Council adopts broad Near Southeast legislative rezoning to align neighborhoods with Blueprint Denver and Plan 2040

The Denver City Council on Monday adopted Council Bill 24-16-44, a legislative rezoning that implements land-use policies from the Near Southeast Area Plan and Blueprint Denver across multiple neighborhoods including Indian Creek, University Hills, Goldsmith, Virginia Village and Washington-Virginia Vale.

Fran Peña Fiel, a principal city planner with Community Planning and Development (CPD), led a lengthy staff presentation describing the proposal’s two primary goals: (1) improve design standards in centers and corridors, and (2) rezone properties still regulated under the former Chapter 59 code into current Denver zoning districts. Joe Green and Fritz Claessen of CPD reviewed maps, proposed district changes and the code review criteria. “The rezoning proposal will allow for future development in the centers and corridors that is more welcoming and pedestrian friendly by requiring buildings to be closer to the street with parking in the rear,” Peña Fiel said.

CPD told council staff had noticed the application in September 2024, presented the item to Planning Board where the board recommended approval, and held additional outreach including open houses and office hours. The staff report recorded seven public comment letters (three letters plus one registered neighborhood organization letter were about a particular parcel at 365 South Quebec Street), and CPD said mediation produced an agreement on that parcel.

The sponsors — Council Members Chris Cashman, Lisa Sawyer and Council President Pro Tem Ramiro Campbell — worked with staff to remove a small number of properties from the proposed scope where site-specific agreements, topography or prior community processes required separate treatment. During council consideration, Council Member David Flynn asked about one parcel (365 South Quebec) and whether the mediated outcome reduced the proposed entitlement; CPD confirmed the site would be zoned SMX-2X following negotiations.

One property owner’s counsel, Lindsay Lyda, asked the council to rezone her client’s parcel at 2001 South Dahlia Street from the proposed SMX-3A to SMX-5A to preserve a 5‑story base entitlement; CPD noted the parcel was partly already entitled for five stories under existing districts and owners may pursue applicant-driven rezoning where appropriate. Community speaker Jesse LaShawn Paris urged caution about displacement and asked for clarity about likely uses, traffic and housing types in the rezoned areas.

Council considered and adopted an amendment offered by Council Member Cashman that removed one parcel (the former CDOT site at Arkansas and Birch) from the legislative rezoning after explaining the property remains mid‑project under previously approved zoning and requires separate review. The amendment passed on a roll call that the clerk recorded as 11 ayes.

After further comments from sponsors and CPD about outreach and fidelity to adopted plans, the council voted to place the legislative rezoning on final consideration and pass it as amended; the clerk recorded final passage as 11 ayes. CPD staff said the rezoning will convert many former Chapter 59 parcels into equivalent Denver zoning districts, apply SMX-A series districts on corridors and local centers, and carry forward incentives for on-site affordable housing where applicable. Several council members praised CPD’s outreach and the project’s attempt to match existing entitlements where appropriate rather than broadly upzoning parcels without owner consent.

The rezoning is an implementing action for the Near Southeast Area Plan and will require CPD to update zoning maps and reach out to property owners with active site development plans about a stated grace period; CPD said properties with active site development plans submitted before September 12, 2024, that are approved before March 12, 2026, may proceed under their current entitlement for that project.