Planning Commission Meeting of December 8, 2022

The Town of Erie Planning Commission met on Thursday, December 8, 2022 at 6:30 PM (actual meeting date from transcript was December 7, but user requested date be given as December 8). The commission approved the agenda and minutes from November 16, 2022 unanimously. The primary business consisted of two public hearings: a site plan for Colliers Hill Filing No. 4H (159 townhomes) and a preliminary plat for the Lafferty subdivision (132 single-family detached lots). Both items received unanimous approval after public testimony and commissioner deliberation.

Consent Calendar

• Approval of the December 7, 2022 meeting agenda (motion by Vice Chair Lucy, second by Commissioner Burns; roll call vote 6-0).
• Approval of the November 16, 2022 Planning Commission meeting minutes (motion by Commissioner Booth, second by Commissioner Swaikoski; roll call vote 6-0).

Public Comments & Testimony

• Nancy Pugh (property owner on J Road adjacent to Lafferty site): Expressed concerns about traffic congestion, road alignment, potential loss of access, and uncertainty about whether her address would change when Jasper Road is extended. She urged the commission to consider the impact on existing residents.
• Laura Schneider (McGregor Circle, Creekside subdivision): Voiced sadness over loss of open fields, safety concerns at the Red Hawk Elementary crossing due to increased traffic, and criticized the use of cash-in-lieu for parks instead of providing dedicated neighborhood parks. She argued that nearby subdivisions are overburdened and that new developments should contribute their own parks.
• Andrew Slaughter (McGregor Circle): Asked about conformance with the master plan, adequacy of public facilities (water, sewer, schools), protections for wildlife and historic resources, the impact of active oil drilling, viewshed preservation, and the timing of construction. He also noted that the yellow notice sign near Red Hawk was the only notification he received.
• Leon Schneider (McGregor Circle): Echoed traffic concerns, stating the area’s single access via Jasper Road is inadequate and that the traffic study was insufficient. He claimed notices were not received by nearby residents and criticized the small pocket park (0.53 acres) as inadequate for 140 homes.

Discussion Items

Colliers Hill Filing No. 4H Site Plan (Agenda Item 22-467)

• Staff presentation (Chris LaRue): The site is 14.68 acres, proposed for 159 alley-loaded single-family attached townhomes. Density is 10.83 units per acre within the Colliers Hill PUD, meeting housing diversity requirements. Staff initially recommended approval with one condition (that the final plat be recorded), but the plat had been recorded prior to the meeting, so the condition was dropped. The planning commission is the final approval authority.
• Applicant presentation (Samantha Paul Miller, Norris Design on behalf of BD Living): The proposed townhomes range from 1,600 to 2,300 square feet, with three or four bedrooms. Parking includes 480 spaces (garage + on-street). Amenities include a central park, linear park, fire pit, and garden spaces. Architectural elevations (Craftsman, Territorial, Ranch) comply with PUD standards.
• Commissioner questions focused on: parking on Floral View Drive, maintenance responsibility for retaining walls and landscaping, enhanced elevation requirements, snow storage areas (the applicant had already designated areas), drainage and grading, and pedestrian access to the sidewalk for children in the northeastern corner (noted as a potential social trail issue).
• Motion to approve the site plan was made by Commissioner Booth, seconded by Commissioner Bayham. The motion passed unanimously (6-0).

Lafferty Preliminary Plat (Agenda Item 22-470)

• Staff presentation (Chris LaRue): The site is 39.665 acres, zoned LR, with a preliminary plat for 132 single-family detached lots and 10 tracts. Density is 3.33 units per acre. The development includes a 0.53-acre pocket park, detention pond, open space corridors, and a spine trail. Access is via Jasper Road with a full-movement intersection and a second connection to Canyon Creek Filing No. 7. Staff recommended approval with two conditions (execution of a development agreement and technical corrections). If approved by the Board of Trustees, a final plat and development agreement would go to consent agenda.
• Applicant presentation (Layla Rosales, Terracina Design on behalf of Stratus): The plat includes 132 lots (most 51x110 feet), two existing homes retained by the Lafferty family, and tracts for utilities and open space. The developer is also working on Canyon Creek filings 7 and 8, which will extend Jasper Road north to J Road with a roundabout.
• Public testimony (see above) raised concerns about traffic, park provision, notification, and impacts on wildlife and viewshed.
• Commissioner questions covered:
  • Traffic study adequacy and improvements to Jasper Road and Red Hawk intersection (applicant noted $150,000 donated for a signalized crossing at Red Hawk).
  • Noticing procedures (letters sent to adjacent property owners within 500 feet; some residents claimed they were not notified; staff verified compliance).
  • Cash-in-lieu for parks (the requirement was 1.2 acres for neighborhood park, but minimum size is 7 acres; cash-in-lieu will be used for town open space/park acquisition).
  • Soils, mine shafts (two ventilation shafts were identified on site; mitigation plans were reviewed by Colorado Geologic Survey and a specialist contractor, with lining for the retention pond over one shaft).
  • Existing oil and gas wells (one on site will be plugged by the operator within 12 months; another off-site well is not part of the plat but is being addressed by the county).
  • RTD railroad line to the north (inactive, but a trail will be adjacent; no disclosure requirement but the existence of the rail line will be evident).
  • Road alignment affecting Nancy Pugh’s driveway (the roundabout was shifted east; the road will tie in without blocking access; the developer agreed to keep adjacent property owners informed).
• Motion to recommend approval of the Lafferty preliminary plat to the Board of Trustees was made by Commissioner Booth, seconded by Commissioner Burns. The motion passed unanimously (6-0).

Key Outcomes

• Colliers Hill Filing No. 4H Site Plan: Approved unanimously with no conditions (the previously required final plat recording had been satisfied). The decision is final.
• Lafferty Preliminary Plat: Recommended for approval to the Board of Trustees unanimously, with standard conditions (execution of a development agreement and technical corrections). The final plat and development agreement will be placed on the Board’s consent agenda if the preliminary plat is approved.
• Other: Staff announced that the next meeting on December 21 will include an inclusionary housing update and two public hearings. The comprehensive plan volunteer vote will be resolved via email after staff returns.