Erie Planning Commission Meeting – May 17, 2023

The Planning Commission of the Town of Erie met on Wednesday, May 17, 2023, at 6:30 PM in Council Chambers, 645 Holbrook Street. Chair Zuniga called the meeting to order, and a quorum was present with Commissioners Booth, Swikoski, Baham, Burns, and Chair Zuniga; Commissioner Tolson was absent, and Vice Chair Luthi was excused. The meeting adjourned at 9:18 PM. Key actions included unanimous approval of a planned development rezoning, a presentation and discussion on affordable housing, and staff reports addressing staffing changes and the comprehensive plan process.

Consent Calendar

• Approval of Agenda: Motion by Commissioner Booth, seconded by Commissioner Burns, carried unanimously (5-0).
• Approval of April 5, 2023 Meeting Minutes: Motion by Commissioner Swikoski, seconded by Commissioner Baham, carried unanimously (5-0).
• Approval of April 19, 2023 Meeting Minutes: Chair Zuniga requested three corrections to the draft minutes (clarifying wording on page 4). After amendments, motion by Commissioner Booth, seconded by Commissioner Swikoski, carried unanimously (5-0).

Public Comments & Testimony

• No public comments were offered, either in person or virtually.

Discussion Items

Public Hearing: Parkdale Masters Property Planned Development (PD) Rezoning (Agenda Item 23-253)

• Senior Planner Harry Brennan recapped the application, which was continued from April 5, 2023. Technical changes included renaming the project and clarifying it as a rezoning to PD; no changes to land uses, development standards, or approval criteria. The applicant, John Prestwich of PCS Group, presented the proposal to consolidate three parcels (just under 18 acres) into one PD with consistent standards. Five lots out of 94 were reduced from 3,200 sq. ft. to 2,800 sq. ft. to align with engineering requirements. The site is at the southern end of Parkdale, north of Baseline Road, adjacent to Coal Creek Boulevard. The existing preliminary plat had been unanimously approved by both Planning Commission and Board of Trustees earlier. The public hearing was opened at 6:36 PM and closed at 6:50 PM with no public testimony. Commissioners asked clarifying questions about lot sizes and density. Motion to approve Resolution P23-04 by Commissioner Burns, seconded by Commissioner Booth, carried unanimously (6-0, with Commissioner Tolson arriving during the vote).

Affordable Housing & Equity in Zoning Presentation (Agenda Item 23-270)

• Affordable Housing Manager MJ Adams introduced Don Elliott, a planner and attorney who presented a national perspective on affordable housing. He discussed six reasons for the complexity: housing supply, land supply, development costs, housing variety, demographics, and equity. He emphasized that zoning can help the “missing middle” (60-120% AMI) but lower incomes require subsidies. MJ Adams then presented Erie’s goals: affordability at all income levels, 12% of housing units affordable by 2035, and bringing more housing types. The 2022 median household income in Erie was $140,000; average home price was $850,000. Adams outlined current efforts: purchasing land for affordable housing (e.g., a 2-acre parcel at Chessman and East County Road Line), developing an inclusionary housing ordinance, creating a fast-track review process, and partnering with Boulder County Regional Housing Partnership. Commissioners engaged in extensive discussion, raising concerns about housing authorities, the impact of density on water, the role of landowners, and the risks of subsidy and government overreach. Chair Zuniga and some commissioners expressed skepticism about top-down affordable housing goals, while others emphasized the need to plan for future demographics. The meeting was not a public hearing, so no formal vote was taken.

Affordable Housing Strategy Update (Agenda Item 23-271)

• This item was covered as part of the preceding presentation and discussion. No separate action was taken.

Staff Reports

Planning & Development Monthly Report (Agenda Item 23-266)

• Director Sarah Nurmela reported on staffing changes: Principal Planner Erin Fosdick left for Longmont, and planners Andrew Collins and Carlos Hernandez also departed. Exit interviews cited feeling less supported by the Planning Commission and a difficult environment. Nurmela noted that social media posts had questioned the honesty and transparency of the planning team, which impacted staff morale. She affirmed that the Elevate Erie Comprehensive Plan process would continue, with a new staff member leading the effort. Deputy Director Deborah Bachelder reviewed upcoming agenda items: the June 7, 2023 meeting was recommended for cancellation due to construction in the board room; the June 21 meeting would include a chair election, a preliminary plat, and two UDC amendments (affordable housing and comp plan process). The Commission agreed to cancel the June 7 meeting.

Update on Elevate Erie Comprehensive Plan & Transportation Mobility Plan (Agenda Item 23-272)

• This item was included in the staff report. Nurmela noted that the ordinance passed on April 25, 2023, which removed the Planning Commission’s authority over the comprehensive plan, does not change the intended process or engagement with the Commission. The Commission will continue to receive updates and provide input at key milestones.

Commissioner Reports and Discussion Items

• Chair Zuniga read a statement she had intended to share at the April 25 Board of Trustees meeting, criticizing the ordinance as a “myopic power grab” and expressing concern about autocratic decision-making. She called for the board to reverse the ordinance and build trust.
• Commissioner Burns noted that a social media post signed by Chair Zuniga and Vice Chair Luthi had accused the Mayor and Trustees of acting for personal political gain. He found it inappropriate and stated it created a wedge between the commission and the board. The post was later reposted without a signature. Chair Zuniga said she was unaware of the post while in the Grand Canyon. Commissioner Burns requested a copy be provided to the commission.
• Commissioner Swikoski expressed concern about the “toxic energy” and asked staff for feedback on creating a healthier environment. He sought ways to course-correct.
• Chair Zuniga reiterated that the contention arose from staff not accepting the commission’s leadership, and the ordinance removed the commission’s remaining authority. She stated the commission was trying to fulfill its statutory role.
• Commissioner Baham offered a different perspective, noting that the comp plan process is iterative and the commission’s role is to administer the process. He expressed faith in the process and noted it will take 18 more months.
• Commissioner Burns added that the May 10 special meeting to discuss the working relationship was canceled due to lack of a quorum after the ordinance passed, making the discussion moot.
• Commissioner Swikoski urged a collaborative approach with the board and staff moving forward.

Key Outcomes

• Approved the agenda, April 5 and April 19 meeting minutes (as amended).
• Approved Resolution P23-04, recommending the Board of Trustees approve the Parkdale Masters Property Planned Development Rezoning (unanimous 6-0).
• Canceled the June 7, 2023 Planning Commission meeting due to lack of agenda items and construction in the board room.
• Scheduled the June 21, 2023 meeting to include election of a new chair and three public hearings (preliminary plat, affordable housing UDC amendments, and comp plan process amendment).
• No formal action was taken on the affordable housing presentations; the discussion was informational.