Buying land in Black Forest can feel exciting and a bit overwhelming. You want room to breathe, a custom home, and maybe space for a shop or animals, but zoning and permits can be confusing. In this guide, you will learn how zoning works in unincorporated El Paso County, what it allows, and how to do smart due diligence so your build goes smoothly. Let’s dive in.
What zoning means in Black Forest
Most of Black Forest sits in unincorporated El Paso County, which means the county’s Land Development Code and permitting processes govern what you can do on your parcel. You do not follow a city code in these areas. The county sets allowed uses, lot sizes, setbacks, building height, and the review process for anything that needs approval.
Black Forest is known for larger lots and a rural feel. Many parcels carry low-density residential or rural designations that support acreage living. Still, every parcel is different. The county zoning map must be checked for each property, and the exact section of the Land Development Code should be reviewed to confirm what is allowed by right and what needs permission.
Confirm your parcel’s zoning
Before you fall in love with a piece of land, confirm its zoning designation and overlays. Use the county’s parcel tools and zoning map to locate the site, then match the code to the Land Development Code section for permitted uses, conditional uses, setbacks, and height limits. Look for any overlays that could affect building, such as floodplain, steep slopes, or wildfire hazard areas.
If the listing does not clearly state the zoning or you plan a nonstandard use, contact county Planning and Community Development early. A brief pre-application or zoning verification can save time and surprises later.
What you can build and use
Zoning controls what you can build and how you can use the property. The basics fall into a few buckets.
Homes and density
Most rural designations in Black Forest allow a single-family home by right. Minimum lot sizes vary by district and affect whether you can split the parcel in the future. Density rules also interact with septic and well feasibility, so confirm both the zoning requirements and the site’s ability to support sanitation.
Setbacks and height
Setbacks from front, side, and rear lot lines shape your building envelope. Maximum heights can apply to your home and outbuildings. These standards affect where you can place a house, garage, barn, or an accessory dwelling unit. Always measure your proposed site plan against the district’s setbacks and any additional standards in the Land Development Code.
Accessory buildings and ADUs
Rural zones commonly allow accessory structures such as barns and shops. Size, height, and placement are often limited, and multiple large buildings may require special review. A second dwelling on the same parcel can be more complex. Some situations require a conditional or special use permit, and not all districts allow a separate dwelling unit. Confirm details with county planning before you design.
Animals and agriculture
Many rural parcels allow hobby animals or small-scale agriculture. There may be limits on animal units, setbacks for livestock structures, or manure handling. If you envision kennels, commercial-scale operations, or similar high-impact uses, plan on discussing a conditional use process with the county.
Home occupations
Light, low-impact home occupations are often allowed with limits on employees, customer visits, signage, and outside storage. Larger, customer-facing, or equipment-heavy businesses usually need a conditional permit or may not be allowed. Bring your exact use to the county for a clear read before you invest.
Wells, septic, and utilities
Most acreage in Black Forest relies on a private well and an onsite wastewater treatment system. Zoning does not override health and environmental rules for wells and septic. The Colorado Division of Water Resources handles well permits, and the county’s Environmental Health division regulates septic systems.
Soils, depth to bedrock, and slope drive septic design. Some lots handle a standard system, while others require engineered solutions. Existing parcels may have well logs or septic records. If not, plan early for a site evaluation and check well permit options, including any limits on irrigation or livestock watering.
Electric service is generally available. Natural gas is less common in rural areas, so you may use propane, electric, or wood for heat. Broadband varies by location. Verify providers, expected speeds, and whether fixed wireless or satellite is needed for your address.
Access, roads, and fire readiness
Parcels in Black Forest often front county-maintained gravel roads or private roads. Driveway permits and access standards apply when you connect to a county road. Private roads may have maintenance agreements or cost sharing through an association or special district.
Wildfire is a real consideration in Black Forest. Local fire districts and county wildfire mitigation resources provide guidance on driveway width, turnarounds, address marking, and water supply for firefighting, along with defensible-space practices. Your insurance options and costs can be affected by wildfire risk, so address mitigation early in planning.
Covenants versus zoning
Zoning sets the floor for what the county allows. Recorded covenants, conditions, and restrictions can be stricter. CCRs may limit metal buildings, colors, fencing, livestock, short-term use, or even architectural styles. The county does not enforce these private rules, so you must obtain and review recorded documents through title, the listing, or county records.
Permits and approvals
Most new homes and many accessory structures require a building permit. Septic systems require a separate permit and site evaluation, and wells are permitted at the state level. Some uses that are not allowed by right require a conditional or special use permit with public notice and hearing.
Typical sequence for a custom home
- Verify zoning and permitted uses with county planning.
- Order a septic feasibility evaluation and check well permit status.
- Complete any needed subdivision or boundary adjustments if you plan to split or alter the parcel.
- Prepare and submit building plans with required approvals and septic documentation.
- Respond to plan review comments, obtain permits, and begin construction.
- Complete inspections, final approvals, and obtain a certificate of occupancy.
When you need a conditional use or variance
If your intended use is not permitted by right, the county may require a conditional or special use permit. This process can include application materials, public notification, and planning commission hearings. Approval can include conditions that limit hours, building placement, screening, or traffic.
If a standard like a setback cannot be met due to parcel shape or similar constraints, a variance may be possible. Variances require showing a hardship tied to the land, not owner preference, and they are discretionary.
Timelines and costs
Simple building permits can take weeks to review. Conditional use, subdivision, or variance processes can take months. Expect application, review, and permit fees, plus potential consultant costs for surveying, soils, septic design, driveway engineering, or water consulting. Since timelines and fees change, confirm current estimates with county staff.
Read listings like a pro
As you scan acreage listings in Black Forest, look for details that inform feasibility:
- Zoning code, parcel number, legal description, acreage, and recorded plat name.
- Utilities: existing well, well permit status, existing septic records, or water tap rights if applicable.
- Access type: county road frontage, private road, or easement.
- Any mention of CCRs, HOA rules, or special districts.
- Notes about floodplain, wildfire risk, or steep slopes.
Then verify. Pull the parcel in the county GIS, confirm the zoning, and read the matching Land Development Code section. Ask the listing agent for recorded plats, CCRs, and any existing permits, variances, or conditional approvals on file.
Due diligence checklist
Use this checklist before an offer or during your contingency period:
- Record checks
- Confirm the parcel’s zoning in the county GIS and review the Land Development Code section for that district.
- Pull the APN, recorded plat, and deed restrictions. Order a title report for easements, mineral reservations, and covenants.
- Site and feasibility
- Order a septic site evaluation and review any existing OWTS records.
- Check well logs and permit status. If no well exists, confirm eligibility for a new permit with the state.
- Obtain a topographic survey to map building envelopes, setbacks, and slopes.
- Regulatory and approvals
- Ask county planning whether your proposed use, outbuildings, or a secondary dwelling are permitted by right or need a permit.
- Confirm if any code enforcement or pending land-use applications exist for the parcel.
- Practical realities
- Contact the local fire district for driveway, access, water supply, and defensible-space guidance.
- Verify road maintenance, snow removal, and any private road agreements.
- Check availability of electric service, propane delivery, and broadband options.
- Discuss insurance considerations related to wildfire and distance to services.
- Financial planning
- Estimate permit and review fees and likely timelines to construction.
- Confirm any special district assessments that impact taxes or services.
How we help you move forward
Buying acreage in Black Forest involves both technical and practical steps. You want the rural lifestyle, and you also want a build that meets code, fits your budget, and stays on schedule. Our team focuses on land, new builds, and build-ready lots, and we work with planners, septic designers, well specialists, surveyors, and local fire districts to help you validate the path from offer to shovel-ready.
If you are weighing parcels or planning a custom build, reach out. We can help you read the zoning, spot red flags in listings, coordinate the right experts, and navigate county processes with confidence. Connect with CC Signature Group - Camellia Coray to talk through your goals and next steps.
FAQs
What does unincorporated zoning mean in Black Forest?
- Most parcels follow El Paso County rules, not city rules. The county Land Development Code controls uses, setbacks, heights, and approvals.
Can I add a shop, barn, or guest unit on acreage?
- Accessory buildings are commonly allowed with size and placement limits. A separate dwelling may require special approval or may not be allowed in all districts.
How do I know if a lot will support a septic system?
- Order a site evaluation through the county’s onsite wastewater program. Soil conditions, slope, and setbacks determine design and feasibility.
Do I need a well, and who permits it?
- Many parcels rely on a private well. The Colorado Division of Water Resources issues well permits and sets limits on water use.
What if I want to run a small business from my property?
- Low-impact home occupations are often allowed with limits. Customer-facing or equipment-heavy uses typically need a conditional permit or may be prohibited.
Can I split my parcel later?
- It depends on minimum lot sizes in your zoning, access, and septic and water feasibility. The county subdivision process also applies and can take time.
