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Commission approves multiple Harmony Valley rezonings amid traffic and school-capacity concerns
Summary
The Planning Commission approved several Harmony Valley parcels’ rezoning to NR3 to facilitate a large phased residential subdivision (applicant estimates roughly 308 lots across phases), while nearby residents raised concerns about traffic, power-line easements, and school capacity; staff said traffic studies will accompany future platting.
The City of Cheyenne Planning Commission on March 2 approved multiple rezoning requests within the Harmony Valley area, moving several parcels out of an older PUD and into NR3 (neighborhood residential, high density) to allow alley-loaded cottage lots, attached single-family products and other higher-density housing types.
John Sers of True Grit Land Development, the applicant, described a multi‑phase buildout that he said will yield about 308 residential lots across the fifth filing and an upcoming 23rd filing; he said the next phase alone will include roughly 196 lots and emphasized the developer intends to deliver attached units and twin homes rather than large apartment complexes. “We literally were in meetings till this meeting tonight trying to tighten up some of the details... The next phase is 196 lots,” Sers said.
Planning staff recommended approval of the rezonings, noting NR3 is consistent with high-density residential uses and that the future land use map identifies the area for higher intensity residential or mixed-use — though staff said MUB (mixed-use business) would be a closer match to the future land-use objective in some locations. Commissioners pressed staff and the applicant on whether removing parcels from the PUD would undermine the larger PUD vision; staff (Seth Lloyd) said primary PUD features—street types and the park—remain and that converting PUD parcels to standard zoning can be appropriate when the PUD’s special purposes are no longer needed.
Public comment was substantial. Nearby residents told the commission they fear increased traffic on Allison Road, Waltershild Boulevard and local collectors, queried whether updated traffic studies and school-capacity analyses had been completed, and asked about power-line easements along parcel edges. Planning staff said traffic analyses are typically required at the platting stage and noted the applicant has said a plat submittal is expected in the weeks ahead; staff also said the school district’s most recent long-range projections anticipate a decline in school-age population and that the city’s fire department is planning future station locations to serve growth.
The commission voted to approve the Harmony Valley rezonings to NR3. Several commissioners expressed disappointment that some parcels will not become commercial use, but the motions passed. The rezoning approvals proceed to City Council as part of the formal legislative process for zoning changes.
What happens next: Applicants will submit platting applications that must include required traffic documentation and technical civil plans; those materials will be considered at later Planning Commission and City Council hearings.
