Residential Site Planning & Land Feasibility Studies
Know exactly what your mountain lot can handle before you invest. Our site planning and feasibility studies in Pagosa Springs and Durango evaluate topography, utilities, zoning, and soil — so you build with confidence, not surprises.
Critical Site Planning for Mountain Lots
Every mountain lot in Southwest Colorado tells a different story. Grade, sun exposure, access, and snow behavior all dictate where and how your home should sit. Skip the site planning, and you're guessing — with your biggest investment on the line.
Topography & Building Pad Placement
Steep lots in Archuleta County and La Plata County require careful evaluation of slope, grade breaks, and rock outcroppings before you can determine where your home actually fits. We map the terrain in detail and identify the optimal building pad location that minimizes excavation costs while maximizing stability. Getting this wrong on a 15% grade lot can mean tens of thousands in additional retaining walls and earthwork that could have been avoided with proper site planning upfront.
Solar Orientation Analysis
Southwest Colorado averages over 300 days of sunshine — that's free heating if your home is positioned to capture it. Our residential site planning includes a detailed solar orientation study that maps how sunlight moves across your lot through the seasons. We position your home to harvest passive solar gain through south-facing glazing in winter while preventing overheating in summer. On mountain lots near Pagosa Springs, the right orientation can cut heating costs substantially.
Driveway Access & Snow Storage
A driveway that works in August can be impassable by December if snow storage wasn't part of the plan. We evaluate access road grades, turning radii for delivery trucks and emergency vehicles, and designated snow storage zones that won't block drainage or pile up against your foundation. In Pagosa Springs, where annual snowfall regularly exceeds 100 inches, driveway design is as critical as the home itself. We also factor in plowing logistics and ice management for north-facing approaches.
View Optimization & Privacy
You're building in the San Juan Mountains for the views — but the best view angle and the best building location aren't always the same spot. Our site planning balances panoramic mountain views with practical considerations like neighbor sightlines, wind exposure, and road visibility. We use the natural terrain and existing vegetation to create privacy without sacrificing the views that brought you to Southwest Colorado. Strategic home placement can deliver both — if it's planned from the start.
Not Sure If Your Lot Is Buildable?
A site walk with our team answers the critical questions before you commit. We'll evaluate access, utilities, terrain, and buildability — and give you a straight answer.
Land Feasibility Studies and Permitting
A land feasibility study is the difference between a smooth build and a project derailed by surprises. Before design begins, we investigate every factor that affects whether — and how — your mountain lot can support the home you want.
Our feasibility process starts underground. Soil testing determines what type of foundation your lot requires — standard footings, engineered piers, or something more specialized for the expansive clay soils common in parts of Archuleta County. We coordinate geotechnical engineers and interpret the results so your foundation design matches actual site conditions.
Once we've verified that your lot can be built on, we handle the permitting process from start to finish. We create professional site plans that meet county requirements, navigate zoning restrictions and HOA architectural guidelines, and submit directly to the Archuleta County or La Plata County planning departments. You get a single point of contact for the entire process.
Utility Verification
We confirm availability and routing for water (well or municipal), sewer or septic, electric service, and natural gas or propane. On rural Pagosa Springs lots, utility runs of 500+ feet aren't uncommon — and each foot adds cost that should be in your budget from day one.
Zoning & HOA Navigation
Every community in Southwest Colorado has its own setback requirements, height restrictions, and design guidelines. We research your lot's specific regulations and ensure your site plan for permit complies before submission — avoiding the costly revisions that delay projects.
Soil Testing & Foundation Design
Soil conditions in Durango and Pagosa Springs vary dramatically — sometimes within the same lot. Our coordinated soil testing identifies bearing capacity, drainage characteristics, and frost depth to determine the right foundation system for your specific property.
County Permit Submission
We produce professional site plans that include everything Archuleta and La Plata counties require — boundary survey, structure placement, utility routing, drainage, and fire mitigation documentation. Our familiarity with local reviewers keeps approval timelines on track.
Site Clearing & Grading
Preparing your building pad, managing slope with proper cut-and-fill techniques, and establishing drainage patterns that protect your foundation long-term.
Utility Infrastructure
Trenching and installation for water, electric, sewer or septic, and communications. On mountain lots, this phase often represents a significant portion of site development cost.
Foundation Engineering
Engineered foundation systems designed for your lot's specific soil conditions, slope, and frost depth — from standard footings to stepped foundations and pier systems.
Access Road Construction
Year-round vehicle access built to handle construction traffic, emergency vehicles, and decades of Colorado winters. Includes proper drainage and grade management.
Build a Home on Your Land in Southwest Colorado
Owning a mountain lot is the first step. Turning it into a building site is where our site planning expertise makes the difference. We handle everything between raw land and a construction-ready property.
When you build a home on your land with Positive Design Build, the site development is integrated with the home design process from the beginning. Your driveway alignment, utility routing, and grading plan are coordinated with your floor plan — not treated as separate projects that have to be reconciled later.
This integrated approach is especially critical on mountain properties around Pagosa Springs and Durango, where site conditions directly drive design decisions. The slope of your lot determines your foundation system. Solar access determines window placement. Access points determine your garage location. We connect these decisions from day one through our mountain home construction process.
What Homeowners Say About Our Process
Hear from families who trusted Positive Design Build with their site planning and custom home construction in Southwest Colorado.
What Our Customers Say
"Louis Garday, Sr Pagosa Springs, CO 81147 Re: Positive Design - Mark Positiviata December 23, 2025 What I immediately learned when we first started renovating my 4,000 sf log home was that above and beyond everything else, MARK IS A CRAFTSMAN AND PROFESSIONAL in the truest meaning of those words. His work for the planned 10 months was all completed in several diverse areas, on time, on budget, adding a professional flair whenever possible, such that I can easily claim that his skill and craftsman like work on every aspect of the engagement, including concrete and tile work, fine detailed carpentry, building a new 30’ by 20’ TREX deck, electrical work, safety grab bars and plumbing, repairs of metal roof, painting and drywall, landscaping, and a complete home Code evaluation and corrective action. His professional work easily yielded an increase of my home's value at double what I spent on the project. That ROI clearly will show up if/when I sell the house in 2026 or beyond. In a highly confident and in an unqualified manner I strongly recommend Positive Design and Mark to anyone needing all manner of home construction from a true professional and frankly a nice guy. Louis J Garday Sr. More Background information: Sometimes you get lucky. I was introduced to Mark at a dinner in late 2024 and the conversation turned to the details of the multi-faceted work I needed need to renovate and upgrade my 4,000 sf home on ten acres preparatory to selling it in the Spring of 2026 (my best estimate at the time for the optimum timing to sell based on the political/economic chaos brought on by Fed, the then current administration and pending tax law changes during the four years ending in January 2025). I have a lifetime and some 50 years' experience in the construction and real property development businesses, know the trades and have built or developed multiple commercial properties and was impressed with his knowledge during our dinner. The following Monday I received a call from Mark asking if he could walk my property with me and organize my thoughts on what I characterized as extensive work. What followed was a long and detailed survey he compiled of what was needed to remodel and reposition a 30-year-old valuable and custom log home and natural 10-acre landscape of some 200 Ponderosa Pine Trees, surrounded by the San Juan National Forest. Mark made extensive notes and revisited me a few days later, with a detailed proposal, cost estimates, a few new ideas to maximize what I had in place, a time and materials schedule, work timing and scheduling (what us old time real estate guys call a PERT Chart). This being a new relationship and having just met Mark, I agreed to bite off the first phase immediately and Mark began the (bring it up to Code phase) the following Monday in December 2024. Work began immediately and he moved his equipment into my carport and began working. I need not have worried about Mark and the process. He did a great job from Day through the completion. Louis J Garday Sr. Pagosa Springs, CO 81147"
Louis
2025-12-23
"Mark remolded our home when we bought it to perfection!!! He built a corner fireplace; a new kitchen with built in cabinet with glass doors and lights for displays. We have the most amazing master bath as he built a round shower stall, walkin with 5 shower heads, a seat and all done in glass bricks. The window is all glass bricks to let the light in with an open small window at the top to let steam out and fresh air in if wanted. A beautiful tile inlaid floor rhat is heated as wanted that he designed. Many people have come to look at it and he built several more!! He comes to fix anything or make something better when ever he is needed. He builds remarkable original things which he designs to fit the space and to last for ever! He is an artist and a very talented guy!!! I would not have anyone else do the kind of work Mark does!! Leslie Hawkinson"
Leslie
2025-12-12
"Mark of Positive Design Build did a total remodel on a rental property I own. The property was rented for over 13 yrs to the former tenant and it was sorely in need of repairs & overall updating. He did a fabulous job & it looked like a new home!! All new kitchen, new wiring, a lot of new plumbing, new bathroom tub surround, new vanity & lighting , all new paint, floors refinished & new door locks & some new doors for closets & exterior doors. I was very pleased with his hard work & the finished project."
Kelly
2025-12-16
"Mark did a great job!!! He brought creativity and imagination to a job , where I did not see the possibilities. His experience added great skill and forethought in to designing my mudroom and bathroom. I highly recommend Mark Posiviata for whatever you need to do...."
Bill
2025-12-28
"4.5 stars - Mark Posiviata at Positive Design Build LLC did a beautiful job designing and building my laundry/mudroom. The cabinets, bench, and countertop are absolutely stunning, and the craftsmanship is truly top-notch. The quality of work and attention to detail really show — the space is both functional and gorgeous. Design-wise, Mark was excellent to work with. He listened carefully, offered great ideas/suggestions, and delivered a final result that exceeded my expectations. I’m thrilled with how the room turned out and receive compliments on it all the time. The only area for slight improvement would be communication and coordination with contractors during the process, which could have been smoother at times. That said, the end result was well worth it. I would absolutely recommend Mark and Positive Design Build LLC for anyone looking for high-quality custom work and thoughtful design."
Jules
2025-12-05
Site Planning & Feasibility FAQ
Answers to the questions we hear most from landowners planning to build in Pagosa Springs, Durango, and across Southwest Colorado.
Frequently Asked Questions
How do I get a site plan for a building permit?
A site plan for a building permit starts with a professional boundary survey of your property, followed by topographical mapping that shows elevation changes, existing features, and drainage patterns. From there, we place your proposed structure on the plan with utility line routing, setback lines, and access points clearly marked. In Archuleta County and La Plata County, we submit the completed site plan directly to the county planning department along with the required engineering documentation. Our team handles the back-and-forth with county reviewers so you don't have to.
What is the cost of a site feasibility study?
A land feasibility study in Southwest Colorado typically ranges from $1,500 to $5,000, depending on lot size, terrain complexity, and the scope of testing required. Steep mountain lots in Pagosa Springs or properties requiring septic evaluation and well testing tend to fall toward the higher end. That said, this investment routinely saves our clients tens of thousands in unforeseen site preparation costs. We've walked properties where a $3,000 feasibility study revealed conditions that would have added $40,000 or more to the build.
Why is site planning important for mountain properties?
Mountain properties around Pagosa Springs and Durango present challenges you won't find on flat suburban lots. Proper residential site planning addresses steep grades that affect foundation design and drainage, snow shed patterns that determine safe driveway and roof placement, and wildfire mitigation zones required by county regulations. We also optimize your home's position to capture San Juan Mountain views while accounting for prevailing wind patterns and solar exposure — details that make a real difference in comfort and energy costs at 7,000+ feet.
Should I do a feasibility study before buying land?
We strongly recommend completing a feasibility study before closing on any mountain lot. We've seen buyers in Archuleta County discover after purchase that their property has no viable septic location, requires a $50,000 access road, or sits on soil conditions that demand expensive engineered foundations. A pre-purchase land feasibility study identifies these deal-breakers and gives you accurate cost estimates for utility hookups, grading, and site preparation before you're committed.
What does 'build home on your land' actually involve?
Building a home on your own land in Southwest Colorado involves several critical phases before construction even begins. Site clearing and grading prepare your building pad and manage drainage on sloped terrain. Utility trenching brings water, electric, and sewer or septic to the build site — on rural mountain lots, these runs can extend hundreds of feet. Foundation engineering is designed around your specific soil conditions and slope. Access road construction ensures year-round vehicle access, including for construction equipment and emergency services. Our design-build approach coordinates all of this as one integrated process.
Do you provide residential site planning in Durango?
Yes, we provide full residential site planning services throughout Durango and all of La Plata County. Our team is familiar with Durango-area terrain conditions, local zoning ordinances, and the specific requirements of La Plata County's building department. We also serve Pagosa Springs, Bayfield, Arboles, and communities across Archuleta County. Whether your lot is in a Durango subdivision or on acreage outside city limits, we handle the complete site planning process.
What is included in a plot plan?
A plot plan includes your property boundary lines, the location of any existing structures, your proposed home footprint with exact placement dimensions, required setbacks from property lines, easements that affect building placement, and utility routing. For mountain properties, we also include topographical contours, proposed grading changes, driveway alignment, and septic or well locations. This document is what Archuleta County and La Plata County require as part of your building permit application.
How long does a feasibility study take?
Most land feasibility studies in Southwest Colorado take two to four weeks from start to finish. The timeline includes on-site visits for soil testing and topographical measurement, document research for zoning restrictions and utility availability, and compilation of the final feasibility report. Properties with complex terrain or those requiring coordination with multiple county departments may take closer to four weeks. We keep you updated throughout and deliver a clear, actionable report at the end.
Still have questions?
We're here to help you find the answers.
Ready to Evaluate Your Mountain Lot?
Whether you're buying land or ready to build, our site planning team gives you the facts before you commit. Schedule a lot walk or request a feasibility quote today.
Site Planning Across Southwest Colorado
Residential site planning and land feasibility studies in Pagosa Springs, Durango, Bayfield, Arboles, and throughout Archuleta and La Plata counties. Contact us to discuss your property.
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