Planning Commission Meeting: April 5, 2023 – PD Zoning Continuance & Elevate Erie Update

The Erie Planning Commission convened on April 5, 2023, at 6:30 PM in Council Chambers. The meeting included a public hearing on a proposed Planned Development zoning amendment, which was continued to May 17, 2023, due to documentation deficiencies. The second half featured an extensive update on the Elevate Erie Comprehensive Plan and Transportation Mobility Plan, including a debate on the composition of the Plan Advisory Committee (PAC) and a vote to remove the DEI Task Force from the PAC.

Consent Calendar

• Approval of Agenda: Unanimously approved.
• Approval of March 1, 2023 Meeting Minutes: Unanimously approved.

Public Comments & Testimony

• No public comments were offered on either agenda item.

Public Hearing: Erie Gateway South Annexation No. 8 PD Zoning Amendment No. 1 (23-182)

• Staff Presentation: Senior Planner Harry Brennan introduced the request to unify approximately 17.7 acres under a single PD zoning by incorporating two strips (previously zoned PUD and LDR) and standardizing the minimum lot size to 2,800 sq. ft. (down from 3,200 sq. ft. in the original PD). The applicant, Brandon McNellis (PCS Group), and property owner, Chris Elliott, explained that the change was needed to accommodate alley-loaded design and consistent development across the already-approved preliminary plat.
• Commission Questions: Commissioners inquired about the neighborhood meeting (no pushback), the reason for lot size reduction (design adjustments), and the consequences if the amendment were not approved (would create a zoning conflict with the existing plat).
• Legal Concerns: Town Attorney Austin Flanagan noted that the application effectively rezoned the parcels, not amended an existing PD. He also flagged that a required Planned Development Development Plan (PD-DP) was missing from the materials, as required by UDC §10-7-20. He recommended cleaning up the language (removing "Annexation") and meeting all code standards.
• Continuance: Chair Zuniga recommended a two-week continuance, but the applicant requested a month. The Commission voted unanimously to continue the public hearing to the May 17, 2023 Planning Commission meeting.

Discussion Items

Update on Elevate Erie Comprehensive Plan & Transportation Mobility Plan (23-201)

• Chair Zuniga's Opening Remarks: She identified three issues: (1) the need for clear leadership of the Comprehensive Plan update (statutory role of Planning Commission vs. staff direction from Town Administration); (2) ensuring community outreach is genuine and not predetermined; (3) the DEI Task Force (formerly a board) seeking to remain on the PAC, despite the board having been dissolved.
• Staff Presentations:
  • Sarah Nurmela (Planning Director) gave staffing updates (Erin Fosdick leaving, MJ Adams hired as Affordable Housing Manager) and an overview of outreach: 1,500 touch points, pop-up events, focus groups, and a new community-wide survey.
  • Andrew Collins (Strategic Senior Planner) and Miguel Aguilar (Senior Transportation Planner) presented existing conditions: population ~35,000, 88% single-family homes, 86% owner-occupied, median home price ~$800,000, 25% of households cost-burdened, only 12% of units are 1–2 bedrooms. Transportation data showed speeding hotspots (e.g., near Erie High School), traffic growth, crash locations, non-ADA-compliant bus stops, and stressed bike/ped facilities.
  • Melissa Wiley (Deputy Town Administrator) emphasized that DEI is a priority of the Board of Trustees and a professional obligation, and she shared personal experiences to illustrate the need for inclusive planning.
• Commissioner Comments & Concerns:
  • Vice Chair Luthi: Strongly criticized the Housing Needs Assessment for appearing to blame residents for having larger homes and low rentals. He noted that the vision/values survey placed affordable housing at the bottom of priorities, yet it was being pushed. He argued that housing diversity should be addressed in the UDC, not the Comprehensive Plan.
  • Commissioner Tolson: Questioned whether the town is underrepresenting DEI, asked for specific examples, and expressed that the government should not dictate housing type. He also wanted to see the actual survey questions to avoid bias.
  • Commissioner Booth: Suggested comparing Erie to similar municipalities rather than counties; supported the idea of Planning Commission liaison chairing the PAC; requested more transparency on affordable housing costs and density.
  • Commissioner Burns: Stressed the importance of DEI, noting his own family’s experience. He clarified that affordable housing does not mean “projects” but rather housing for middle-income households (e.g., a surgical tech earning under $150,000). He cautioned against relying solely on existing residents’ survey responses, as they are the ones who can afford current housing.
  • Commissioner Swikoski: Raised concerns about generational poverty and the need for wraparound services. He asked about data validating demand, inventory constraints, and suggested a slow, measured approach to affordable housing programs.
• Chair Zuniga's Response: She emphasized that the Comprehensive Plan must reflect resident input, not a predetermined vision. She argued that the Housing Needs Assessment should have been reviewed by the Planning Commission before publication. She also noted the tension between staff direction from the Board of Trustees and the Commission’s statutory authority over the plan.

Key Outcomes

• Public Hearing Continued: Agenda Item 23-182 (Erie Gateway South PD Amendment) was continued to the May 17, 2023 Planning Commission meeting (unanimous vote).
• DEI Task Force Removed from PAC: The Commission voted 4–2 (Booth, Swikoski, Luthi, Zuniga in favor; Tolson, Burns opposed) to remove the DEI Task Force from the PAC. The vote was non-binding pending legal review by Town Attorney Kendra Carberry. Chair Zuniga clarified that the intent is not to exclude DEI considerations, but to keep the PAC composed of official boards and commissions.
• Future Meetings Schedule:
  • April 19, 2023 meeting is tentatively canceled (Chair may cancel if no agenda items arise).
  • May 3, 2023 meeting left open.
  • May 16, 2023 (virtual) – Joint Board of Trustees/Planning Commission transportation session.
  • May 17, 2023 (in-person) – Housing discussion with new Affordable Housing Manager, plus continued PD hearing.
  • June 7, 2023 – Visioning session for Comprehensive Plan and annual election of Chair/Vice Chair.
• Next Steps: Staff will provide the Commission with links to the community survey, outreach schedule, and updated presentation. Commissioners are encouraged to submit questions on affordable housing by the end of April.