Context

The general ordinances. Chapter 27 carries the housing rules, Chapter 30 landmark preservation, Chapter 49 streets and rights-of-way, Chapter 59 the former zoning code.

New homes at 10 or more units must set aside 8 to 12 percent as income-restricted for 99 years, or pay a fee. Adds height and parking incentives on qualifying sites. Changes unit counts, rents and the pro forma.

Parcels never mapped into the 2010 code keep their old district. Expect custom review or a rezone. The legacy note on the zoning check comes from here.

Buildings of 25,000 square feet or more pick a compliance path: green roof, solar, energy performance or a payment. Adds cost to the concept.

Demolition of a structure 30 years or older gets a review for landmark eligibility. Designated districts add design review. Drives the demolition row on the checklist.

Sets curb, sidewalk, alley and access rules and what the city asks for at the site development plan. Right-of-way dedications and street improvements land in the public contributions ledger.

Detention, water quality and green infrastructure rules for the site plan. Sizes the stormwater line item and can take a corner of the site.

District id and height in stories per parcel. Drives the zoning check and the concept's height.

Which neighborhood and area plans cover the site. Adopted versus replaced status comes from this layer.

The future place type (Community Corridor, Residential Low and so on). Tells the engine what the city expects here.

Flood zone on the checklist. A regulated floodplain changes design and insurance cost.

Designated districts and structures. Adds design review and can block demolition.

Former dumps and fill. Flags a geotechnical and environmental line item.

Distance to the nearest station. Feeds the opportunity score and the anchor stat.

What stands on the site and around it. Used in the massing view and the market inventory.

Seventeen mountain and landmark view planes (DRMC Ch. 10, Art. III) cap height regardless of zoning. Inside one, check the reference elevation before trusting the zoning stories.

The 51 census tracts on the city's 2026 Opportunity Zone map. Inside one, investors defer capital gains tax, which widens the buyer pool for a prospectus. Verify designation status against the Treasury list.

The state enterprise zone in force from 2026 through 2035: the eligible census tracts, about a fifth of the city's land. Inside it, state tax credits apply to investment, jobs and building rehabilitation.

Main size and location near the site. Decides whether the utility row can be confirmed without a will-serve letter. Not on file yet.

Adopted urban renewal plan boundaries where TIF is already authorized. Not on file yet; the Financing stage assumes a new plan area.

Investors in a designated tract defer and reduce capital gains tax. Widens the buyer pool for a prospectus. Parts of East Colfax are on the map. The tract layer is on file; verify designation status.

State income tax credits for investment, jobs and rehabilitation of buildings inside the zone. A term-sheet sweetener. The 2026 boundary is on file: the eligible tracts, about a fifth of the city.

A BID levies its own assessment and funds streetscape and marketing. Adds a line to the taxes on the site and a partner to the deal.

A district can finance public improvements with its own mill levy. Rare on infill sites but possible on assemblages. Checked at the term sheet.

The fee-in-lieu path under Expanding Housing Affordability. Charged per square foot on new floor area when units are not built on site.

Tap fees by meter size and unit count. One of the larger one-time fees on a multifamily site.

Sanitary sewer connection charges and storm fees per unit or per impervious area.

City, county, school and special district levies on the site. The TIF math and the fiscal impact run on these. Already on file in the assumptions.

Retail sales tax on the ground floor and construction use tax on materials. Both sit in the fiscal impact. Rates are on file in the assumptions.