Planning Commission Meeting - February 7, 2024

The Erie Planning Commission met on February 7, 2024, at 6:30 PM in the Council Chambers. The meeting included a public hearing on a proposed Planned Development amendment for a senior cooperative housing project, a presentation on the Land Use Fiscal Analysis study, and a discussion on the Commission's bi-annual report to Town Council. The Commission voted unanimously to recommend approval of the Vista Ridge PD-DP Amendment No. 7 to Town Council.

Consent Calendar

• Approved the agenda for the February 7, 2024 meeting (unanimous roll call vote: 5 yes, 0 no).
• Approved the January 17, 2024 Planning Commission meeting minutes (unanimous roll call vote: 5 yes, 0 no).
• No public comments were received for non-agenda items.

Public Comments & Testimony

During the public hearing for the Vista Ridge PD-DP Amendment No. 7, 15 members of the public spoke. The majority expressed opposition or concerns, while a few voiced support.

• Karen Dillie (1946 Windemere Ln.) expressed concerns about traffic and drainage from the proposed development.
• John Hake (2708 Windemere Ln.) raised concerns about inadequate parking and overflow into the Latitude subdivision.
• Bruce Holsclaw (1918 Windemere Ln.) cited traffic accidents, existing groundwater and soil issues, and potential negative impacts on home values and quality of life.
• Wendy Davenson (1922 Windemere Ln.) supported the concept but worried about water runoff and structural damage due to movable soils.
• Ruthanne Vincelette (2721 Dundee Pl.) echoed concerns about groundwater and soil.
• Joe Bucci (1948 Windemere Ln.) opposed due to lack of a plan for drainage, sewage, and runoff; liked the idea but feared water displacement.
• Chris Jensen (3120 Village Vista Dr.), representing the business owners association, supported the use but opposed the proposal due to insufficient surface parking that would not support existing retail parking needs.
• Kayla Hohlt (1952 Windemere Ln.) cited parking, traffic, safety issues, groundwater problems, and negative effects on property values.
• Randy Huckaby (7053 E. Maplewood Ave., Centennial) spoke in favor, excited to move near family and appreciate the maintenance-free lifestyle.
• Lois Sheahen (1965 Fairway Pointe Dr.) expressed concerns about traffic, safety, and existing water issues.
• Ken Gerecht (1946 Windemere Ln.) noted high groundwater levels and potential issues with underground parking.
• David Gabbert (1414 Banner Cr.) spoke in favor, excited for the opportunity to live in the co-op.
• Michael D. Sanders (5289 Coors St., Arvada) spoke in favor, citing the need for reasonably priced senior housing.
• Christina Powell (1949 Windemere Ln.) raised concerns about property values and potential home damage from drainage issues.

Discussion Items

• Vista Ridge Planned Development – Development Plan Amendment No. 7 (24-062): The Commission held a public hearing to consider Resolution P24-02, which would recommend Town Council approval of an amendment to allow a 64-unit age-restricted senior cooperative housing development (Village Cooperative) on a 3.14-acre site. The applicant, Shane Wright of Real Estate Equities Development, presented the project, highlighting underground parking, community benefits, and a parking ratio of 1.5 spaces per unit (with plans to provide 1.6-1.7). Staff recommended approval, noting consistency with approval criteria. Commissioners asked about parking, stormwater management, traffic, cross-easement parking agreements, and soil conditions. The applicant stated that detailed engineering studies (drainage, soils, traffic) would be conducted during the site plan review if the amendment is approved. After public comment, the Commission closed the hearing at 8:02 PM and voted.
• Land Use Fiscal Analysis (24-072): Josh Campbell (Senior Strategic Planner) and Kevin Shepherd (Verdunity) presented the results of a study analyzing the fiscal performance of different development patterns in Erie. The presentation covered revenue per acre, street maintenance costs ($299 million in replacement costs for current roads, requiring ~$12 million/year), and the importance of property tax productivity. The study highlighted that smaller lots and mixed-use developments generate more property tax revenue per acre and are more affordable. The Commission discussed the need to balance sales tax reliance and increase property tax base through infill and diverse housing types.
• Planning Commission Bi-Annual Report to Town Council (24-092): The Commission discussed the content of their bi-annual report, due to be presented to Town Council on February 27, 2024. Topics included goals for the coming months (e.g., comprehensive plan involvement, training on quasi-judicial responsibilities, and continuing application reviews). Commissioners agreed to share additional input via email before the report is finalized.

Key Outcomes

• Vista Ridge PD-DP Amendment No. 7: Vice Chair Laws moved to approve Resolution P24-02 with a condition (the specific condition was not detailed in the minutes or transcript). The motion was seconded by Commissioner Baham and passed unanimously (5 yes, 0 no). The resolution recommends Town Council approval of the amendment.
• Land Use Fiscal Analysis: No vote was taken; the presentation was informational. The analysis will inform the comprehensive plan update.
• Bi-Annual Report: No formal action was taken; the Commission agreed to finalize the report offline for presentation to Town Council on February 27, 2024.
• Commissioner Hemphill announced he will be absent from the February 21, 2024 meeting.
• The meeting adjourned at 8:56 PM.