Infill Guide Infill Guide- Commission Infill design review is a collaborative process used to examine projects in designated historic districts or on Denver landmark properties for architectural design and compatibility with the nearby historic built environment. Applications submitted for infill design review must be accompanied with specific information which adeuately describes and studies the proposal and its relationship to its historic surroundings. To comply with the reuired submittal standards of Denver, submitted documentation shall clearly illustrate the existing conditions as well as any proposed features. To facilitate the mission of the Denver Commission (LPC) to preserve and protect the integrity of Denver s historical and architectural structures, the LPC has developed the Design Guidelines for Denver Landmark Structures & Districts which serve as the basis for decisions by LPC and Landmark staff. The guidelines follow the Secretary of Interior s Standards for the Treatment of Historic Properties. Consult the design guidelines to ascertain if your project meets the guidelines. Infill construction in designated historic districts or Denver landmark properties reuires a minimum of two separate meetings of the Commission (LPC). This process allows for thoughtful consideration of the proposed infill by dividing the review into two manageable components Part I: Mass, Form and Context review and Part II: Design Detail Review. Pre-Review Meetings 1. Schedule a pre-review meeting with staff. A pre-app is reuired for all infill projects. 2. If applicable; for multi-unit or commercial structures, schedule a concept pre-review meeting with Development Services Project Coordination staff. Please conduct this meeting prior to filing a formal submittal with Landmark staff. 3. The Commission reuires applicants to present new infill proposals to the applicable Registered Neighborhood Organization (RNO) who choose to participate in Design Review (see staff) for consideration and feedback. Formal feedback from the RNO is reuired before submittal may be a considered complete submittal. Submit Application and Documents 4. If a proposal includes demolition, Parks Parkway review or Zone Lot Amendment (ZLA)/Site Development Plan (SDP), please submit those applications prior to the infill application. The Commission will handle those applications to the appropriate agencies prior to consideration of any other proposal. This may add extra meetings to the process. 5. Submit a completed application and the reuired components found on the Landmark Infill Submittal Checklist. Review does not begin until a complete submittal is received. Please complete all fields on the checklist and application. Applications may be submitted by email, by mail, or in person. Incomplete applications delay the design review process. By Email: Send to landmark@denvergov.org. Electronic submission should include two attachments: one PDF with the completed form ( youraddress-app.pdf ) and one PDF that combines all supporting materials ( youraddress-app-materials.pdf ). File size should not exceed more than 25 MB combined. In person: Records Counter, 2nd floor Webb Municipal Building, 201 West Colfax Ave. 8-4 p.m., Monday Friday The initial review comment period is 5 business days in which staff will communicate the status of your application and further steps. 6. Landmark staff will evaluate the completeness of an application, and perform a preliminary design guideline evaluation within 5 business days. Only applications deemed complete by Landmark staff are forwarded to the LPC. 7. For applications deemed complete, see the Basic Submittal Calendar on the next page: 3/15/16
Basic Submittal Calendar Sunday Monday Tuesday Wednesday Thursday Friday Saturday Submittal Deadline Staff Initial Review Staff Communicates with Applicant/Resubmittal Review Staff Communicates with Applicant/Resubmittal Review Staff Report is prepared 15 copies of revised submittal due by 9am Packets sent to Commissioners Meetings The filing deadline for the Commission is a minimum of four (4) weeks prior to each meeting. LPC meets the 1st and 3rd Tuesday of each month. One set of the application and submittal documentation is all that is reuired at the filing deadline. Once the application is cleared by staff to move on to a Commission meeting, the applicants are responsible for providing 15 hard copies of the updated submittal for the Commission at a maximum 11 X 17 size (simple stapled/no covers) at least 7 business days prior to the meeting. A digital submission to staff is also reuired. If the documentation set is not received the application is removed from the agenda. Meeting 1a. If reuested by applicant, concept discussion item for Commission consideration Meeting 1b. If applicable, demolition application Meeting 1c. If applicable, Zone Lot Amendment (ZLA) or Site Development Plan (SDP) Review of the division or combining of lots Meeting 2. Meeting 3. Meeting 4. No new information may be submitted prior to the Meeting LPC Meeting 1:00pm Mass, Form, and Context Review of application as compared to area s historic structures and context Design Detail Review to ensure that the proposed infill materials and details are compatible with the area and relate to the historic context* If applicable, final review of proposed infill updated with any conditions reuired by the Commission* * For items approved with conditions or continuances, all re-submittals must clearly demonstrate in writing and on drawings how the listed conditions/items are met. If conditions/reuired items are not provided, the submittal will be considered incomplete. 8. Once a project has LPC approval, staff will review construction drawings for conformance with this approval. Please coordinate with Landmark staff on any changes to determine if additional LPC review is reuired. 9. If the application is approved by the Commission, Landmark staff will issue a Certificate of Appropriateness (COA) after satisfactory review of construction documents to Development Services. The Commission The Commission (LPC) is a nine member Commission appointed by the Denver Mayor. The Commission meets the 1st and 3rd Tuesday of each month. At the meeting, a representative for the application is given the opportunity to address the Commission for 10 minutes. Staff can add slides to the PowerPoint presentation for applicants, but slides will need to be items that are part of the submittal packet. Any PowerPoint presentations need to be submitted to staff by the Monday, one week prior to the meeting. The Commission reuests that the submittal packet not be on the PowerPoint presentation unless there is a particular area that reuires a detailed discussion. City policy does not allow thumb drives, CD s, or laptops to interface with city euipment. Changes or alterations to submitted plans are not allowed to be submitted at Commission meeting. Changes will result in the application being deferred until staff can review changes. The Commission will deliberate the application and make a motion for approval, approval with conditions, or denial. The Commission is the deciding body for applications and their comments may differ from staff s review. Although the Commission endeavors to be brief in their application review, please be aware that some applications may have a lengthy deliberation. Standards that apply and are used for LPC review: Design Guidelines for Landmark Structures and Districts (2014) Design Guidelines for Country Club Historic District (1995) Revised Municipal Code of the City and County of Denver, Colorado; Chapter 30 Secretary of the Interior s Standards for the Treatment of Historic Properties Amendments to the Building Code for the City and County of Denver; 105.1.22
Pre-Review Pre-Review 3/15/16 The pre-review is meant to notify applicants of the process for the eight special project types noted below and offer initial feedback. Design review for this project will not begin until the final complete application is received. Staff s initial comments do not constitute design review or approval/denial. Property Address(es) Property Type/Use Contact Name and Company Email Address 1 or 2 Unit Building (Single Family Home, Duplex) Commercial, Mixed-Use or Multi-Use Multi-Unit Residential Other Historic District Name (if known) Phone Number (area code first) Please indicate the project type: Infill Construction Zone Lot Amendments Second Floor (Pop-Top) Additions Historic Window Replacement ADU Construction Large Additions Demolition in Historic Districts or Landmark Structures *Only these eight project types reuire a pre-review, or as determined by staff* Description of Project Concept: Comprehensive Sign Plans Pre-Review Checklist The following is REQUIRED for Pre-Review: 1. Complete Application for Pre-Review 2. Plans/drawings/sketches that adeuately depict the project (clearly note existing and proposed) 3. Color photos of existing conditions Please note: if the proposal includes demolition of an existing structure, a separate demolition application will need to be submitted for approval. Staff will schedule a meeting, call, or communicate via email for the pre-review meeting. To submit electronically: Email this form and supporting materials to landmark@denvergov.org. Electronic submission should include two attachments: one pdf with the completed form ( yourname-preapp.pdf ) and one pdf that combines all supporting materials ( yourname-preapp-materials.pdf ). File size should not exceed 25MB combined. Contact us if you are having trouble with your electronic submission. To submit in person: Submit this form and supporting materials to the Records Counter weekdays between 7:30am and 4:30pm on the 2nd floor of the Webb Municipal Building, 201 W. Colfax Ave.
Infill Checklist Part 1 Infill Part 1: Mass, Form & Context Checklist The purpose of this step is to review the building envelope and basic exterior appearance concept to ensure a contextual fit. Project Address: Pre-Application Date: Registered Neighborhood Organization: Meeting Held Date: REQUIRED for Mass, Form, and Context Review: Note: All drawings must have a scale, and the scale must be accurate printed out at a maximum 11 x 17 size. All plans must be clearly labeled with hightlighted titles. 1. Complete Application for Design Review 2. Complete Infill Checklist Part 1 3. Digital submission of all reuired documentation 4. Site plan with scale (1 = 40 or larger if possible). Include existing/proposed driveways and curb cuts. Show mechanical euipment locations. Include spot elevations delineated at existing grade. (This is reuired to establish the base elevation, and evaluate height within the historic context and ensure that the ordinance-prescribed height limits for the project are met.) 5. Interior floor plans with scale (1 = 40 or larger if possible). Include all levels/floors. Please omit any/all furniture from the plan and use simple room titles (bedroom, bathroom, etc.). 6. Color photos of existing conditions, clearly labeled showing proposed building site and surroundings. 7. Worksheets for Context, Composision, and components of Proposed Infill (Attached): Ground Plan Comparison is a plan sheet providing footprint sizes and street/side setbacks for the immediate and adjacent block face(s). Streetscape Drawings compare the size & dimensions of a building in elevation to other buildings on the same block face(s). Compatibility Demonstration compares the proposed structure with existing historic structures in the area. This can be any contributing structure in teh district boundary, not just adjacent structures. Character Defining Features is a detailed comparison of the proposal and the district s Character Defining Features. 8. Isometric Drawings (3D), should be provided at key public/street level views and at an average pedestrian height. Additional aerial view isometric drawings are reuired if the entire building mass is not evident by public level views. Note: A physical model may be provided to compliment, but not substitute, for isometric drawings. 9. Elevations with overall dimensions and floor/ceiling heights denoted; show window/door openings; demarcate porches, awnings, and major protrusions or indentations. Provide at least 1 = 30 scale. No materials, siding or other details unless important to denote scale or to distinguish solid and void surfaces. 10. Other (as reuired by staff).. Coordinate with staff to determine if any additional information is needed due to the uniue circumstances of your project. For multi-unit (three [3] or more units) or commercial structures, also include: 11. Street sections for each distinct building mass, 1 = 20 scale or larger. Width should extend from the center of ROW to at least the front 15 depth of building. Demarcate property line and street edge. Show all façade height step backs, indentations and major protursions, such as awnings, balconies, etc. Please note: Signage and outdoor seating are separate reviews.
LANDMARK CERTIFICATE OF APPROPRIATENESS Application Design review for this project will not begin until a complete application and reuired submittal materials are received. reserves the right to delay consideration and/or action on a submittal in the event that information is missing and/or changed at the time of the scheduled design review or public hearing. Please use the appropriate project checklist for guidance. A pre-application review is reuired first for certain projects. SUBJECT PROPERTY INFORMATION Property Address Property Type/Use 1 or 2 Unit Building (Single Family Home, Duplex) Historic District Commercial Multi-Unit Residential Other Applicant Name: Street: Company: City: Phone: Zip: Email ITEMIZED LISTING OF PROPOSED WORK ITEMS - only listed items will be reviewed: [Example: Replace roof shingles, Construct 2-car detached garage, etc.] Only work listed below will be considered. Community Planning & Development Application 3/15/16 Materials of work: (Example: Type of window materials, siding, roofing, etc.) Amount of demolition of original features/materials suare feet APPLICATIONS ARE NOT CONSIDERED COMPLETE UNTIL ALL INFORMATION REQUIRED ON THE APPROPRIATE SUBMITTAL CHECKLIST IS SUBMITTED I attest that no additional exterior work or window work will occur under this application (sign, and print application). Design Review Deadline: The filing deadline is 4 weeks prior to scheduled Commission (LPC) meetings, and 23 days (3 weeks and 2 days) prior to the first Thursday of each month for the Lower Downtown Design Review Board (LDDRB). A complete application, including full supporting documentation, is due in the office by 12:00pm (noon) on the filing deadline. Landmark staff will determine whether LPC or LDDRB review is reuired based on adopted design guidelines. Staff will contact the applicant regarding staff comments, meeting dates (if applicable) and any additional materials that may be reuired. To submit electronically: Email this form and supporting materials to landmark@denvergov.org. Electronic submission should include two attachments: one pdf with the completed form ( yourname-app.pdf ) and one pdf that combines all supporting materials ( yourname-app-materials.pdf ). File size should not exceed 25MB combined. Contact us if you are having trouble with your electronic submission. To submit in person: Submit this form and supporting materials to the Records Counter weekdays between 7:30am and 4:30pm on the 2nd floor of the Webb Municipal Building, 201 W. Colfax Ave. All submittals become the property of the City & County of Denver. Submittals are open records. Submittals will be posted online or made available to any party that reuests a copy.
Infill Checklist Part 2 Infill Part 2: Design Detail Checklist The purpose of this step is to ensure that a building s materieals and details are compatible with and relate to the historic context. Project Address: Registered Neighborhood Organization*: Meeting Held Date*: REQUIRED for Design Detail Review: Note: All drawings must have a scale, and the scale must be accurate printed out at a maximum 11 x 17 size. All plans must be clearly labeled with hightlighted titles. 1. Complete Infill Checklist Part 2 2. The applicant submittal should include reuirements of the Part 1 submittal. 3. Digital submission of all reuired documentation 4. Additional/updated drawings and explanatory text. In tyhe submittal, state how each mass, form, and context condition approved by the Commission is met by the Design Detail submittal, and indicate the page/detail numbers showing where the condition is met. This is reuired to ensure that mass and scale conditions are met, prior to considering design details. 5. Elevation drawings with scale (1 = 20 of all sides). Please label and include base elevation, and include heights for all floor/ceiling levels, to top of roof deck, cornice, and top of appurtenances behind that façade. Show and label all materials, such as windows, doors, porches, roofs, siding, etc. 6. Enlarged section drawings at all entry locations (3/4 = 1 scale). Include windows, canopies, columns, exterior walls, door locations, etc. Key wall section to the site plan. 7. Enlarged elevations and sections for each distinct window type and location, showing full window, including head, jamb, sill, muntins and other details/profile information. Please key sections to larger elevations sheets and site plans to clarify location. For projects with more than 3 window types/sizes, please provide a window schedule. 8. Details on exterior architectural elements, including balconies, railings, vents, awnings, etc. Provide enlarged elevation and information on all exterior archetecutral elements. 9. Landscape plans and elevations. Provide to scale, showing curbs, sidewalks, utility locations. Reuires elevations, materials and supplemental information on lighting, plant material, hardscape and any structural elements. 10. Materials. Provide all of the following: a. Material samples/boards of ALL exterior materials with labels for each building/building component indicating material and finish. b. Provide manufacturer cut sheets on products. c. Reference materials and numbers from samples/boards onto elevation sheets and site plans as needed to clarify which materials correlate to which building/building component. d. For glass, provide visible transparency ratings of glass. 11. Other. Coordinate with staff to determine if any additional information is needed due to the uniue circumstances of your project. For multi-unit (three [3] or more units) or commercial structures, also include: 12. Roof plan with scale (1 = 40 or larger if possible). Label all roof appurtenances, materials, provide dimensions from street façade on roof plan, and show proposed screening on sides and top, if applicable. Additional drawings, including elevations, are reuired for unusual features such as stair overruns, towers, etc. 13. Enlarged building wall sections and plands (with corresponding elevation) through each distinct or uniue building component at façade locations (3/4 = 1 scale). Include all rooftop euipment/stair overruns/setback stories. Please coordinate with staff to determine distinct building components. Please include key wall sections to a site plan.
Worksheets - Context, Composition and Components of Proposed Infill Worksheets - Context, Composition and Components of Proposed Infill Infill documentation must examine the context, composition, and components of proposed new structures for compatibility with the existing historic structures of the district. These documents will examine how new infill will fit in the neighborhood. Applications submitted for infill construction must be accompanied with specific information which adeuately describes and studies the proposal. To comply with the reuired submittal standards of Denver, submitted documentation shall clearly illustrate the existing conditions as well as any proposed infill structure. Please fill in the worksheets completely. Approximate measurements are acceptable. Only contributing historic structures should be evaluated for compatibility. A contributing structure is one that was built during the Period of Significance for the district or designated property and can be recognized as being from that period (meaning they retain integrity). (Design Guidelines Glossary of Terms page C-4.) Worksheets may be customized or recreated for the specifics of each particular proposal CONTEXT 1. Ground Plan Comparison that gathers footprint size, setbacks, and a comparison to the proposed structure. The surrounding eight parcels are studied as to setback as listed. Include all structures regardless if they are contributing or non-contributing. Setbacks for new infill should correspond to surrounding context. (Guidelines 4.1, 4.2, 4.9) Question to be answered: How will the footprint of a proposed structure fit into the existing historic ground context? Please do not trespass to gather data. Stay on the public sidewalk or use aerial photographs (such as Google or Bing) to estimate measurements/ distances. Include the proposed project within the same document for comparison purposes. Notated aerial photos may also be used, however please outline the structures for clarity. 2. Street-Scape that compares the front elevation of new infill to existing neighboring structures. The neighboring 3-4 structures, on the same side of the street, should be studied. Compatibility between the new infill and the existing/neighboring historic structures should be achieved. (Guidelines 4.3, 4.4, 4.10, 4.11, 4.12, Page 80) Scaled and measured photos or drawings are to be referenced and include lines indicating primary features. Question to be answered: How will front façade design, overall height and floor to floor heights compare to existing, neighboring structures? Street-scape should include photos of structures on either side of the proposed work area (minimum of two on either side). Photos of existing structures should be of the front facade, free of vegetation, and include estimated measurements of 4 main features (foundation, entry, upper floors, and overall height). Lines of main features should be drawn across existing photos (Design Guidelines, page 80). COMPOSITION 3. Compatibility Demonstration that compares the proposed structure with existing historic structures in the historic district. This can be any supporting contributing structure in the historic district boundary, not necessarily next door or across the street. This shows the compatibility of the proposed infill by using similar style structures in the same historic district. (Guidelines 4.5, 4.13) Photos of existing structures should be of the front façade and free of vegetation. Information such as materials and estimated heights should be included. Question to be answered: How will the proposal fit within the neighborhood? CHARACTER 4. Character Defining Features is a detailed comparison of the neighborhood character defining features and the proposed structure. (Guideline 4.6, 4.7, 4.8, 4.14, 4.15, 4.16) Question to be answered: How will the components of the proposed infill correspond to the district?
Ground Plan Comparison How will the footprint of a proposed structure fit into the existing historic ground context? Demonstrate fit of proposed design in the context of the neighboring structures in the same district. A. B. C. 1. 5. 3. D. 7. Proposed Infill E. 2. 6. 4. F. G. H. Address 1. Setback to 2. Setback to Porch* 3. Setback to 4. Setback to 5. Distance Between 6. Distance Between 7. Structure Width Structure* (if applicable) Left Property Line Right Property Line Structures-Left Side Structures-Right Side P. A. B. D. E. F. G. (* From Inside Edge of Sidewalk) staff is solely responsible for determining if the above criteria are met.
Street-Scape How will front façade design, overall height and floor to floor heights compare to existing, neighboring structures? Demonstrate fit of proposed design with neighboring structures on same side of the street. 0.0 Maximum Height 0.0 Minimum Height 0.0 Second Floor 0.0 Door 0.0 Foundation/Porch Floor Address: Proposed: Address: Address: Foundation Height Foundation Height Foundation height Foundation height Door Height Door Height Door Height Door Height Second Floor Height Second Floor Height Second Floor Height Second Floor Height Max Height Min Block Height Max Height Max Height Max Block Height * please include relevant lines from existing neighboring structures * exisiting may be photos or drawings staff is solely responsible for determining if the above criteria are met.
The earliest development is from the 1870s, and includes a few wood-frame worker houses on the south end of the district. Late 1880s streetcar service stimulated growth throughout the neighborhood until the Silver Crash of 1893. This era is represented by many Queen Anne style homes and Victorian eclectic variations. After the economy recovered less elaborate styles became the norm including the Classic Cottage, Shingle Style, the Denver Suare with Classical Revival elements, and the Craftsman Bungalow. Address: How will the components of the proposed infill correspond to the district? Fill out here: Element Character of neighborhood Element Does the proposed element match the Character Defining Feature? Mass & Height: One- story to two-stories in height. Form Mass & Height (in stories): Shape: Rectangular forms very common; many with Form nested front gables. Shape: Materials Brick construction with wood ornamentation. Materials Brick Yes No If No, why? Roofs Forward facing gable and combined gable and hipped roof types. Roofs Gable Hip Flat Roofs have boxed eaves; some front gabled homes have gabled side dormers. Entries & Offset forward facing single entries, with transoms. Entries & Door material: Doors Doors typically solid wood or with single glass pane. Doors Full Light Half Light Other Transom Windows Double hung one-over-one wood windows are common. Windows are typically tall and narrow, often grouped or paired. Stone headers and lintels common. Porches Width: Partial and half width porches are typical, however, a few examples of full width or wrap-around porches. Height: One story typical. Materials: Masonry foundations with wooden columns and railings. Ornamentation: Turned, and simple suare and round porch columns. Baker Character Defining Features Comparison BakerSample Windows Style: Eaves: Boxed Exposed Other Material: Porches Width Full Partial Materials: staff or Commission is solely responsible for determining if the above criteria are met. Community Planning & Development Yes No Sidelights Yes No If needed, include extra sheets.