Page 36 - Denver, CO Adaptive Reuse Program

available on the lot for the property owner and the project objec-
tives. These factors all contribute to a sidewalk width and location
that potentially varies as a pedestrian walk along the street. Many
in the development community note the challenges with replacing
sidewalks, including the added cost and the potential to reduce lot
size.

iii. Streetscape standards
Widening a sidewalk into a property takes away development
potential from a lot that already is small. The Streetscape Design
Manual further outlines streetscape requirements for improve-
ments in the right-of-way, including street trees, lighting, and
paving. Many applicants worry that the cost of these requirements
add to their project.

iv. Required alley improvements
Staff and the development community raised a variety of issues
regarding alleys behind existing properties. Oftentimes, applicants
are asked to widen the alley, effectively giving up part of their site.
Applicants noted cost issues with many of these requirements
and that since these improvements are typically done in a piece-
meal way, along property lines, there is no consistency in the alley
width and characteristics. The standard alley width along the East
Colfax corridor that is desired by the City is 20’, which is required
for all mixed-use commercial zone districts and residential districts
more than three stories tall. 16’ alleys are standard for properties
with residential zoning and equal to or less than three stories. The
alley must be concrete and other improvements may be required
by the City. An applicant may currently request a waiver of the
ROW dedication based on site constraints such as a building or
non-conforming issue including developable area and parking
space requirements. Financial constraints are not considered in the
decision to provide a waiver. Applicants seeking this variance must
apply with their transportation reviewer, and typically hear back
within a week.

v. Alley access
In addition to requiring applicants to make alley improvements,
there is also confusion on whether an alley can be used for ingress
and egress. Applicants noted that while residential properties can
use an alley for access, commercial properties are not permitted to
do the same, or there is a perception that they are not allowed to
do the same.

32 City of Denver, CO