Bolthole Index

El Paso County, Colorado

Zoning, building permits and septic rules in Manitou Springs, Colorado

Manitou Springs, Colorado sets its own zoning under the city's Land Use and Development Code1. Building permits are handled by the Pikes Peak Regional Building Department, after a city Property Improvement Permit from the Planning Department2. Septic permits for homes off city sewer come from El Paso County Public Health3. Living in an RV inside the city is prohibited4.

At a glance

Zoning
Yes, city zoning under the Land Use and Development Code1
Building permits
Handled by the Pikes Peak Regional Building Department under contract; city Property Improvement Permit first2
Septic
El Paso County Public Health regulates septic systems in the county3
RV living
Prohibited, except in a licensed mobile home park4
Accessory dwellings
Allowed on lots with a principal dwelling, not as short-term rentals5
Height limit (GR and LDR)
25 ft, 30 ft in the Historic District with steep roof pitches6
Wells
Every new well needs a state well permit7

Who to call

Planning & zoning

City of Manitou Springs Planning Department

Property Improvement Permits, which the city requires before a PPRBD building permit, plus the city's land-use review

(719) 685-4398

planningdept@manitouspringsco.gov

606 Manitou Avenue Manitou Springs, CO 80829

Building permits

Pikes Peak Regional Building Department (PPRBD)

Building, electrical, mechanical and plumbing permits, plan review and inspections, including for Manitou Springs

719-327-2880

2880 International Circle, Colorado Springs, CO, 80910

Online permits →

Septic permits

El Paso County Public Health, Onsite Wastewater Treatment Systems (OWTS) Program

Septic (OWTS) permits and inspections for buildings not served by a municipal wastewater system

(719) 578-3199

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

Going off-grid in Manitou Springs means bringing your own water and power. The kit we’d start with:

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Does Manitou Springs have zoning, and what are the lot size and setback rules?

Yes. Manitou Springs applies zoning to all land inside city limits under its Land Use and Development Code and an Official Zone District Map1. The residential districts include General Residential (GR), Low-Density Residential (LDR), HDR and HLDR8.

In the GR district, the minimum lot size is 4,400 sq ft with 45 ft of frontage9. In LDR, the minimum is 8,700 sq ft with 85 ft of frontage10. Existing lots of record may still be developed below those minimums9.

GR setbacks for a house are 10 ft front (15 ft to a garage), 7.5 ft side and 15 ft rear11. LDR setbacks are 20 ft front, 10 ft side and 25 ft rear12. Maximum lot coverage is 50% in GR13 and 35% in LDR14. Buildings top out at 25 ft in both districts, with 30 ft allowed in the Historic District when steep roof pitches are used6. We could not confirm a minimum dwelling size; ask the Planning Department2.

Do you need a building permit in Manitou Springs, and who issues it?

In Manitou Springs, building permits are issued by the Pikes Peak Regional Building Department (PPRBD), not by a city building department. The city contracts with PPRBD for enforcement of the International Building Code and for building permit services including plan review and inspections2.

The city adds its own first step: the Planning Department requires a Property Improvement Permit for work that needs a PPRBD building permit, and that city permit must be in hand before PPRBD will issue the building permit2. PPRBD itself says it serves Manitou Springs, along with Colorado Springs and El Paso County15.

PPRBD describes a homeowner permit for work on a primary residence the owner lives in15. Whether that route is open for a Manitou Springs project is something to confirm with PPRBD at 719-327-288015. We could not confirm the city's permit fees, so ask PPRBD and the Planning Department before you budget.

How do septic permits work inside Manitou Springs?

Septic is a county matter, not a city one. El Paso County Public Health inspects and regulates on-site wastewater treatment systems (OWTS) in El Paso County3. Its program covers buildings not served by a municipal wastewater system16.

For a lot that needs a septic system, a licensed OWTS installer must submit the permit application17. Colorado law also requires a local public health agency permit before a building that is not served by a sewage treatment works can be built or remodeled18.

We could not confirm which Manitou Springs addresses are on city sewer. Ask the city before you assume a lot is sewered, and call El Paso County Public Health at (719) 578-3199 if it is not19. Wells are a separate state permit: every new well that diverts groundwater needs one7.

Can you live in an RV or tiny home in Manitou Springs?

No RV living: Manitou Springs prohibits living or sleeping in an RV or similar vehicle on public or private property, unless the property is licensed as a mobile home park4. Parking an RV on the street next to your residence is allowed for short periods, up to 24 consecutive hours twice per 7 days, but not for living in it4. Camping or sleeping in parks and on public streets is also unlawful20.

The city's rules we reviewed do not address tent camping on private land20, and we could not confirm any tiny-home-specific provision. Ask the Planning Department before you plan a tiny home2. Colorado approves Division of Housing tiny homes for long-term living, but the unit must satisfy local zoning21.

An accessory dwelling unit is allowed on lots that have a principal dwelling5. It must be at least 250 sq ft and at most 750 sq ft, or 50% of the principal dwelling if larger, and it cannot be a short-term rental5.

Building a home in Manitou Springs: the steps, in order

  1. Confirm the zone district and dimensional limits (lot size, setbacks, height) with the Planning Department at (719) 685-43982.
  2. Check whether the work falls in the Historic District, where height and exterior review can differ6.
  3. Settle sewer or septic. If the lot is not on city sewer, hire a licensed OWTS installer to apply to El Paso County Public Health17.
  4. Get the city's Property Improvement Permit, which comes before the building permit2.
  5. Apply to PPRBD for the building permit, plan review and inspections15.
  6. If the site touches a floodplain, check the city's accessory structure floodplain rules22.

What stays with El Paso County, and what should you check before you buy?

The county pages cover unincorporated land; for property outside city limits, use the El Paso County page because the city's rules above do not apply there.

Inside Manitou Springs, septic permits and inspections stay with El Paso County Public Health3. Floodplain rules also need a look: the city's code ties accessory structures to the regional floodplain regulations and two chapters of its municipal code22. Wells are permitted by the state7.

A driveway with direct access to a state highway needs a state access permit23. El Paso County's effective property tax rate is 0.4%24, and its median property tax bill is $1,773 per year25.

Watch-outs

  • The city requires a Property Improvement Permit before PPRBD will issue a building permit, so start with the Planning Department rather than PPRBD2.
  • Living in an RV is prohibited inside Manitou Springs, even on your own lot4.
  • We could not confirm the city's building permit fees, owner-builder rules or sewer coverage by address; call the Planning Department, PPRBD or El Paso County Public Health before you buy2.
  • Exterior work in the Historic District has its own height allowance, so confirm the district before you design6.

Sources

  1. Manitou Springs LUDC 18.02.1 General Provisions (Manitou Springs), quoted and re-checked
  2. City of Manitou Springs Planning Department (manitouspringsco.gov)
  3. Onsite Wastewater Treatment Systems, quoted and re-checked
  4. Manitou Springs Code 10.12.015 Oversized and recreational vehicle parking limitations (Manitou Springs), quoted and re-checked
  5. Manitou Springs LUDC 18.04.3 Residential Uses (Manitou Springs), quoted and re-checked
  6. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  7. Water Administration (Colorado statewide rule), quoted and re-checked
  8. Manitou Springs LUDC 18.02.1 General Provisions (Manitou Springs), quoted and re-checked
  9. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  10. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  11. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  12. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  13. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  14. Manitou Springs LUDC 18.02.2 Residential Zone Districts (Manitou Springs), quoted and re-checked
  15. Pikes Peak Regional Building Department (PPRBD) (pprbd.org)
  16. Onsite Wastewater Treatment Systems (2026 county census)
  17. Onsite Wastewater Treatment Systems, quoted and re-checked
  18. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  19. El Paso County Public Health, Onsite Wastewater Treatment Systems (OWTS) Program (elpasocountyhealth.org)
  20. Manitou Springs Code 9.42.010 Camping in public places (Manitou Springs), quoted and re-checked
  21. Consumers of Manufactured Homes and Tiny Homes - HUD (Colorado statewide rule), quoted and re-checked
  22. Manitou Springs LUDC 18.04.24 Accessory & Temporary Uses (Manitou Springs), quoted and re-checked
  23. Access Permits | Frequently Asked Questions (Colorado statewide rule), quoted and re-checked
  24. Effective property tax rate: Bolthole Index county data
  25. Median property tax bill: Bolthole Index county data

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Manitou Springs

Manitou Springs’s own rules

  • Local zoningPresent (with conditions)

    All land inside Manitou Springs city limits

    • Governed by the city's Land Use and Development Code (Title 18) and Official Zone District Map
    “The location and boundaries of the zone districts established by this ordinance are shown on the City's Official Zone District Map”
  • Zoning districtsPublished

    Zone districts inside Manitou Springs city

    • Chapter 18.02 lists residential (GR, LDR, HDR, HLDR), commercial/mixed-use and publicly owned districts
    “table 18.02.2.1-1: dimensional standards for the general residential zone district”
  • Minimum lot sizeSpecified

    General Residential (GR) district inside Manitou Springs

    • Lots of record may be developed even if below minimum area or frontage (18.01.7.1.F)

    minimum lot size: 4400 sq ft · minimum lot frontage: 45 ft

    “minimum lot size 4,400 sf. minimum lot frontage 45 ft.”
    One more reviewed finding on this topic
  • SetbacksSpecified

    General Residential (GR) district inside Manitou Springs

    • Historic District side setback may be reduced by Historic Preservation Commission, not below 5 ft without variance
    • Alley-loaded garages have reduced rear setbacks (10 ft rear-loaded, 5 ft side-loaded)

    front setback, principal structure (residence): >= 10 ft (15 ft to garage) · side setback, principal structure: >= 7.5 ft · rear setback, principal structure: >= 15 ft

    “minimum side setback - permanent principal structure 7.5 ft. [1]”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    General Residential (GR) district inside Manitou Springs

    maximum lot coverage: <= 50 percent

    “maximum lot coverage 50% maximum building height 25 ft.”
    One more reviewed finding on this topic
  • Building heightSpecified

    General Residential (GR) district inside Manitou Springs

    • Within the Historic District with a Material Change of Appearance Certification using steep roof pitches, height may not exceed 30 ft
    • Height measured as an envelope over existing ground slope (18.02.1.4.C)

    maximum building height: <= 25 ft (30 ft in Historic District with steep roof pitches)

    “maximum lot coverage 50% maximum building height 25 ft.”
    One more reviewed finding on this topic
  • Living in an RVProhibited

    Living or sleeping in RVs on public or private property inside Manitou Springs

    • Exception only for property licensed as a mobile home park under Chapter 6.44
    • Short overnight RV parking on streets abutting owner's residence allowed up to 24 consecutive hours twice per 7 days, with 72-hour pass, but not for living in violation of subsection B
    “no person shall maintain or permit to be maintained any motor vehicle, recreational vehicle or similar vehicle upon any public or private property within the city when the same is used for living or sleeping purposes, unless the property is licensed as a mobile home park in accordance with chapter 6.44.”
  • Camping on your landLimited

    Camping inside Manitou Springs city

    • Camping or sleeping on public property, parks and streets is unlawful
    • Living or sleeping in vehicles/RVs on private property prohibited except in licensed mobile home parks (10.12.015.B)
    • Tent camping on private land with owner's permission not expressly addressed in the sections reviewed
    “it shall be unlawful for any person to camp or sleep in any park, upon any public street or thoroughfare, or upon any public property”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on lots with a principal dwelling inside Manitou Springs

    • One ADU per principal dwelling; not on a lot with more than one single-family residence
    • ADU not permitted as a short-term rental
    • Detached ADUs not in front yards
    • Water and sewer tap fees of half the single-family fees paid before building permit

    minimum ADU habitable space: >= 250 sq ft · maximum ADU size: <= 750 sq ft (or 50% of principal dwelling, whichever is larger; never more than the principal dwelling)

    “accessory dwelling units is a permitted use on all lots that allow a principal dwelling unit”
  • Building in a floodplainLimited

    Accessory structures inside Manitou Springs; broader floodplain permit rules not reviewed

    • Also must comply with Chapters 6.16 and 6.18 of the Municipal Code
    “6. accessory structures shall comply with the requirements of the regional floodplain regulations as amended, and chapters 6.16 and 6.18 of the municipal code.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Manitou Springs or El Paso County directly.

  • Building permit — Building permits inside Manitou Springs
  • Owner-builder exemption — Owner-builder exemption inside Manitou Springs
  • Building code adopted — Building code inside Manitou Springs
  • Inspections — Building inspections inside Manitou Springs
  • Certificate of occupancy — Certificates of occupancy inside Manitou Springs
13 more unanswered
  • Minimum dwelling size
  • Tiny homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Manitou Springs publishes no rule on the point, not that none exists. El Paso County’s page lists the county offices to call.

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