Erie Planning Commission Meeting – December 2, 2020

The Planning Commission of the Town of Erie met virtually on December 2, 2020, at 6:30 PM to review the Redtail Ranch Sketch Plan, a proposed 898-lot residential development on approximately 411 acres between Weld County Road 5 and Vista Parkway. The meeting was called to order by Chair Zuniga and adjourned at 9:02 PM. No formal action was taken on the sketch plan; the commission provided guidance and raised concerns related to environmental contamination, safety, density, and design.

Consent Calendar

• Approval of Agenda: Motion by Commissioner Luthi, seconded by Commissioner Ames, carried unanimously (6-0).
• Approval of Minutes: Motion by Commissioner Hoback, seconded by Commissioner Ames, to approve the November 18, 2020 minutes, carried unanimously (6-0).

Public Comments & Testimony

• No members of the public spoke during the designated public comment period. However, during the discussion of the Redtail Ranch item, three emails from Arnold Slabberkoorn were received and forwarded to the commission. These comments, which included a previous presentation on Redtail Ranch, expressed concerns about health and safety due to the site's history of toxic dumping. Commissioner Zuniga directed staff to add them to the record for future consideration.

Discussion Items

Redtail Ranch Sketch Plan (General Business – Item 20-580)

• Staff Presentation: Senior Planner Audem Gonzales presented the sketch plan as a conceptual land use evaluation. The site encompasses two parcels: Parcel 1 (southeast, zoned Low Density Residential, max 2.2 du/ac) and Parcel 2 (northwest, zoned Public Land, no residential allowed, requiring future rezoning). The proposal includes 898 units: 168 two-plex units, 100 townhomes, and 630 single-family lots. Required amendments to the Comprehensive Plan, zoning, and annexation agreement (to eliminate a required road connection to Bonanza Drive) were identified. Staff noted environmental contamination on approximately 16 acres (historic IBM chemical dumping, 84,000 gallons of waste, 1,100 drums removed), requiring a corrective measures design (cover system) approved by CDPHE. Parks and Recreation staff recommended relocating the neighborhood park away from the contamination area.
• Applicant Presentation: Roger Hollard (Stratus) provided history: Stratus purchased the property in 2015 after an environmental assessment showed no issues, but later discovered extensive waste. Stratus has spent approximately $5 million on remediation, with additional $3 million projected for long-term monitoring. John Gillan (GeoSyntech) detailed the remedial actions: drum removal in 2018, ongoing groundwater oxidation injections, and a planned cover system (minimum 3 feet thick) over solid waste, with a 30-year monitoring program. The cover system includes a 100+ foot buffer and environmental covenants. Layla Rosales (Terracina Design) presented the land plan, emphasizing community gathering spaces, a neighborhood park (8+ acres), two pocket parks, a spine trail connecting to Cole Creek, and diverse housing types. She noted the development would generate over $50 million in fees for the town.
• Commissioner Comments and Questions: All commissioners expressed significant concerns about environmental safety, particularly the contamination, oil and gas wells, and the landfill adjacent to the site. Key points included:
  • Commissioner Luthi: Overall good plan but tough to sell due to environmental concerns; questioned park relocation and townhome architecture.
  • Commissioner Hoback: Ambitious project; raised traffic safety on County Road 5 and the need for unique architecture.
  • Commissioner Ames: Appreciated the applicant's effort but stated she is “against any development” due to safety, citing the need for sub-slab vapor mitigation for explosive gases and the unreliability of mitigation measures. Asked about lower density options and metro district mill levy for monitoring.
  • Commissioner Witt (geology background): Supported the strategic vision but highlighted geological risks (mine subsidence) and the hard sell of the contaminated area; suggested exploring a road as a buffer between contamination and homes.
  • Commissioner Sawusch (detailed, critical): Provided extensive comments on environmental issues, calling it “one of the most contaminated sites in Erie.” Questions covered:
    • Corrective measures not yet performed; recommended a phased plan with capping completed before breaking ground.
    • Need for active oil and gas line relocation and well operator longevity.
    • Groundwater underdrain design and sulfate soil corrosion concerns.
    • Neighborhood park location on the old Crestone pad; requested electromagnetic surveys for potential hidden waste.
    • Recommended proactive reporting to the town on monitoring results.
    • Urged pulling homes further from the buffer zone and mixing housing types more.
  • Chair Zuniga: Echoed concerns about the cap thickness (3 feet), the drainage gradient, and the need for a road separation. Also requested investigation of oil and gas well abandonment timelines for potential open space.
• Staff Reports (Item 20-562 and 20-589):
  • Deborah Bachelder provided a written outline on the process for requesting additional information.
  • Bachelder also updated the commission on Colliers Hill Filing No. 4G Preliminary Plat, noting that staff will report back on board decisions and that the Comprehensive Plan Steering Committee will meet December 10. The December 16 Planning Commission meeting is likely to be canceled.

Key Outcomes

• No formal action was taken on the Redtail Ranch Sketch Plan. The commission provided extensive feedback and direction for the applicant to consider before submitting a preliminary plat. Key recommendations included:
  • Developing a phased plan showing capping before lot development.
  • Relocating the neighborhood park away from contamination.
  • Increasing setbacks from the buffer zone, possibly using a road as a physical separator.
  • Providing regular environmental monitoring reports to the town.
  • Coordinating with oil and gas operators on well abandonment timelines.
• Staff agreed to add written public comments (emails) to the record for the upcoming Board of Trustees meeting.
• The Planning Commission meeting scheduled for December 16, 2020, is likely to be canceled due to a lack of agenda items.