Planning Commission Meeting Summary – July 23, 2024

This meeting of the Erie Planning Commission, held on July 23, 2024, at 6:30 PM in the Town Hall Council Chambers, focused on three major items: a conformance finding for the Erie Gateway Phase 1 Urban Renewal Plan, a public hearing and recommendation for the Parkdale Masters Property Development Plan Amendment, and an update on the Elevate Erie comprehensive plan process. The commission also heard public comments regarding the Elevate Erie scenarios and received staff updates.

Consent Calendar

• Call to Order & Pledge of Allegiance at 6:31 PM.
• Roll Call: Commissioners Booth (absent excused) and Baham (absent); a quorum was present.
• Approval of Agenda: Motion carried unanimously.
• Approval of June 26, 2024 Special Meeting Minutes: Motion carried unanimously.

Public Comments & Testimony

• Christine Hackett Eisenberg (798 Limestone Dr.) expressed concern that Elevate Erie scenarios B and C represent “radical change” and do not clearly show impacts like park locations, street names, or existing uses. She urged the commission to allow more time for public review and engagement, noting that only 500 of 35,000 residents voted on scenarios.
• John Mortellaro (1732 Southard St.) echoed the need for clearer maps with street names and better communication of where high density and mixed-use areas are proposed. He requested more community meetings similar to those held for the 111th and Arapahoe project, which fostered extensive feedback.
• Clifford Zwart (1654 Woodward St.) noted the absence of a parks and open space overlay in the comp plan update, and questioned how scenario choices are made when specific parcels (e.g., the Aaron Harbor property) lack infrastructure for high-density development. He asked for more structured public forums rather than ad‑hoc “bar meetings.”

Discussion Items

Erie Gateway Phase 1 Urban Renewal Plan (Item 24-329)

• Staff Presentation (Julian Jacquin, Director of Economic Development and Urban Renewal): The proposed Phase 1 URA covers an approximately 1,100‑acre area in northeast Erie, including the Summerfield and North Station developments. The plan uses tax increment financing (TIF) to fund infrastructure and remediate blighting conditions. The project as a whole is projected over 25 years to produce up to 3,000 residential units and 680,000 square feet of commercial space. The required conformance finding is based on the 2015 Comprehensive Plan.
• Commission Questions: Commissioners asked about overlap with metro districts, the timing of infrastructure improvements (south of County Road 10 to Erie Parkway), and the possibility of future amendments to align with the updated comp plan from Elevate Erie. Staff confirmed that the URA funding is restricted to the plan boundary and that future phases would require separate processes.
• Outcome: The commission unanimously approved Resolution P24-10, finding the Erie Gateway Phase 1 Urban Renewal Plan in conformance with the Town of Erie Comprehensive Plan.

Parkdale Masters Property PD-DP Amendment No. 1 (Item 24-331) – Public Hearing

• Applicant Presentation (John Prestwich, PCS Group): The amendment requests adding duplexes as a permitted use in Planning Area 1 of the Parkdale Masters PD, without changing the number of lots, dwelling units, density, or the already‑approved final plat. The only dimensional change is a zero‑foot setback where duplex units attach.
• Public Comment: Christine Hackett Eisenberg questioned the adequacy of pocket parks for the number of homes. Staff clarified that the final plat meets all park and open space standards, including required service radii.
• Commission Deliberation: Commissioners noted that duplex flexibility helps builders adapt to market demand without altering the overall development footprint. The development already includes substantial greenways and landscaping.
• Outcome: The commission unanimously approved Resolution P24-11, recommending that Town Council approve the Parkdale Masters Property Development Plan Amendment No. 1.

Update on Elevate Erie (Item 24-345)

• Staff Presentation (Keiley Gaston and Josh Campbell, Senior Strategic Planners): The comprehensive plan update (Elevate Erie) has reached over 2,000 community touchpoints across three engagement phases. The fourth phase (starting July 24, 2024) will include 12+ in‑person events and an online survey to prioritize policy goals for housing, transportation, economic vitality, etc. A full draft of the plan will be available for a three‑week public review period.
• Future Land Use Map: Staff presented a refined “Scenario D” draft map, noting that only 1.5 square miles of undeveloped land within the town remains unplanned or entitled. The map is visionary, not regulatory, and is supported by fiscal and market analyses, community feedback, and technical advisory input.
• Commission Feedback: Commissioners thanked staff for extensive engagement efforts, highlighted the distinction between agricultural and protected open space designations, and noted that the map shows ample open space integrated with mixed‑use areas to support walkability.

Key Outcomes

• Erie Gateway URA: Resolution P24-10 approved unanimously (5‑0). The written recommendation will be submitted to Town Council by July 31, 2024. Council public hearing set for August 13, 2024.
• Parkdale Masters PD Amendment: Resolution P24-11 approved unanimously (5‑0). The commission recommends Town Council approval.
• Elevate Erie Update: No vote taken; the commission received the update and will continue reviewing draft chapters (feedback due that Friday/Monday). Next engagement window runs through mid‑August.
• Commissioner Reports: Upcoming National Planning Conference (Denver, 2025) – proposal deadline August 21, 2024; future discussion on parking requirements; a working session on quasi‑judicial evaluation and general welfare consideration.
• Staff Reports: Reminder to complete required trainings; advance notice of absences requested to ensure quorum.
• Adjournment: The meeting adjourned at 8:15 PM.