Erie Planning Commission Meeting – June 6, 2024

The Erie Planning Commission held a regular meeting on June 6, 2024, at 7:30 PM. The meeting included the election of the chair and vice chair, a public hearing on the Westerly Preliminary Plat #3, an update on the Elevate Erie comprehensive plan, and a discussion on the 2025 budget. All votes were unanimous. The commission approved the agenda, minutes, and the Westerly plat with conditions, and provided feedback on the comprehensive plan update.

Consent Calendar

• Approval of Agenda: Unanimous roll call vote (5-0) to approve the June 6, 2024 agenda.
• Approval of Minutes: Unanimous roll call vote (5-0) to approve the May 15, 2024 Planning Commission meeting minutes.

Public Comments & Testimony

• No public comments were offered for items not on the agenda.
• No public testimony was provided during the hearing for Westerly Preliminary Plat #3.

Discussion Items

Election of Chair and Vice Chair (Item 24-266)

• Commissioner Brodus nominated Chair Burns for a one-year term; Vice Chair Laz seconded. Unanimous vote (5-0) to re-elect Chair Burns.
• Commissioner Brodus nominated Vice Chair Laz; seconded. Unanimous vote (5-0) to re-elect Vice Chair Laz.

Public Hearing: Westerly Preliminary Plat #3 (Item 24-251)

• Staff presented the request for a 150-acre preliminary plat with 264 lots and 34 tracts, located along Erie Parkway and County Road 7. The project includes medium-density residential (townhomes) along Erie Parkway and low-density residential (single-family) to the south, with a density of approximately 2 dwelling units per acre. The site includes a 53-acre open space tract, a 38-acre future school site, and a spine trail with an underpass at Erie Parkway.
• Environmental specialist David Frank reported that two legacy oil and gas wells on the site were plugged and abandoned in 2019 and 2021, with contamination cleaned up. The applicant voluntarily agreed to current 50x100-foot setbacks (exceeding the 25-foot minimum). A proposed multi-well pad (Draco pad) by Civitas is under state review; the applicant agreed not to seek building permits or certificates of occupancy for lots within 2,000 feet of the pad until it enters production or three years after state permit issuance, whichever occurs first.
• The applicant, Southern Land Company, noted that 105 homes have been sold in Westerly to date, with 73 occupied. The project is consistent with the town's comprehensive plan and annexation agreement.
• Commissioners asked about traffic impacts, the underpass, oil and gas setbacks, and the school site. Staff confirmed that the traffic study accounts for all phases and that road improvements are triggered by traffic counts. The underpass will be complex but is designed. The school site is not affected by the Draco pad, but St. Vrain School District is aware and not concerned.
• Staff recommended approval with a condition that all technical corrections be made before final plat.

Update on Elevate Erie Comprehensive Plan (Item 24-267)

• Senior Strategic Planners Josh Campbell and Keighley Gaston presented draft land use designations for the updated comprehensive plan. The plan is based on Scenario B, incorporating elements from Scenarios A and C. New designations include "employment flex" (light industrial, R&D, warehousing), "mixed-use neighborhood" (6-15+ dwelling units per acre, with neighborhood commercial), and "corridor commercial" (auto-oriented). Density ranges for residential categories were adjusted, and a cap for high-density residential (15+ DU/acre) is still under evaluation.
• The future land use map is not yet finalized; staff will provide it in coming weeks. Eight additional chapters (housing, transportation, etc.) will be drafted and shared with commissioners for feedback.
• Commissioners expressed support for neighborhood commercial and employment flex, requested clearer definitions, and asked about height restrictions (not included in land use designations). Staff noted that strategies will guide implementation.

Discussion on 2025 Budget (Item 24-270)

• Staff provided past expenditure data (mostly food, clothing, nameplates) and a list of potential conferences, memberships, and training (APA, CML, PlanNetizen). The current budget is $8,000; expenditures have been low. Commissioners discussed the value of APA membership and training. No formal action was taken; staff will continue to gather input.

Key Outcomes

• Westerly Preliminary Plat #3: Unanimous vote (5-0) to adopt Resolution 2407, recommending approval to Town Council with the condition that technical corrections are made prior to final plat.
• Election of Chair and Vice Chair: Unanimous votes to re-elect Chair Burns and Vice Chair Laz for one-year terms.
• Comprehensive Plan Update: Staff will provide the future land use map and draft chapters for commissioner review in the coming weeks.
• Budget Discussion: Commissioners expressed interest in APA membership; no budget changes were requested. Staff will continue to accept input on desired resources.

Additional Announcements

• A special meeting is scheduled for June 26, 2024, due to the holiday; the July 3, 2024 meeting is canceled.
• Commissioners were reminded to avoid commenting publicly on pending annexation and zoning items not yet before the commission.