Planning Commission Meeting – November 18, 2020

The Planning Commission of the Town of Erie met on November 18, 2020 at 6:31 PM via videoconference. The meeting included approval of the agenda and minutes, one public comment, a public hearing for the Colliers Hill Filing 4G preliminary plat, staff reports, and commissioner reports. The main action was a vote to recommend approval of the preliminary plat (205 single-family lots) to the Board of Trustees, subject to additional conditions.

Consent Calendar

• Approval of Agenda: Motion by Commissioner Hoback, seconded by Commissioner Aimes. Unanimous roll-call vote (all seven members voted yes).
• Approval of November 4, 2020 Meeting Minutes: Motion to approve, seconded. Unanimous roll-call vote (all seven members voted yes).

Public Comments & Testimony

• Robert Ellis (735 West Ridge Circle) asked about finding documentation for the Colliers Hill Filing 4F duplexes on the town website. Staff (Chris LaRue) offered assistance via email or phone. No other public comments were made on the agenda item.

Discussion Items

• Colliers Hill Filing 4G Preliminary Plat (Agenda Item 20-563, Resolution P20-21):
  • Staff Planner Chris LaRue presented the proposal: 205 single-family detached lots on 82.01 acres at the southwest corner of Weld County Road 10 and 5. Density is 2.49 dwelling units per acre, consistent with the Low Density Residential designation (2–6 du/ac) and the Colliers Hill PUD overlay. The plat includes one private amenity lot, a neighborhood park (Tract B), a pocket park, trail connections, and extensions of Flora Drive. The PUD amendment (No. 5) was approved by the Board of Trustees on November 10, 2020, permitting single-family dwellings in this area.
  • Traffic study found no concerns; three new road connections are planned (Sundown Drive to 4C, Alpine Ridge Road to Flora View Drive, Apex Rise Road to Flora View Drive). Parks and open space dedications meet PUD requirements. The neighborhood park (approx. 9 acres) features a full-size basketball court, sand volleyball, gaming lawn, playgrounds, and a covered shelter, developed with community input via a “bang the table” online engagement platform.
  • Applicant representatives (Jerry from the developer, Eva Mayder from Norris Design, and Luke Bollinger from the Parks and Rec department) emphasized that the product is “attainable” (base prices in the mid-$400s, two-car garage, two-story with or without basement) and under contract with a builder. Improvements to County Road 5 and Flora View Drive are planned as standalone civil drawings to start after January 2021.
  • Commissioner Questions and Concerns:
    • Commissioner Aimes expressed concern about pedestrian safety at the intersection of County Road 5 and the school entrances, given high vehicle traffic and lack of school bus service. He suggested crossing guards or pedestrian-activated signals. The applicant noted that an underpass was not feasible due to existing utilities, and a signal at County Road 5 and 10 is planned when warranted.
    • Commissioner Hoback echoed pedestrian safety concerns, urging a pedestrian-controlled signal at the Flora Drive intersection across County Road 5. Staff noted that the traffic engineer recommends crossing at Collier’s Parkway signal to the south, not at Flora Drive.
    • Commissioner Sawish raised several technical points:
      • Environmental studies (Phase I ESA and wetland/threatened/endangered species observation) from 2015 did not cover this specific area (Phase III) because oil and gas operations were active at that time. He questioned whether those studies should be required for this parcel, given that oil wells have since been plugged and abandoned (2017) and flow lines removed.
      • The Colorado Geological Survey comment recommended a site-specific geotechnical report for the area; he proposed adding that as a condition.
      • He noted a landscaping plan listed a “land sleeve cottonwood” tree, which the town arborist recommended replacing due to root damage potential. The applicant agreed to adjust tree placement.
      • He asked about conformance with the Open Space and Trails Board (OSTAB) recommendations for spine trail connectivity; staff and applicant explained that a regional trail along County Road 5 and connections to the pocket park meet interconnectivity requirements.
      • He asked about the setback from the plugged well (25 feet, consistent with municipal code).
    • Staff (Chris LaRue) responded that all referral comments had been addressed in the application, and that any remaining technical items could be conditions for the final plat.
  • Procedural Discussion: After the vote, staff requested that commissioners email technical questions in advance so that appropriate experts could be available. Chair Zuniga and Commissioner Aimes noted that bringing up issues without prior notice can create challenges; Commissioner Sawish defended his approach as part of his duty, but agreed to communicate directly with staff beforehand in the future. The group clarified that such communications should go directly to staff (not to other commissioners) and would be addressed in the public hearing.

Key Outcomes

• Motion and Vote: Commissioner Sawish moved to recommend approval of Resolution P20-21 (Colliers Hill Filing 4G preliminary plat) with three additional conditions: (1) completion of a wetland, threatened, and endangered species observation and cultural resources review for the site, (2) a Phase I environmental site assessment for the specific parcel, and (3) a site-specific geotechnical report as recommended by the Colorado Geological Survey. The motion was seconded. The roll-call vote was 6–1, with all commissioners voting yes except one (Commissioner Witt apparently voted no or abstained; the transcript records “Commissioner Witt. Commissioner Salish. Yes” but the final tally is “six to one”). The resolution was passed.
• Staff Reports: Deb announced that the Planning Commission is required to report to the Board of Trustees twice a year (municipal code requirement); the first report is scheduled for February 23, 2021. The Comprehensive Plan Amendment Task Force first meeting is set for December 10, 2020, and will be public. The meeting adjourned at 8:15 PM.