Aspen Design Review Basics for Remodel‑Minded Buyers

Thinking about buying in Aspen with plans to remodel? You are smart to look ahead. Aspen and unincorporated Pitkin County have careful design review systems that protect neighborhood character, views, and the mountain environment. A little planning now can save you months later. In this guide, you will learn who reviews your project, what triggers design review, how the process works, timelines to expect, and practical steps to take before you write an offer. Let’s dive in.

Know your jurisdiction first

Your first step is simple. Confirm whether the property sits inside the City of Aspen or in unincorporated Pitkin County. The rules, reviewers, and timelines differ.

• Inside city limits: The City of Aspen’s Planning Division manages zoning and design review. The Design Review Commission and the Historic Preservation Commission review many exterior changes and any work on historic properties.
• Unincorporated Pitkin County: Pitkin County’s Community Development and Building teams handle review and permits.
• Other reviewers: Depending on the site, the local fire authority, county health department, utility providers, or the Colorado Department of Transportation may also weigh in on access, defensible space, septic, or work along state highways.

Always check current checklists, calendars, and fee schedules with the City of Aspen or Pitkin County. Procedures change, and staff can confirm exactly what applies to your property.

What triggers design review

In both the city and the county, design review usually applies to exterior work or anything that changes massing or site conditions.

• Exterior changes visible from a public way, including façade updates, windows, doors, siding, and sometimes exterior colors in historic areas.
• Additions that increase building footprint, height, or overall massing.
• New accessory structures like garages, ADUs, guesthouses, larger decks, or retaining walls.
• Roof changes, including material or slope shifts, or adding rooftop equipment or solar where it affects the streetscape or views.
• Site work that alters grading, drainage, vegetation, or driveways and parking.
• Any change of use or occupancy. Conversions that affect how space is used can trigger added review.
• Historic properties and districts follow stricter standards and almost always require a formal review.

Interior‑only remodels that do not change structure, egress, or the exterior often require building permits but not design review. Still, the work must meet zoning and building codes, and some interior changes can trigger added requirements if they affect habitable area or life safety.

How design review works

The process is structured and predictable when you plan for it.

Typical steps

1. Pre‑application meeting. Share a concept with planning staff to confirm triggers, constraints, and the correct submittal checklist.
2. Formal application. Submit plans and required materials for design or land‑use review.
3. Public notice. Some projects require neighbor notification and public hearings.
4. Commission review. The Design Review Commission or Historic Preservation Commission asks questions and issues a decision.
5. Address conditions. You may need to adjust materials, screening, or massing to finalize approval.
6. Building permits. After design approval, submit construction drawings for permit and inspections.

Some jurisdictions allow concurrent review to save time. Ask staff if that fits your scope.

What you submit

Expect a thorough package. Confirm your checklist, then prepare:

• Site plan with lot lines, setbacks, contours, footprint, access, utilities, snow storage, and landscape features.
• Floor plans, elevations, roof plan, and sections.
• Materials and color palette. Photos or samples help.
• Visual simulations of existing and proposed conditions, including street and view context.
• Grading and drainage plan, stormwater measures, and erosion control when needed.
• Tree survey with protection and mitigation plan.
• Energy compliance or green building notes when required.
• A short narrative explaining how the design meets guidelines and fits the site and neighborhood.

Decisions and timelines

Outcomes are usually approval, approval with conditions, or denial. Conditions might include material tweaks, added landscaping, or adjustments that reduce visual impact. You can appeal denials or redesign and resubmit.

• Minor exterior work or small additions: plan on weeks to a few months.
• Major remodels, additions, new accessory structures, or historic properties: plan on several months to a year or more, including hearings and revisions.
• Building permit review and construction add time. Seasonal weather and contractor availability can further extend schedules in a resort market.

Key standards in Aspen

Aspen’s rules reflect the setting and the community’s goals. Plan for these touchpoints as you shape your scope and budget.

• Historic preservation and character. If a property is designated or in a district, expect close oversight to preserve defining features and compatible materials.
• Height, massing, and views. Codes limit height and coverage and often require stepping, setbacks, or screening so new work fits the neighborhood and protects vistas.
• Materials and colors. Natural, muted palettes and non‑reflective finishes are commonly preferred. Large reflective glass on visible elevations can be an issue.
• Slopes, drainage, and erosion control. Mountain sites may need engineered foundations, retaining walls, stormwater controls, and revegetation plans.
• Trees and landscaping. Tree removal often requires surveys, permits, or mitigation through replacement or fees.
• Wildfire and defensible space. Roofing, landscaping, and site layout must support fire resistance and safe access for responders.
• Energy and sustainability. You will need to meet energy codes. Visibility and placement of solar and mechanical equipment are part of design review.
• Parking and access. Off‑street parking, garage placement, driveway design, and snow storage affect feasibility, especially on tight in‑city lots.
• Easements and HOAs. Private covenants or HOA guidelines can add a second layer of approval.
• Short‑term rentals. If you plan to rent, review current local rules and taxes before you design for added bedrooms or occupancy.

Plan your timeline and budget

Create a realistic schedule and line‑item budget before you close.

• Time. Include pre‑application, design review, building permit review, and construction. Add room for seasonal limits, hearing calendars, and revisions.
• Soft costs. Budget for design review fees, architect and engineering services, surveying, visual simulations, and specialty consultants.
• Site and mitigation. Add tree mitigation, landscaping, screening, stormwater improvements, and potential foundation work on steep lots.
• Historic materials. If applicable, plan for compatible materials that meet preservation standards.

A thoughtful plan helps you price your offer and avoid scope drift once you own the property.

Avoid common pitfalls

You can steer clear of delays with a few smart moves.

• Do not assume interior work is exempt. Added bedrooms, egress changes, or expanded habitable area can trigger review.
• Check for historic status early. Designations and preservation easements change what is possible.
• Do not overlook neighbor outreach. Early conversations reduce surprises at hearings.
• Hire local. Designers and contractors who work in Aspen know view sensitivity, wildfire measures, and material expectations.
• Confirm HOA rules. Private guidelines can be as detailed as municipal standards and run on a parallel schedule.

Smart steps before you buy

Due diligence pays off. Ask the seller and your team for documentation, and verify with planning staff.

• Request prior design review approvals, conditions, and any variances.
• Pull building permit history and check for open permits or violations.
• Ask for as‑built plans if available.
• Review recent tree surveys and landscape plans.
• Read CC&Rs and HOA design guidelines.
• Order a current survey and title review for setbacks, easements, and encroachments.

Then, schedule a pre‑application meeting with the City of Aspen or Pitkin County to confirm what triggers apply to your project and what the current fee schedule and timeline look like.

Key questions to ask officials

Bring a short list to your pre‑application meeting.

• Is the property inside Aspen city limits or in unincorporated Pitkin County, and who will review my project?
• Is the property historic or within a historic district?
• Which elements of my remodel trigger design review at this address?
• What is the correct submittal checklist for my scope, and is a pre‑application meeting required?
• What is the current fee schedule and a realistic review timeframe for a project like this?
• What are the rules for tree removal, drainage, snow storage, wildfire mitigation, and site access?

Your next move

With a clear path, you can shop with confidence. Identify your jurisdiction, map your triggers, line up local talent, and set a timeline that respects Aspen’s review process and construction seasons. If you want help matching properties to realistic remodel potential and navigating due diligence, connect with Jessica Hughes for a confidential, local‑first consultation.

FAQs

What is the difference between Aspen and Pitkin County review?

• The City of Aspen reviews properties inside city limits through its planning commissions, while Pitkin County reviews properties in unincorporated areas through its Community Development and Building teams.

Which remodel projects in Aspen usually need design review?

• Exterior changes, additions that alter massing or height, new accessory structures, roof changes, site grading or drainage work, and any work on historic properties typically require review.

How long does Aspen design review take for a remodel?

• Minor projects can take weeks to a few months, while major additions or historic property work can take several months to a year or more, plus time for building permits and construction.

What do I need to submit for Aspen design review?

• Expect a site plan, architectural drawings, materials and colors, visual simulations, grading and drainage details, a tree survey and mitigation plan, energy compliance notes, and a narrative showing guideline compliance.

How do historic districts affect a remodel in Aspen?

• Historic properties must preserve defining features and use compatible materials; changes face closer scrutiny and often require approval from the Historic Preservation Commission.

What should I check before I make an offer on a remodel property?

• Request prior approvals and permits, review surveys and HOA rules, confirm jurisdiction and historic status, and schedule a pre‑application meeting to verify triggers, fees, and timelines.