Denver Planning Board Backs Rezoning Plan to Invigorate West 32nd Avenue’s Historic Commercial Core

A mandate that calls for active ground-floor commercial uses while establishing a consistent three-story height allowance for new developments in the heart of Highland Square.

In a proactive effort to preserve the historic character of Northwest Denver, Council President Amanda P. Sandoval is sponsoring a legislative rezoning of the West 32nd Avenue commercial corridor. The proposal, which recently earned a unanimous recommendation for approval from the Denver Planning Board, would mandate active ground-floor commercial uses while establishing a consistent three-story height allowance for new developments in the heart of Highland Square.

West 32nd Avenue Rezoning Proposed

The proposed rezoning for the West 32nd Avenue corridor looks to transition approximately 11.33 acres from its current mix of U-MX-2 (Mixed Use, 2-story), U-MS-3 (Main Street, 3-story), and PUD 162 (Planned Unit Development) districts to a unified U-MX-3 base zone with an Active Centers and Corridors Design Overlay (DO-8). Under the existing plan, some properties are limited to just one or two stories, and current regulations permit new developments to be entirely residential, which the Community Planning and Housing Committee says has historically led to a net loss of neighborhood-serving commercial space.

The current zoning plan of West 32nd Avenue, with the proposed zone amendment outlined in red (Courtesy: City of Denver)

The presentation before the committee describes the U-MX-3 zoning designation as proactively preserving the historic character of West Highland before further redevelopment occurs:

• General Purpose: Intended to promote safe, active, and pedestrian-scaled, diverse areas through the use of building forms that clearly define and activate the public street edge.
• Specific Intent: Applies to areas or intersections served primarily by local or collector streets where a building scale of 1 to 3 stories is desired.
• Building Forms: Town House, Drive Thru Services, Drive Thru Restaurant, General, Shopfront

By applying the DO-8 overlay, the city mandates that a portion of the ground floor be dedicated to non-residential active uses, such as retail or restaurants, ensuring the corridor remains a walkable destination rather than a purely residential block. For developers, this means new projects between Meade and Perry Streets can have a consistent three-story height allowance, but must incorporate high-transparency storefronts and street-level activation, specifically the Shopfront or Town House types.

The plan must overcome a few more hurdles before it can take effect, though. The Land Use, Transportation & Infrastructure (LUTI) Committee heard the plan on January 20, 2026, followed by a final City Council Public Hearing tentatively scheduled for March 2, 2026.

Main photo: Mondo Vino, located at Lowell Blvd and West 32nd Ave, would be one of many retailers affected by rezoning (Photo Courtesy: Landmark Building Highlands Square)