Planning commission advances Harmony Valley 23rd filing — 196‑lot subdivision moves to governing body with pedestrian‑access condition

The Cheyenne Planning Commission on May 4 approved a motion to advance the Harmony Valley 23rd filing preliminary plat — a proposed 196‑lot, cottage‑style subdivision — to the governing body with staff‑recommended conditions and exceptions.

Applicant John Sers of Trigger Land Development described the project as a continuation of previous Harmony Valley filings, featuring attached garages, cottage lots, an internal trail network and 12 open‑space lots. He said the development includes plans to extend York to Cribbon (a city program currently scheduled for 2028) and that the applicant is coordinating with the school district and city engineering on grading and pedestrian connectivity.

Commissioners raised concerns about traffic, water supply and pedestrian access to South High School. Commissioner Justin Trip asked about water usage for 196 new lots during current restrictions; staff and the applicant replied that the neighborhood is served by two connections and that the Board of Public Utilities was requesting a third connection to ensure adequate service. Regarding traffic, staff and the applicant said multiple accesses are planned and a deceleration lane will be constructed as part of prior filings.

Several commissioners pressed the applicant and staff about a pedestrian connection from Melody Loop to the subdivision. Staff explained that a pedestrian connection had been studied but a direct, ADA‑compliant route may be infeasible because of a steep grade and the presence of a high‑voltage transmission line along the eastern boundary; nevertheless, staff recommended a condition requiring a pedestrian access easement linking Melody Loop to Grand Harmony Boulevard if engineering can make it feasible. The director may waive the condition if the city engineer determines the connection cannot be built.

Planning Director Charles Bloom framed the current action as a final plat review of compliance with the previously approved PUD and noted the city had already negotiated access and school‑district arrangements during earlier approvals. After discussion the commission voted to forward the preliminary plat with the staff condition and an administrative exception for larger block sizes caused by required open space.