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Read the City Council Redline Draft of the Slot Homes Text Amendment
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City Council approved the slot home text amendment at its meeting May 7.
- Read the final redline draft of the Slot Homes Text Amendment (PDF)
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Strategy report documents
- Download and read the Strategy Report Executive Summary (PDF)
- Download and read the complete Slot Home Strategy Report (PDF)
For Registered Neighborhood Organizations
- Download an overview of the Slot Home Text Amendment for RNOs (PDF)
Neighborhood groups and other interested organizations may request a staff presentation on the proposed text amendment. Contact Senior City Planner Analiese Hock (analiese.hock@denvergov.org) to set up a presentation.
About the Project
The Slot Home Evaluation & Text Amendment project will include research, analysis and public outreach to identify the problem, explore alternatives and identify tools to promote improved design outcomes. It will culminate in proposed text amendments to the Denver Zoning Code in early 2018 intended to promote multi-family infill development that engages the public realm, considers neighborhood character, addresses human scale, and minimizes negative effects on pedestrians and neighboring properties while ensuring solutions that provide equity, flexibility and predictability. The project will consider all zone districts and building forms relevant to slot home construction regardless of where they occur in Denver. A stakeholder task force will guide the project and ensure an inclusive public process.
A 'slot home' is a multi-unit residential structure consisting of attached dwelling units arranged side-by-side and primarily perpendicular to the street. Slot homes are also sometimes called “sideways-facing town homes” or “fraux homes.” In recent years, slot homes have been constructed in many neighborhoods throughout Denver resulting in a new development pattern that can detract from the design quality and sense of community in Denver’s neighborhoods.
Download a two-page information sheet on slot homes Denver.
Problem Statement
The Problem Identification Report (PDF), the product of a well-researched and community-driven process, describes the existing conditions and regulations under which slot homes are built, summarizes trends in recent slot home construction, and outlines the public process used to develop the final problem statement.
The problem is that new slot home construction does not promote neighborhood objectives in five key respects:
Many slot homes do not engage the street, sidewalk and semi-public frontages. They rarely feature street-level activities, porches, or pedestrian entrances and transparency (windows) that promote interaction with neighbors and ownership of the public realm.
Siting, setbacks and uses (residential, commercial, etc.) within slot homes sometimes do not reflect the existing character or desired future conditions of the street, block and neighborhood.
Many slot homes don't incorporate human-scale proportions, heights and design elements that could promote compatible mass and scale relationships among buildings, such as coordinated facade widths, heights in stories, window patterns or distinctions between building floors.
Slot homes often incorporate visible driveways, parking areas and garage doors that have a negative effect on the pedestrian-oriented character of the street, sidewalk, and neighborhood.
Slot homes often orient their most active facade areas toward adjacent properties, rather than the street and sidewalk, or include other elements, such as rooftop decks, which may have negative visual, solar, or privacy impacts on neighbors.
Slot Home Evaluation Task Force
A task force will assist CPD staff with an evaluation of issues associated with slot home development in Denver’s neighborhoods, and recommend specific zoning text amendments to address identified issues. The task force represents community and other stakeholder interests, including residents, property owners, elected officials, developers and architects, to help ensure an inclusive public process. The Denver Planning Board and City Council will consider task force recommendations before adopting potential future amendments to the Denver Zoning Code.
Task Force Members
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- Rafael Espinoza, Denver City Council
- Wayne New, Denver City Council
- Don Elliott, Denver Planning Board
- Nathan Adams, Real Estate Developer at Adams Development
- Dave Berton, Designer at Real Architecture
- Enrico Cacciorni, Berkeley-Regis United Neighbors Board and Real Estate Developer at Red Lodge Development
- Anna Cawrse, Designer/Landscape Architect at Design Workshop
- Scott Chomiak, Real Estate Developer at Koelbel Homes
- Anne Cox, Cherry Creek neighborhood representative
- Jane Crisler, Board of Trustees at Historic Denver, Inc. and partner at Form Works Design Group
- Christine Franck, Director, Center for Advanced Research in Traditional Architecture
- Sarah Kaplan, Designer at Kephart Architects
- Maggie Miller, Curtis Park Neighbors Board Representative
- Ty Mumford, Real Estate Developer at Dawn Development
- Heather Noyes, Berkeley-Regis United Neighbors Board and Landscape Architect at Studio CPG
- Melissa Rummel Real Estate Developer at Nichols Partnership
SDP moratorium
and Implementation
To limit the opportunity for new developments that would not meet the proposed text amendment standards, Councilmen Wayne New and Rafael Espinoza—following the recommendation of the Slot Homes Task Force—will propose a moratorium on approval of site development plans (SDPs) for side-by-side residential developments submitted on or after March 15 until May 10, when the proposed new regulations would take effect, if approved. (See complete details in PDF linked below.) This approach differs from what was initially laid out in the task forces’ strategy report.
Only formal site development plans that have been submitted and received a log number by 4 p.m., March 14, will be allowed to proceed under the current rules and must be approved by November 10.
The following document offers complete information on key dates for implementation of the moratorium and the proposed text amendments.
- Download and read Information for Development Services customers and developers (PDF) - updated 2/26/18
Abe Barge
Principal City Planner
abe.barge@denvergov.org
For ongoing updates on the forthcoming slot home text amendment, please subscribe to our Community Planning and Development newsletter.
Task force meeting #1
2:45 p.m. Tuesday, January 10, 2017
Webb Municipal Building, 201 W. Colfax Ave., room 4F6
Meeting summary (PDF)
Meeting packet (PDF)
Meeting presentation (PDF)
Task force meeting #2
2 p.m. Wednesday, February 8, 2017
Various locations
Meeting agenda (PDF)
Meeting packet (PDF)
Meeting presentation (PDF)
Community Open House
5:30-7:30 p.m., Wednesday, March 8
Scheitler Recreation Center
5031 W. 46th Ave. Denver CO
Meeting flier (PDF)
Meeting agenda (PDF)
Meeting presentation (PDF)
Meeting summary (PDF)
Posters (PDF)
Task Force meeting #3
March 16, 2017
Webb Municipal Building
201 W. Colfax Ave., room 4F6
Meeting packet (PDF)
Meeting agenda (PDF)
Meeting presentation (PDF)
Meeting summary (PDF)
Planning Board information item
May 3, 2017
City and County Building
1437 Bannock Street, Parr-Widener Community Room (#389)
City Council Land Use, Transportation and Infrastructure Committee information item
May 23, 2017
City and County Building
1437 Bannock Street, Council Committee Room (#391)
Task Force Meeting #4
2-4 p.m., Wednesday, April 12
Webb Municipal Building
201 W. Colfax Ave., Room 2.I.1
Agenda (PDF)
Presentation (PDF)
Summary (PDF)
Task Force Meeting #5
2-5 p.m., Thursday, June 8
Webb Municipal Building
201 W. Colfax Ave., Room 4.F.6
Agenda (PDF)
Presentation (PDF)
Summary (PDF)
Meeting packet (PDF)
Activity worksheets (PDF)
Task Force Meeting #6
2-5 p.m., Thursday, July 20
Webb Municipal Building
201 W. Colfax Ave., Room 4.F.6
Agenda (PDF)
Presentation (PDF)
Summary (PDF)
Meeting packet (PDF)
Task Force Meeting 7#
2-5 p.m., Thursday, August 24
Webb Municipal Building
201 W. Colfax Ave., Room 4.F.6
Agenda (PDF)
Presentation (PDF)
Meeting packet (PDF)
Summary (PDF)
Community Open House #2
5:30-7:30 p.m., Thursday, September 7
Colorado Health Foundation
1780 Pennsylvania Street, Denver
Meeting summary (PDF)
Slot home strategy overview (PDF)
Poster boards (PDF)
Presentation (PDF)
Task Force Meeting #8
2-5 p.m., October 19
Webb Municipal Building, 201 West Colfax Ave.
Agenda (PDF)
Presentation (PDF)
Meeting Packet (PDF)
Summary (PDF)
Task Force Meeting #9
2-5 p.m., November 16
Webb Municipal Building, 201 West Colfax Ave.
Agenda (PDF)
Presentation (PDF)
Meeting Packet (PDF)
Final Task Force Meeting
2-5 p.m., January 23
Webb Municipal Building, 201 West Colfax Ave., Room 4.I.4
Agenda (PDF)
Community Office Hours
Slot Home Text Amendment Public Review Draft (PDF)
- Monday, February 26
3-5:30 p.m.
Webb Municipal Building,
Room 1.D.1
201 West Colfax Ave. - Tuesday, February 27
4:30-7 p.m.
Gonzales Branch Library
2nd Floor Conference Room
1498 Irving Street - Wednesday February 28
12:30-4 p.m.
Ross-Cherry Creek Library
Meeting Room B
305 Milwaukee Street - Thursday, March 1
1:30-4 p.m.
Mile High United Way
Moderators Room
711 Park Avenue
Planning Board Public Hearing
3 p.m., March 21
Parr-Widener Community Room (#389)
City and County Building
1437 Bannock St.
Slot Home Text Amendment Planning Board Draft (PDF)
Staff report, and comments (PDF)
City Council Land Use, Transportation and Infrastructure Committee
10:30 a.m., March 27
Council Committee Room (#391)
City and County Building
1437 Bannock St.
City Council Public Hearing
5:30 p.m., May 7
City Council Chambers (#451)
City and County Building
1437 Bannock St.
By now, it’s likely that you’ve more or less adjusted to a new way of living—one full of social distancing, video-chatting with friends and family, and getting creative in the kitchen with whatever groceries you stocked up on before your self-quarantine began. These adjustments are difficult, but it’s important to remember that others are struggling with far worse. Have you given any thought to how to help elderly people during the coronavirus epidemic? Turns out, there’s a lot you can do to be a total lifesaver to your local senior citizens, and it all starts with you reaching out.
Nobody likes to be a bother, and it’s possible elderly people in your community are silently suffering during the COVID-19 breakout simply because they don’t have anyone to reach out to. Imagine how relieved you’d be, as a struggling senior citizen, to hear from someone in your neighborhood that they’re happy to help make your days a little easier. Let’s be honest—you’ve got plenty of free time right now, so there’s no excuse not to do your part. Reach out and offer your services to anyone you can, and rake in some good karma during these especially trying times.You might even end up making a new friend, too.
Not sure where to begin? Social distancing makes connecting with others a bit difficult, but there’s still lots that can be done. Channel your inner Mr. Rogers and be a good neighbor! Read on for some tips on how to help senior citizens who might be stuck at home and in need of assistance.
1. Let Them Know You’re Nearby
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Lots of senior citizens live alone, so times of quarantine and social distancing can be especially lonely and isolating for them. If you know your elderly neighbors, shoot them a text or give them a call and let them know you’re available to help with anything they might need you for. If you’ve never met, leave a note outside their door or slip one through their mail slot. Introduce yourself, offer to help out, and leave your contact information. Chances are, they’ll reach out.
2. Keep Them Informed
Even with the news blaring 24/7, it’s possible your elderly neighbors don’t know some seriously useful information. Alert them to nearby stores offering senior-specific shopping hours, during which they can stock up on essentials without the stress of crowds and long lines. Be sure they’re up-to-date on how to properly wash their hands, sanitize their surroundings, et cetera. No need to come off as condescending; just offer your knowledge and support.
3. Drop Off Groceries & Cleaning Supplies
Despite senior-specific shopping hours and other initiatives, some elderly people will no doubt refuse to leave their homes altogether. It’s perfectly understandable—these are scary times, and our safe spaces are valuable! See if you can pick up groceries, cleaning supplies, and any other necessities for them. If they’re really scared of germs, assure them you’ll wear gloves, leave their packages outside the door, and do whatever it takes to ensure they’re comfortable.
Bojan Milinkov/AShutterstock
4. Be A Source For Tech Tips
Chances are, you know a senior or two who could use a few FaceTime tips. Offer to show your elderly neighbor how he or she can video chat with grandchildren or friends. Helping them get a little contact with the outside world can be a serious game-changer for their disposition.
5. Offer To Pick Up Prescriptions & Mail
In addition to dropping off quarantine-specific goods, see if you can help make their daily essentials a little bit easier to obtain. Perhaps your neighbor can call their pharmacy and arrange for you to pick up any necessary prescriptions and medications—or, they might simply need someone to bring their mail and packages from their mailbox directly to their doorstep. Offering your services for even just the little things with let seniors know you care.
6. Help Them Find Ways To Pass Time
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The hardest part about social distancing is figuring out “fun for one,” or things to do all by yourself to pass the hours. Drop off a few good books, some fun puzzles, or a reminder of some movies airing on TV later that day that they might like to watch. Being alone all day can be depressing, so distractions and activities are key for staying sharp.
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7. Keep Them Company
No, they probably don’t want your germ-carrying bod entering their socially-distanced sanctuary, but they might want someone to chat to for a half hour or so every afternoon, for the sake of not feeling so alone. Let your neighbor know you’re around, bored AF, and that you’d love to talk. If they feel as though you’re the one initiating the chat, and that they aren’t pestering you or taking up your time, they’ll be more likely to accept. Plus, you’ll get some good convo out of it too, so it’s a win-win offer. We all need someone to talk to right about now!
News about the Coronavirus is unfolding in real-time, and while we make every effort to ensure our content is accurate, some of the information in this story may have changed. For the most up-to-date news on the pandemic, please go to the CDC or WHOwebsites. For the latest from STYLECASTER, visit our Coronavirus hub page.