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A group of Denver residents believe the city’s new zoning code should allow for the building of so-called carriage houses.

Following implementation of the old code 53 years ago, city officials did away with residents’ ability to build what are known as accessory dwelling units. The structures carry several different names, including carriage house and granny flats, named so because many families build them to house their aging relatives.

But as city officials are preparing to finalize the new zoning code — a draft was released at the beginning of June — a group called Friends of Granny are pushing for the right to once again build carriage houses.

Bob Sperling, leader of the Friends of Granny group, says the issue is about choice. As he watches duplexes built around his home in Platt Park, he wonders if accessory dwelling units are a way to preserve single-family homes. Instead of scraping single-family homes for duplexes, residents should be given the right to expand by building carriage houses, either connected or detached from their homes, he says.

“I believe in preserving Denver’s single-family housing,” said Sperling. “One of the ways of doing that, and to cut down on slash and burn by outside speculators on buying up property, bulldozing it and putting up duplexes, is to build accessory dwelling units.”

The group acknowledges that there is some resistance from homeowners in the community who might not like the side effect of carriage houses: the possibility of an influx of renters in their neighborhoods as carriage-house owners rent out the accessory units.

But after more than three years of pushing city officials and being out in the public eye, Sperling says only a handful of opponents have raised the caution flag. He also points out that there are already at least 3,000 carriage houses in the city, grandfathered in following implementation of the old code.

Not the same everywhere

City officials say the draft of the new code is allowing for carriage houses, but on a neighborhood-by-neighborhood basis. Julius Zsako, spokesman for Community Planning and Development, agrees that the accessory units can complement the character of neighborhoods and offer an alternative to other development styles.

He points out that the old code was overly sweeping, which is why city planners are currently taking another look.

“The whole reason we’re doing this zoning code update is that we have one size fits all zoning in Denver,” he said.

 Tina Axelrad, Denver’s principal city planner, echoed Zsako’s comment, adding that carriage houses wouldn’t stylistically fit in with every neighborhood.

“The suburban neighborhood, you don’t find them there historically,” she said. “So we’re not pushing them there unless the residents of the neighborhood step up and say, ‘We want them there.’” 

Sperling became active in the this particular zoning fight over his own desire to build a carriage house on the property of his 1893 Victorian home in the 1400 block of South Pennsylvania Street. 

Joking that he is “less than 74, but older than 73 years old,” Mr. Sperling is about ready to sink into his retirement days permanently. He would like to spend the remainder of his days on his beloved property, but acknowledges that he will one day seek the support of a live-in caregiver. 

But where will that caregiver live? Sperling is hoping that he will soon be able to build a carriage house, which he believes will not only serve the purpose of a home for his caregiver, but also add value to his property in the process.

“It makes sense … it’s the right thing to do,” he said.

Christine Tomovich, a Denver Realtor and member of Friends of Granny, couldn’t agree more. Having heard from clients that carriage houses would be a charming way to add value and character to their properties, Tomovich joined the fight.

“I’m listening day in and day out to sellers and buyers wants and needs, what they are wanting, why they’re moving. And so when we all met and began to talk, that was where I could help,” she said, adding that carriage houses can also act as beautiful storage units for homeowners. “I know a lot of people that would like to stay in these areas closer to downtown, but sometimes these houses are kind of small … they need more storage, and this really allows for a great lifestyle.”

Green-friendly, too?

Supporters add that the units can not only preserve single-family houses in Denver, but also green spaces, as developers often have to take down significant amounts of trees and shrubs to build duplexes. And they add that the carriage houses might also serve in adding affordable housing to Denver’s neighborhoods, noting that accessory dwelling units can be both spacious and cheap.

The proposed code would allow for carriage houses of up to 1,000 square feet, which has Sperling thrilled. But he does not believe a neighborhood-by-neighborhood approach is appropriate. Sperling is of the mindset that planners should simply allow for carriage houses on a citywide basis.

In the meantime, he is forging ahead with his cause, hoping that when the new code is finalized, he will be allowed to finally build his dream carriage house.

“It helps to maintain a good, rich mixture of housing in Denver,” said Sperling. “It’s the answer to Denver’s long-term single-family homes … it gives you a lot more flexibility.”

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