Design Review for Additions

Landmark Preservation reviews applications for additions on all individual landmarks and properties within a historic district to ensure consistency with the appropriate design standards and guidelines.

Before you begin . . .

The following materials are not allowed in Denver historic districts or on individual landmark structures:

  • Composite-wood siding, T-111 siding, molded plastic siding, vinyl siding, and aluminum siding
  • One- or two-coat stucco
  • EIFS
  • Materials with a faux-wood grain texture
  • Vinyl windows
  • Windows with internal muntins or glued-on muntins. Windows may be simulated-divided light with muntins on the exterior and interior faces of the glass, but must include a spacer bar.  

For more information about appropriate materials, review the design guidelines below.

Do you need to schedule a pre-application review meeting?

The size and scope of your addition and its visibility from the street will determine how you proceed through the design review process. 

Small additions: Pre-application review meeting is NOT required

If an addition is small enough to meet all of the following criteria, it may be approved administratively by Landmark Preservation staff:

  • Not visible from public streets
  • Not a rooftop addition
  • Adds less than 900 square feet and less than 40 percent square footage to the existing above ground square footage
  • Clearly meets the design guidelines
  • Does not require demolition review
    • Demolition review is required when a project involves demolition of 40 percent or more of the exterior wall area, 40 percent or more of the roof surface, or 40 percent or more of the combined wall and roof area for additions affecting both the wall and roof of the building. Visit the Demolition and Certificate of Demolition Eligibility Review page for more information on demolition review.

Large additions: Pre-application meeting is required

Additions that do not meet the criteria above are subject to review by the Landmark Preservation Commission or Lower Downtown Design Review Commission. These additions include the following:

  • Visible from public streets and additions to buildings on corner lots
  • Rooftop (pop-top) additions.  
  • Add more than 900 square feet or more than 40 percent square footage to the existing above ground square footage, whichever is less
  • Additions that do not clearly meet the design guidelines

If your addition meets one of the conditions above, you must schedule a pre-application review meeting. To request a pre-application review meeting, email the pre-application review form(PDF, 139KB) and all required information to landmark@denvergov.org.


If you project includes a rooftop addition, a meeting with the Registered Neighborhood Organization (RNO) may be required.

Projects in historic districts where an RNO has completed design review training must present proposals for rooftop additions to the RNO before a complete application may be submitted for review by the Landmark Preservation Commission. During the pre-application meeting, Landmark staff will let you know if there is a qualifying RNO in place and will refer you to the RNO.

For more information, download the Registered Neighborhood Organization Policy(PDF, 573KB).


Determine which design guidelines apply

Your location and type of project determines which design standards and guidelines you should follow. If you are unsure about whether your project is in a historic district, check the landmark and historic districts map.

In certain neighborhoods and historic districts, additional customized design guidelines may apply.

If you use assistive technology and need help accessing the content in these documents, please contact landmark@denvergov.org.


Required documents

Design review applications must adequately describe the project and provide sufficient information to evaluate the proposal. Documentation must clearly illustrate the existing conditions as well as any proposed work.

All applications for additions must include the following information:

Photos

Photos of existing conditions showing the existing building, the location of the proposed addition, and surrounding buildings are required and must be:

  • In color
  • Labeled with direction and orientation to the street
  • No smaller than 4"x6" in size (or between 1024 x 768 pixels and 1280 x 960 pixels)
  • Arranged on one or more sheets within the drawing set (PDF format), with each image clearly labeled

For examples of acceptable photos and tips for taking good photos, download Landmark Standards for Photographs(PDF, 590KB) and the Photo Page Example(PDF, 999KB).

Site Plan

All projects must submit a dimensioned and scaled site plan including:

  • Existing and proposed locations of mechanical equipment
  • Spot elevations at existing grade are required to establish the base elevation, evaluate height within the historic context, and ensure the historic district's height limits are met
  • Street address
  • North arrow
  • Scale
  • Location of streets, sidewalks, alleys (including any right-of-way or easement), and all existing structures
  • Location of proposed addition
  • Location of existing and proposed fences, retaining walls, exterior stairways and ramps, driveways, etc.
  • Property lines and required zoning setbacks
  • Location of front 65% of the lot and rear 35% of the lot (or 80% / 20%, depending on the zone district)
  • Original grade elevation at intersection of side property lines and minimum setback

Site Plan Example

Elevation and Section Drawings

Submit elevation drawings and typical section drawings of each existing and proposed façade that include the following:

  • Overall dimensions and scale (at least 1” = 20’)
  • Proposed overall height of existing building and addition
  • Proposed floor-to-ceiling heights
  • Proposed window and door dimensions
  • Porches, awnings, shifts in massing (including protrusions or indentions), and other façade detail dimensions
  • Note all existing and proposed façade materials, including wall cladding, windows, doors, decorative trim, roofing material, porch construction, etc.
  • Maximum height and bulk plane, indicated in a dashed line per zoning requirements, clearly showing any requests for variances or administrative adjustments
  • Street address
  • Façade direction
  • Location and sections of enlarged elevations
  • Section drawings through proposed typical walls, features, and material transitions
  • Enlarged detail drawings of eaves, overhangs, porches, and other unique features
  • Enlarged elevations and sections for each distinct window type and location, showing the full window in the wall assembly, including head, jamb, sill, muntins, and other details/profile information, and indicating the amount the window is recessed in the wall plane
  • Window and door schedule including window material, size, and operation
  • Elevation and detail drawings of balconies, railings, awnings, fencing, and other proposed building or site features
  • Height of adjacent structures
  • Location of all new vents, louvers, electrical boxes, lighting, etc.

Floor Plans and Roof Plan

All projects must submit existing and proposed floor plans and roof plan, which must:

  • Be drawn to scale (1" = 40' or larger, if possible) 
  • Include all levels/floors 
  • Use simple room labels (bedroom, bathroom, etc.) 
  • Do not include: furniture, reflected ceiling plans, interior finish plans, and interior electrical or mechanical work
    • Note: Exterior electrical and mechanical work must be shown on plans

Materials

Provide all of the following:

  • Photos of samples of all exterior materials with labels for each building component indicating material and finish
    • Sample boards should be shared with the Landmark Preservation Commission or the Lower Downtown Design Review Commission during your presentation
  • Manufacturer cut sheets for each product
  • Reference materials and numbers from samples onto elevation sheets and site plans as needed to clarify which materials correlate to which building component
  • For glass, provide transparency ratings and visible light reflectance

Landscape Plans and Elevations

Submit scaled landscape plans and elevations, if applicable, that include the following:

  • Curbs
  • Sidewalks and walkways
  • Utility locations
  • Elevations
  • Materials
  • Information on lighting
  • Information on hardscape, accessory structures (pergolas, sheds, etc.), and any structural elements introduced into the landscape

Ready to apply?

View design review application instructions