RH-3 Zoning

[John Wanberg]

I am doing some due diligence on a deal to buy a SFR in U-RH-3 zoning in Denver. This allows for an auxiliary structure (so potential to turn the detached garage into a carriage house... permitting dependent). At the moment it is being rented as three interior units, with one contract per floor. RH zoning mandates that each "unit" has a front facing entrance. So I have a few questions:

1. Does anyone have experience building an additional carriage-house in Denver, and if so, did you have issues with permitting?

2. Should I be worried about the zoning requirements for RH relative to the current configuration of the building? (at present, the front hall is open, each "unit" has a separate locked door, stairway is open).

3. If I am worried about construction permitting and zoning, what is the best way to reduce risk during my inspection period?

Any advice appreciated.  Thank you!

[Dorothy Ma]

@john wanberg

Architect and developer here, RH-3A allows for accessory dwelling, just make sure you confirm to setback and zoning requirements per Denver Zoning code section 5.3.4.5.

The Denver zoning code is super tricky and confusing. The front facing entrance for RH zoning you refer to are only for if you were to build row homes. There are zoning categories, and them "building form categories" within each zoning designation. Under the RH zoning, you can also build other building forms such as SFR, duplex, and rowhomes. I'm assuming the current "building form" of the existing house would fall under single family based on what you provided.

With previous mentions of the delay at the city, this is true.  And they've recently changed same day permits to no longer be same day, but still fairly "quick" compared to login. You can always go to the login counter and speak to someone at zoning to get all the information you need. Make sure you login online so you're not waiting hours down at the city.

In terms of your concerns with inspection- I would recommend permitting the ADU separately from the structural work needed for the main house. Depending on the scope of work, the structural work on the main house would get through the city fairly quickly under quick permits. The ADU would need to go through zoning review then building permit review.