Erie Town Council Special Meeting - June 18, 2024: Public Hearing on Zoning for 111th and Arapahoe Property

This special meeting of the Erie Town Council, held on June 18, 2024, focused on a continued public hearing (Item 24-289) regarding Ordinance 005-2024 to zone the property at 111th and Arapahoe as high-density residential. The meeting included extensive deliberation among council members, staff presentations, and questions from the public. The council ultimately voted 3-4 against approving the ordinance, denying the zoning request.

Public Comments & Testimony

• No additional public comment was taken at this meeting, as per the agenda which stated that the public hearing was continued from June 11, 2024. However, council members referenced numerous emails and earlier testimony from residents expressing concerns about traffic, drainage, density, and the adequacy of infrastructure.

Discussion Items

• Zoning and Comprehensive Plan: Staff and the applicant argued that the high-density zoning (up to 25 dwelling units per acre) was consistent with the town's comprehensive plan and code, citing proximity to arterials, commercial areas, and transit. Council members noted that the property was not in the current comp plan but was included in the ongoing update. Some council members expressed concern that approving zoning before the comp plan update was premature.
• Traffic and Transportation: The applicant's traffic study projected 2,511 daily vehicle trips for the originally proposed 380 units (later reduced to 336 units). Staff noted that the traffic study would need to be updated at the plat stage. The intersection of 111th and Arapahoe currently operates at Level of Service D, and improvements (including turn lanes and potential roundabout) were discussed. Council members raised concerns about congestion on Arapahoe Road, the four traffic signals between 111th and 287, and potential cut-through traffic through Beacon Hill in Lafayette.
• Drainage and Flooding: The site is not in a floodplain, but existing drainage issues on 111th Street (the S-curve) were acknowledged. The applicant proposed over-detaining stormwater on site to release at historic rates, and offered a $75,000 contribution to regional drainage studies. Staff noted that the minor storm events (up to 2-year) could still increase flows, but the project would not exacerbate major flooding. A regional drainage study with Mile High Flood District is in early stages.
• Affordable Housing: The applicant committed to 12% of units (approximately 40 units) being affordable at 80% of Boulder County Area Median Income (AMI), with a 100-year deed restriction. Council members noted that these commitments were not yet binding in the zoning stage, and would be finalized in the development agreement. The town attorney clarified that the council could not condition zoning on these promises.
• Infrastructure and Utilities: Sewer capacity monitoring is ongoing (six months of data), with four months showing adequate capacity. The applicant agreed to upsize systems if needed. Water, police, and fire services were discussed, with the police chief stating that increased calls for service are proportional to population and do not equate to increased crime. Mountain View Fire District had no objections.

Key Outcomes

• Motion to Approve Ordinance 005-2024 (High-Density Residential Zoning): Moved by Councilor Hoback, seconded by another council member. The roll call vote resulted in 3 in favor (Hoback, [other yes votes]) and 4 against (Mayor Brooks, Mayor Pro Tem Laughlin, Councilor Baer, Councilor Solish, Councilor Bell). The motion was denied.
• Next Steps: The zoning request was denied. The property remains unzoned for this development. The town will continue to work on infrastructure improvements (traffic, drainage) independently. The comprehensive plan update is ongoing, with a preferred scenario map expected in July 2024 and adoption anticipated in October 2024.