Design Review for Window and Door Replacement

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

Before you begin

Historic windows are often character-defining features of historic buildings and play a crucial role in the historic significance of a building. Windows should be considered historically significant if they:

• Are original to the structure or are part of a historic alteration
• Reflect the original design intent for the building
• Are examples of exceptional craftsmanship and/or design
• Are integral to a building's historic character

The Landmark Preservation Commission and the Lower Downtown Design Review Commission strongly encourage the retention of historic windows.

The following are not allowed for window or door replacement in historic districts or on individual landmark properties:

• Vinyl windows and doors, except in the La Alma Lincoln Park Historic Cultural District
• Windows and doors with only internal muntins between panes of glass
• Windows and doors with glued-on muntins 

For more information about appropriate materials, review the design guidelines below. For information on window types and parts, download the Components of Historic Windows handout(PDF, 712KB).  

Design Guidelines

Landmark Preservation staff, the Landmark Preservation Commission (LPC), and the Lower Downtown Design Review Commission (LDDRC) use design guidelines to review all window and door replacements in historic districts and at individual landmark sites. Site specific conditions determine how well the proposed windows or doors fit the surrounding historic context. Most window or door replacement projects will be reviewed with Chapter 2: Guidelines for Preserving Historic Buildings(PDF, 2MB). Window or door replacement projects in the Lower Downtown Historic District will also be reviewed with Chapter 2: Guidelines for Preserving Historic Buildings(PDF, 2MB) as the Design Guidelines for the Lower Downtown Historic District are supplemental to the main guidelines. For more information about applicable design guidelines, visit the Landmark Preservation design guideline webpage.

E-permits Application

Submit your application materials via E-permits:

• Create an account or log in to an existing account
• Click the "Development Services" tab
• Click "Apply for a Permit"
• Select "Landmark Certificate of Appropriateness" and follow the instructions.

For assistance with e-permits, visit the FAQ page.

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.

Historic window or door replacements

All applications for this project type must include the following information:

• A pre-application meeting with Landmark staff. Meetings can be scheduled by emailing landmark@denvergov.org
• A completed Landmark design review application and checklist(PDF, 1MB)
• Current color photographs of the area of project scope and street fronting façade(s), including:
  • An overall photograph of the exterior of each window to be replaced, keyed to floor plans and elevation drawings
  • Close-up exterior photos of each window to be replaced showing the existing condition, keyed to floor plans and elevation drawings
  • Photos must be at least 300 dpi or at least 4” X 6”
  • Photographs must be labeled with the cardinal directions (ex. north, south, east, west). Photographs labeled front, side, and rear will not be accepted
  • Photos must be included as a page or pages within the drawing set or attached as jpeg or pdf. (Thumbnail photos, photos embedded within emails, and photos linked to a file sharing system will not be accepted) Roof Plans that include existing, if applicable, and proposed roof. Plans to be scaled and dimensioned with roof pitch(es) noted.
• Existing and proposed site plans that include:
  • Address with street name
  • Scale and dimensions (at least 1”=20’)
  • Zone lot and Property lines (include both if different)
  • Zone lot depth (e.g., 65/35 or 80/20)
  • Orienting features such as streets, alleys, sidewalks, and adjacent structures
  • Location of hardscaping elements such as fences, site walls, patios, exterior stairways, driveways, etc.
  • North direction arrow
  • Zoning setback requirements
  • Original grade elevation at intersection of side interior zone lot lines and minimum setback to primary setback
  • Identify all proposed and existing site elements that violate zoning regulations for which you will be seeking relief through the Administrative Adjustment process
• Existing and proposed building elevation drawings that include:
  • Scale and dimensions (at least 1”=20’)
  • Overall height of building from base planes
  • Height of additions/new structure, if applicable, from base plane
  • Window and door dimensions, if applicable
  • Porches, awnings, other façade and elevation details
  • Location of all existing and new vents louvers, electrical boxes, lighting, etc.
  • Bulk plane and height
  • Material legend and notes
  • Elevations labeled with the cardinal directions (front, side, and rear labels will not be accepted)
  • Identify all proposed and existing building elements that violate zoning regulations for which you will be seeking relief through the Administrative Adjustment process
• Floor plans that include:
  • Labels of all existing and proposed rooms. Use simple room labels (e.g., living room, bedroom)
  • All existing and proposed floors indicating all proposed changes at each floor
  • Do not include furniture, reflected ceiling plans, interior finish plans, or other interior work (unless otherwise required for a building or zoning permit)
• Enlarged/Detail elevation drawings that shows each distinct window type and location, showing the full window in the wall assembly including head, jambs, sills, and muntins
• Section Drawings that include:
  • Details sections at doors and windows in all wall cladding materials showing dimension of inset into the wall plane
  • Detail window section showing head, jamb, and muntin design
• Details of construction that include:
  • Window and door schedule with material, size, and operation clearly noted
  • Window and door cut sheet or quote
  • For all glazing provide transparency calculations
  • Material samples or photographs of new or innovative materials as requested by staff
• Existing and replacement window comparison worksheets for each window that include measurements, in inches, of all window features
• For replacement of 3 or more windows, a window assessment for each window to be replaced conducted by an independent third-party consultant, architect, or contractor with experience with the evaluation historic windows, and who will not financially benefit from window replacement
  • Include detailed explanation of why existing windows cannot be repaired
  • Rate overall windows and specific window features in the following categories:
    • Repair class 1: window component needs only normal routine maintenance to upgrade to a “like new” condition
    • Repair class 2: Windows components show some physical deterioration that can be addressed with patching, repair, or splicing new wood into existing members
    • Repair class 3: Window components show severe physical deterioration and cannot be repaired and must be replaced

Non-historic window or door replacements, or replacements of windows on doors on non-contributing buildings in historic districts

All applications for this project type must include the following information:

• A completed Landmark design review application and checklist(PDF, 1MB)
• Current color photographs of the area of project scope and street fronting façade(s), including:
  • Photos must be at least 300 dpi or at least 4” X 6”
  • Photographs must be labeled with the cardinal directions (ex. north, south, east, west). Photographs labeled front, side, and rear will not be accepted
  • Photos must be included as a page or pages within the drawing set or attached as jpeg or pdf. (Thumbnail photos, photos embedded within emails, and photos linked to a file sharing system will not be accepted) Roof Plans that include existing, if applicable, and proposed roof. Plans to be scaled and dimensioned with roof pitch(es) noted.
• Existing and proposed site plans that include:
  • Address with street name
  • Scale and dimensions (at least 1”=20’)
  • Zone lot and Property lines (include both if different)
  • Zone lot depth (e.g., 65/35 or 80/20)
  • Orienting features such as streets, alleys, sidewalks, and adjacent structures
  • Location of hardscaping elements such as fences, site walls, patios, exterior stairways, driveways, etc.
  • North direction arrow
  • Zoning setback requirements
  • Original grade elevation at intersection of side interior zone lot lines and minimum setback to primary setback
  • Identify all proposed and existing site elements that violate zoning regulations for which you will be seeking relief through the Administrative Adjustment process
• Existing and proposed building elevation drawings that include:
  • Scale and dimensions (at least 1”=20’)
  • Overall height of building from base planes
  • Height of additions/new structure, if applicable, from base plane
  • Window and door dimensions, if applicable
  • Porches, awnings, other façade and elevation details
  • Location of all existing and new vents louvers, electrical boxes, lighting, etc.
  • Bulk plane and height
  • Material legend and notes
  • Elevations labeled with the cardinal directions (front, side, and rear labels will not be accepted)
• Floor plans that include:
  • Labels of all existing and proposed rooms. Use simple room labels (e.g., living room, bedroom)
  • All existing and proposed floors indicating all proposed changes at each floor
  • Do not include furniture, reflected ceiling plans, interior finish plans, or other interior work (unless otherwise required for a building or zoning permit)
• Enlarged/Detail elevation drawings or photographs that includes each distinct window type and location, showing the full window in the wall assembly including head, jamb, sill, and muntins
• Section drawings that include:
  • Detail sections at doors and windows in all wall cladding materials showing dimensioned inset into the wall plane
  • Detail window section showing head, jamb, and muntin design, with dimensions
• Details of construction that include:
  • Window and door schedule with material, size, and operation clearly noted
  • For all glazing provide transparency calculations
  • Window and door cut sheet or quote
• Compatibility demonstration for contributing buildings with:
  • Photographs of intact original/historic windows and doors
  • Historic photographs of original/historic windows and doors, if existing
  • Photographs of adjacent historic structures of a similar historic architectural style or design

Ready to apply?

View design review application instructions