USA Site Plans
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Planning a home addition, detached garage, deck or other residential project on a sloped Colorado Springs property? Your permit application may need a site plan showing the property boundaries, existing and proposed construction, terrain and drainage direction.
A clear site plan for a permit in Colorado Springs, CO helps reviewers understand how the project fits the lot and whether construction could change the way stormwater moves across the property.
Need a Colorado Springs Site Plan?
Send us your property documents, project dimensions and a sketch. We can prepare a clear residential site plan for your permit application.
Who Reviews Permits in Colorado Springs?
Permit review in the Colorado Springs area can involve more than one agency.
The Pikes Peak Regional Building Department, commonly called PPRBD, administers building permits and inspections for Colorado Springs, El Paso County and participating nearby jurisdictions.
The City of Colorado Springs or El Paso County may separately review zoning, grading, hillside development, drainage and land-use requirements.
Before preparing your plan:
- Confirm whether the property is inside Colorado Springs city limits or unincorporated El Paso County.
- Identify the zoning authority responsible for the address.
- Ask PPRBD which building plans are required.
- Determine whether the project needs separate drainage, grading or hillside approval.
PPRBD’s current residential plan-review guidance states that a site or plot plan review is required for all new construction plans. Applicants should also contact the zoning authority for additional requirements.
What Should the Site Plan Show?
A residential site plan provides an overhead view of the complete property. Depending on the project and site conditions, it may show the following information.
Property Lines and Dimensions
Show the complete lot boundary, available dimensions and the legal property description. The drawing should clearly identify the front, side and rear yards.
Existing Structures
Show the existing house and other significant improvements, including garages, decks, sheds, retaining walls and covered patios.
Proposed Construction
Clearly label and dimension the proposed addition, garage, deck or accessory structure. Include its distances from property lines and nearby buildings.
Contour Lines
Contour lines connect points with the same ground elevation. They help reviewers understand whether the land is relatively level, gently sloped or steep.
Drainage Direction
Use arrows to show the apparent direction of surface-water flow. Identify swales, channels or other visible drainage features when they affect the project.
Streets, Driveways and Access
Show adjacent streets, the driveway and access to the proposed project. Driveway slope can be an important consideration on hillside properties.
Easements
Identify known drainage, utility and access easements. A proposed structure should not interfere with an easement or established drainage facility.
Scale and North Arrow
PPRBD recommends a site plan drawn to a standard engineering scale. Include a north arrow so the property can be oriented correctly.
Why Slopes Matter
Colorado Springs includes flat residential neighborhoods, rolling terrain and steep foothills properties. Slope can affect much more than the appearance of the lot.
It can influence:
- Foundation design
- Cut-and-fill requirements
- Retaining-wall design
- Driveway access and grade
- Drainage direction
- Soil erosion
- Construction access
- Building height measurements
- The need for geotechnical or civil engineering
A basic site plan can illustrate the general terrain when reliable elevation or contour information is available. It should not invent elevations or represent approximate contours as survey-grade data.
How to Read Contour Lines
Contour lines provide a simple picture of the terrain.
- Lines spaced far apart usually indicate a gentle slope.
- Lines spaced closely together usually indicate a steeper slope.
- Closed contour shapes can indicate a high or low point.
- Lines bending through a drainage area can help reveal valleys, swales or channels.
Water generally moves downhill and crosses contour lines approximately at right angles. Actual drainage can also be affected by retaining walls, foundations, driveways, landscaping and underground systems.
Understanding Drainage Flow
Rain and snowmelt must be directed safely through or around a property. A proposed addition, garage or concrete area can block an existing flow path or direct more runoff toward a neighboring lot.
A drainage-aware site plan may identify:
- The high and low sides of the lot
- The general downhill direction
- Existing and proposed structures
- Drainage swales
- Channels or drainage easements
- Driveways and paved surfaces
- Downspout discharge areas
- Retaining walls
- Proposed changes to the ground surface
The plan should not show drainage being blocked against the house or redirected onto neighboring property. When the project changes established drainage, a licensed engineer may need to design the solution.
What Is a Drainage Swale?
A swale is a shallow, shaped area that carries surface water in a controlled direction. It may run along a property boundary, through a side yard or around a building pad.
A swale must remain open enough to function. A shed, wall, addition or landscaping project placed across it can block water and cause ponding or erosion.
Before selecting the project location, look for:
- Shallow depressions in the ground
- Rock-lined flow paths
- Drainage grates or inlets
- Areas where sediment collects
- Established channels along lot boundaries
- Drainage easements shown on the plat
Colorado Springs Hillside Overlay Properties
Some properties are located within the City’s Hillside Overlay, identified as the HS-O district. These properties can have additional development and grading requirements.
The Colorado Springs Unified Development Code states that construction, grading or land disturbance in the Hillside Overlay may require an approved development plan and Hillside Site and Grading Plan.
Hillside review can consider:
- Slope ranges and buildable areas
- Terrain disturbance
- Cut and fill
- Natural landforms and rock features
- Significant vegetation
- Driveway placement
- Retaining walls
- Drainage and erosion control
A standard unsigned site plan is not a substitute for a City-required Hillside Site and Grading Plan prepared by qualified professionals.
Streamside and Drainage Easements
Properties near creeks, channels or mapped streamside areas may have additional restrictions. Colorado Springs has a Streamside Overlay that regulates certain grading, development and vegetation removal near protected drainage corridors.
Recorded drainage easements can also restrict where structures, fences and retaining walls may be placed. Review the survey, subdivision plat and title documents before choosing a project location.
Important: Do not place a structure inside a drainage easement or across an established swale without approval. A site plan does not authorize construction within an easement or change an approved drainage pattern.
When Is a Grading or Drainage Plan Needed?
A basic permit site plan shows the location of the project. A grading or drainage plan provides technical information about how ground elevations and stormwater will be managed.
Additional professional plans may be required when the project:
- Is located on a steep or hillside lot
- Requires significant excavation or fill
- Changes an established drainage path
- Includes large retaining walls
- Is within a Hillside or Streamside Overlay
- Affects a drainage easement
- Creates substantial new impervious area
- Is near a floodplain or drainage channel
- Requires engineered stormwater facilities
El Paso County’s grading and erosion-control checklist includes items such as flow-direction arrows, proposed slopes, cut-and-fill areas, stormwater facilities and erosion controls. Plans subject to that process generally require preparation and certification by a Colorado-licensed professional engineer.
Retaining Walls on Sloped Lots
Retaining walls are often used to create a level building area, support a driveway or manage grade changes. However, they can alter drainage and place additional loads on the soil.
PPRBD states that some retaining walls under four feet may not require a building permit. A permit can still be required when a wall:
- Is four feet or higher
- Supports a structure or other surcharge
- Supports a steep slope
- Impounds certain liquids
- Is part of a larger engineered wall system
Measure wall height using the method required by the building department. Do not assume that every wall under four feet is automatically exempt.
Common Projects That May Need a Site Plan
- New homes
- Home additions
- Detached garages and workshops
- Decks and covered patios
- Accessory dwelling units
- Sheds and accessory structures
- Retaining walls
- Driveway changes
- Projects involving grading or fill
The required plan level depends on the property and scope of work. A simple project on a nearly level lot may need only a standard site plan, while similar construction on a steep lot may require surveying and engineering.
Information to Collect Before Ordering
Please gather:
- The complete property address
- The tax schedule or parcel number
- The City or County zoning jurisdiction
- A survey, recorded plat or previous site plan
- The dimensions of the proposed structure
- The preferred project location
- Distances to property lines and existing structures
- Available contour or elevation information
- Known drainage easements and swales
- Photographs showing the slope and drainage features
- A simple sketch of the project
- Any permit checklist or correction notice
Photographs taken from both the high and low sides of the property are particularly helpful for understanding the general terrain.
How USA Site Plans Can Help
USA Site Plans prepares clean residential site plans using available property records, customer measurements and project information.
Your Colorado Springs site plan can show:
- The property boundary and lot dimensions
- The existing home and accessory structures
- The proposed construction
- Setback dimensions
- Available contour information
- General slope and drainage direction
- Known drainage easements and swales
- Driveways, streets and retaining walls
- Scale, labels and north arrow
Our standard drafting service offers a 24-hour turnaround after complete information has been received. If the permit reviewer requests a correction to information shown on the plan, send us the written comments so we can review the requested revision.
Please note: USA Site Plans provides unsigned drafting plans. We do not perform land surveying, topographic surveying, civil engineering, drainage design or geotechnical analysis. Projects involving significant slopes, grading or drainage changes may require plans stamped by a Colorado-licensed professional.
Frequently Asked Questions
Does every Colorado Springs permit require contour lines?
No. Contours are generally most important when terrain, grading or drainage affects the project. Ask the reviewing agency what elevation information is required.
Can USA Site Plans create contours from aerial images?
We can illustrate available elevation information, but aerial photographs alone cannot provide survey-grade contours. Accurate topography may require a field survey.
Can I redirect water toward the street?
Do not change drainage without approval. The correct route depends on the approved grading, public drainage system and site conditions. Engineering review may be required.
How do I know if my property is in the Hillside Overlay?
Check the City’s current zoning information and ask Colorado Springs Planning to confirm whether the HS-O district applies to the parcel.
Can a shed be placed in a drainage swale?
It should not block an established drainage path. Contact the zoning and drainage authority before finalizing the location.
Is a site plan the same as a grading plan?
No. A site plan shows the property layout. A grading plan provides technical elevations, slopes, cut-and-fill information and drainage design, typically under the direction of a licensed engineer.
Order Your Colorado Springs Site Plan
A clear site plan can help identify slope and drainage concerns before construction begins. Showing the terrain, existing buildings, proposed structure and surface-water direction gives reviewers a better understanding of the project.
Send us your property documents, project measurements and available elevation information. We will convert them into a professional drawing suitable for many straightforward residential permit applications.
Official Colorado Springs Resources
- Pikes Peak Regional Building Department Residential Plan Review Guide
- Pikes Peak Regional Building Department
- Colorado Springs Hillside Overlay Requirements
- Colorado Springs Streamside Overlay Requirements
- El Paso County Grading and Erosion-Control Checklist
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