Redtail Ranch Preliminary Plat Public Hearing - January 17, 2024

The Town of Erie Planning Commission held a public hearing on January 17, 2024, beginning at 6:30 PM, to consider Resolution P24-01 recommending Town Council approval of the Redtail Ranch Preliminary Plat. Following staff and applicant presentations, public testimony, and extensive commissioner discussion, the Commission voted 7-0 to approve the resolution with conditions.

Consent Calendar

• Approval of Agenda: Motion by Commissioner Dreckman, seconded by Commissioner Braudes, passed unanimously (7-0).
• Approval of December 6, 2023 Minutes: Motion by Commissioner Braudes, seconded by Vice Chair Laws, passed unanimously (7-0).

Public Comments & Testimony

During the public hearing (6:35 PM – 7:19 PM), six members of the public spoke. Their positions and concerns included:

• Arnold Slabbekoorn (1721 Crestview Lane): Opposed development due to contamination from the Neuhauser landfill, missing drums, inadequate monitoring, traffic safety, and questioned density calculations with contaminated areas included.
• Sean Harrington (1043 Greens Place): Requested an updated traffic study due to recent road closures and asked for confirmation that Vista Ridge would not connect to Bonanza Drive.
• Paul and Nina Freda (1955 Alpine Drive): Sought clarification on fencing at the CR4/CR5 intersection and confirmation that no vehicular entrance would be built there.
• Christiaan van Woudenberg (1821 Crestview Lane): Former trustee; strongly opposed, stating the project is the worst land use application he saw. He argued it would not be feasible under current 500-foot oil & gas setbacks, that the landfill should not count toward acreage/density, that more contaminants may be found, and that wells should be plugged before homes are built.
• Mandy Cox (1824 Alpine Drive): Expressed concern about cumulative traffic impacts from multiple new developments on Vista Ridge, especially pedestrian safety for children walking to school.
• Dr. Jordan Stoll (1069 Greens Place): Opposed a potential Bonanza-Vista Ridge connection, urged keeping a residential atmosphere, and asked that construction traffic be rerouted to County Road 5 rather than Vista Ridge.

Discussion Items

Staff Presentation (Chris LaRue, Principal Planner, and David Frank, Director of Environmental Services):

• Redtail Ranch is a 290-acre site with 587 lots (117 townhomes, 68 duplexes, 376 single-family detached, 26 large lots), zoned Low Density Residential (LR) with a comprehensive plan designation of Rural Residential (0-2 DU/acre). The proposed density is approximately 2 DU/acre.
• The site has environmental constraints: four active oil & gas facilities (350-foot buffers applied under pre-2021 regulations), a capped Denver Regional Landfill to the north, an active Front Range Landfill to the east, and the Neuhauser landfill (contaminated with industrial waste) in the northern portion. Cleanup (drum removal, soil capping) has been conducted under CDPHE/EPA oversight, with a 30-year monitoring plan.
• Access will be via Weld County Road 5 and Vista Parkway, with a new internal street network. A trail connection to the spine trail system is planned.
• Staff recommended approval, finding that the plat meets UDC criteria.

Applicant Presentation (Layla Rosales, Terracina Design):

• Emphasized integration with surrounding neighborhoods, diverse housing types, and a 30-acre open space dedication. Three pocket parks exceed requirements.
• Changed the alignment of Redtail Parkway to the north to address earlier traffic and buffer concerns, eliminating the previous connection to CR4/CR5 intersection.
• Stated that all cleanup (drum removal, capping) is underway or completed, and monitoring for 30 years will be managed by a metro district.

Commissioner Questions and Discussion (7:19 PM – 8:53 PM):

• Oil & Gas Setbacks: Confirmed the 350-foot setback applies because the application was deemed complete before the town’s 500-foot ordinance took effect in January 2022. Commissioner Hemphill expressed concern that homes near wells may face long-term exposure risks.
• Traffic Study: The study was updated in August 2022. Commissioners noted recent road closures (e.g., County Line Road) may have altered traffic patterns; staff said an update would be required at final plat. No public transit analysis was included.
• Environmental Monitoring: Detailed discussion on the Neuhauser landfill cap (30-inch cover, no disturbance of the green buffer area), soil vapor monitoring, and the town’s air monitoring network. Chair Burns asked about enforcement mechanisms if monitoring shows exceedances; staff noted state oversight and town receipt of reports.
• Density and Open Space: Staff clarified that gross acreage is used for density calculations, and the environmental buffer areas do not count as dedicated public open space.
• Mine Subsidence: Reports recommend foundation length limits (115 ft) due to shallow coal mining at depth. Applicant confirmed lot sizes are compatible.
• Fencing: Commissioner Dreckman suggested a more secure fence for the environmental area; applicant indicated signage and standard fencing are proposed.
• Widening of CR5: The applicant is responsible for widening their frontage; wider improvements along the landfill frontage are a future challenge.
• Connection to Bonanza: Applicant confirmed no connection is planned.

Key Outcomes

• Motion and Vote: Commissioner Booth moved to approve Resolution P24-01 (Redtail Ranch Preliminary Plat with Conditions). Seconded by Commissioner Dreckman. Vote: 7-0 in favor (all commissioners present: Braudes, Dreckman, Baham, Hemphill, Booth, Laws, Burns). The resolution recommends Town Council approval with a condition requiring the applicant to make all technical corrections as required by the town.
• Next Steps: The preliminary plat will be forwarded to the Town Council for consideration. The final plat (administrative review and consent agenda) will follow Council approval.
• Meeting Adjourned: 8:56 PM. Commissioner Hemphill noted he will be absent from the February 21, 2024 meeting.