Denver Shed Site Plan for Permit: Setbacks, Alleys and Lot Coverage

Adding a shed can provide valuable storage without changing the main house. However, before selecting a location or preparing the foundation, Denver property owners should determine which zoning, building and site-plan requirements apply to their project.

A clear Denver shed site plan establishes where the proposed structure will sit in relation to property lines, the existing house, neighboring lots, utilities, easements, streets and alleys. It can help identify placement problems before construction begins and provide Denver reviewers with the information needed to evaluate a permit application.

Does a Shed Require a Permit in Denver?

Not every Denver storage shed requires a building permit. According to the City and County of Denver, a building permit is generally not required for a one-story, detached, non-conditioned accessory structure used as a storage shed, playhouse or similar use when it does not exceed:

• 200 square feet of projected roof area;
• An 8-foot top-plate height; or
• A maximum height of 14 feet to any point.

Height is measured from the lowest adjacent grade to the accessory structure. These exemptions apply to the building permit, but they do not automatically mean that every shed can be placed anywhere on a property.

Denver states that a zoning permit is not required when a shed satisfies the applicable minor detached structure building-form standards. Other sheds require zoning approval. Properties regulated under Denver’s Former Chapter 59 zoning rules require a zoning permit for new sheds, relocated sheds and alterations to existing sheds.^[1]

Electrical, plumbing or mechanical work can also trigger separate trade-permit requirements. For example, a shed with lighting, receptacles, heating, air conditioning or water service may require one or more trade permits even when the basic structure is exempt from a building permit.^[1]

Why the Property’s Zone District Matters

There is no single setback or lot-coverage percentage that applies to every Denver property. Requirements can vary according to the property’s zone district, neighborhood context, lot configuration and any applicable overlays or special regulations.

The first step is to locate the property on Denver’s zoning map and identify its zone district. The applicable section of the Denver Zoning Code can then be reviewed for permitted building forms, setbacks, height limits and building-coverage standards.^[2]

Denver also has properties that remain subject to Former Chapter 59 rather than the Denver Zoning Code adopted in 2010. The city reports that Former Chapter 59 continues to cover a portion of Denver, including properties with site-specific zoning, planned unit developments, waivers or other special conditions.^[3]

What Should a Denver Shed Site Plan Show?

Denver’s residential shed guidance requires a site plan submitted with an application to be drawn to scale and to include its scale and a north arrow. It should also identify and dimension the following information:

• Primary, side and rear zone-lot lines;
• Adjacent streets and alleys;
• Existing buildings and other structures;
• Existing driveways;
• The proposed shed and its proposed height; and
• Distances from the shed to lot lines and existing structures.

If a sewer use and drainage review applies, Denver also instructs applicants to show the size, type and location of water, storm-sewer and sanitary-sewer lines.^[1]

A well-organized site plan normally distinguishes existing improvements from proposed work through different line styles, colors or labels. The reviewer should be able to identify the new shed and its relationship to surrounding features without having to interpret an overcrowded drawing.

Showing Shed Setbacks Correctly

A setback is the required separation between a structure and a property line or other regulated feature. Depending on the lot and zoning provisions, a shed plan may need to demonstrate compliance with rear, side or street-side setback requirements.

The drawing should show actual measured distances rather than simply stating that the shed “meets setback.” Dimension lines should extend from the shed’s closest applicable wall, roof projection or other regulated point to the relevant zone-lot line.

Do not assume a fence represents the legal property boundary. Fences, landscaping and existing driveways can be offset from recorded boundaries. When the shed will be located close to a setback line, survey information may be needed to establish the boundary confidently.

Denver’s minor detached structure standards also distinguish between different structure options and placement conditions. Because those rules can change and may differ by zoning context, the proposed location should be checked against the currently applicable code rather than copied from another property’s approved plan.

Rear Alleys and Shed Placement

Alleys are common in many Denver neighborhoods, making the relationship between a rear-yard shed and the alley particularly important. Denver specifically requires adjacent alleys to be shown on a shed site plan.^[1]

The plan should clearly label the rear alley and show:

• The rear property or zone-lot line;
• The proposed shed’s distance from that line;
• Any doors, gates or access paths facing the alley;
• Existing garages, parking areas and driveways;
• Utility lines or easements near the rear of the lot; and
• Whether construction access could affect the public right-of-way.

Placing a shed near an alley without confirming the boundary can create several problems. The structure might encroach into the alley, conflict with utility access or fail to meet a required setback. A site plan makes the proposed relationship visible before the shed, slab or foundation is installed.

How Lot Coverage Affects a Denver Shed

A shed adds another building footprint to the zone lot. Even a relatively small structure can matter when the existing house, garage, porch and other covered improvements already occupy a substantial part of the property.

Denver’s zoning materials describe building coverage as a percentage calculated by dividing the combined building footprints of structures on the zone lot by the zone-lot area. The maximum permitted percentage depends on the applicable zone district and building form.^[4]

A simplified calculation is:

For example, the calculation may need to include the footprint of the existing house, detached garage and proposed shed. Roof overhangs, open structures and specific permitted exceptions can affect how coverage is measured, so a simplified homeowner calculation should not replace a review of the applicable zoning provisions.

A useful shed site plan can include a coverage table listing:

• Total zone-lot area;
• Existing house footprint;
• Existing garage or accessory-building footprint;
• Proposed shed footprint;
• Other applicable covered areas;
• Total proposed building coverage; and
• The maximum coverage allowed in the applicable zone district.

Utilities, Easements and Drainage

A shed should not be positioned solely according to the amount of open yard visible on the property. Underground utilities, sewer lines, drainage routes and recorded easements may restrict an otherwise convenient location.

Denver notes that a sewer use and drainage permit may be required when excavation will occur within two feet of a sewer line. A project in a regulatory floodplain may also require additional review.^[1]

The site plan should identify known utility and sewer locations when relevant. Property owners should also review recorded documents and obtain utility-location information before excavation. A recorded easement can give a utility provider or another party access rights that are not visible from the yard.

Drainage also deserves attention. Shed roofs concentrate runoff along their eaves or through gutters and downspouts. The site plan should help demonstrate that the proposed structure will not direct water toward a neighboring property, building foundation or alley in a way that creates a drainage problem.

Additional Review Situations

A straightforward backyard shed can require additional coordination when the property has special conditions. Denver identifies several situations that should be checked early:

• Historic properties: A property in a designated historic district or an individual landmark may require a Certificate of Appropriateness.
• Designated parkways: A project encroaching into a parkway setback may require an exception request.
• Floodplains: Construction within a regulatory floodplain can require floodplain review.
• Sewer proximity: Excavation close to a sewer line can trigger sewer use and drainage requirements.
• Existing demolition: Removing an existing structure before building the shed may require a demolition permit.

Researching these conditions before choosing the final shed location can prevent redesigns and permit delays.

Applying for a Denver Shed Permit

Denver accepts permit applications through its e-permits system. For zoning, building and sewer use and drainage review, the city directs applicants to select “Building Log,” classify the project as “Single Family/Duplex Residential,” and select “New Accessory Structure” as the project scope.^[1]

When a building permit is required, the submission may also need elevations and construction drawings showing framing, foundation or slab details, roof construction, wall materials, headers and other structural information.

Eligible homeowners may apply for permits without a general contractor, but Denver imposes owner-occupier requirements. The applicant generally must be the legal owner and resident, provide matching identification and accept responsibility for work completed under the permit. Licensed contractors or homeowner examinations may be required for electrical, plumbing or mechanical work.^[5]

Denver Shed Site Plan Checklist

Before submitting a plan, check that it includes:

• The property address and owner or applicant information;
• A north arrow and stated drawing scale;
• All primary, side and rear zone-lot lines;
• Dimensions of the lot;
• Adjacent streets and alleys;
• The existing house, garage and other structures;
• Existing driveways and access areas;
• The proposed shed footprint and dimensions;
• The proposed shed height;
• Distances from the shed to lot lines and other structures;
• Applicable easements and utility locations;
• Water, sanitary-sewer and storm-sewer information when required;
• A building or lot-coverage calculation when applicable; and
• Clear labels distinguishing existing and proposed improvements.

Get a Denver Shed Site Plan

A carefully prepared site plan makes it easier to evaluate setbacks, alley relationships, utilities and lot coverage before construction starts. It also gives permit reviewers a clear representation of the property and proposed work.

Site Plan Pros can prepare a practical site plan using available property records and the information you provide. If the city requires a boundary survey, engineering calculations or professionally sealed construction documents, those services may need to be obtained separately from an appropriately licensed professional.

Frequently Asked Questions

Do all sheds in Denver require a building permit?

No. Denver generally exempts certain one-story, detached, non-conditioned accessory structures from a building permit when they remain within the city’s stated roof-area and height limits. Zoning, trade permits and property-specific regulations may still apply.

Does a permit-exempt shed still have to meet setbacks?

Yes. A building-permit exemption does not authorize a shed to violate zoning placement standards, property boundaries or easements.

Should the rear alley appear on the site plan?

Yes. Denver specifically instructs applicants to show adjacent alleys and streets on a shed site plan.

How is lot coverage calculated?

In general, building coverage is the combined area of applicable building footprints divided by the zone-lot area and expressed as a percentage. The permitted maximum and any exemptions depend on the property’s zoning.

Can I use a fence as the property line?

A fence should not automatically be treated as the legal boundary. When accurate boundary placement is critical, use reliable survey or property information and consult a licensed surveyor when necessary.

Can a homeowner apply for the permit?

An eligible owner-occupant may be able to apply, subject to Denver’s identification, residency and responsibility requirements. Trade work can require licensed contractors or homeowner examinations.

Official Sources

1. City and County of Denver — Residential Sheds
2. City and County of Denver — Denver Zoning Code and Zoning Map Resources
3. City and County of Denver — Regulations, Codes and Standards
4. Denver Zoning Code — Article 13: Rules of Measurement and Definitions
5. City and County of Denver — Applying for Permits as a Homeowner

This article provides general information and is not legal, surveying, engineering or architectural advice. Permit and zoning requirements can change and may vary by property. Confirm current requirements with the City and County of Denver before beginning work.