Overview of the Land Division Process

Pre-application Meeting Required

A pre-application meeting is required before submitting a development review application. Our online system offers an easy, convenient way to request a pre-application meeting. Follow the link to the Online Portal to create an account and request a pre-application meeting for a specific property.  Once the request has been submitted, you will be assigned with a planner who will set up the pre-application meeting. 

Larimer County's Land Division process applies to Conservation Developments, Rural Land Use Plans, Subdivisions, and Planned Land Divisions. The process moves linearly through three primary phases: Sketch Plan, Preliminary Plat, and Final Plat.

General Process Rules & Key Considerations

  • Building Permits: Building permits will not be accepted or processed on the property while any application phase is actively pending.

  • Pre-Application Expiration: Pre-application meeting packets expire 6 months from the meeting date.

  • Submittal Format: All applications are submitted via the Online Portal.

  • Water & Sewer: Cisterns are strictly prohibited as adequate water sources. Applicants must verify water and sewage sources early in the process.

  • Lien Holders: If a lien exists on the property, the lien holder must sign the final plat before it can be recorded.

  • Mineral Interest Notification: State law (C.R.S. 24-65.5) requires notifying mineral interest owners and lessees at least 30 days prior to the first public hearing.

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Purpose

  • Initiates information exchange between the applicant, county staff, and referral agencies.

  • Identifies potential issues early so the applicant can decide whether to proceed before incurring significant costs.

Step-by-Step Procedure

  1. Pre-application Meeting: Required prior to application submission, can be requested via the Online Portal.

  2. Electronic Application Submittal: Submit via the Online Portal. 

  3. Staff & Referral Agency Review: Minimum 60-day referral period. Postcards are mailed to property owners within 500 feet of the boundary.

  4. Sketch Plan Meeting: County staff presents a written report detailing all referral agency comments.

Key Submittal Requirements

  • Completed Application Form & Fees

  • Project Information Form

  • Growth Management Area (GMA) Form 1 Annexation Eligibility (if applicable)

  • Project Description Narrative: Outlining existing conditions, zoning, lot counts/sizes, utilities, traffic/access, sight distance, and compliance with Article 6.5.5.D of the Land Use Code.

  • Site Inventory Map: Indicating existing structures, utilities, easements, topography, slope, floodplains, wetlands, geological hazards, and wildlife corridors.

  • Sketch Plan Map: Scaled drawing showing proposed lot layouts, density, roads, and utility connections.

Purpose

  • Demonstrates detailed compliance with the Land Use Code.

  • Provides solutions and mitigation proposals for issues raised during the Sketch Plan phase.

Step-by-Step Procedure

  1. Neighborhood Meeting: If required, held before preliminary plat submittal.

  2. Electronic Application Submittal: Submit via the Online Portal

  3. Staff & Referral Agency Review: Minimum 21-day referral period.

  4. Scheduling & Public Hearings:

    • Mineral Interest Notice: Certification due 30 days prior to the first hearing.

    • Planning Commission Hearing: Makes a formal recommendation.

    • Board of County Commissioners (BCC) Hearing: Makes the final approval or denial decision.

Key Submittal Requirements

  • Completed Application Form & Fees

  • Updated Project Description & Response Letter: Directly addressing Sketch Plan review comments.

  • Ownership & Encumbrance (O&E) Report: Obtained from a title company (valid for 6 months).

  • Water Supply Information Form (GWS-76) & Water District Commitment Letter.

  • Preliminary Plat Map: Scaled map including vicinity map, legal description, exact lot boundaries, and lot/tract labeling (e.g., Common Area Lot, Outlot, Residual Lot).

  • Technical Engineering & Environmental Reports (as applicable):

    • Preliminary Drainage / Stormwater Report

    • Traffic Impact Report

    • Wastewater / Sewer Commitment Letter

    • Geological, Wetland, Wildfire, and Wildlife Mitigation Plans

    • Soils & Geotechnical Report

Purpose

  • Collects final, fully engineered legal and technical documents required to finalize and record the land division.

Step-by-Step Procedure

  1. Application Submittal & Referral Review: Minimum 21-day referral review period.

  2. Technical & Survey Review: Survey Section of the Engineering Department reviews plat boundaries, legal descriptions, and monumentation compliance under C.R.S. Title 38.

  3. Execution of Agreements & Documents: Preparation of Development Agreements, property owner covenants, and financial collateral.

  4. Final Signing & Recordation: Collection of all physical signatures on mylar and official recording with the County Clerk & Recorder.

Key Submittal & Recording Requirements

Initial Submittal:

  • Final Project Description & Application Form

  • Draft Final Plat Map 

  • Perimeter Boundary Closure Data

  • Monument Records filed with the State Surveyor Board

  • Final Construction Plans & Drainage/Stormwater Report

  • Public Improvements Opinion of Costs Sheet

  • Preliminary Property Owners Documents (HOA Covenants, Road Maintenance Agreements)

Final Recording Requirements (Prior to Plat Filing):

  1. Mylar Copy of Plat (24" x 36"): With original notarized signatures from all owners, lien holders, surveyor, health authority, and County Commissioners.

  2. Financial Collateral: Letter of credit, escrow, or cash deposit covering 100% of public improvements plus an additional 15% contingency.

  3. Updated Ownership & Encumbrance (O&E) Report

  4. Proof of Property Tax Payment: All prior and current year property taxes must be paid in full.

  5. Executed Documents: Recorded Development Agreement, Disclosure Notices, Quitclaim Deeds for HOA common areas, and State Access Permits (if applicable).