Coastal Development: Colorado Springs vs Manitou Springs
How do coastal development rules compare between Colorado Springs, CO and Manitou Springs, CO?
Colorado Springs has fewer restrictions than Manitou Springs.
Colorado Springs, CO
El Paso County
Colorado Springs is a landlocked city in the interior of Colorado at an elevation of approximately 6,035 feet, so coastal development regulations do not apply. The city has no ocean coastline, tidal zones, or coastal resources. Waterway-adjacent development along Fountain Creek and Monument Creek is instead regulated through the Streamside Overlay (SS-O) zone district under City Code Section 7.2.603, which establishes buffer zones and vegetation requirements along stream corridors.
View full Colorado Springs rules →Manitou Springs, CO
El Paso County
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.
View full Manitou Springs rules →Key Facts Comparison
| Fact | Colorado Springs | Manitou Springs |
|---|---|---|
| Coastal Zones | Not applicable — landlocked city at 6,035 ft elevation | - |
| Waterway Overlay | Streamside Overlay (SS-O) district applies instead | - |
| Stream Buffers | Inner buffer requires 1 tree per 20 ft of stream frontage | - |
| Key Waterways | Fountain Creek, Monument Creek | - |
| Coastal | - | N/A — landlocked |
| Stream Buffer | - | 50-100 ft typical |
| Wetlands | - | 404 USACE permit |
| Floodplain | - | FEMA FIRM AE/A zones |
| CRS Class | - | CS Class 6 (20% off) |
Highlighted rows indicate differences between cities.
Colorado Springs FAQ
Does Colorado Springs have coastal development rules?
No. Colorado Springs is a landlocked city at 6,035 feet elevation in central Colorado with no coastline. Coastal development regulations do not apply.
What rules protect waterways in Colorado Springs?
The Streamside Overlay (SS-O) zone district under City Code §7.2.603 establishes buffer zones along Fountain Creek and Monument Creek, requiring vegetation including one tree per 20 feet of stream frontage in the inner buffer.
Manitou Springs FAQ
Can I build near Fountain Creek?
Setbacks apply — typically 100 ft from ordinary high water mark for Fountain Creek's main stem in Colorado Springs. Inside the 100-year FEMA floodplain, structures must be elevated above Base Flood Elevation per the Flood Damage Prevention Ordinance.
What happened in the 2013 Manitou Springs flash flood?
Post-Waldo Canyon Fire burn scar runoff caused catastrophic flash flooding through Ruxton Creek and Williams Canyon, killing 1 person and damaging downtown Manitou Springs. The event drove intensified post-fire floodplain analysis and mitigation requirements countywide.
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