What to Know About Building in Colorado

Outline

1. Introduction
2. Summary – What to know about building in Colorado.
3. Permitting.
4. General contractors and local licensing.
5. Environmental factors that can impact your project feasibility and timelines.
6. Construction during the winter months.
7. Appendix.
   1. Helpful Websites
   1. Detailed list of potential land assessments and reports.
   1. Detailed list of professional services that may be required to conduct assessments and reports on your land.
   1. Colorado Structure Galleries.

Introduction

Colorado is a state of breathtaking, diverse natural beauty thanks to towering mountains, expansive plains, rivers, forests, and deserts. Since we began delivering barn packages across the Centennial State in the early 1990s, we’ve learned how Colorado’s varied geography and climate not only shape its iconic landscapes but also significantly influence construction projects.

The diversity of Colorado’s terrain plays a key role in the state’s building codes, project permitting, and structure design. Here, we’ll share insights from our experiences, so you’ll have a clear understanding of what to expect and how to ensure your project runs as smoothly as possible.

As with any construction project, costs and timelines can vary depending on location. The following insights are based on trends we’ve observed from engineering and shipping structure kits across Colorado over the past few decades.

Summary – What are the main things to know about building in Colorado

1. Permitting requirements are determined on the local level, either by county or city.
2. Colorado does not have a statewide licensing system for general contractors. GCs must be licensed in the county or city where your project is taking place.
3. Environmental factors can impact your project feasibility, cost and timelines. Research your local area and create a dialogue with your building department to cover your bases.
4. Don’t rule out construction in the winter. Often times permitting offices will see quicker turnaround times and contractors may have more schedule availability during the winter months.

Permitting: What to know

Where to find permitting information for your area.

Your county or city building department will be your best resource for all information pertaining to permitting and site planning needs.

Some jurisdictions offer pre-application meetings and permit expediting services. These are great resources to navigate the planning process and learn exactly what kind of assessments and details your project will require. Ask your county building department if services like these are available to you.

How to apply for your building permits.

1. Review zoning and land use regulations for your location.
2. Speak with your local building department to confirm the project details and information needed to apply for building permits.
3. Conduct any necessary surveys or assessments of your land.
4. Prepare your site plan.
5. Submit building permit application with site plan details and all necessary project information.
6. Review, address comments and make revisions as needed.

Definition of a site plan

Once you have contacted your building department and confirmed your land can support your desired structure, the next step is to work with the necessary professional services to gather the required land assessments and reports and create a site plan. At this time Barn Pros will work with you to confirm the layout, size and details of your structure and prepare to engineer your blueprints.

When your site plan contains all the needed land assessments and reports, Barn Pros will account for these details in your blueprints and you’re ready to submit your building permit application. 

See the appendix for example site plan details and professional services that you may need to pursue.

Types of assessments and reports that may be required in your site plan.

No two site plans will be the same thanks to Colorado’s varied terrain. With this in mind, common assessments and reports for your site plan may include the following:

• Property information including lot size and shape, property lines and boundaries.
• Existing topography, vegetation, structures, utilities, and bodies of water.
• Proposed structure information such as footprint, dimensions, and setbacks, building height, floor plans and elevations.
• Necessary site improvements including driveways and access, landscaping, grading, drainage, fences, and walls.
• Utility and services connections, septic systems, and stormwater management.
• Regulatory compliance of zoning and easements.
• Environmental considerations around wetland mitigation, erosion control, environmental impact assessments and critical area reports.

Reference the appendix for more details around potential land assessments and reports and contact your local building department to confirm which are needed for your specific site plan.

Professional services that you may need to work with to gather required land assessments and reports.

• Land surveyor
• Civil engineer
• Landscape architect
• Environmental consultant
• Geotechnical engineer
• Traffic engineer
• Utility consultant
• Land use attorney
• Permit expediter

Reference the appendix for more details on what these professional services do and how they apply to your site plan.

General contractors are licensed by the city or county that your project is taking place in.

In Colorado, the licensing of general contractors is overseen at the local level by individual cities and counties, rather than by a statewide licensing board.

This means that contractors are well-versed in the specific building codes, zoning laws, and inspection processes of the area in which they are licensed. This can also mean that the pool of available contractors in your area may be smaller and may require additional due diligence in ensuring the builder you choose to work with is properly licensed. In these cases, word-of-mouth referrals or local social media groups are a good place to search for qualified contractors. You can learn more about how to find and choose a builder for your project in our resource article here: How to Find & Choose a Barn Builder.

Environmental factors can impact your project feasibility, cost and timelines.

Due to the diversity of the state, different environmental factors such as snow loads, wind speeds, wildfires and proximities to wetlands and water can impact your structure engineering and design, project timeline, costs and permitting needs.

To account for these factors, it’s best to speak with your local building department early in your project planning to confirm which environmental factors are applicable to your project and how to address them. This also lends itself to a more accurate project budget and timeline from the start of your project.

From a structural engineering standpoint, Barn Pros will account for all local building codes in your area in the design of your structure and blueprints. Note that structural upgrades to account for environmental factors may impact the price of your structure package.

Snow Loads

Snow loads refer to the weight of accumulated snow on a structure and can impact your building design. Barn Pros will account for your local snow load capacities when engineering your blueprints and design your structure with increased supports, bracing, and roof sheathing where applicable.

Wind Speeds

Reinforced connections hardware and bracing systems will be updated for stability where applicable.

Wildfire Risk – Wildland-Urban Interface (WUI)

Colorado has a significant wildfire risk, particularly in areas that border forests and grasslands, known as the Wildland-Urban Interface (WUI). Colorado has adopted specific building codes for WUI zones, including requirements for fire-resistant materials, defensible space around homes, and safe ingress/egress routes for emergency vehicles.

Proximity to Wetlands and Water

Wetlands and areas near water bodies can pose challenges for construction due to soil stability, water management, and environmental regulations. Building near wetlands or floodplains may require additional permitting and environmental impact assessments.

Colorado’s regulations on wetlands are strict due to their ecological importance. Wetlands are protected under both state and federal laws (including the Clean Water Act). Construction near wetlands may require obtaining special permits, conducting hydrological studies, and adhering to setback requirements to minimize environmental disruption.

Winter doesn’t always mean you need to stop construction

Construction may slow in the winter time, but that doesn’t mean you cannot build between November and April. In fact, depending on your location and the severity of your winter weather, this can be a great way to take advantage of less traffic in the permitting offices and builders may have more availability outside of the summer months. Our resource “5 Reasons to Build Your Barn in the Winter” speaks to this and explains more benefits.

Appendix

Helpful Websites

1. Colorado Department of Regulatory Agencies (DORA) – Division of Professions and Occupations

• Website: DORA Colorado
• Purpose: Offers resources on professional licensing for architects, engineers, and contractors. This site ensures you’re working with properly licensed professionals.

2. Colorado Department of Local Affairs (DOLA) – Division of Housing

• Website: Colorado Division of Housing
• Purpose: Provides housing and construction information, including building code requirements and housing policy guidance.
• Useful For:
  • State building code information.

3. Colorado Department of Public Health and Environment (CDPHE)

• Website: CDPHE
• Purpose: Offers environmental guidance, including regulations related to air quality, water quality, and septic systems.
• Useful For:
  • Septic system requirements and regulations.
  • Water quality and permitting.
  • Environmental assessments and impact requirements.

4. Colorado Division of Water Resources (DWR)

• Website: Colorado DWR
• Purpose: Provides information on water rights, well permitting, and water usage laws.
• Useful For:
  • Well permits and water rights applications.
  • Water use regulations and guidelines.
  • Understanding Colorado’s complex water laws.

5. Colorado Department of Transportation (CDOT)

• Website: CDOT
• Purpose: Offers guidelines on transportation infrastructure, driveway access, and traffic impact assessments for residential developments.
• Useful For:
  • Road access permits and right-of-way information.
  • Driveway permit requirements.

6. U.S. Department of Agriculture (USDA) – Natural Resources Conservation Service (NRCS)

• Website: NRCS Colorado
• Purpose: Provides resources for land conservation, soil surveys, and water management.
• Useful For:
  • Soil reports and conservation plans.
  • Erosion control and land stewardship strategies.
  • Natural resource management for construction projects.

7. Federal Emergency Management Agency (FEMA) – National Flood Hazard Layer

• Website: FEMA Flood Maps
• Purpose: Allows you to view flood zone maps to determine if your property is in a designated floodplain.
• Useful For:
  • Identifying floodplain zones on your property.
  • Understanding flood insurance requirements.
  • Planning for flood mitigation measures.

8. Colorado State Forest Service (CSFS)

• Website: Colorado State Forest Service
• Purpose: Offers guidance on wildfire risk mitigation, especially for properties in the Wildland-Urban Interface (WUI).
• Useful For:
  • Wildfire mitigation planning.
  • Creating defensible space around your property.
  • Fire-resistant building materials and construction guidelines.

9. Local City or County Building Department Websites

• Purpose: Local building departments are crucial for understanding city- or county-specific regulations, applying for permits, and obtaining site plan approvals. Each county and city may have its own building code requirements, forms, and zoning ordinances.
• Useful For:
  • Building permits and applications.
  • Zoning maps and regulations.
  • Local fee schedules and timelines.

Examples:

• City and County of Denver Building Department
• Boulder County Building Department
• El Paso County Planning and Community Development

10. Energy Code Resources for Colorado

• Website: Colorado Energy Office
• Purpose: Provides guidelines and resources for meeting Colorado’s energy efficiency standards for residential buildings.
• Useful For:
  • Colorado’s energy code requirements.
  • Resources for energy-efficient building practices.
  • Information on renewable energy systems and incentives.

11. Colorado Contractors Association (CCA)

• Website: Colorado Contractors Association
• Purpose: Offers resources for hiring contractors, as well as construction industry news and best practices.
• Useful For:
  • Finding licensed and certified contractors.
  • Understanding Colorado-specific construction laws.
  • Access to industry standards and resources.

12. Colorado Association of Home Builders (CAHB)

• Website: CAHB
• Purpose: Provides home builders and homeowners with resources on construction best practices, trends, and regulations.
• Useful For:
  • Information on home building regulations in Colorado.
  • Networking with reputable builders and professionals.
  • Home building resources and construction guides.

13. U.S. Geological Survey (USGS)

• Website: USGS Colorado
• Purpose: Offers geospatial data and tools for understanding geological features, soil types, and natural hazards in the area.
• Useful For:
  • Geological maps and land assessments.
  • Identifying natural hazards such as earthquakes, landslides, or subsidence.
  • Soil type and subsurface condition reports.

14. Colorado Planning Association (APA Colorado)

• Website: APA Colorado
• Purpose: Offers resources for land use planning, zoning, and development in Colorado.
• Useful For:
  • Learning about local and state planning policies.
  • Zoning, land use, and community development resources.
  • Professional planning and development standards.

Potential Details That May Be Required in Your Site Plan

Creating a site plan for new construction in Colorado requires detailed and accurate documentation to meet local regulations and ensure the project is approved. Here are common elements that may need to be included in your site plan:

1. Property Information

• Property Boundaries: Accurate depiction of property lines, with dimensions and bearings.
• Lot Size and Shape: Detailed measurements and shape of the lot.

2. Existing Conditions

• Topography: Contour lines to show the slope and elevation of the land.
• Vegetation: Existing trees, shrubs, and other significant vegetation.
• Structures: Existing buildings, fences, and other structures on the property.
• Utilities: Location of existing utilities such as water, sewer, gas, and electric lines.
• Water Bodies and Wetlands: Streams, rivers, ponds, and wetland areas.

3. Proposed Construction

• Building Footprint: Outline of the proposed buildings and structures.
• Dimensions and Setbacks: Distance of the proposed structures from property lines, roads, and other structures.
• Building Height: Proposed height of the new buildings.
• Floor Plans and Elevations: Detailed floor plans and elevation views of the proposed structures.

4. Site Improvements

• Driveways and Access: Location and dimensions of driveways, access roads, and parking areas.
• Landscaping: Proposed landscaping plans, including trees, shrubs, lawns, and other plantings.
• Grading and Drainage: Proposed grading changes and drainage systems to manage runoff.
• Fences and Walls: Location and type of any proposed fences or retaining walls.

5. Utilities and Services

• New Utility Connections: Location of proposed connections to water, sewer, gas, electric, and communication lines.
• Septic Systems: If applicable, design and location of septic systems.
• Stormwater Management: Plans for managing stormwater runoff, including detention/retention ponds, swales, and other features.

6. Regulatory Compliance

• Zoning Information: Zoning classification of the property and compliance with zoning regulations.
• Easements and Rights-of-Way: Location of any easements, rights-of-way, or other encumbrances.
• Permits and Approvals: List of required permits and approvals from local, state, and federal agencies.

7. Environmental Considerations

• Wetland Mitigation: Plans for mitigating any impact on wetlands.
• Environmental Impact Assessment: If required, a detailed assessment of the environmental impact of the project.
• Erosion Control: Measures to prevent erosion during and after construction.

8. Additional Documentation

• Survey: A professional land survey showing existing conditions.
• Architectural and Engineering Plans: Detailed architectural and engineering plans for the proposed structures.
• Title Report: Current title report for the property.
• Neighbor Notifications: Evidence of notification to adjacent property owners, if required.

Process for Approval

1. Consultation: Meet with the local planning department to understand specific requirements.
2. Preparation: Hire professionals such as land surveyors, architects, and engineers and prepare the site plan.
3. Submission: Submit the site plan along with any required applications and fees to the local planning department.
4. Review: The planning department and other relevant agencies review the plan for compliance with regulations.
5. Revisions: Make any necessary revisions based on feedback from the review.
6. Approval: Obtain all necessary permits and approvals before beginning construction.

Potential Professional Services You May Need to Work With

1. Land Surveyor

• Role: Conducts detailed surveys of the property to establish precise property boundaries, topography, and existing conditions.
• Why Needed: Accurate surveys are essential for creating a reliable site plan and ensuring compliance with zoning and setback requirements.

2. Civil Engineer

• Role: Designs site infrastructure, including grading, drainage, stormwater management, and utility connections.
• Why Needed: Ensures the site is properly prepared and that infrastructure meets local regulations and environmental standards.

3. Architect

• Role: Develops the building design, including floor plans, elevations, and architectural details.
• Why Needed: Creates the visual and functional aspects of the structures, ensuring they meet building codes and aesthetic requirements.

4. Landscape Architect

• Role: Designs landscaping elements, including vegetation, hardscapes, and outdoor amenities.
• Why Needed: Enhances the site’s appearance, provides environmental benefits, and ensures compliance with local landscaping regulations.

5. Environmental Consultant

• Role: Assesses environmental impacts, identifies wetlands, and advises on mitigation measures.
• Why Needed: Ensures compliance with environmental regulations and minimizes the project’s ecological footprint.

6. Geotechnical Engineer

• Role: Evaluates soil conditions and provides recommendations for foundations and earthwork.
• Why Needed: Ensures the site can support the proposed structures and that earthwork is done safely and effectively.

7. Traffic Engineer

• Role: Analyzes traffic flow and designs access points, driveways, and parking areas.
• Why Needed: Ensures safe and efficient access to the site and compliance with local traffic regulations.

8. Utility Consultant

• Role: Plans the connections to water, sewer, gas, electric, and communication services.
• Why Needed: Ensures all utility services are properly integrated into the site plan.

9. Land Use Attorney

• Role: Provides legal advice on zoning, land use regulations, and permitting processes.
• Why Needed: Helps navigate legal requirements and addresses any legal challenges or disputes.

10. Permit Expediter

• Role: Assists in preparing and submitting permit applications and coordinates with regulatory agencies.
• Why Needed: Streamlines the permitting process and helps ensure timely approvals.

Colorado Structure Galleries

Exploring existing project galleries is a great way to begin the design of your structure. Look for different siding options, stall packages and layouts in these galleries and take notes of which you prefer. You can share these with your project specialist and they can provide you with options that fit your style.