HomeMy WebLinkAboutProject Narratives - 10/21/2025
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October 21, 2025
Harmony Lakes Entitlement Processing Information
The purpose of this narrative is to provide additional information about ownership
and the ‘why’ for processing the Harmony Lakes applications concurrently.
Existing ownership/annexation status:
The Harmony Lakes property is owned by two separate entities. The majority of the
property is owned by Serfer Land Ventures, LLC., whose property is already
annexed to the City of Fort Collins and has existing HC zoning. There are two
smaller parcels owned by Solo Sailor, LLC which are the current site of the existing
gas station. These parcels are located in Larimer County and will require
annexation to the City.
Proposed Applications:
The applicant for the ODP and BDR is Serfer Land Ventures, LLC.
The applicant for the annexation and PDP is Solo Sailor, LLC.
Applications/Processing:
An ANX, ODP, BDR and PDP package have been submitted to be processed
concurrently. The applications are being submitted and processed concurrently after
discussions with City staff. The underlying reason for th is approach is a result of the
complexity of the site, the presence of multiple ownership entities, and the fact that
each of the processes is dependent on the others. Here are a few examples of these
dependencies:
1) The BDR package will provide a design for flood channels that will divert
water around the project site. These channels will encroach on the existing
gas station site, so the gas station MUST move in order for the BDR to be
constructed. Therefore, the BDR recommendation for approval is contingent
on the gas station recommendation for approval.
2) The gas station will not move unless it is assured of the new location and land
plan. Therefore, recommendation for approval of the gas station PDP is
needed at the same time that the BDR is recommended for approval.
3) The gas station is currently in Larimer County, and there are advantages for
the existing facility to remain outside Fort Collins City limits if it is not building
a new facility. Therefore, the Annexation is dependent on the
recommendation of approval for both the PDP and the BDR.
Additional dependencies include the floodplain modeling, traffic signal warrants,
auxiliary turn lane warrants, utility relocations, CDOT ROW devolutions, coordination
with the cell tower owner and construction timing for the private lift station.
With so much overlap between the projects, combining them into one project was
considered. A conclusion was reached that this wasn’t good approach due primarily
to timing impacts. For example:
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1) A CLOMR must be processed and approved in order for the gas station to
move. The fastest way to achieve this is to have the CLOMR processed as
part of the BDR, allowing the improvements to be constructed while the g as
station FDP is being processed. This decreases the overall timeline by 8-10
months.
2) The overall property owner is responsible for delivering a pad site to the gas
station owner. This will require BDR improvements to be installed ahead of
the gas station beginning construction. Similar to the floodplain timeline,
having the overall infrastructure improvements approved as part a BDR
process allows them to be constructed more quickly than if they were to be
part of the gas station PDP/FDP process, decreasing overall project timelines.
3) The BDR will be responsible for designing, permitting and constructing a lift
station for the overall development. This permitting process will involve South
Fort Collins Sanitation District, Larimer County and CDPHE. Having the
overall infrastructure approval prior to the gas station FDP approval allows for
the lift station permitting to proceed while the FDP process is being
completed.
All of these contingencies and approaches have been discussed over the past three
years, with the decision to proceed with all items concurrently made in collaboration
with City staff.
While we acknowledge that each package will have a unique hearing type/decision
maker, per the requirements of the LUC, it is critical that all are evaluated and
ultimately that staff can make a recommendation of approval concurrently. We
understand that once the applications are deemed ready for hearings/approval, they
will be approved independently and in the necessary order, with the overall
timeframe for those approvals to be likely within a month or so of each other. We
assume the order of approval will be as follows: (1) ANX, (2) ODP, (3) BDR and
finally (4)PDP. If this is not correct, we request clarification from staff so we can
plan accordingly moving forward.
Please note that all applications will be submitted with each round of review so all
documents can be reviewed cohesively.
If it’s helpful to any of the reviewers, our team can make ourselves available to
answer any questions that might come up during the review of these applications.
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