Loading...
HomeMy WebLinkAboutProject Narratives - 10/21/2025 (2) Page 1 October 21, 2025 Harmony Lakes ODP Project Information and Design Narrative Past Meeting Dates: Project Development Review was held on May 24, 2024 Statement of Planning Objectives: This proposal is for an Overall Development Plan (ODP) submittal for the Harmony Lakes property located on the southwest corner of the I-25/Harmony interchange. The property is owned by Serfer Land Ventures LLC and Solo Sailor LLC and contains approximately 18.72 acres total. The property is located in the Harmony-Corridor (HC) Zone District and will be subject to a Type 2 review with a required neighborhood meeting. There is an existing gas station within the property boundary. The remaining portion of the property is currently undeveloped and will include primary and/or secondary uses as allowed by the previously approved modifications and the Ft Collins Land Use Codes. Uses surrounding the property consist of the following: South: Undeveloped owned by Harmony McMurry LLC West: Future Multi-Family owned by Wildhorse at H25 LLC North: Harmony Road East: Interstate 25 Vehicular access for the project will be from Harmony Road via the existing full movement lighted intersection that provides access from the north side of the property . An emergency access only will be provided on the west side of the property connecting to Strauss Lake Cabin Road. The site design will incorporate pedestrian access and connectivity utilizing sidewalks and open space. The project will be designed to meet the requirements of the zone district as well as the Harmony Corridor plan. Architectural features will meet the criteria of the City Code. Proposed Development Phasing: It is anticipated that the infrastructure (collector road and flood channels) and fueling station will be the first phase to move forward. The mixed uses of commercial / office /retail are anticipated to be future phases of development. It is feasible that these uses could move forward at any time depending on interest from commercial users. Statement of proposed ownership and maintenance of public and private open space areas: All park, open and common spaces and the lift station will be owned and maintained by a limited HOA. Page 2 Property Owners within the ODP area: 1. Parcel Number: 8603200039 SERFER LAND VENTURES LLC 6776 COUNTY ROAD 74 WINDSOR, CO 80550 2. Parcel Number : 8603000004 SERFER LAND VENTURES LLC 6776 COUNTY ROAD 74 WINDSOR, CO 80550 3. Parcel Number: 8603000011 SERFER LAND VENTURES LLC 6776 COUNTY ROAD 74 WINDSOR, CO 80550 4. Parcel Number: 8603000020 SOLO SAILOR LLC 3685 STURGIS RD RAPID CITY, SD 57702 5. Parcel Number: 8603000010 SOLO SAILOR LLC 3685 STURGIS RD RAPID CITY, SD 57702 Names of general and limited partners as either applicants or owners : Chris Serbousek – Serfer Land Ventures, LLC – Owner Zach Polincky – Solo Sailor LLC – Manager Page 1 October 21, 2025 Harmony Lakes ODP Statement of Planning Objectives The Harmony Lakes ODP meets the following applicable City Plan Principles and Policies: (1) Statement of appropriate City Plan Principles and Policies achieved by the proposed Overall Development Plan Livability and Social Health Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. POLICY LIV 3.3 - GATEWAYS Enhance and accentuate the community’s gateways, including Interstate 25 interchanges and College Avenue, to provide a coordinated and positive community entrance. Gateway design elements may include streetscape design, supportive land uses, building architecture, landscaping, signage, lighting and public art. The project will be designed in a manner to enhance this important gateway to the community. This may be achieved with architecture, landscaping element and streetscape design. Principle LIV 9: Encourage development that reduces impacts on natural ecosystems and promotes sustainability and resilience. Policy LIV 9.1 - EFFICIENCY AND RESOURCE CONSERVATION Reduce net energy and water use of new and existing buildings through energy-efficiency programs, incentives, building and energy code regulations, and electrification and integration of renewable energy technologies. Policy LIV 9.2 - OUTDOOR WATER USE Promote reductions in outdoor water use by selecting low-water-use plant materials, using efficient irrigation, improving the soil before planting and exploring opportunities to use non-potable water for irrigation. The project will provide an attractive streetscape with street trees and detached sidewalks along the collector road. Water conservation and the use of low water consuming plants and grasses will be encouraged. Culture and Recreation Principle CR 2: Provide a variety of high-quality outdoor and indoor recreational opportunities that are accessible to all residents. Policy CR 2.1 - RECREATION OPPORTUNITIES Page 2 Maintain and facilitate the development of a well -balanced system of parks, trails, natural areas and recreation facilities that provide residents and visitors of all races/ethnicities, incomes, ages, abilities and backgrounds with a variety of recreational opportunities. Policy CR 2.2 - INTERCONNECTED SYSTEM Support an interconnected regional and local system of parks, trails and open lands that balances recreation needs with the need to protect wildlife habitat and other environmentally sensitive areas. Where appropriate, place trails along irrigation ditches and storm drainageways to connect to destinations such as schools, open lands and neighborhood centers. A regional trail extension is proposed through this development which will create an important link in the city’s trail network. In addition, large open space buffers will be utiliz ed along the Harmony Road and Interstate 25 frontage. Principle CR 3: Adapt and expand parks and recreation facilities and programs to meet the needs of a changing community. Policy CPR 3.4 – Adhere to Best Management Practices Follow Environmental Best Management Practices for the maintenance of parks and recreation facilities, such as water conservation and the use of untreated water for irrigation purposes in appropriate areas, managing turf and adhering to policies for weed and pest control, utilizing low emission equipment and providing renewal energy opportunities, reducing solid waste through composting and recycling, and certifying sanctuary areas through Audubon International. Water conservation and the use of low water consuming plants and grasses will be encouraged. This development will utilize quality landscape materials throughout the site, including focused areas of enhancement and screening in any appropriate areas. (2) Description of existing and proposed, open space, buffering, landscaping, circulation, transition areas, wetlands and natural areas. The site currently include an existing gas station and a landscape company building and outdoor storage. The remainder of the property is vacant. A significant landscape buffer will be provided along Harmony Road and Interstate 25. Proposed flood channels are also located along with western and southern boundary which will include landscaping. There are two existing ponds south of the property boundary which will result in a Natural Habitat Buffer Area which extends slightly onto the property. (3) Estimate of number of employees for commercial and industrial uses. The type and quantity of commercial has not yet been determined therefore an estimated number of employees cannot be determined. This information will be provided at PDP. (4) Description of rationale behind the assumptions and choices made by the applicant. Page 3 The rationale behind the project is to prov ide a high-quality commercial development at the I25 interchange that will include landscape buffering, connections to adjacent development and the extension of the regional trail. (5) Written narrative addressing each issue raised at the neighborhood meeting. No one attended the neighborhood meeting, therefore there were no issues discussed. (6) Name of the project as well as any previous names the project may have been known by. The project is currently named Harmony Lakes. (7) A narrative description of how conflicts between land uses are being avoided or mitigated. The flood channel and associated landscaping will mitigate any conflict bet ween the existing residential development to the west and the proposed commercial development.