How does Denver's form-based code work?

Denver's DZC organizes the city into neighborhood contexts (Suburban, Urban Edge, Urban, General Urban, Downtown) paired with building forms (Single Unit, Two Unit, Row House, etc.). Your property's zone includes both context and form — e.g., 'U-SU-C' means Urban context, Single Unit form, Zone C. Setbacks and building standards depend on both context and form. Check Denver's Zoning Map at denvergov.org/maps.

What are the typical residential setbacks in Denver?

Suburban Single Unit: front 20 feet, side 5 feet, rear 10-15 feet. Urban Edge Single Unit: front 15-20 feet, side 5 feet, rear 10 feet. Urban Single Unit: front 10-15 feet, side 3-5 feet, rear 10 feet. Downtown has zero setbacks. Build-to ranges replace minimum setbacks in denser contexts.

Can I build an ADU in Denver?

Yes, ADUs are allowed on any lot with a single-unit or two-unit primary dwelling. Up to 1,000 sq ft, 24-foot height max for detached. 5-foot side and rear setbacks. No additional parking required. Owner occupancy is not required. Both detached and attached ADUs are permitted, including above garages.

What stormwater management is required?

Projects creating 500+ sq ft of impervious surface or disturbing 1,000+ sq ft need a stormwater plan. Must capture the 80th percentile storm event (WQCV). Detention required in critical basins. Denver encourages Ultra Urban Green Infrastructure. Monthly storm drainage fees apply with green infrastructure credits.

What historic preservation rules apply?

The Landmark Preservation Commission reviews projects in historic districts (Curtis Park, Highlands, Baker, LoDo) and for landmarks. Certificate of Appropriateness required for exterior work. Colorado and federal historic tax credits available for qualified rehabilitation. Review adds 30-60 days.

How do I submit plans to CPD?

Submit through Accela portal at denvergov.org/permits. Walk-in at 201 W. Colfax Avenue, Dept. 205. Residential permits take 10-15 business days. Express residential available.

What are build-to lines in the DZC?

In denser contexts (Urban, General Urban, Downtown), the DZC uses build-to ranges instead of minimum setbacks. A build-to range specifies a zone where the building facade must be placed (e.g., 0-10 feet from the property line). At least 65% of the facade must be within the build-to range to create consistent street walls.

How long does Denver plan review take?

Residential 10-15 business days. Express residential available for qualifying projects. Commercial 20-30 business days. Landmark review adds 30-60 days. Stormwater review is concurrent.

Denver Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Everything you need to know about creating site plans for building permits in Denver, including the form-based Denver Zoning Code and CPD procedures.

Denver Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Denver, Colorado requires meeting specific requirements set by Community Planning and Development (CPD). Denver is a consolidated city-county governed by the Denver Zoning Code (DZC), a modern form-based code adopted in 2010. The DZC uses neighborhood contexts and building forms rather than traditional use-based zoning.

What Is a Site Plan and Why Does Denver Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. CPD requires a site plan for all building permit applications to verify compliance with the DZC and the International Building Code as adopted by Denver. Look up your property's zoning through Denver's Zoning Map at denvergov.org/maps.

Required Site Plan Elements

Property boundaries with dimensions and total lot area (zone lot)
Build-to lines and setbacks per DZC context and form standards
Existing and proposed structures with dimensions, height, and building form
Lot coverage and building coverage calculations
Parking spaces per DZC Article 10
Landscaping per DZC Article 10
Drainage and stormwater management
North arrow and scale
Denver Assessor parcel number

DZC Neighborhood Contexts and Building Forms

Denver's form-based code organizes the city into neighborhood contexts:

Suburban (S): Low-density areas with larger setbacks, typically detached houses. S-SU (Single Unit): Front 20 feet, side 5 feet, rear 10-15 feet.
Urban Edge (E): Transition areas with moderate density. E-SU: Front 15-20 feet, side 5 feet, rear 10 feet.
Urban (U): Higher density with build-to ranges and reduced setbacks. U-SU: Front 10-15 feet, side 3-5 feet, rear 10 feet.
General Urban (G): Mixed-use corridors with minimal setbacks. Build-to lines 0-10 feet.
Downtown (D): Highest intensity with zero setbacks and maximum density.

Each context is paired with a building form (Single Unit, Two Unit, Row House, Apartment, Shopfront, etc.) that defines the allowed building configuration. This form-based approach means your site plan must demonstrate compliance with both context and form requirements.

ADU Requirements in Denver

Denver has progressively expanded ADU regulations:

ADUs allowed on any lot with a single-unit or two-unit primary dwelling
Size limit: Up to 1,000 sq ft
Height: 24 feet maximum for detached ADUs (single-story) or 17 feet for 1.5 stories
Setbacks: 5-foot side, 5-foot rear for detached ADUs
Parking: No additional parking required
Owner occupancy: Not required (Denver removed this requirement)
Detached and attached: Both types permitted, including above garages

Stormwater Management Requirements

Denver stormwater is managed by the Storm Drainage and Flood Control Program:

Stormwater management plan: Required for projects creating 500+ sq ft of new impervious surface or disturbing 1,000+ sq ft
Water quality capture volume (WQCV): Must capture and treat the 80th percentile storm event
Detention: Required for projects increasing impervious surface in critical basins
Ultra Urban Green Infrastructure: Denver encourages rain gardens, bioretention, permeable pavement, and green roofs
Storm drainage fees: Monthly fee based on impervious surface with credits for green infrastructure

Historic Preservation Requirements

Landmark Preservation Commission reviews projects in designated historic districts and for individual landmarks
Certificate of Appropriateness required for exterior work
Historic districts: Including Curtis Park, Highlands, Baker, Lower Downtown (LoDo), and others
Colorado and federal historic tax credits available for qualified rehabilitation

How to Submit

Accela Citizen Access

Submit through Denver's Accela portal at denvergov.org/permits.

In-Person

Walk-in at 201 W. Colfax Avenue, Dept. 205.

Permit Fees and Timeline

Fees: Per CPD fee schedule; includes development impact fees for parks, transportation, and schools
Timeline: Residential 10-15 business days. Commercial 20-30 business days. Landmark review adds 30-60 days. Express residential available.

Creating Your Denver Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Denver property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for CPD submission.

Frequently Asked Questions

How does Denver's form-based code work?: Denver's DZC organizes the city into neighborhood contexts (Suburban, Urban Edge, Urban, General Urban, Downtown) paired with building forms (Single Unit, Two Unit, Row House, etc.). Your property's zone includes both context and form — e.g., 'U-SU-C' means Urban context, Single Unit form, Zone C. Setbacks and building standards depend on both context and form. Check Denver's Zoning Map at denvergov.org/maps.
What are the typical residential setbacks in Denver?: Suburban Single Unit: front 20 feet, side 5 feet, rear 10-15 feet. Urban Edge Single Unit: front 15-20 feet, side 5 feet, rear 10 feet. Urban Single Unit: front 10-15 feet, side 3-5 feet, rear 10 feet. Downtown has zero setbacks. Build-to ranges replace minimum setbacks in denser contexts.
Can I build an ADU in Denver?: Yes, ADUs are allowed on any lot with a single-unit or two-unit primary dwelling. Up to 1,000 sq ft, 24-foot height max for detached. 5-foot side and rear setbacks. No additional parking required. Owner occupancy is not required. Both detached and attached ADUs are permitted, including above garages.
What stormwater management is required?: Projects creating 500+ sq ft of impervious surface or disturbing 1,000+ sq ft need a stormwater plan. Must capture the 80th percentile storm event (WQCV). Detention required in critical basins. Denver encourages Ultra Urban Green Infrastructure. Monthly storm drainage fees apply with green infrastructure credits.
What historic preservation rules apply?: The Landmark Preservation Commission reviews projects in historic districts (Curtis Park, Highlands, Baker, LoDo) and for landmarks. Certificate of Appropriateness required for exterior work. Colorado and federal historic tax credits available for qualified rehabilitation. Review adds 30-60 days.
How do I submit plans to CPD?: Submit through Accela portal at denvergov.org/permits. Walk-in at 201 W. Colfax Avenue, Dept. 205. Residential permits take 10-15 business days. Express residential available.
What are build-to lines in the DZC?: In denser contexts (Urban, General Urban, Downtown), the DZC uses build-to ranges instead of minimum setbacks. A build-to range specifies a zone where the building facade must be placed (e.g., 0-10 feet from the property line). At least 65% of the facade must be within the build-to range to create consistent street walls.
How long does Denver plan review take?: Residential 10-15 business days. Express residential available for qualifying projects. Commercial 20-30 business days. Landmark review adds 30-60 days. Stormwater review is concurrent.

How to Create a Site Plan in Denver

Look Up Your Property Information: Use Denver's Zoning Map to find your neighborhood context, building form, zone district, historic designation, and lot dimensions. Note your Denver Assessor parcel number.
Understand Your Form-Based Standards: Identify your context and building form requirements including setbacks or build-to lines, building coverage, height, and parking. Check historic district and stormwater requirements.
Create Your Site Plan: Enter your Denver address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback or build-to lines per your DZC zone.
Include All Required Elements: Ensure your site plan includes boundaries, setbacks/build-to compliance, building coverage, parking per Article 10, landscaping, stormwater features, and north arrow with scale.
Prepare Supporting Documents: For historic districts, prepare Landmark Commission application. Prepare stormwater management plans for regulated projects with WQCV calculations.
Submit Through Accela Portal: Upload plans through Accela. Pay fees including impact fees. Track status.
Manage Review and Obtain Permit: Respond to CPD comments. Attend Landmark Commission meetings if required. Once approved, pay remaining fees, receive permit, and schedule inspections.