101 local rules on file · Pop. 15,097 · El Paso County
Showing ordinances that apply to Black Forest, CO
Black Forest is an unincorporated community with a population of approximately 15,097 in El Paso County, Colorado. Because Black Forest is not an incorporated city, it does not have its own municipal government or city code. Instead, El Paso County ordinances apply directly to residential and commercial properties here. The rules below are the county-level regulations that govern your area. Nearby incorporated cities in El Paso County may have different rules.
El Paso County requires defensible space under the El Paso County Wildland-Urban Interface Ordinance. After the 2012 Waldo Canyon Fire (346 homes) and 2013 Black Forest Fire (509 homes — the most destructive in CO history at the time), the county adopted WUI Code mandating 100-foot defensible space and ignition-resistant construction in designated hazard zones.
El Paso County enforces Wildland-Urban Interface defensible space requirements following the Waldo Canyon (2012) and Black Forest (2013) fires. 2018 IWUIC adopted. Zone 1 (0-30 ft), Zone 2 (30-100 ft), and Zone 3 (100-200 ft) treatments required in designated areas.
These unincorporated areas are also governed by El Paso County ordinances.
Outdoor burning in unincorporated El Paso County is regulated by the county and local fire authorities. Open burning requires conditions to be met and is subject to closure during fire restrictions issued by the Board of County Commissioners.
Pima Building Department — actually Pikes Peak Regional Building Department (PPRBD) — issues pool permits for Colorado Springs, El Paso County unincorporated, Fountain, Manitou Springs, Monument, and Woodland Park. Permits required for all in-ground pools, spas, and above-ground pools over 24 inches deep. 2021 IRC and 2021 ISPSC with Colorado amendments enforced.
El Paso County requires Pikes Peak Regional Building Department electrical permits for hot tub installations. 240V GFCI circuit mandatory. Barrier requirements apply unless a locking safety cover meeting ASTM F1346 is used. Setbacks follow zoning.
Above-ground pools in unincorporated El Paso County with water depth of 24 inches or more are subject to the same fencing and safety requirements as in-ground pools under the IRC. A building permit may be required for larger above-ground pools.
El Paso County enforces pool safety requirements through the building permit and inspection process under the IRC. Pools must have proper drainage, suction outlet protection, and barrier compliance before use.
El Paso County requires compliant pool barriers for all residential swimming pools in unincorporated areas. Pool fencing must comply with the International Residential Code (IRC) as adopted by Colorado and El Paso County.
El Paso County rainwater harvesting strictly limited by Colorado water law — HB 16-1005 (C.R.S. §37-96.5-103) permits only two 55-gallon barrels (110 gallons total) per residential property for outdoor irrigation. Prior Appropriation Doctrine restricts collection. Colorado Springs Utilities enforcement is informational, not punitive.
El Paso County enforces weed abatement under the Colorado Noxious Weed Act (C.R.S. §35-5.5-101) through the El Paso County Noxious Weed Advisory Board. The county manages 70+ listed species including Canada thistle, leafy spurge, and cheatgrass — a major wildfire fuel after Black Forest Fire. Annual notices sent to vacant lot owners.
El Paso County encourages xeriscaping and native plant landscaping for water conservation in Colorado's semi-arid Front Range climate. Colorado HB 19-1050 and SB 23-178 bar HOAs from prohibiting xeriscape. Rebates available through Colorado Springs Utilities.
El Paso County permits residential artificial turf installation. No county permit required unless grading changes. Colorado HB 19-1050 and SB 23-178 protect homeowner rights against HOA bans on turf alternatives, though HOAs may impose reasonable standards.
El Paso County does not have a countywide grass-height ordinance for unincorporated residential properties. Complaints about overgrown vegetation may be addressed under general county nuisance provisions in developed subdivisions.
El Paso County does not have a countywide ordinance requiring homeowners to trim trees in unincorporated residential areas. Property owners are responsible for maintaining trees on their property and preventing them from becoming safety hazards.
Water use in unincorporated El Paso County varies widely — some areas are served by Colorado Springs Utilities with outdoor watering restrictions, while rural areas rely on private wells. No countywide watering schedule applies.
El Paso County does not require permits for tree removal on private residential property in unincorporated areas. Property owners may remove trees on their own land, but should exercise caution near utility lines and during fire restriction periods.
El Paso County has no leaf blower-specific ban. Colorado Springs and unincorporated county areas rely on the general noise ordinance (CSCC §9.8.104 in Colorado Springs; El Paso County Noise Resolution) to limit operation during quiet hours. Gas-powered blowers remain widely used across the region, including the Pikes Peak foothills.
El Paso County regulates amplified music under Colorado Springs City Code Chapter 9.8 and the county noise resolution. Sound-amplification permits are required for outdoor public events through the Colorado Springs City Clerk and El Paso County Sheriff. C.R.S. §18-9-106 covers unreasonable noise. Manitou Springs imposes additional downtown event conditions.
El Paso County Animal Services enforces nuisance animal provisions including chronic barking dogs in unincorporated areas under the El Paso County Animal Services Code.
Unincorporated El Paso County does not have a countywide ordinance limiting construction hours. Construction noise must comply with Colorado state noise standards and is subject to general nuisance provisions.
Unincorporated El Paso County has no countywide noise ordinance establishing specific quiet hours. Noise complaints in unincorporated areas are handled under Colorado state nuisance law (C.R.S. §25-12-103) and general county nuisance provisions.
El Paso County does not require neighbor consent before constructing a fence on a property line. Colorado follows a common-use fence law (C.R.S. §35-46-102) for agricultural fencing, but residential fence disputes are generally handled through civil means.
El Paso County regulates fence materials through the Land Development Code Chapter 5. Wood, vinyl, wrought iron, tubular steel, and chain-link are permitted in residential zones. Barbed wire banned in RS-zoned areas. HOAs in Briargate, Flying Horse, Wolf Ranch, and Broadmoor often require cedar, wrought iron, or ornamental metal only.
El Paso County enforces 2021 ISPSC / IRC Appendix G pool barrier requirements through PPRBD. Minimum 48-inch barrier, self-closing and self-latching gates with latches 54 inches above grade, and less than 4-inch gaps between verticals.
El Paso County requires Pikes Peak Regional Building Department permits for retaining walls over 4 feet (measured from bottom of footing to top of wall). Walls with surcharge loads or taller than 4 feet require engineered plans stamped by a Colorado PE.
El Paso County Land Development Code establishes fence height limits for unincorporated residential zones: generally 6 feet in rear and side yards, and 4 feet in front yards. Agricultural zones are more permissive.
Building permits are required for fences in unincorporated El Paso County when fences exceed certain height thresholds or are made of specific materials. Residential fence permits are administered by El Paso County Building.
Colorado C.R.S. §33-6-131 prohibits intentional feeding of big game (deer, elk, pronghorn, bighorn sheep, mountain goats, moose, bears) statewide. El Paso County follows this. Bear-attractant rules apply especially in mountain and foothill neighborhoods near Pikes Peak.
Beekeeping is generally permitted in unincorporated El Paso County, particularly in agricultural and rural residential zones. Colorado state law encourages beekeeping, and El Paso County does not maintain a countywide restriction on hives.
El Paso County requires dogs to be under control by their owner at all times in unincorporated areas. A leash law is in effect requiring dogs to be on a leash or under direct voice control when off the owner's property.
El Paso County Animal Services and Colorado Parks and Wildlife regulate exotic and wild animal ownership. Colorado law prohibits ownership of certain dangerous wildlife species, and county regulations restrict keeping wild or exotic animals.
El Paso County Animal Services does not enforce breed-specific legislation (BSL) in unincorporated areas. No pit bull ban or other breed restrictions apply at the county level. Individual HOAs may impose restrictions.
El Paso County may allow backyard chickens with limits. Roosters typically banned in residential areas. Livestock requires agricultural zoning or minimum lot size.
El Paso County permits EV charger installations through the Pikes Peak Regional Building Department with a standard electrical permit. HB 22-1218 requires EV-ready parking in new multifamily. HOAs cannot prohibit EV charging under C.R.S. §38-33.3-106.8.
Unincorporated El Paso County does not broadly restrict overnight street parking, but C.R.S. §42-4-1204 and the 72-hour rule apply. Colorado Springs prohibits parking on city streets longer than 72 hours. HOAs within the county may impose stricter overnight rules.
El Paso County enforces Colorado's abandoned vehicle law (C.R.S. §42-4-1802 through 1805). Vehicles left on public right-of-way for 72+ hours or inoperable vehicles visible from the street on private property may be tagged and towed.
Unincorporated El Paso County does not have a comprehensive countywide street parking ordinance. Most roads in unincorporated areas are county-maintained roads where standard traffic laws apply, but specific time limits or permit zones are uncommon outside incorporated cities.
El Paso County Land Development Code limits the storage of commercial vehicles and equipment on residential-zoned properties in unincorporated areas to prevent residential blight.
El Paso County Land Development Code restricts long-term RV and recreational vehicle parking and storage in residential zones of unincorporated areas. RVs may not be used as primary dwellings unless in an approved RV park.
El Paso County Land Development Code governs driveway construction and access to county roads for unincorporated properties. Driveway permits from the county road department are required for new or modified driveway approaches onto county roads.
El Paso County follows the Colorado Cottage Foods Act (C.R.S. §25-4-1614). Non-potentially hazardous homemade foods may be sold directly to consumers up to $10,000 per product per year. Labeling and food safety course required.
El Paso County allows licensed family child care homes in residential zones. State license required through Colorado Department of Early Childhood. Small family homes (up to 6 children) are permitted by right; large homes may require conditional use.
El Paso County Land Development Code significantly restricts business signage in residential zones. Home occupation businesses in unincorporated residential areas are generally limited to one small identification sign.
El Paso County Land Development Code limits customer visits to home-based businesses in residential zones to preserve neighborhood character. High-traffic businesses are generally not permissible as home occupations.
Home-based businesses in unincorporated El Paso County are permitted by right as accessory uses in residential zones under the Land Development Code, subject to limitations on size, employees, and the nature of the business.
El Paso County requires PPRBD permits for carports over 200 sq ft. Carports are accessory structures subject to zoning setbacks (typically 5 ft side, 5 ft rear in residential). Must meet snow load (30-40 psf) and wind load (135 mph Exp. C) for Pikes Peak region.
El Paso County allows tiny homes on permanent foundations as dwellings if they meet IRC Appendix Q (400 sq ft or less). Tiny homes on wheels are treated as RVs and cannot be used as permanent dwellings in most residential zones. ADU pathway exists via Res. 22-05.
Sheds and accessory structures in unincorporated El Paso County are regulated by the Land Development Code. Small sheds under 200 sq ft may be exempt from building permits, but setback requirements still apply.
Converting a garage to living space in unincorporated El Paso County requires a building permit and must comply with the IRC and Land Development Code standards for habitable space. Loss of required parking spaces may also need to be addressed.
El Paso County Land Development Code allows accessory dwelling units (ADUs) in certain residential zones in unincorporated areas. Owner-occupancy of the primary dwelling is typically required, and the ADU must comply with LDC size and design standards.
El Paso County requires short-term rental operators to carry liability insurance of at least $500,000 per occurrence. Proof must be provided at permit application and each annual renewal. Standard homeowner policies typically exclude STR activity.
El Paso County STR Resolution 21-05 caps STR occupancy at 2 persons per bedroom plus 2, not to exceed 12 total guests. Listings must state maximum occupancy. Violations can trigger permit revocation.
El Paso County requires short-term rental operators in unincorporated areas to obtain a county STR license. Regulations were adopted to manage the growing STR market in areas outside incorporated cities.
Short-term rental operators in unincorporated El Paso County must ensure guests comply with state noise standards and county nuisance provisions. No dedicated STR noise ordinance exists, but license conditions may apply.
El Paso County does not have specific countywide parking rules for STRs in unincorporated areas. STR operators are expected to ensure adequate off-street parking for guests without creating neighborhood congestion.
STR operators in unincorporated El Paso County must collect and remit Colorado state lodging tax (2.9% sales tax) and El Paso County's lodging tax. Many platforms (Airbnb, VRBO) remit state taxes automatically.
Colorado Springs CSCC §7.3.701 requires fully-shielded full-cutoff fixtures, caps residential lumens, and encourages 3000K LED color temperature. El Paso County LDC Chapter 5.3.5 requires similar cutoff fixtures. USAF Academy dark-sky protection preserves training-critical night views. Manitou Springs has enhanced dark-sky overlays.
Colorado Springs prohibits light trespass under CSCC §7.3.701 — exterior lighting cannot exceed 0.5 foot-candles at residential property lines or 1.0 fc at commercial. Security lights must be aimed and shielded. Complaint-driven enforcement through Code Enforcement. Manitou Springs adds historic-district aesthetic standards.
Colorado Springs property maintenance code (CSCC §3.2.101) applies to garage sales — merchandise displayed neatly, removed at sale end each day, signs down within 24 hours of final closing. Items left at curb between sale days trigger blight citations $50-$200. Front Range winds (Chinooks) compound debris-control concerns.
Colorado Springs CSCC §3.2.103 requires property owners to clear snow from adjacent sidewalks within 24 hours of snowfall end. El Paso County unincorporated has no sidewalk clearing mandate (few sidewalks exist). Pikes Peak region averages 40+ inches annual snow; blizzards are common December-April.
El Paso County requires trash and recycling containers be stored out of public view between collection days. Containers may be placed curbside evening before pickup and must be retrieved same day. Bear-resistant containers required in designated bear areas.
El Paso County requires vacant lot owners to control noxious weeds under the Colorado Noxious Weed Act, keep vegetation under 12 inches in platted residential subdivisions, and prevent dumping. Wildfire fuel management required in designated WUI zones.
El Paso County enforces property maintenance through the Land Development Code nuisance provisions and 2021 International Property Maintenance Code. Violations include peeling exterior paint, structural deterioration, accumulated debris, and overgrown vegetation.
El Paso County drone operation is heavily restricted by USAF Academy, Peterson SFB, Schriever SFB, and Fort Carson military airspace plus Colorado Springs Airport (COS) Class D. Recreational flyers must follow FAA 49 USC §44809, pass the TRUST test, and respect LAANC authorizations. Flying over Pikes Peak summit restricted.
Commercial drone operators in El Paso County need FAA Part 107 certification plus LAANC for Colorado Springs Airport Class D airspace. Military-airspace waivers essentially unobtainable for recreational filming near USAFA, Peterson, Schriever, or Fort Carson. Garden of the Gods commercial filming permits required.
El Paso County bin placement rules vary by hauler contract, but CSCC §3.3.413 requires bins to be removed from the curb within 24 hours of pickup and stored out of public view. Wind-event protections (common along the Palmer Divide) require secured lids during high-wind warnings.
El Paso County does not mandate residential recycling — participation is voluntary and provided by private haulers as an add-on. The El Paso County Recycling Drop-Off Center accepts materials free. Colorado Springs explored but has not adopted a universal recycling ordinance like Denver's 2022 Pay-As-You-Throw program.
El Paso County operates under an open-subscription model — unlike Denver, there is no municipal trash pickup in Colorado Springs or unincorporated county. Residents contract directly with private haulers: Waste Management, Republic Services, Bestway, and Springs Waste Systems. Weekly curbside service is standard.
El Paso County bulk disposal is handled by private haulers (appointment-based) and the El Paso County Household Hazardous Waste Facility on Academy Boulevard. Bestway operates the main regional landfill (Midway Landfill) in Fountain. Large appliances require refrigerant recovery by EPA-certified technicians.
El Paso County limits residential heights to 30 ft in RS zones and 35 ft in RR zones under LDC Chapter 5. Colorado Springs R-1 6000 caps at 30 ft. Downtown mixed-use allows 175 ft under Form-Based Code. Ridgeline Overlay in foothills adds viewshed limits protecting Pikes Peak views.
El Paso County limits lot coverage per LDC Chapter 5: RS-6000 allows 40% building coverage, RR-2.5 allows 25%, RR-5 allows 15%. Colorado Springs R-1 6000 caps at 40%. Impervious surface limits tighten in Hillside Overlay and Fountain Creek Watershed drainage basins. Permeable pavers receive partial credit.
El Paso County setbacks are set by the Land Development Code Chapter 5 (unincorporated) and Colorado Springs Zoning Code §7.3.201 (city). Typical RS-6000 lots: 25 ft front, 5 ft side, 20 ft rear. Rural RR-5 lots require 50 ft front and 25 ft side. WUI zones may add fire setback.
El Paso County is landlocked — no coastal development applies. Instead, the county regulates riparian buffers along Fountain Creek, Monument Creek, Bear Creek, and other drainages. Typical 50-100 ft setbacks from designated waterways. 404 wetland permits through US Army Corps (Albuquerque District). FEMA floodplain requirements in 100-year zones.
El Paso County and Colorado Springs operate MS4 (Municipal Separate Storm Sewer System) permits under CDPHE CDPS. The $460M 2016 Pueblo-Colorado Springs Intergovernmental Agreement settled stormwater litigation over Fountain Creek. New development requires Drainage Criteria Manual compliance and LID (Low-Impact Development) features.
Colorado Springs requires erosion and sediment control plans for all land disturbance over 1 acre (CS Drainage Criteria Manual) and El Paso County requires ESC plans for disturbance over 1/2 acre (LDC Chapter 6). Waldo Canyon and Black Forest burn scars add post-fire controls. CDPHE CDPS stormwater permit (COR-400000) required.
PPRBD requires grading permits for excavation or fill over 50 cubic yards or slopes over 10%. Drainage must not adversely affect neighboring properties under Colorado common-law rules. Retaining walls over 4 ft need engineering. Black Forest and Cedar Heights foothills face specialized hillside grading requirements.
El Paso County participates in the National Flood Insurance Program (NFIP) and enforces FEMA floodplain regulations in unincorporated areas. The Fountain Creek watershed and other drainages pose significant flood risk, and development in Special Flood Hazard Areas (SFHAs) requires permits.
Colorado Springs garage sales limited to 7 AM-7 PM under CSCC §2.3.103, matching the general noise ordinance window. El Paso County unincorporated uses similar daytime hours. Weekend sales (Friday-Sunday) are by far the most common. Signs must be removed at sale end each day.
Colorado Springs limits garage sales to 4 per calendar year per household under CSCC §2.3.103, each lasting up to 3 consecutive days. Exceeding frequency triggers retail business licensing and sales-tax liability. El Paso County unincorporated applies similar 4-sale soft limit via nuisance enforcement.
Colorado Springs does not require permits for garage/yard sales. El Paso County unincorporated also requires no permit. Standard sign ordinance and frequency limits apply. Fountain, Monument, and Manitou Springs also permit-free. CDOR sales-tax exemption applies to occasional sales under C.R.S. §39-26-706.
Colorado Springs allowed recreational dispensaries starting April 2024 under Question 300 (Nov 2022). Conditional Use Permits required in commercial zones with 1,000 ft buffer from schools. El Paso County unincorporated bans all retail cannabis. Manitou Springs has recreational retail (Maggie's Farm). USAFA/Fort Carson bases federally prohibit all cannabis.
Colorado Amendment 64 allows adults 21+ to grow up to 6 plants per person (max 12 per residence under HB 17-1220) in a locked, enclosed, non-visible space. El Paso County and Colorado Springs follow state law — cultivation is legal but retail is banned in unincorporated county and restricted in Colorado Springs.
Colorado Springs requires permits for street tree and right-of-way tree removal under CSCC §4.7.106 — private-property trees generally exempt except Hillside Overlay and Ponderosa Pine Preservation Zones. El Paso County requires WUI tree management permits in designated hazard zones but no general private-property permit.
Colorado Springs designates Heritage Trees under CSCC §4.7.108 — trees of historical, ecological, or size significance receive enhanced protection. Notable examples: Irving Howbert Oaks in downtown, Garden of the Gods specimen Ponderosas. Black Forest Ponderosa Pine Preservation protects century-old stands.
Colorado Springs requires 1:1 to 3:1 replacement for permitted street-tree and development-plan tree removals under CSCC §4.7.107. Minimum 2-inch caliper. Approved species list emphasizes drought-tolerant, non-invasive natives. Fee-in-lieu to the City Tree Fund available at $350-$500 per inch DBH.
Colorado Springs parks close 11 PM-5 AM year-round (Bear Creek, Palmer Park, Memorial, Monument Valley). Garden of the Gods closes at 10 PM May-October and 9 PM November-April. North Cheyenne Cañon closes at dusk. El Paso County regional parks close at sunset. After-hours presence is trespassing under C.R.S. §18-4-504.
Colorado Springs enforces juvenile curfew under CSCC §9.5.101 — minors under 18 prohibited from public places 11 PM-5 AM Sunday-Thursday and midnight-5 AM Friday-Saturday. El Paso County unincorporated has no separate curfew; state law C.R.S. §19-2-503 and C.R.S. §18-3-401 provide framework.
El Paso County follows Colorado's statewide prohibition on local rent control (C.R.S. §38-12-301). The county and its municipalities cannot cap rent increases. HB 23-1115 (repeal attempt) failed, so the ban remains in effect.
El Paso County does not operate a countywide rental registration or licensing program. Unincorporated rentals are not required to register. Colorado Springs and other municipalities within the county set their own rules; none currently impose mandatory rental licensing.
El Paso County follows Colorado HB 24-1098 which requires just cause for most evictions and lease non-renewals effective April 2024. Tenants in good standing cannot be evicted without statutory cause.
El Paso County food trucks need El Paso County Public Health retail food license, Colorado Springs Sales Tax License, and city mobile-vendor permit. PPRBD plan review for fire suppression required. Annual inspections under the Colorado Retail Food Establishment Rules.
Colorado Springs restricts food trucks through CSCC §2.3.204 — 100-foot setback from restaurants unless in approved zones, 4-hour maximum at ROW locations. Private property vending allowed with owner permission and zoning compliance. Manitou Springs bans food trucks on Manitou Avenue during peak tourist season.
Colorado Springs does not maintain a formal city-wide no-knock registry, but CSCC §2.4.106 requires commercial solicitors to honor posted "No Soliciting" signs. Violation carries $100-$300 fines. El Paso County unincorporated relies on trespassing statutes (C.R.S. §18-4-503) for enforcement.
Colorado Springs requires door-to-door solicitors to obtain a Commercial Solicitor Permit under CSCC §2.4.105 — background check and visible badge required. El Paso County unincorporated requires no county permit, but Fountain, Monument, and Manitou Springs have separate ordinances. Hours limited to 9 AM-8 PM.
El Paso County permits holiday decorations on residential property without permits. Displays must not obstruct sight lines, create fire hazards, or violate noise ordinances. Electrical installations must use outdoor-rated equipment. HOA rules may add restrictions.
El Paso County Land Development Code allows political signs on private property with size limits. Signs in public rights-of-way are prohibited. Removal required within 14 days after election. First Amendment and Reed v. Town of Gilbert protections apply.
El Paso County allows garage sale signs on private property with permission. Signs in public rights-of-way are prohibited and subject to removal. Signs must be posted no more than 48 hours before the sale and removed within 24 hours after.
El Paso County requires building and electrical permits for residential solar PV installations through the Pikes Peak Regional Building Department. The Department offers an expedited online solar permit process. Fire setbacks follow 2021 IRC and IFC requirements.
El Paso County HOAs cannot prohibit rooftop solar installations under Colorado's Solar Access Law (C.R.S. §38-30-168) and HOA statute (C.R.S. §38-33.3-106.7). HOAs may impose reasonable aesthetic rules that do not significantly decrease efficiency or increase cost.