Erie Planning Commission Meeting - November 18, 2022

Note: The agenda and transcripts indicate this meeting originally occurred on November 2, 2022, but the summary date is specified as November 18, 2022 per the instructions.

The Erie Planning Commission met on November 18, 2022 (per the system date) to discuss and vote on the Parkdale Preliminary Plat No. 3. The meeting began at 6:30 PM with a quorum present (Commissioners Booth, Baham, Burns, and Vice Chair Luthy; Commissioners Swikoski and Zunica were absent and excused). The primary item was a public hearing for a resolution recommending approval of the preliminary plat for 94 alley-loaded single-family detached lots on approximately 18 acres.

Consent Calendar

• Approved the agenda unanimously (4-0).
• Approved the minutes from the October 5, 2022 Planning Commission meeting unanimously (4-0).

Public Comments & Testimony

• No members of the public signed up or spoke during the public comment period or the public hearing for this item.

Discussion Items

• Parkdale Preliminary Plat No. 3 (Resolution P22-08): Staff planner Chris LaRue presented the proposal, located north of Highway 7 between County Line Road and North 119th Street. The site is zoned Planned Development (PD) and is designated Medium Density Residential in the comprehensive plan (6-12 du/ac). The proposed density is 5.3 dwelling units per acre overall, or 8.17 du/ac when excluding alleys and right-of-way. The applicant, John Prestwich of PCS Group, provided an illustrative presentation highlighting 50% of homes fronting onto green courts or open space, a pocket park with natural play elements (in partnership with Echo/National Wildlife Federation), and a full-movement intersection on Overland Place. Staff recommended approval with two standard conditions (execution of a development agreement with the final plat and technical corrections).
• Commissioners' Questions:
  • Commissioner Booth inquired about Coal Creek Boulevard alignment, housing diversity (noting the development currently meets requirements with single-family detached and duplexes, with townhomes planned for future filings), the pocket park funding (cash-in-lieu to support the Compass neighborhood park), school site timing, and utility providers (Allo broadband franchise).
  • Commissioner Burns asked about street/guest parking (each home has a two-car garage and space for two additional cars behind; no driveway interruptions allow more on-street parking; code requires one guest space per three DUs), traffic signals (potential signal at Overland Drive and Coal Creek Boulevard based on warrants, and future signals at Arapahoe and County Line), and the drainage ditch (stormwater only, similar to Compass community).
  • Commissioner Baham confirmed fire access compliance (alleys under 150 feet, one hammerhead turnaround for an alley exceeding 150 feet, fire department review complete).
  • Vice Chair Luthy commended housing diversity and suggested considering snow storage for HOA-maintained alleys. He also clarified lot ownership is fee simple.
• Staff Reports: Deb (staff) provided updates on upcoming meetings: November 16 informational items (Comprehensive Plan/Transportation Mobility Plan update, I-25 Gateway project, rules of procedure), December 7 and 21 public hearings, and planning commission interviews on December 6. A suggestion for dinner before meetings (6:00-6:30 PM) for social interaction was discussed.

Key Outcomes

• Motion to adopt Resolution P22-08 recommending approval of Parkdale Preliminary Plat No. 3 with conditions was made by Commissioner Booth, seconded by Commissioner Baham, and passed unanimously (4-0).
• Next steps include final plat and development agreement review by staff, then placement on the Board of Trustees consent agenda.
• The meeting adjourned at 7:16 PM.