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Larimer County approves Hansen conservation development with wildlife and sewer conditions
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Summary
The Board of County Commissioners approved the Hansen preliminary plat to divide a 35-acre parcel into a 12-acre residential lot and a 19-acre residual lot, granting two appeals relating to road ownership and on-site wastewater subject to conditions, including compliance with Colorado Parks and Wildlife referral comments.
Larimer County commissioners on July 28 approved the Hanson Conservation Development (file no. 21-LAND-4184), a preliminary plat to divide a 35-acre property at 2955 Living Springs Lane into a 12-acre residential lot and a 19-acre residual lot with a 4-acre building envelope.
Planner Justin Curry presented the application and staff recommendations. He said the site is zoned RR-2, is outside a growth-management area, and would be served by Fort Collins-Loveland Water District and the Poudre Fire Authority. The application included appeals to Article 5.3.1(a) of the land use code to allow existing private roads to remain private and to Article 4.3.5(a)(2)(a) to allow on-site wastewater systems despite the property lying within the South Fort Collins Sanitation District boundary; the sanitation district told staff the property is outside its current service area and had no objection to a septic permit.
Curry said the development service team found the request met the applicable review criteria and recommended approval subject to the conditions in the staff report. The principal conditions include a requirement that any future subdivision of the new 12-acre lot must connect to public sewer at the time of that later subdivision and compliance with standard engineering and public-safety requirements.
Applicant Thomas Hanson, who said the intent is a single subdivision, described road improvements already made in coordination with the homeowners association, said the HOA changed covenants to limit further subdivision, and noted the project is similar to a neighboring subdivision approved June 2025. "Everything associated with the subdivision, including public notices, has been according to county regulations," Hanson told commissioners.
Several referral agencies reviewed the application. Colorado Parks and Wildlife raised concern about mule deer winter range and recommended avoiding construction during the mule-deer winter season. Commissioners and staff added that the applicant had indicated willingness to comply; the board approved the project with an added condition to comply with CPW referral comments and avoid construction during the winter mule-deer season. The board also noted a condition to develop a noxious-weed management plan in coordination with Larimer County weed-control staff.
Commissioner Jody Shattuck McNally moved to approve the Hansen conservation development and the two appeals, subject to staff conditions and the added CPW-related condition. The motion passed 3–0.
Key details in the staff record include: property location at 2955 Living Springs Lane, the proposed 12-acre developable parcel with a 4-acre building envelope, residual land of approximately 19 acres, service by Fort Collins-Loveland Water District, and Poudre Fire Authority emergency service. Notifications were sent to eight nearby property owners (within 500 feet); staff recorded no public comments from neighbors. The South Fort Collins Sanitation District stated the parcel is outside its current service boundary and raised no objections to on-site wastewater pending health-department review. The board’s conditions require standard engineering improvements, compliance with referral agency recommendations (including CPW), and connection to sewer if future subdivision materially changes density.
