What Can or Can’t I do With My Historically Designated House?
What I can do?
- Inside the house, I can do whatever I want as long as it is within Denver Building and Zoning Codes. Historic designation applies to the exterior only.
- I can paint the interior and exterior any color I want. This includes the front door.
- If I want, I can consult with a color expert. I can also use the paint color suggestions in the Denver Landmark Preservation Commission document “Design Guidelines for Landmark Structures and Districts.”
- I can decorate in any style I want.
- The process for changes to the inside of the house is no different than living any other house in Denver. Remember that the underlying zoning of your house is unchanged.
What I can’t do without approval from the Landmark Preservation Commision
- Add on to my house: additions must not alter its historic character or the character of the neighborhood, and must comply with the Design Guidelines for Landmark Structures & Districts.
- Get a building, zoning, or other permit for any exterior rehabilitation, alteration, addition, or reconstruction.
- Add or remove fencing. (Check with zoning regulations)
- Demolish my house. (See Sec. 30-6 of the Preservation Ordinance for more information )
The following is a general and helpful description for property home owners now pursuing a residential demolition permit for the City. This is reflective of the recent amendment approved by the City Council to RMC 30-6 (Demolition and Preservation Ordinance):
- Go to the residential counter, have a photo of the property.
- Photo given to LPC staff that has 10 days to review for “potential for designation”.
- If before the end of the 10 day period, the staff finds no “potential for designation” the permit shall issue. If the 10 days runs without any finding, the permit shall issue. Both provided no one has submitted an application for designation.
- If the staff finds “potential for designation”, the property owner, city council person, at large council persons, RNOs and “appropriate historic preservation entities” are notified of the proposed demolition and that the property has “potential for designation”.
- Property posted for 21 days, if application for designation is received, the property goes through designation proceedings until; 1) those proceedings are terminated by denial by LPC or City Council, or 2) the property is designated, or 3) 120 days elapses. In the event of 1) or 3) the demolition permit is issued. In the case of 2) the applicant may go to LPC and request demolition.
- Neglect the care of my house. I must preserve it from decay and deterioration and structural defects.
- Remove or alter windows or doors.
These two homes in Highland Park, built by Arthur John Simpkins in 1923(left) and 1926 (right), demonstrate the appearance change when original windows are replaced (house on left.) Photos by Elizabeth Jeanne Wheeler
Why Do I Have to Go Through a Design Review to Replace Old, Energy-Inefficient Windows?
- Windows are one of the main elements that give a house its historical character. When windows are removed and replaced with new windows that do not look like the old ones, the appearance of the house is changed. “The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided." Secretary of the Interior’s Standards of Rehabilitation. Standard 2
- Old windows can often be repaired. Old wood windows are often as energy efficient as new ones. The most important consideration for energy efficiency is eliminating gaps in windows that allow cold air to move through the window assembly. Caulking, adding weather stripping and installing storm windows greatly improve energy conservation. Also, substantial heat loss can be tracked through insufficient insulatioin in surrounding walls & ceilings.
- Following a thorough condition assessment, wood windows which are beyond repair can be replaced with another similarly proportioned and detailed wood window. However, other materials may be considered, such as aluminum, or fiberglass. Check with the Landmark Preservation Commission staff for appropriateness. “Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.” Secretary of the Interior’s Standards of Rehabilitation. Standard 6
For more information, click on FAQ Window Replacement in Historic Districts or
"The Repair of Historic Wooden Windows,” published by the National Park Service Department of the Interior
Do I Have to Go Through the Same Process to Replace Doors?
- Yes, design review is required for front doors or main entrances or any door or entrance that is visible from the street. Doors and entrances are some of the most important character defining elements of historic homes. If necessary, replace original doors with similar designs and finishes.
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