Erie Planning Commission Meeting - May 5, 2021: Comprehensive Plan Amendment and UDC Text Amendments
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Erie Planning Commission Meeting - May 5, 2021
The Erie Planning Commission met on May 5, 2021, at 6:34 PM via virtual meeting. The commission unanimously recommended approval of a Comprehensive Plan Amendment to bring 19.26 acres at the southwest corner of 111th and Arapahoe Road into Erie's planning area with a Medium Density Residential designation (6-12 dwelling units per acre). The commission also voted 3-2 to recommend approval of Unified Development Code (UDC) text amendments with conditions, modifying provisions on pawnbroker businesses and unlisted uses.
Consent Calendar
- Approval of the Agenda: Unanimously approved (5-0) with a roll call vote.
- Approval of the April 7, 2021 Meeting Minutes: Unanimously approved (5-0).
Public Comments & Testimony
Comprehensive Plan Amendment (21-167)
- Nine residents (Mike Barrow, Julio Sepulveda, Charlie Rang, Erika Osborn, Mike Stone, Julie Barrow, Lynn Rang, Jem Corcoran, Bob Karsted) spoke in opposition, citing concerns about increased traffic, pressure on open space (Kneebone), unsustainable growth, wildlife impacts, added congestion on Arapahoe Road, and questioning the need for further density near Nine Mile Corner (already 287 apartments under construction).
- One resident (Thomas Razo) spoke in support, noting a significant shortage of affordable housing and Meritage Homes' lower price points, which he believed would help younger families and first-time buyers.
No public comments were received for the UDC text amendment (21-181).
Discussion Items
1. Comprehensive Plan Amendment (21-167) – Resolution P21-06
- Shannon Moeller (Senior Planner) presented the staff recommendation to approve amending the 2015 Comprehensive Plan Land Use Plan Map for the subject property. The site comprises three parcels currently zoned for rural residential. An intergovernmental agreement (IGA) with Lafayette allows Erie to annex and plan the area.
- Lisa Albers (Meritage Homes) introduced the applicant, noting they plan to develop townhomes (two- and three-story, with rear alleys) at a density of 6-12 dwelling units per acre.
- Commissioners discussed the distinction between comprehensive plan land use designation and future zoning/annexation, traffic improvements (widening of Arapahoe Road), and the need for a density buffer between high‑density Nine Mile and lower‑density neighborhoods.
- Chair Zuniga noted concerns about sustainable growth and the challenge of preserving low density once land is developed.
2. UDC Text Amendments (21-181) – Resolution P21-07
- Deborah Bachelder (Planning Manager) explained the three proposed amendments: (a) update the rezoning notification process to allow graphic maps instead of legal descriptions; (b) clarify that uses not listed in Table 3-1 are prohibited; and (c) add pawnbroker businesses as not permitted in any zone district, with a new definition.
- Commissioners expressed strong reservations about singling out pawnbrokers and the “prohibited unless listed” approach, arguing it could hinder economic development and was not transparent.
- Commissioner Sawusch proposed splitting the items and recommended that pawnbroker be treated as a Special Review Use in commercial and light industrial zones instead of being prohibited.
- After a failed motion to approve as written, the commission passed a substitute motion 3-2 (Sawusch, Luthi, Zuniga in favor; Hoback, Witt against).
- Commissioners Hoback and Witt dissented, stating the conditions contradicted staff’s intent and that the original language, crafted by town counsel, should be preserved.
Key Outcomes
- Resolution P21-06 (Comp Plan Amendment): Approved unanimously (5-0) to recommend to the Board of Trustees that the 19.26‑acre site be added to Erie’s planning area with a Medium Density Residential designation.
- Resolution P21-07 (UDC Text Amendments): Approved 3-2 with the following conditions:
- Strike Section 1 (the “prohibited unless listed” language).
- Amend Section 2 to add pawnbroker businesses as a Special Review Use in the CC (Community Commercial), RC (Regional Commercial), B (Business), and LI (Light Industrial) zone districts.
- Accept Sections 3 and 4 (definition and map reference) as written.
- Staff Report: The Comprehensive Plan update RFP closed with five proposals; the top three consulting groups will present on May 18, 2021, with the Planning Commission, Board of Trustees, and Technical Advisory Committee participating.
- Commissioner Reports: The commission scheduled a study session for May 19, 2021, to develop specific proposals for revising the Planning Commission’s role and responsibilities, to be discussed with the Board of Trustees at a later date.
The meeting adjourned at 9:14 PM.
Meeting Transcript
Okay. So there are a few important reminders about tonight's virtual meeting. And I know that there are people that are still kind of coming in. So and we'll repeat this later in the meeting. As our meetings are virtual right now, we ask that any commissioner who's moving to approve or seconding a motion, say their name prior to making the motion so that we have it on the record. All of our motions must be a roll call vote. To eliminate background noise, we ask everybody to set their microphones to mute. Um unless it's their turn to speak. And um and we'll let you know if we're hearing something funny, we'll we'll stop and and just let you know because sometimes people don't realize that they're unmuted. The important thing tonight, I think, is that public comment is limited to three minutes per person. And when it is time for public comment, the individual uh the people who are waiting to speak will be called upon and asked to state their full name and address for the record. This is not an interactive, so during the three minutes, it is not an interactive forum. It's a time for you to state your comments on a particular item or issue, and you'll give be given a 20-second warning when the three minutes are almost up. At the three minutes mark, I'll let you know and um I'll ask you to wrap up your final sentence, mute the microphone, and then you can continue watching the meeting or end your call at that time. Any kind of discussion that relates to what you've said will come up as we have our our time to speak. So um, but don't use up your three minutes waiting for people to respond, because that would be a bad use of your time. Um also if there are multiple people that would like to collect their time together. I I would permit that if if someone has something more to say and they would like and someone else wants to donate their time to them, that would be fine. Um, I do ask that that we all listen to what each each participant is saying um so that we're not repeating the same points. If there is something that someone previous to you said that you agree with, you can say I agreed with the previous um caller about such and such, but just so that we're not um going into detail about the same issues over and over again, because that will just take up a lot of time. It would be better if we get the range of things rather than repeating individual things. So it is 6 34, and I'm calling the meeting to order. Good evening. Welcome to the May 5th meeting of the planning commission for the town of Erie, Colorado. Please join me for the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands. One nation under God, indivisible with liberty and justice for all. Thank you. Will the secretary please call roll? Commissioner Luthy. Present. Commissioner Ames is absent and excused. Commissioner Hoback. Here. Commissioner Witt. Present. Commissioner Sawash. Vice Chair Frazier is absent and excused. Chair Zuniga. Here. We have a quorum. Thank you. We have an agenda before us this evening. Does staff have any changes to the agenda? No changes this evening. Okay, thank you. Do we have a motion to approve tonight's agenda? Well to approve. So our second Luthy. Wow, that's impressive.
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