These six tools have been integrated with other land use incentives and controls throughout this Land Use Code, and are summarized in the step-by-step approach outlined below and depicted in Sec. 1-40-30.
(a) Identify what zone district your property is located in, and whether it is located inside or outside of an urban growth boundary (UGB). The zoning map may be viewed at the Community Development Department, or at www.aspenpitkin.com. The UGB map is in Chapter 3.
(b) Consult with the Community Development Department to confirm whether the property carries with it the right to build a house or other primary structure, or whether that right will need to be acquired through purchase of a TDR or through the growth management quota system (GMQS). Review Chapter 6 to identify those criteria against which GMQS applications will be screened, and that will determine which applications may be successful. This is generally done at a pre-application meeting with the Community Development Department.
(c) Review the description of the zone district and any special regulations applicable to the zone district in Chapter 3.
(d) Review Chapter 4 to determine what uses of the property are allowed by right, or through the special review process. In many cases, there are use-specific standards that govern how a particular use may be developed or operated. If the proposed use requires a special review use approval, you will need to follow the process for obtaining that approval in Chapter 2. Many of the uses by right and special review uses listed in Chapter 4 require that the applicant’s property have the right to develop a house or other primary structure.
(e) Review Chapter 5 to determine the size requirements and limits for the lot or parcel, the required setbacks from roads and waterways, and the maximum size limits for the house or other structures proposed for the property.
(f) If the proposed house or structure is larger than the base size permitted in the district, you will need to purchase one or more TDRs to permit the additional floor area (and in some cases obtain land use approval to use it) or you will need to obtain an exemption from, or compete successfully in, the GMQS. Development of houses larger than the largest size permitted in the zone district will not be permitted, even with the purchase of TDRs.
(g) Review Chapter 7 to determine what development quality and environmental standards will apply to the proposed development. These standards cover requirements in the areas of environmental protection, natural hazard avoidance, visual or scenic considerations, site preparation, parking, utilities, and signs, among others. Compliance with the requirements of Chapter 7, and the proposed location of structures and uses on the site in general, will be reviewed through the Site Plan approval process described in Chapter 2.
(h) If the proposed development requires any other types of approvals (for example, a variance from setback requirements), those procedures are set forth in Chapter 2.