Erie Planning Commission Meeting – December 15, 2021

The Erie Planning Commission held a hybrid public meeting on December 15, 2021, at 6:30 PM in the Town Hall Council Chambers. The meeting included three public hearings: a rezoning request for the Spring Hill Planned Development (PD), a site plan for a King Soopers grocery store at Nine Mile Corner Lot 10A, and a preliminary plat for the Erie Junction infill development. The commission also voted to table a study session on the Comprehensive Plan update. Commissioners Luthi and Witt were absent and excused.

Consent Calendar

• Approval of the Agenda: Motion by Commissioner Hoback, seconded by Commissioner Sawusch; unanimous roll-call vote (5-0).
• Approval of December 1, 2021 Meeting Minutes: Motion by Commissioner Sawusch, seconded by Commissioner Ames; unanimous roll-call vote (5-0).

Public Comments & Testimony

• Spring Hill PD (Agenda Item 21-513): Fifteen members of the public spoke in opposition to the PD. Key concerns included: incompatibility with the Comprehensive Plan (which designates much of the site as agricultural or low density residential); proposed density of 632 units on 300 acres; traffic safety on State Highway 52 and County Road 3; hydrology and flood risk (citing the 2013 floods); wildlife habitat loss; location of a school site near plugged-and-abandoned oil and gas wells; lack of meaningful community engagement; and the perception that the PD benefits the developer at public expense. Several residents urged the commission to deny or table the application.
• Nine Mile Corner Lot 10A – King Soopers (Agenda Item 21-523): No public comments were offered.
• Erie Junction Preliminary Plat (Agenda Item 21-526): Three citizens spoke. Kate Lewis (464 Main Street) questioned traffic impacts at Balcombe Street and County Line Road during school hours. Pamela Piekarski (3382 Tipple Parkway) echoed traffic concerns and noted the project’s density may feel crowded. Jason Colon (654 Moffat Street) thanked the applicant for a thoughtful site plan and asked about fencing on the north boundary.

Discussion Items

• Spring Hill PD: Senior Planner Audem Gonzales presented the applicant’s request to rezone the 300‑acre site from LR (Low Density Residential) to PD. The PD would allow three housing types (single‑family, duplex, townhomes) with modified setbacks to accommodate alley‑loaded products. The annexation agreement caps units at 632 (~2 dwelling units per acre). Applicant John Prestwich (PCS Group) reviewed site constraints (ditches, wetlands, oil/gas wells) and noted that all wells will be plugged and abandoned. The concept plan shows 60% of homes facing open space. Commissioner discussion focused on: alignment with the Comprehensive Plan; density and the UDC’s housing‑type requirements; drainage and stormwater management; traffic (a preliminary study recommends signalization at SH‑52 and CR‑3); and the need for continued neighbor engagement. Commissioner Hoback expressed concern that higher‑density uses were not a suitable buffer for adjacent rural properties. The commission voted 4‑1 to recommend approval, with Commissioner Hoback dissenting.
• Nine Mile Corner Lot 10A – King Soopers: Senior Planner Shannon Moeller presented a site plan for a 103,000‑square‑foot grocery store on 7.85 acres, including a drive‑through pharmacy, grocery pickup, and 404 parking spaces (384 standard + 20 accessible). The applicant requested a waiver to exceed the maximum parking ratio (125% of minimum), supported by a parking demand study. The building design uses modern agricultural/mining themes with varied articulation. Staff recommended approval with a condition requiring a plat amendment. No public comment. The commission unanimously approved the resolution.
• Erie Junction Preliminary Plat: Senior Planner Chris LaRue presented a 2.73‑acre infill project in Old Town, proposing 23 lots (20 duplex units and 3 townhome/triplex units) – a density of 8.42 dwelling units per acre. The plat includes alley‑loaded and front‑loaded units, an 8‑foot path along County Line Road, and landscaping. A traffic study estimated 15 AM peak‐hour trips and 21 PM peak trips. The applicant, Nick Jacobs (Diverge Homes), emphasized thoughtful grid integration with existing streets and amenities such as native plant walks and turf‑grass demonstrations. Commissioner concerns focused on intersection traffic during school hours; staff noted the County Line Road widening project is in preliminary design. The commission voted unanimously to recommend approval.
• Study Session – Comprehensive Plan Prep (Agenda Item 22-02): Chair Zuniga proposed tabling the item due to the late hour. Commissioner Sawusch moved to table, seconded by Commissioner Hoback; unanimous vote. Staff noted the next study session could be scheduled for January 19 or February 2, 2022.

Key Outcomes

• Spring Hill PD (Resolution P21-25): Recommended approval to the Board of Trustees by a vote of 4–1 (Commissioner Hoback dissenting). The Board of Trustees meeting is tentatively scheduled for January 11, 2022.
• Nine Mile Corner Lot 10A (Resolution P21-27): Approved unanimously (5–0) with a condition to finalize a plat amendment for utility easements.
• Erie Junction Preliminary Plat (Resolution P21-26): Recommended approval to the Board of Trustees unanimously (5–0), with a condition requiring a development agreement at final plat.
• Staff Reports: Planning Manager Deborah Bachelder noted that no public hearings are scheduled for January or early February 2022, leaving dates available for the Comprehensive Plan study session.
• Commissioner Reports: Commissioner Sawusch announced his candidacy for the Board of Trustees in the April 2022 election. Chair Zuniga congratulated Patrick Hammer and Luke Bolinger on receiving a GoCo Community Impact Grant for Coal Creek Park.