Loading...
HomeMy WebLinkAboutProject Narratives - 10/21/2025 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 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: Page 2 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. Page 3