Timnath annexes 81 acres for 'Timnath Shores,' approves R‑2 and estate zoning amid neighbor concerns

The Timnath Town Council on Sept. 9 approved the annexation of an approximately 81.2‑acre area known as Timnath Shores and adopted a zoning map amendment that would designate roughly 51 acres R‑2 (low‑density single‑family) and about 25 acres RE (estate residential). The two ordinances (Annexation — Ordinance No. 14, Series 2025; Zoning Map Amendment — Ordinance No. 15, Series 2025) passed following a public hearing and council debate. Council voted to add conditions requiring improvements to County Road 42 E and a critical segment of County Road 3 E to meet town emergency‑access and roadway standards.

The annexation petition was submitted by Cottonwood Development Partners LLC. Staff reported the application complies with the Colorado Municipal Annexation Act and Town of Timnath land‑use code. The annexation area consists of 76 acres of the subject parcel plus about 5.2 acres of adjacent county road right‑of‑way (County Road 42 E and County Road 3 E) brought into town limits at Larimer County’s request. Staff said the proposed perimeter is approximately 13,082 feet, of which about 3,400 feet (26 percent) is contiguous with the town — exceeding the statutory 16 percent contiguity requirement.

Ken Merritt of JR Planners, Engineers and Landscape Architects described the proposal’s land‑use split and said the eastern portion adjacent to Timnath Reservoir will include a minimum 50‑foot natural habitat buffer measured from the property line, held in a separate tract. "That 50‑foot natural habitat buffer will be used as open space," Merritt said, and the applicant described limited, managed visual access points to the reservoir. The RE (estate) zoning allows a maximum of one dwelling unit per acre; R‑2 allows up to four units per acre. Merritt said the developer expects realized densities will be lower than the theoretical maximums and estimated built density could be around 3.25–3.5 units per acre in the R‑2 area but did not provide a final lot count.

Developers and consultants said the project will build substantial infrastructure on site, including water and sewer lines and two box culverts to cross irrigation ditches on County Road 42; Box Elder Sanitation District provided a will‑serve letter for sewer, and Elco Water District provided a will‑serve acknowledgement for water. The applicant said it plans to construct an interceptor sewer line along the development’s low edge to connect to the gravity sewer tie‑in point and that the project would supply necessary water shares and distribution infrastructure to the districts before final platting.

Several nearby residents spoke at the hearing and urged the council to require additional protections before annexation and zoning. Dan Griffith, whose property is directly adjacent, said he is not opposed to development but asked the council to delay approval until neighbor concerns over density and buffering are addressed. "I'm asking council to help by not approving the annexation until neighbors’ basic concerns can be met," Griffith said. Ryan Furdeck, another adjacent property owner, raised traffic concerns about County Road 42 and the Prospect interchange and urged conditions on access and circulation.

Council and staff discussed emergency access and road standards at length. Staff and the applicant agreed that County Road 42 E and the unimproved segment of County Road 3 E — which currently include an exemption over a portion of the dedicated right‑of‑way — will require improvements to support emergency vehicles (structural loading for an 80,000‑pound fire truck), replacement of an inadequate wooden crossing with box culverts, and rebuilding of the roadway surface where needed. Council asked staff to incorporate language into the annexation agreement to require public‑improvement obligations for County Road 42 E and the relevant segment of County Road 3 E; the council motion that passed included that direction.

Staff and the applicant noted the annexation and zoning are only initial steps in a multi‑stage process that will include a sketch plan, neighborhood meetings, a transportation impact assessment at preliminary plat, and final plat approvals. The applicant said the sketch‑plan stage will require a neighborhood meeting within 30 days of submittal and additional public review; the developer and staff committed to returning with more detailed designs and mitigation measures at those later stages.

Councilmember questions and the public comments focused on three recurring concerns: (1) access and road standards for County Road 42 E and County Road 3 E, (2) the width and maintenance of the proposed 50‑foot natural habitat buffer along the reservoir and how it will be established/irrigated, and (3) timing and adequacy of water and sewer capacity. Staff said Elco Water District and Box Elder Sanitation have acknowledged the project and that detailed capacity and infrastructure requirements will be confirmed during the subdivision and public‑improvement phases.

Outcome and conditions: council approved the annexation and rezoning with a requirement that the annexation agreement and subsequent subdivision improvement agreement secure the public‑improvement obligations necessary to provide emergency vehicle access (including upgrades to County Road 42 E and the relevant segment of County Road 3 E), and to construct the necessary box culverts and sewer interceptor. The zoning motion included authority for staff to work with the applicant on minor non‑substantive modifications before final signatures. Both measures passed by voice vote with four council members in favor and one expected absence noted.

What’s next: the developer plans to submit a sketch plan and hold neighborhood meetings; more detailed transportation, water and sewer design will be evaluated at the preliminary plat stage and will determine exact lot counts, street cross sections, and required off‑site improvements.