density is prescribed. Instead,
maximum height, setbacks, and open space requirements determine the
scale of buildings.

Open Space/Agricultural Zone District

O-1 Open Space District: Allows airports, recreational
uses, parks, cemeteries, reservoirs, community correctional
facilities, and other public and semi-public uses housed in
buildings. Setback requirements apply to the location of structures.

OS-1 Open Space District: This district is intended for
publicly and privately owned parks, open space, natural habitats,
golf courses, and a limited range of other uses such as public
recreation centers and concessions that may enhance the use and
enjoyment of open space.

O-2 Open Space/Agricultural District: Allows large tracts
of open land utilized for agriculture or ranching activities,
airports and under special conditions, oil and gas production.

Parking Zone District

P-1 Off-Street Parking District: Allows parking lots and
structures. Bulk and setback regulations apply to structures. This
zone is intended to provide needed business parking without the
expansion of the business zone, e.g., a buffer between businesses and
residential uses. Requires visual barriers adjacent to residential
uses.

Planned Unit Development

PUD Planned Unit Development: PUD is a form of development
generally characterized by a unified site design for clustering
buildings and providing common open-space, density increases, and a
mix of building types and land uses. The process involves site plan
review during which the city agencies and neighborhood resident have
considerable input in determining the nature of the development. In
effect, any PUD is a specific zone district for a specific area,
including precise regulations written by the applicant, and when
approved by City Council, is enforced by the city. It allows maximum
flexibility during the planning stage and maximum assurance that
exactly what is proposed will be developed.

Platte River Valley Zone District

PRV Platte River Valley Zone District: This district is
intended to promote and encourage diversified land uses and to
integrate the district's unique geographic locations and setting,
amenities of view, transportation linkages and open space. A variety
of land uses are permitted to facilitate new development, allow for
the reuse of eligible historic structures and to complement
development in adjacent neighborhoods and downtown. New residential
development and open-space is encouraged. Regulatory flexibility is
provided to facilitate development responsive to current and future
market conditions, and to encourage creativity in the development of
the Platte River Valley. Subarea boundaries are delineated on the PRV
zoning map. A subarea plan, including preliminary design guidelines,
is requires for all or part of the subarea to be used as a framework
for private and public development projects. Rules and criteria
adopted by the Planning Board govern the content and requirements of
subarea plans. Plans for any given subarea must conform with the
subarea zoning standards enacted by City Council.

Cherry Creek North Zone District

CCN Cherry Creek North: Uses are similar to the B-3
district except the residential development is not permitted on the
ground floor of any building. Proposed developments are reviewed by
the CCN Design Advisory Board (DAB) for compliance with the CCN
district guidelines. The goals of the district are to encourage a
mixture of uses and to encourage low-scale, small lot development
that reinforces and enhances the eclectic urban character of the
area. Floor area premiums are available for open space and
underground parking. Off-street parking requirements for retail uses
are reduced and ground level residential development is not allowed.

Hospitals Zone District

H-1-A, H-1-B, H-2 Hospital Zone Districts: The H-1-A and
H-1-B districts are intended to promote and encourage the maintenance
and concentration of existing and proposed healthcare facilities and
their related uses. The H-1-A and H-1-B districts are intended to
contain the principal structures and related facilities of each
healthcare institution. The H-2 district is intended to contain the
peripheral area of each healthcare facility where there is abutment
or close proximity to non-healthcare uses.

The H-1-A district generally corresponds to the R-3 zone district
as to permitted structures and to the R-4 zone district as to
permitted uses. The H-1-B district generally corresponds to the R-5
zone district for both permitted uses and structures. The H-2 zone
district generally corresponds to the R-5 zone district for both
permitted uses and structures with additional landscaping and
buffering required.

Gateway Airport Zone District

Gateway Airport Gateway Zone District: This district is
intended to provide a wide variety of compatible uses. A mix of
residential, business, hotel and high technology based industry is
permitted. The street design is a neo-traditional grid system.
Development will be guided by development and special review. This is
the first district to include environmental controls in the zoning
ordinance.

Overlay Zone District

OD Overlay Zone District: These districts overlay existing
standard zone districts. They are generally more restrictive than the
underlying zone and control dimensional and operational requirements
of uses, but do not add use to the underlying zone. Please refer to
the zoning ordinance for the specific requirements of each overlay
zone.

S-T-Z Zone District

S-T-Z Stapleton Transitional Zone District: This district
is a transitional zone limited to the old Stapleton Airport site.
This zone district provides for the interim use of the Stapleton
airport site preceding redevelopment.