Zoning › Colorado › El Paso County › Colorado Springs

Colorado Springs, CO Zoning

Euclidean-zoning. 19 districts · 10 overlays · 5 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed
Naming convention by category
residentiallot-size-encoded (R1-9000, R1-6000 encode minimum lot sf); R-Flex uses intensity index
mixed_useletter-code (MX-N = neighborhood, MX-T = transition, MX-M = medium, MX-L = large, MX-I = institutional)
industrialletter-code (BP = business park, LI = light, GI = general)

RetoolCOS 2023 complete rewrite of 1990s-era ordinance. Euclidean base with 10 overlay districts. R-Flex districts are 2023 additions replacing older transitional categories. R-MH no longer exists as a separate district. FBZ Form-Based Zone district exists but is applied via a separately adopted form-based plan.

Worth knowing
  • RetoolCOS 2023 was a complete rewrite from a 1990s-era code — the new UDC (effective June 5, 2023) introduced R-Flex districts, eliminated R-MH as a standalone district, and added 10 overlay districts including WUI-O and ADU-O that did not exist before.
  • R-MH (Manufactured/Mobile Home) district does NOT exist in the 2023 UDC — it was subsumed into R-Flex Low and other residential categories. Any reference to R-MH is v1_legacy template bleed from the pre-2023 code.
  • NNA-O is the only overlay district integrated directly into the base district use table (§7.3.102) rather than a separate modification table — unusual in this code structure and noted by planning staff.

+ 10 more in Quirks & notes

Districts

res_sf 5mu 5res_mf 4ind 3ag 1off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
AAgriculturalag217,800 sf[4]35 ft[5]———2[6]25[1] / 10[2] / 35[3]
R-ESingle-Family Estateres_sf20,000 sf[10]35 ft[11]0.3[12]——2[13]25[7] / 10[8] / 25[9]
R1-9000Single-Family Largeres_sf9,000 sf[17]35 ft[18][{'variant': '5000-6500sf-lot', 'value': 0.55}, {'variant': '6501-7500sf-lot', 'value': 0.5}, {'variant': '7501-8500sf-lot', 'value': 0.45}, {'variant': '8501sf-plus-lot', 'value': 0.4}][19]——2[20]—[14] / 5[15] / 20[16]
R1-6000Single-Family Mediumres_sf6,000 sf[24]35 ft[25][{'variant': '5000-6500sf-lot', 'value': 0.55}, {'variant': '6501-7500sf-lot', 'value': 0.5}, {'variant': '7501-8500sf-lot', 'value': 0.45}, {'variant': '8501sf-plus-lot', 'value': 0.4}][26]——2[27]—[21] / 5[22] / 15[23]
R-2Two-Familyres_sf—[31]35 ft[32]0.4[33]——2[34]—[28] / 5[29] / 15[30]
R-4Multi-Family Lowres_mf—40 ft[38]0.45[39]—8[40][{'variant': 'studio-or-1br', 'value': 1}, {'variant': '2br', 'value': 1.5}, {'variant': '3br-plus', 'value': 2}][41]20[35] / 5[36] / 15[37]
R-5Multi-Family Highres_mf—50 ft[45]0.5[46]—25[47][{'variant': 'studio-or-1br', 'value': 1}, {'variant': '2br', 'value': 1.5}, {'variant': '3br-plus', 'value': 2}][48]20[42] / 5[43] / 15[44]
R-Flex LowFlex Residential Lowres_sf2,000 sf[52][{'variant': 'residential', 'value': 35}, {'variant': 'non-residential', 'value': 45}] ft[53]——6[54]——[49] / 1[50] / 10[51]
R-Flex MediumFlex Residential Mediumres_mf1,500 sf[58]45 ft[59]———[60]——[55] / 1[56] / 10[57]
R-Flex HighFlex Residential Highres_mf1,000 sf[64][{'variant': 'residential', 'value': 65}, {'variant': 'non-residential', 'value': 45}] ft[65]———[66]——[61] / 1[62] / 10[63]
OROffice Residentialoff5,000 sf[70]35 ft[71]0.5[72]———25[67] / 5[68] / 20[69]
MX-NMixed-Use Neighborhoodmu—45 ft[76]—————[73] / 10[74] / 15[75]
MX-TMixed-Use Transitionmu—60 ft[80]————25[77] / 5[78] / 25[79]
MX-MMixed-Use Medium Scalemu—50 ft[84]—————[81] / 20[82] / 15[83]
MX-LMixed-Use Large Scalemu—[{'variant': 'general', 'value': 65}, {'variant': 'arterial-frontage', 'value': 85, 'note': 'Lots with arterial frontage may reach 85 ft'}] ft[88]—————[85] / —[86] / —[87]
MX-IMixed-Use Institutionalmu—65 ft[92]—————[89] / 20[90] / 20[91]
BPBusiness Parkind—45 ft[96]————20[93] / 10[94] / 25[95]
LILight Industrialind—60 ft[98]————20[97] / — / —
GIGeneral Industrialind—80 ft[100]————20[99] / — / —

Confidence: confirmed partial under review not found

Overlays

AP-O
Airport Overlay
AP
§7.2.601

Defined area around Colorado Springs Municipal Airport (KCOS); subzones: APZ-1, APZ-2, Aircraft Navigation, Airport Noise Contour (65+ DNL), Runway Protection Zone shown on official AP-O map

height_restrictionsPer FAA Part 77 surfaces and approach slopes; FAA Form 7460-1 required where applicable
noise65 DNL zone requires 30 dBA interior noise level reduction for residential development; noise reduction certificate required
avigation_easementRequired as condition of discretionary approvals within the overlay
incompatible_usesRestrictions vary by subzone; APZ-1 most restrictive for incompatible uses
AF-O
United States Air Force Academy Overlay
MIL
§7.2.602

Properties adjacent to or affected by USAF Academy airfield operations north of Colorado Springs; extent defined on official AF-O map per FAA Part 77 surfaces

purposeMaintains safety of navigable airspace around USAF Academy airfield in compliance with 14 CFR (FAA regulations)
height_restrictionsPer FAA Part 77 surfaces; federal aeronautical standards govern
federal_programTied to FAA/USAF coordination; federal standards prevail
SS-O
Streamside Overlay
ENV
§7.2.603

Areas with intermittent and perennial streams providing wildlife habitat, riparian vegetation, and water quality functions; shown on official SS-O map

review_criteria11 review criteria: natural feature protection, wildlife preservation, stream bank stabilization, riparian buffers, and 7 additional criteria
design_guidelinesMust comply with Streamside Design Guidelines (separate adopted document)
impact_standardDevelopment must demonstrate no significant adverse impact to stream functions
WUI-O
Wildland Urban Interface Overlay
ENV
§7.2.604

Properties within the Wildland-Urban Interface as designated on official WUI-O map based on wildfire hazard proximity; map updated per state fire risk standards

fuels_managementAll properties within WUI-O must comply with Wildland Fuels Management Requirements in Appendix K of Colorado Springs Fire Prevention Code
vegetation_clearanceDefensible space and vegetation clearance requirements
construction_standardsWildfire-resistant building materials and roof coverings per Ordinance 23-14 (Appendix K effective 2024)
state_coordinationCoordinates with Colorado Wildfire Resiliency Code Board requirements (SB 22-007)
ADU-O
Accessory Dwelling Unit Overlay
SPEC
§7.2.605; ADU Ordinance No. 24-__ (December 2024)

Applied to parcels in qualifying residential base districts citywide per HB 24-1152 compliance; applied by ADU-O map designation

by_rightADUs allowed by-right in single-family and multi-family residential zones
owner_occupancyNo owner-occupancy requirement per state preemption HB 24-1152
design_standardsADU design standards may not be more restrictive than standards for the primary structure
hoa_preemptionHOA prohibitions of state-compliant ADUs are unenforceable per HB 24-1152 §3
NNA-O
North Nevada Avenue Overlay
COR
§7.2.606

Generally south of Garden of the Gods/Austin Bluffs Pkwy, east of Monument Creek and Cascade Avenue, west of Weber Street and Stone Avenue, north of Old North End at railroad ROW; implements North Nevada Avenue Master Plan

use_tableNNA-O has its own use column integrated directly into the base district use table at §7.3.102 — the only overlay treated this way in the UDC
goalsMixed business types serving residents and regional economic magnet; improved roadways and expanded transit; expanded housing options; integrated infrastructure
permitted_usesModified use permissions per NNA-O column in §7.3.102 Use Table
ADS-O
Area Design Standards Overlay
SPEC
§7.2.607

Specific subareas where City Council has adopted design standards; applied by official ADS-O map

design_standardsEstablishes design standards specific to a defined geographic area; may modify or supplement base zone design, massing, or materials standards
HP-O
Historic Preservation Overlay
HP
§7.2.608; §7.2.501.B; §7.5.704

Properties designated by City Council through Historic Preservation Board review; includes individual landmarks and locally-designated historic districts

board_reviewHistoric Preservation Board review required for all exterior changes to designated properties
dimensional_reliefBoard may recommend: reduced setbacks, height limit waiver, alley parking, up to 100% compact parking, up to 50% parking reduction
rezoningStrict rezoning criteria at §7.5.704.D apply to HP-O properties
permissive_reliefHP-O can be LESS restrictive than base zone on dimensional standards where preservation objectives require it
HR-O
High-Rise Overlay
DT
§7.2.609

Areas near downtown Colorado Springs; applied by City Council action; shown on official HR-O map

high_riseAllows high-rise buildings with special height, floor area, and bulk limitations
specific_limitsSpecific height maximum and FAR parameters established by adoption ordinance; values not available in quick-reference sources — require direct review of overlay map and ordinance
HS-O
Hillside Overlay
HS
§7.2.610

Areas with ridgelines, bluffs, rock outcroppings, significant slopes, wildlife habitat, and geologic conditions; designated on official Hillside Overlay map

design_manualMust comply with Hillside Development Design Manual (separate adopted document)
terrainTerrain disturbance minimization required; natural feature integration; visual impact mitigation
standardsStandards for grading limits, retaining walls, vegetation preservation, and slope-sensitive construction

State preemptions

CO HB 24-1152applies
Qualifying condition
Colorado Springs is within the Pikes Peak Area Council of Governments (PPACG) Metropolitan Planning Organization (MPO) — confirmed by PPACG Unified Planning Work Program 2024-2025. City population 493,554 (2024 ACS 1-year estimate) exceeds 1,000 threshold. City is in connected metro (PPACG MSA pop ~755,105). Both MPO-membership and population-plus-connected-metro triggers in HB 24-1152 are satisfied. City adopted compliance ordinance in December 2024 (Ordinance No. 24-__, amending §7.2.204, §7.2.205, §7.2.206) without waiving home-rule authority.
Source
Census ACS 2024 1-year estimates (population 493,554); PPACG MPO designation confirmed at ppacg.org/transportation/
Effect
ADUs permitted by-right in all residential zones; no owner-occupancy requirement; design standards may not exceed primary structure restrictions
CO HB 24-1313applies
Qualifying condition
Colorado Springs is within PPACG MPO (confirmed above; PPACG is the designated MPO for the Pikes Peak region). HB 24-1313 applies to municipalities within an MPO. City must allow 40 du/ac average density in areas within half-mile of rail stations and quarter-mile of high-frequency bus stops. Mountain Metropolitan Transit (MMT) operates FTA-funded bus service (direct FTA recipient per PPACG UPWP 2024-2025). City must adopt TOD density zoning by statutory deadline. Duplexes required by-right in all SF zones in MPO cities.
Source
PPACG MPO designation (ppacg.org); PPACG Unified Planning Work Program 2024-2025 confirming MMT FTA grant status
Effect
Must allow 40 du/ac average in designated TOD areas; duplexes by-right in all single-family residential zones
CO HB 24-1304applies
Qualifying condition
Colorado Springs is within PPACG MPO (confirmed above). HB 24-1304 prohibits parking minimums for MF and MX development within quarter-mile of transit stops with 30-minute or less service. City adopted compliance ordinance amending §7.4.1002 effective August 2025 per city ExemptingMinimumParking project page. City population 493,554 well above any applicable threshold. Developments of 20+ units may be required to provide up to 1 space per unit only upon finding of substantial negative impact.
Source
PPACG MPO designation; City of Colorado Springs ExemptingMinimumParking project page (coloradosprings.gov/ExemptingMinimumParking)
Effect
No parking minimums for MF and MX within quarter-mile of transit stops with 30-min or less service frequency. UDC §7.4.1002 amended.
CO SB 24-174applies
Qualifying condition
Colorado Springs population 493,554 exceeds 1,000 threshold; city is within PPACG MPO. Both triggers satisfied. Procedural planning preemption only — requires DOLA-coordinated Housing Needs Assessment and Housing Action Plan tied to state grant eligibility.
Source
Census ACS 2024; PPACG MPO membership
Effect
Requires adoption of DOLA-coordinated Housing Needs Assessment and Housing Action Plan. Does not directly preempt zoning field values.
CO HB 24-1152 §3 HOA preemptionapplies
Qualifying condition
Applies citywide to all HOA-governed parcels where HB 24-1152 allows ADUs. No population threshold — applies wherever ADU preemption applies per HB 24-1152 §3.
Source
HB 24-1152 §3 statutory text; not population-threshold-gated
Effect
HOA covenants that categorically prohibit state-compliant ADUs are unenforceable throughout Colorado Springs.

Adopted building codes

Denver & state buildings; home rule elsewhere

IBC
Local adoption
IRC
2021
NEC
2023
IFC
Local
IECC (Residential)
Local
IECC (Commercial)
Local

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-27retrieved at
2024-12-01amendment effectiveADU Ordinance No. 24-__ amending §7.2.204, §7.2.205, §7.2.206 per HB 24-1152
2023-06-05effectiveOrdinance No. 23-01 effective date
2023-02-14adoptionOrdinance No. 23-01 adopting RetoolCOS UDC rewrite

Quirks & notes

  • RetoolCOS 2023 was a complete rewrite from a 1990s-era code — the new UDC (effective June 5, 2023) introduced R-Flex districts, eliminated R-MH as a standalone district, and added 10 overlay districts including WUI-O and ADU-O that did not exist before.
  • R-MH (Manufactured/Mobile Home) district does NOT exist in the 2023 UDC — it was subsumed into R-Flex Low and other residential categories. Any reference to R-MH is v1_legacy template bleed from the pre-2023 code.
  • NNA-O is the only overlay district integrated directly into the base district use table (§7.3.102) rather than a separate modification table — unusual in this code structure and noted by planning staff.
  • HP-O can be LESS restrictive than the base zone on dimensional standards — Historic Preservation Board may recommend setback waivers or height limit waivers if preservation objectives require it. This is the inverse of typical overlay behavior.
  • Lot coverage in R1-9000 and R1-6000 is lot-size-varying with 4 tiers (55% for 5,000–6,500 sf lots down to 40% for 8,501+ sf lots) — not a single value per district.
  • Front setbacks in R1-9000, R1-6000, R-2 are contextual formulas (greater of fixed minimum OR average of adjacent developed properties) — not reducible to single fixed-foot values.
  • FAR is not a primary dimensional standard in Colorado Springs UDC. Lot coverage and height are the primary bulk controls. No FAR values in Tables 7.4.2-A, 7.4.2-B, or 7.4.2-C.
  • Colorado Springs is surrounded by three major military installations: Peterson Space Force Base (east), Fort Carson (south), USAF Academy (north). AF-O covers Academy area; AP-O covers Colorado Springs Municipal Airport. Peterson/Fort Carson AICUZ noise contours and their relationship to city zoning not yet extracted.
  • City is in PPACG MPO — all three major CO 2024 housing preemption laws (HB 24-1152 ADU, HB 24-1313 TOD density, HB 24-1304 parking) apply. City adopted compliance ordinances in late 2024 / August 2025 without explicitly waiving home-rule authority.
  • R-Flex districts have density ranges tied to the Comprehensive Land Use Plan rather than fixed UDC maximums — plan designation controls density ceiling within the R-Flex envelope.
  • Colorado Springs airport (KCOS) has a FAA Part 150 noise compatibility program — the 65 DNL noise contour triggers 30 dBA interior noise reduction requirement for residential development within that contour.
  • Code supplement as of research date: 2025 S-18 on AMLegal (codelibrary.amlegal.com/codes/coloradospringsco). EncodePlus (online.encodeplus.com/regs/coloradosprings-co) provides an alternate access path not blocked by Cloudflare when AMLegal returns 403.
  • Manufactured home park parking: 1 per manufactured home space (Table 7.4.10-A). Tiny House Community: 1 per DU. These uses are now permitted in MX and R-Flex districts rather than a dedicated R-MH district.

Formulas

Definitions

height
Measured from finished grade to highest point of roof per §7.6.202. UDC Tables 7.4.2-A through 7.4.2-D govern per district.
lot_coverage
Maximum percentage of total lot surface area covered by improvements divided by total lot area. Expressed as percent in UDC; stored here as decimal fraction per schema standard.
far
Not a primary regulatory tool in Colorado Springs UDC. Lot coverage and height are the primary bulk controls. No FAR values in Tables 7.4.2-A through 7.4.2-C.
du_ac
Maximum residential density per acre. Specified for R-2, R-4, R-5; R-Flex districts have density ranges per Land Use Plan designation.
impervious_cover
setback_front
Measured from back of sidewalk, curb, or property line, whichever is lesser per §7.4.2 notes.
setback_side
Interior side measured from property line. Corner lot side-street setback is separately specified.
setback_rear
Measured from rear property line.
parking
Minimum off-street motor vehicle spaces per Table 7.4.10-A (§7.4.1003). HB 24-1304 waives minimums for qualifying MF/MX within one-quarter mile of transit effective August 2025.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
parking_required
units * parking (where applicable per Table 7.4.10-A)

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] §7.4.2
  2. [2] §7.4.2
  3. [3] §7.4.2
  4. [4] §7.4.2
  5. [5] §7.4.2
  6. [6] §7.4.1003
  7. [7] §7.4.2
  8. [8] §7.4.2
  9. [9] §7.4.2
  10. [10] §7.4.2
  11. [11] §7.4.2
  12. [12] §7.4.2
  13. [13] §7.4.1003
  14. [14] §7.4.2
  15. [15] §7.4.2
  16. [16] §7.4.2
  17. [17] §7.4.2
  18. [18] §7.4.2
  19. [19] §7.4.2
  20. [20] §7.4.1003
  21. [21] §7.2.204
  22. [22] §7.4.2
  23. [23] §7.4.2
  24. [24] §7.2.204
  25. [25] §7.4.2
  26. [26] §7.4.2
  27. [27] §7.4.1003
  28. [28] §7.2.205
  29. [29] §7.4.2
  30. [30] §7.4.2
  31. [31] §7.4.2
  32. [32] §7.4.2
  33. [33] §7.4.2
  34. [34] §7.4.1003
  35. [35] §7.4.2
  36. [36] §7.4.2
  37. [37] §7.4.2
  38. [38] §7.4.2
  39. [39] §7.4.2
  40. [40] §7.4.2
  41. [41] §7.4.1003
  42. [42] §7.4.2
  43. [43] §7.4.2
  44. [44] §7.4.2
  45. [45] §7.4.2
  46. [46] §7.4.2
  47. [47] §7.4.2
  48. [48] §7.4.1003
  49. [49] §7.4.2
  50. [50] §7.4.2
  51. [51] §7.4.2
  52. [52] §7.4.2
  53. [53] §7.4.2
  54. [54] §7.4.2
  55. [55] §7.4.2
  56. [56] §7.4.2
  57. [57] §7.4.2
  58. [58] §7.4.2
  59. [59] §7.4.2
  60. [60] §7.4.2
  61. [61] §7.4.2
  62. [62] §7.4.2
  63. [63] §7.4.2
  64. [64] §7.4.2
  65. [65] §7.4.2
  66. [66] §7.4.2
  67. [67] §7.4.2
  68. [68] §7.4.2
  69. [69] §7.4.2
  70. [70] §7.4.2
  71. [71] §7.4.2
  72. [72] §7.4.2
  73. [73] §7.4.2
  74. [74] §7.4.2
  75. [75] §7.4.2
  76. [76] §7.4.2
  77. [77] §7.4.2
  78. [78] §7.4.2
  79. [79] §7.4.2
  80. [80] §7.4.2
  81. [81] §7.4.2
  82. [82] §7.4.2
  83. [83] §7.4.2
  84. [84] §7.4.2
  85. [85] §7.4.2
  86. [86] §7.4.2
  87. [87] §7.4.2
  88. [88] §7.4.2
  89. [89] §7.4.2
  90. [90] §7.4.2
  91. [91] §7.4.2
  92. [92] §7.4.2
  93. [93] §7.4.2
  94. [94] §7.4.2
  95. [95] §7.4.2
  96. [96] §7.4.2
  97. [97] §7.4.2
  98. [98] §7.4.2
  99. [99] §7.4.2
  100. [100] §7.4.2

Research status

Publication gates

primary url presentpassedcode_source = https://codelibrary.amlegal.com/codes/coloradospringsco/latest/coloradosprings_co/0-0-0-1 — authoritative AMLegal host, https://, not an aggregator domain
no aggregator citedpassedFull record scan clean — no Zoneomics, Steadily, SitePlanGuide, SiteDesignGuide, SitePlanCreator, Propwire, Zonara, or Unzoned domains cited anywhere
confidence tags full formpassed72 confirmed fields carry section citations (§7.4.2, §7.2.204, §7.2.205, §7.2.501.B, §7.2.603, §7.2.606, §7.2.608, §7.4.1003, §7.2.601, etc.); partial fields carry status=partial with reason; not_captured fields carry not_captured_reason
overlays have parameters trigger confidencepassedAll 10 overlays (AP-O, AF-O, SS-O, WUI-O, ADU-O, NNA-O, ADS-O, HP-O, HR-O, HS-O) have non-empty params{}, trigger, and confidence codes. ADS-O confidence p§7.2.607 and HR-O confidence p§7.2.609 are partial with explanatory notes.
preempt section city specificpassed5 CO preemption laws with city-specific qualifying_condition_checked containing numeric inputs (pop 493,554 ACS 2024), MPO membership verification (PPACG), vintage dates, and threshold comparisons. No bare stubs.

Data quality

75%completeness72 confirmed20 partial
Documented gaps
  • MX-T, MX-M, MX-I, MX-L detailed permitted use lists not extracted (available at §7.2.3 series in full code)
  • LI and GI side/rear setback details reference 'additional standards in Part 7.2.4' — not extracted from primary source
  • HR-O specific height cap and FAR values require review of overlay adoption ordinance and official HR-O map
  • ADS-O specific adopted geographic areas and their design parameters not enumerated
  • Peterson Space Force Base and Fort Carson AICUZ noise contours and their relationship to city zoning not extracted — may create federal_state_conflict with CO preemption laws in affected areas
  • Public/institutional base districts (PF Public Facilities, APD Airport Planned Development, PK Public Parks, FBZ Form-Based Zone) not researched in this pass

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