Aurora Zoning Overview

Aurora is Colorado's third-largest city, spanning three counties -- Arapahoe, Adams, and Douglas -- across the eastern Denver metropolitan area. The city's zoning code, found in Chapter 146 of the Aurora Municipal Code, uses a traditional Euclidean zoning framework with residential, business, industrial, and special purpose districts. Aurora's extensive geographic footprint of over 160 square miles encompasses dense urban neighborhoods near Denver, established suburban communities, and large undeveloped areas on its eastern edge designated for future growth.

The city's comprehensive plan, Aurora Places, guides long-range land use decisions and envisions significant growth in mixed-use centers, particularly around RTD light rail stations along the I-225 corridor and the R Line. Aurora has invested in transit-oriented development planning for station areas, aiming to create walkable, mixed-use neighborhoods that reduce auto dependency. The city's diverse population -- Aurora is one of the most ethnically diverse cities in Colorado -- is reflected in its varied commercial districts and neighborhood character.

Aurora's development review is administered by the Planning Department, with building permits handled by the Building Division. The city uses a combination of administrative approvals and public hearing processes depending on the type and scale of the project.

Key Zoning Districts

Aurora's zoning code includes a range of residential districts from R-1 (single-family, 9,000 sq ft minimum lots) through R-5 (high-density multi-family). The business districts range from B-1 (Neighborhood Business) to B-4 (Planned Business Center). Aurora has also established Transit Oriented Development (TOD) districts near light rail stations with specific standards for density, building form, and parking reduction. The city's Planned Development (PD) districts allow flexible site-specific zoning for larger developments.

ADU Regulations

Aurora permits ADUs on residential lots consistent with Colorado HB 24-1152. ADUs may be up to 900 square feet and 22 feet in height for detached structures. No additional off-street parking is required, and owner-occupancy mandates have been removed per state law. ADU permits are reviewed administratively, with typical processing times of four to eight weeks.

Development Process

Aurora's development review process includes pre-application conferences for complex projects, administrative site plan review for by-right development, and public hearings before the Planning and Zoning Commission for conditional uses and rezonings. Building permits are processed through the Building Division, with residential permits typically reviewed within four to six weeks. The city offers online permit submission through its ACA portal.