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Planner of the Day FAQ
Many answers within this FAQ contain references to the City of Aspen’s Municipal Code, particularly Title 26, the City’s Land Use Code. The first number in a code reference refers to the title, the second is the chapter, and the third is the section. Subsequent letters and numbers refer to subsections.
Example: 26.575.020
- Title 26: Land Use Regulations
- Chapter 575: Miscellaneous Supplemental Regulations
- Section 020: Calculations and Measurements
General
- When can I meet with a planner?
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The Community Development Department offers walk-in hours to meet with a planner from 9am-12pm Monday-Friday. Staff also responds to inquiries via email or scheduled meetings. Reach out by emailing planneroftheday@gmail.com with a brief description of your inquiry.
- Do I need a pre-application for a land use case?
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Yes, the first step for a development application is reaching out to planneroftheday@gmail.com to request a pre-application conference summary letter or set up a pre-application conference. The steps are outlined in Chapter 26.304: Common Development Review Procedures.
- When do the boards and commissions meet?
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Agendas are posted prior to each meeting on the Current City Webcast / Meetings & Agendas site. If required, public notice will be posted at least 15 days prior to the meeting.
Regular meeting dates:
- City Council: Second and fourth Tuesday of the month at 5:00pm
- Board of Adjustment: First Thursday of the month at 4:30pm
- Historic Preservation Commission: Second and fourth Wednesday of the month at 4:30pm
- Planning and Zoning Commission: First and third Wednesday of the month at 4:30pm
- How do I submit a land use case?
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The first step for a land use case is to reach out to planneroftheday@gmail.com with information about the proposed development and request a pre-application conference summary letter. This letter provides information of the process and required submittal materials. Subsequent steps are located on our website under Land Use Process & Resources.
- What is a plat and how do I find one signed by the City of Aspen?
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A plat is a document prepared by a registered surveyor or engineer that delineates property lines and boundaries for identification of property. Signed City of Aspen plats can be found on the City GIS map called Subdivision and Condo Plats Viewer. Signed plats can also be found through the Pitkin County Clerk and Recorder page.
- How do I apply for a permit? How do I check the status of my permit? How do I request an inspection?
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These questions and more can be answered by the Portal Help Guides on our Permit Portal Support page. This webpage will provide step-by-step guides for navigating our website and Salesforce Permit Portal.
- How do I submit a complaint/report a violation?
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The City strives to maintain exemplary customer service and maintain an open line of communication with the public. We do this through Aspen 311, an online portal, as well as iPhone and Android app, where community members can submit questions, requests, comments, concerns, and kudos. Aspen 311 is not for emergencies. For emergencies please call 911.
Property Information
If a property is in a planned development (PD), there may be different dimensional requirements from underlying zoning. Reach out to planneroftheday@gmail.com if you have any questions.
- How do I navigate the public Planning and Zoning map?
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The Planning and Zoning map is maintained by the City’s GIS department. It can provide a wide variety of information related to development, such as zone district, parcel information, and environmentally sensitive areas (ESA). To navigate, open the map and use your mouse to zoom into the area of interest. Some information is presented visually, such as the zone district overlay and the orange historic designation boundaries. Other information can be found by clicking on the parcel. You can search for an address by clicking on the magnifying glass in the top right corner and then zooming in to select the parcel. On the right-hand side is a legend which helps identify what information is being expressed. Next to where it says legend, you can find the different map layers; this allows you to add or remove layers from view, such as the Mountain View Plane layer. To do this, go to the right side of the layer you're interested in and click the eye icon.
- Is my property in the City of Aspen?
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The Planning and Zoning map shows City limits as an orange dashed line. If the property is contained within the orange dashed line, it is within the City of Aspen.
- How can I find a property's zone district?
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The Zone District Map is incorporated in the Planning and Zoning map on the Community Development website. Find the property by selecting the magnifying glass in the top right corner and entering the address. Select the property to generate a pop-up. Using the arrows in the pop-up, find the zoning tab where it will say the parcel’s zone district. Alternatively, the color of the parcel corresponds to the Zoning Legend on the right-hand side.
- What is a property’s parcel ID?
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A “Parcels” pop-up will be generated when you select the parcel you’re interested in on the Planning and Zoning map. The “Parcel Number” is the same as the parcel ID. You can also find out the parcel ID by searching the property on the Pitkin County Assessor’s site.
- How can I find more information about a zone district?
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Chapter 26.710 of the Land Use Code contains information about the zone districts in the City of Aspen.
- How can I find information about the floor area, setback, and height requirements for a property?
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It depends on the zone district. Refer to 26.700, Zone Districts, in the Land Use code and refer to the dimensional requirements for the zone of interest. Refer to 26.575.020 for additional information.
- Where can I find information about allowed uses on a property?
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26.700, Zone Districts, in the Land Use Code outlines the permitted uses based on the zone district of the property. If you are considering a conditional use, that would require additional review, which can be coordinated by emailing planneroftheday@gmail.com. If you are unsure if the proposed use falls under the allowed use categories, please refer to 26.104.110 - Use Categories.
- How can I find if a property is associated with a Planned Development (PD)? What does this mean? How can I find out more about the Planned Development?
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If a property is associated with a planned development, it would have a “PD” overlay on the Planning and Zoning map. To find out more information about a planned development, refer to the Pitkin County Clerk Website or reach out to planneroftheday@gmail.com.
- Can you send me past permits and plans for a property?
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Please submit a request through the Colorado Open Records Act (CORA) form.
Calculations and Measurements
If a property is associated with a planned development (PD), there may be different calculation methodologies involved than those listed below. Reach out to planneroftheday@gmail.com if you have questions.
- Are there any allowed projections into setbacks?
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Yes, allowed projections into setbacks are explained in Section 26.575.020.e.5 of the Land Use Code.
- What counts towards demolition?
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For zoning purposes, demolition is based on the total surface area of exterior wall and roof assemblies to be removed. The demolition percentage is found by dividing the assemblies to be removed by the total exterior surface area. Total exterior surface area does not include fenestration (windows, doors, skylights). An example demolition calculation can be found in our Building Department Document and Resource Library under “Zoning Requirement Examples”. Email the planner of the day (planneroftheday@gmail.com) for assistance.
- How do I calculate allowable floor area?
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To calculate the allowable floor area for a property, start with a survey. This will provide the gross area of the lot as well as if there are any steep slopes or easements. Gross lot area is used to calculate allowable floor area in non-residential zone districts. Net lot area is used to calculated allowable floor area in residential zone districts. Allowable floor area can be found by going to a property’s zone district in 26.700, Zone Districts. Refer to Table 26.575.020-1 to understand how to calculate net lot area.
- How do I calculate subgrade floor area?
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Subgrade floor area is determined by how exposed the exterior walls are. The wall exposure includes all exterior walls on the floor in question. Divide the exposed wall area by the wall’s total area to find the percent of exposed wall. Exposed wall is exterior wall that is below natural or finished grade, whichever is more restrictive. The wall exposure percentage is then multiplied by the floor area on that level to determine how much counts towards the allowable floor area. An example subgrade calculation can be found in our Building Department Document and Resource Library under “Zoning Requirement Examples." Full methodology is found in 26.575.020.
Historic Preservation
Did you know that Aspen was one of the first communities in Colorado to formally address the preservation of historic properties and districts? Preserving Aspen’s historic resources (over 300 of them!) differentiates us as a community and contributes to our long-term cultural awareness and sustainability.
- Is my property a part of the Historic Preservation program? What does that mean?
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If a property is individually designated or is within the boundaries of one of the Historic Districts shown on the Planning and Zoning Map, the property is subject to associated Historic Preservation (HP) requirements. Properties that are individually designated or are located within an historic district are subject to design standards to ensure the continued preservation of Aspen’s historic resources.
- I’m considering a change to a historic property. What should I know?
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All exterior work (and even some interior work) needs to be reviewed and approved by Historic Preservation staff before the work begins. Some examples of work that need review and approval are painting masonry, replacing windows, alterations to structural framing, replacing HVAC equipment, and any penetrations through historic material (some of this work may also require a building permit).
If you are considering making any changes to a designated property or a property within one of Aspen’s historic districts, it’s a good idea to contact Historic Preservation staff before beginning. Historic Preservation staff are happy to conduct a site visit or schedule a chat with you to ensure your work complies with Historic Preservation standards. Email hp@aspen.gov to connect with Historic Preservation staff.
- What is a Transferable Development Right?
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A Transferable Development Right (TDR) allows certain properties to sever and convey, as a separate development right, undeveloped floor area to be developed on a different property within the City. To learn more about this program please reach out to hp@aspen.gov.
Miscellaneous
- Do I need a building permit for my project?
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Refer to the Building Permit Process Page to understand if a permit is required. Examples of common, smaller projects that require a permit are replacing windows or building a shed. Email builderoftheday@gmail.com when in doubt.
- Do I need a permit to build a fence? How tall can it be?
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A permit is required to build a fence. Refer to the Fence Permit Checklist (PDF) on our Building Department Document and Resource Library for the required submission materials. No fence within the City of Aspen can be taller than 6’. If it is in front of a street-facing facade it shall be no taller than 42” (26.575.020.e.5.q).
- What do I need to know about adding or replacing exterior mechanical equipment on a property?
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Mechanical equipment on the ground is prohibited between any street and structure and must be double the minimum setback from any street adjacent lot line. If it is within the setback, it can be no taller than 30" above grade and 48" below grade (26.575.020.e.5.n). Mechanical equipment must be screened if it is visible from the street or on a roof. If mechanical equipment is being placed on a roof, it must be no taller than 6', including any pad the equipment is placed on. For buildings other than single family residences or duplexes, it must also be set back a minimum of 15' from any street-facing facade (26.575.020.f.4.e).
- Do I need a permit to install a sign? What regulations do I need to be aware of?
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Signage includes text, logos, images, or window decals used for the purpose of advertising. Unless the proposed sign is one of the signs listed in 26.510.040, a permit is required. The amount of signage allotted for a business can have can be found within our sign code under 26.510.100 - Sign Allotment. Letters may not be over 12" in height, except for the first letter, which may be up to 18". Logos may not be greater than 18" in height or width.
- Can I install a neon sign?
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No. Blinking, neon, and neon-appearing signs are strictly prohibited. A full list of prohibited signs can be found in 26.510.030 - Prohibited Signs.
- What should I know about the new outdoor lighting code?
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On November 14th, 2023, Aspen City Council passed updated outdoor lighting regulations. The Guide to Updated Lighting Code (PDF) summarizes the updates. Lighting zone designation can be found using the “Outdoor Lighting Code” layer on the Planning and Zoning map . Refer to Chapter 26.512 for applicable code. With a few exceptions, all outdoor lighting is subject to curfew between 10pm and 7am. Seasonal lighting should be limited from November 15th and March 1st and is still expected to still adhere to the curfew. All lighting in the City of Aspen must come into compliance with the Outdoor Lighting Code by December 15th, 2028. Reach out to comdevzoning@aspen.gov with any questions regarding the Outdoor Lighting Code.
- Can I operate a food truck?
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Vending is not allowed in public parks and City right-of-way pursuant to 15.04.350. Food trucks and stands may only operate on private property in certain zone districts. Email planneroftheday@gmail.com to inquire about whether the desired location allows food trucks or food stands. To operate on private property, an Outdoor Food/Beverage Vending License is required. The requirements in the Land Use Code for an Outdoor Food/Beverage Vending License are found in 26.470.090.g. A Retail Food License is required in addition to the Outdoor Food/Beverage Vending license; email foodsafety@aspen.gov to apply for a Retail Food License
- Can I install a tent (or temporary structure) at my business?
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Tents and other temporary structures such as airlocks may be allowed for up to 14 days per year (including set up and take down). Prior to installation, you’ll need to obtain an approved Tent or Temporary Structure permit. A land use process is required prior to installation if a like tent is proposed for more than 14 days in a year. This process requires the submission of a land use application, a public hearing, and the final approval by Aspen’s City Council.
Tip: Plan ahead for this! You should allocate several months to go through the land use process. Contact planneroftheday@gmail.com to get started. Please email builderoftheday@gmail.com to discuss your proposal before you submit a land use application to understand applicable building codes.
- Can I rent my home as a short-term rental (STR)?
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Any rental property with a term length of less than 30 days needs to apply for a short-term rental permit through the Community Development Department website, per 26.530. For more information on our short-term rental program, please refer to our STR webpage.
- Can I operate a home business?
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All residential dwelling units in the city are permitted to operate a home business as long as the primary use is residential. Home occupation businesses can employ no more than one person who is not a resident, and the business cannot cause a nuisance outside of the building. Interested individuals must apply for a home occupation license and meet the requirements outlined in 26.575.090.
The information or opinions contained in this FAQ are advisory in nature only and are not binding on the City of Aspen in any way. If applicable, the information and opinions contained in the FAQ are based on the current codes and current zoning, which is subject to change in the future, and upon factual assumptions that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance or promissory estoppel.