Page 27 - Denver, CO Adaptive Reuse Program

are shallow in depth, which is a common condition along East
Colfax. Where front build-to requirements are increased and force
an addition back into the site to accommodate for an improved
public realm (more described in Section 3 – DOTI – below) for
instance, the size of the addition and the overall development po-
tential is decreased. Similarly, requirements that plan for increased
alley width in the rear shrink the size of the site and often make it
difficult for adaptive reuse applicants to effectively use the site to
accommodate their business needs. While lots along East Colfax
often pose challenges because of how small they are and because
of their narrowness, this is also a key characteristic of properties
along the corridor. Adaptively reusing these properties maintains
this character rather ridding the corridor of this unique feature, as
many large, new development projects do.

c. Parking Space Requirements
Interviews with members of the development community and
City staff indicate that meeting minimum parking ratios and
locational requirements are issues that arise frequently. From the
perspective of the development community, meeting those parking
requirements are difficult to achieve, especially when combined
with requirements for buffering parking. In many cases, site mod-
ifications were completed without receiving the proper permits
which leads to expectations of future property owners that what
was on the site is acceptable. However, this is often not the case
and applicants find that the current location of parking on a site
does not comply, either because it is located in front of the build-
ing or is close to the street, with direct pull-in access. For many of
the smaller sites along East Colfax accommodating new parking
may be impossible.

Parking layout is further complicated by many of the goals for
Denver’s Main Street zoning classification. These goals seek to
create a more walkable, safe and active environment along corri-
dors such as East Colfax, where the current reality of many sites
makes achieving this goal a challenge. This is especially the case
for buildings that have parking in front, between the building and
the sidewalk. This contradicts a goal to “use building forms that
clearly define and activate the public street edge,” which excludes
parking in front and requires building to the sidewalk edge.

Adaptive Reuse Strategy Paper 23