Erie Planning Commission Meeting – July 2, 2025

The Erie Planning Commission met on Wednesday, July 2, 2025, at 6:38 PM in the Council Chambers. The meeting included a public hearing on the Erie Highlands Filing 17 Commercial Site Plan, a continued discussion on removing alternative standards for affordable housing projects, and the election of Chair and Vice Chair. All votes were taken by roll call.

Consent Calendar

• Approval of Agenda: Approved unanimously (7-0).
• Approval of June 18, 2025, Meeting Minutes: Approved unanimously (7-0).

Public Comments & Testimony

• No public comments were made during the general public comment period.
• During the public hearing for the Erie Highlands site plan, one resident spoke: Cord-Patrick Kammholz of 1078 Magnolia Street, Erie. He expressed disagreement with the compatibility of the proposed development, noting concerns about the high impact of a McDonald's and QuikTrip, the amount of vehicular movement (estimated 5,000 cars per day), and the diversion of traffic to Glacier Drive. He encouraged the Commission to re-examine the traffic layout.

Discussion Items

Erie Highlands Filing 17 Commercial Site Plan (Resolution P25-11)

• Senior Planner Harry Brennan presented the 12-acre concept plan, which includes 10 pad sites for future development (e.g., gas station, convenience store, daycare, medical office). The plan is a conceptual site plan anticipating individual administrative site plans for each pad under 25,000 square feet. The site is zoned Community Commercial with an Erie Highlands PUD overlay and has been designated commercial since 2013. A traffic study estimated 2,348 average daily trips from full build-out. The applicant, Erica Shorter of Evergreen Development, noted that construction of Highlands Drive and a new traffic signal at Glacier Drive and Erie Parkway is underway, with most users breaking ground in 2026.
• Commissioners raised concerns about:
  • Traffic generation and cut-through traffic on Glacier Drive.
  • Pedestrian safety, especially for high school and middle school students crossing Erie Parkway.
  • Floor Area Ratio (FAR) of 0.13, well below the Comprehensive Plan's 0.3 minimum for neighborhood commercial.
  • Proximity to an oil and gas well (approximately 300 feet to the daycare site, within the PUD's 150-foot setback).
  • The right-in/right-out access on Weld County Road 5 and potential for U-turns.
  • Lack of a sidewalk connection to the Sunset neighborhood.
• Staff recommended approval, finding the plan generally consistent with the Comprehensive Plan, zoning, and infrastructure standards.

Affordable Housing Alternative Standards (Resolution P25-07)

• This agenda item was continued from the May 7, 2025, meeting. The discussion centered on whether to repeal the current alternative standards for affordable housing projects (Ordinance 017-2023) or to amend them to address concerns while maintaining a fast-track process for Proposition 123 compliance.
• Commissioners debated:
  • The risk of losing Proposition 123 funding if the ordinance is repealed before a revised version is in place (no funding loss until November 2026).
  • The need for a fast-track process to retain eligibility for state grants (up to $50,000 for planning).
  • Concerns about the existing expedited process: no limit on unit size, administrative approval bypassing public hearings, density bonuses that could shift zoning, and lack of a clear application trigger.
• Commissioner Sawusch proposed an alternative: repeal the ordinance but task the Planning Commission with working with staff and Town Council to develop a new UDC amendment that is Proposition 123 compliant, includes joint study sessions, and allows time for community survey results and DOLA consultant input.
• After a straw poll, the majority favored not repealing but instead amending the ordinance with conditions.
• Commissioner Braudes moved to approve Resolution P25-07 with the following conditions:
  • The expedited process shall be limited to developments of 100 units or less, with at least 12 affordable units.
  • The Town Council shall task the Planning Commission to work with staff and Council on one or more joint study sessions to develop a UDC amendment addressing identified concerns, ensuring Proposition 123 compliance, and allowing time for community survey results and DOLA consultant work.
• The motion passed 6-1 (Commissioner Sawusch voted no).

Election of Chair and Vice Chair

• Chair Burns opened nominations. Vice Chair Hemphill was nominated and elected Chair (6-1, Commissioner Booth voted no).
• For Vice Chair, Commissioner Sawusch and Commissioner Braudes were nominated. Commissioner Braudes was elected Vice Chair (4-3, with Commissioners Booth, Baham, and Sawusch voting for Sawusch, and Commissioners Dreckman, Braudes, Hemphill, and Burns voting for Braudes).

Key Outcomes

• Erie Highlands Filing 17 Commercial Site Plan: Approved unanimously (7-0) via Resolution P25-11. The approval sets conceptual guidelines for future pad site developments, which will be subject to administrative review unless they exceed 25,000 square feet.
• Affordable Housing Alternative Standards: Resolution P25-07 was approved (6-1) with conditions limiting the expedited process to 100 units/12 affordable units and requiring the Planning Commission to collaborate with Town Council on a revised ordinance. The recommendation will go to Town Council.
• Leadership: Chair Hemphill and Vice Chair Braudes assumed their positions effective immediately.
• Next Meeting: The Planning Commission tentatively canceled the July 16, 2025, meeting due to a lack of agenda items, but Chair Hemphill left open the possibility of a meeting if needed.