Bolthole Index

El Paso County, Colorado

Zoning, building permits and septic rules in the Town of Palmer Lake, Colorado

The Town of Palmer Lake, Colorado, sets its own zoning inside town limits, and construction needs town approval before a building permit from the Pikes Peak Regional Building Department12. Septic permits for lots without public sewer come from El Paso County Public Health, not the town3. El Paso County's planning rules cover only unincorporated land outside the town4.

At a glance

Zoning
Yes, the town's own Title 17 Land Use Code1
Building permit
Required for homes, additions and accessory structures; issued through PPRBD after town approval52
Septic
Public sewer connection required near a gravity sewer line; otherwise individual systems under county and state law67
Septic permit office
El Paso County Public Health for onsite systems3
RV living
Barred on public property; private-land rules not confirmed8
Manufactured homes
Allowed with conditions: state certification, PPRBD permit and inspection, utilities connected9
Accessory dwelling
Conditional review use in R-1 and several other districts10
R-1 minimum lot
1 acre11

Who to call

Planning & zoning

Town of Palmer Lake (Planning & Development, Town Administrator/Clerk)

Local land-use applications, zoning, subdivision, replats and variances inside Palmer Lake; final approval for occupancy

719-481-2953

42 Valley Crescent, PO Box 208 Palmer Lake, CO 80133

Building permits

Pikes Peak Regional Building Department (PPRBD)

Building permits, plan review and inspections for Palmer Lake and the other jurisdictions it serves

719-327-2880

2880 International Circle, Colorado Springs, CO, 80910

Online permits →

Septic permits

El Paso County Public Health, Onsite Wastewater Treatment Systems

Permits and inspections for onsite wastewater (septic) systems in El Paso County

(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 Town of Palmer Lake means bringing your own water and power. The kit we’d start with:

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Does Palmer Lake, Colorado have zoning?

Yes. The Town of Palmer Lake adopts and enforces its own zoning in Title 17 of the town code, and the rules apply to land inside town limits1. Residential districts include RA-5, R2.5, R-1, R-2, R-10,000 and R-5,00012.

Dimensions depend on the district. In the R-1 one-acre district, Palmer Lake requires a minimum lot of 1 acre with 150 feet of street frontage11, front and rear setbacks of 25 feet and side setbacks of 10 feet13, and a 30-foot height limit14. In the RA-5 ranch district, the minimum lot is 5 acres with 250 feet of frontage15.

Palmer Lake's R-1 district also caps impervious coverage at 30 percent16, while RA-5 caps it at 15 percent17. Look up the district for a specific parcel on the town's zoning map before you buy.

Do you need a building permit in Palmer Lake, and who issues it?

Yes. Construction inside Palmer Lake is permitted and inspected by the Pikes Peak Regional Building Department (PPRBD), which names Palmer Lake among the jurisdictions it serves185. The town adds its own step: a local application goes to the Town of Palmer Lake first, and PPRBD approval follows2.

When the work is finished, the town asks to be contacted for final approval as well as the PPRBD final inspection, and new construction needs a final ILC filed with the town before approval for occupancy2. Palmer Lake's code ties occupancy of a manufactured home to inspection and utility connections19.

PPRBD's homeowner-permit and fee pages describe its process for unincorporated El Paso County, so ask PPRBD at the number below whether an owner-builder permit is available for a home inside Palmer Lake. We could not confirm that from the town's code.

How do septic permits work inside Palmer Lake?

Palmer Lake's zoning code ties septic to sewer access. In the R-1 district, a lot with a public sanitary sewer accessible by gravity flow within 500 feet must connect to the Palmer Lake Sanitation District system6. Individual sewer facilities are allowed only under county and state laws, and not where gravity sewer is that close7.

For a lot that is not served by a municipal wastewater system, El Paso County Public Health inspects and regulates onsite wastewater treatment systems3. Septic permit applications there must be submitted by a licensed installer20. Colorado law requires a permit from the local public health agency before anyone builds or installs an onsite system21.

The town's code does not name the agency, so call El Paso County Public Health before you count on a septic system for a Palmer Lake lot. Wells inside the town are also unconfirmed; ask the town office.

Can you live in an RV or tiny home in Palmer Lake?

RVs: Palmer Lake's code prohibits storing or using a recreational vehicle on public property, camping included8. Camping in town parks is unlawful unless the town administrator authorizes it22. We could not confirm a rule for living in an RV on private land in town, so ask the Town Administrator/Clerk first. El Paso County's temporary-RV permit during construction applies to unincorporated land only, not inside Palmer Lake23.

Manufactured homes: Palmer Lake allows them with conditions, including state certification, a PPRBD permit and inspection, and utility connections before anyone moves in9.

Tiny homes: we found no tiny-home provision in the town's code. Colorado approves Division of Housing tiny homes for long-term living, but they must meet local zoning24.

Can you build a second dwelling (ADU) in Palmer Lake?

Possibly. Palmer Lake treats an accessory dwelling unit as a conditional review use in R-1, and also in RA-5, R2.5, R-2 and R-10,00010. The unit must be at least 500 square feet, subordinate to the main house, meet the zone's setbacks and building codes, and come with will-serve letters for water and sewer10. A plot plan is required to apply for the building permit10. Owner occupancy is not required10.

Building a home in Palmer Lake: the steps, in order

  1. Find the parcel's zoning district on the town's zoning map and read the Title 17 rules for it12.
  2. Ask whether public sewer is within reach. If it is, connection to the Palmer Lake Sanitation District is required in R-16. If not, contact El Paso County Public Health about a septic permit3.
  3. Submit a local application to the Town of Palmer Lake2.
  4. Apply to PPRBD for the building permit after town approval218.
  5. Pass the PPRBD inspections, then ask the town for final approval; new construction also needs a final ILC filed with the town before occupancy2.

For a subdivision, replat, variance or other development, the town asks for a letter of intent and a meeting with the Town Administrator/Clerk first2.

What stays with El Paso County, and what to check before you buy in Palmer Lake?

Septic permits and inspections for lots without municipal wastewater stay with El Paso County Public Health3. The county's own zoning and planning rules cover unincorporated land, not parcels inside the town; for land outside town limits, see the El Paso County page4.

Before you buy, confirm the district, the sewer situation and, if the lot is near a creek or mapped flood area, floodplain review. PPRBD's Regional Floodplain Management Office reviews work in floodplains1825. Countywide, El Paso County's effective property tax rate is 0.4%26 and the median property tax bill is $1,773 a year27.

Watch-outs

  • We could not confirm whether the town allows owner-builder permits or RV living on private land inside Palmer Lake; ask the Town Administrator/Clerk and PPRBD before you plan around either2.
  • Palmer Lake's code does not name the septic agency, so confirm with El Paso County Public Health before you buy a lot without sewer access3.
  • Zoning dimensions in this guide are for the R-1 and RA-5 districts only; other districts such as R-10,000 and R-5,000 have their own rules, and R-10,000 and R-5,000 require a central sewage system6.
  • A permit fee schedule for work inside Palmer Lake was not confirmed; ask PPRBD and the town office what you will pay18.

Sources

  1. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  2. Town of Palmer Lake (Planning & Development, Town Administrator/Clerk) (townofpalmerlake.com)
  3. Onsite Wastewater Treatment Systems, quoted and re-checked
  4. El Paso County Land Development Code, Chapter 1, quoted and re-checked
  5. Palmer Lake Code 17.04.030 Manufactured homes design and building requirements (Town of Palmer Lake), quoted and re-checked
  6. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  7. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  8. Palmer Lake Code 10.14.020 RV use, storage, and camping on public property prohibited (Town of Palmer Lake), quoted and re-checked
  9. Palmer Lake Code 17.04.030 Manufactured homes design and building requirements (Town of Palmer Lake), quoted and re-checked
  10. Palmer Lake Code 17.05.225 Review procedures for ADUs (Town of Palmer Lake), quoted and re-checked
  11. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  12. Palmer Lake Code 17.02.070 Agricultural ranch residential zone (RA-5) (Town of Palmer Lake), quoted and re-checked
  13. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  14. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  15. Palmer Lake Code 17.02.070 Agricultural ranch residential zone (RA-5) (Town of Palmer Lake), quoted and re-checked
  16. Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (Town of Palmer Lake), quoted and re-checked
  17. Palmer Lake Code 17.02.070 Agricultural ranch residential zone (RA-5) (Town of Palmer Lake), quoted and re-checked
  18. Pikes Peak Regional Building Department (PPRBD) (pprbd.org)
  19. Palmer Lake Code 17.04.030 Manufactured homes design and building requirements (Town of Palmer Lake), quoted and re-checked
  20. Onsite Wastewater Treatment Systems, quoted and re-checked
  21. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  22. Palmer Lake Code 12.12.030 Operating rules of parks (Town of Palmer Lake), quoted and re-checked
  23. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  24. Consumers of Manufactured Homes and Tiny Homes - HUD (Colorado statewide rule), quoted and re-checked
  25. Homeowner Permits, quoted and re-checked
  26. Effective property tax rate: Bolthole Index county data
  27. 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 Town of Palmer Lake

Town of Palmer Lake’s own rules

  • Building permitRequired

    Manufactured homes, additions and accessory structures inside Palmer Lake town; permits handled via PPRBD

    • Evidence is from the manufactured-home section; ADUs also need a plot plan to apply for a building permit.
    “Prior to occupancy, the PPRBD shall permit and inspect each manufactured home to determine compliance with the Town Code.”
  • Building code adoptedAdopted (with conditions)

    Construction inside Palmer Lake town; specific code editions not identified

    • Edition/year of adopted codes not found.
    “All manufactured homes must be certified and installed in accordance with the State of Colorado Division of Housing's "Manufactured Housing Installation Program" and adopted building codes.”
  • InspectionsRequired

    Manufactured homes inside Palmer Lake town, inspected by Pikes Peak Regional Building Department (PPRBD)

    • Source text is specific to manufactured homes.
    “Prior to occupancy, the PPRBD shall permit and inspect each manufactured home to determine compliance with the Town Code.”
  • Certificate of occupancyLimited

    Manufactured homes inside Palmer Lake town

    • Occupancy only after inspection and public utility connections.
    “No occupancy shall be permitted, or a certificate of occupancy issued until said inspection and all connections to public utilities have been made.”
  • Local zoningPresent

    Land inside Palmer Lake town limits (Title 17 Land Use Code)

    • Residential districts include RA-5, R2.5, R-1, R-2, R-10,000 and R-5,000.
    “The intent of this district is to preserve the established low-density single-family neighborhoods throughout the community.”
  • Zoning districtsPublished

    Palmer Lake town zoning districts in Title 17, Article 2

    • Districts seen: RA-5, R2.5, R-1, R-2, R-10,000, R-5,000; others not reviewed.
    “The intent of the agriculture ranch residential district is to protect and preserve the area's agricultural heritage”
  • Minimum lot sizeSpecified

    R-1 One-acre single-family district, Palmer Lake town

    • Lot width 150 feet street frontage.

    minimum lot size: >= 1 acre

    “(1) Minimum lot size: One acre. (2) Lot width: 150 feet street frontage.”
    One more reviewed finding on this topic
  • SetbacksSpecified

    RA-5 district, Palmer Lake town

    • Side setback 25 feet only if nuisance standards are met.
    • State Highway 105: average 200 feet, not closer than 150 feet.
    • Corner lot 25 feet from each adjacent street.

    front setback: >= 50 feet · side setback: >= 25 feet (only if applicable nuisance standards are met) · rear setback: >= 25 feet

    “(9) Minimum side yard setback: 25 feet only if applicable nuisance standards are met. (10) Minimum rear yard setback: 25 feet.”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    R-1 district, Palmer Lake town

    • Natural-state percentage depends on slope per Article 3 Division 2.

    maximum impervious coverage: <= 30 percent

    “(6) Maximum impervious coverage: 30 percent.”
    One more reviewed finding on this topic
  • Building heightSpecified

    R-1 district, Palmer Lake town

    maximum building height: <= 30 feet

    “(8) Maximum building height: 30 feet. (9) Minimum distance between structures: 15 feet.”
    One more reviewed finding on this topic
  • Living in an RVProhibited

    RV use or storage on public property inside Palmer Lake town (not private land)

    • 24-hour loading/unloading parking allowed; slides may not be extended overnight.
    • Private-land RV occupancy rules not found.

    loading time: <= 24 hours

    “Recreational vehicles may not be stored or used for any reason, including camping, on public property.”
  • Camping on your landLimited

    Camping in town parks inside Palmer Lake town (private land not found)

    • Unlawful unless specifically authorized by the town administrator; a ten-by-ten-foot sun canopy excepted.
    “it shall be unlawful for any person to camp in any park or to set up a tent”
  • Manufactured homesLimited

    Manufactured homes inside Palmer Lake town

    • Must be state-certified, with siding, roof pitch 3/12, wheels/hitch removed, PPRBD permit and inspection.
    • Must be connected to utilities before occupancy; additions limited.
    “No manufactured home shall be occupied for dwelling purposes unless it is properly placed in a manufactured home space and connected to water, sewerage, electric and gas utilities, as appropriate.”
  • Accessory dwellingsLimited

    ADUs inside Palmer Lake town, conditional review use in R-1 (also RA-5, R2.5, R-2, R-10,000)

    • Minimum 500 sq ft, subordinate to principal residence.
    • Must meet zone setbacks and adopted building codes; owner occupancy not required; will-serve letters for water and sewer required.
    • Plot plan required to apply for building permit.

    minimum ADU size: >= 500 square feet

    “Accessory dwelling units (ADU) are reviewed administratively pursuant to C.R.S. § 29-35-402, as may be amended.”
  • Off-grid sanitationLimited

    R-1 district inside Palmer Lake town: individual sewer facilities

    • Not allowed where public gravity sewer is within 500 feet.
    • Must meet county and state laws.
    “Individual sewer facilities may be installed according to regulations herein and the appropriate county and state laws”
  • Mandatory utility hookupConditional

    R-1 district (similar rule in RA-5, R2.5, R-2) inside Palmer Lake town: sewer connection

    • Applies where public sanitary sewer is accessible by gravity flow within 500 feet of the lot.
    • R-10,000 and R-5,000 require a central sewage system.

    sewer distance: <= 500 feet (gravity-flow accessibility)

    “where a public sanitary sewer is accessible by gravity flow within 500 feet of a lot, the property shall connect to the Palmer Lake Sanitation District sewer system.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Palmer Lake or El Paso County directly.

  • Owner-builder exemption — Owner-builder permits inside Palmer Lake town
  • Minimum dwelling size — Principal dwellings inside Palmer Lake town
  • Tiny homes — Tiny homes inside Palmer Lake town
  • Who permits septic — Septic systems inside Palmer Lake town
  • Septic permit — Septic permits inside Palmer Lake town
8 more unanswered
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees

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 Town of Palmer Lake 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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