Erie Town Council Meeting - July 22, 2025

The Erie Town Council met on July 22, 2025, at 1:30 PM UTC to consider a planned development (PD) rezoning for the Northwesterly property, a major mixed-use community. The council approved the PD unanimously after a public hearing, staff and applicant presentations, and council deliberation. The meeting also included a consent calendar, public comments, and council reports.

Consent Calendar

• Item 25136: Approved the July 8, 2025 town council meeting minutes.
• Item 25434: Approved the July 15, 2025 town council special meeting minutes.
• Item 25418: Approved a resolution appointing Shannon Dodge and Dan Weed to the Board of Adjustments and Appeals. All items were approved unanimously.

Public Comments & Testimony

• Claire Scott (2209 Holly Drive, Erie resident for 25 years): Commented on two issues: 1) Requested a web link for the community survey (instead of only a QR code, as her phone lacks QR functionality). 2) Expressed full support for affordable housing and urged the council not to repeal the expedited permitting process for affordable housing, stating that Erie has only 0.1% of its housing stock as affordable and that seniors like her have no downsizing options. She emphasized that affordable housing should cost no more than 30% of income.
• Dwayne Drummond (Erie resident): Commended the town's roundabout-first policy but urged the council to require roundabouts at all primary access points to the Northwesterly development and to replace the two planned traffic signals on Erie Parkway with roundabouts to improve safety and reduce congestion.
• Richard Schulowski (2509 County Road 10): Raised drainage concerns, stating that the development will add significant impervious surface and that existing drainage north across County Road 10 has been eliminated. He argued that detention ponds only slow runoff, do not stop it, and that the plan does not meet town criteria for not adversely affecting existing neighborhoods. He recommended rejecting the proposal until a mitigation plan is provided.
• Tim Staggs (3756 County Road 7, Carlson subdivision): Expressed appreciation for ongoing communication from Southern Land Company and the town. While not eager to see open fields replaced by houses, he stated his family is supportive of the thoughtful development and encouraged continued partnership to manage noise, traffic, and construction impacts. He also noted that he and a neighbor are subdividing their properties and see opportunities for collaboration.

Discussion Items: Northwesterly Planned Development (Item 25383)

The public hearing was opened for a PD rezoning of approximately 2146 residential units and 150,000 square feet of commercial on about 374 acres (north of Erie Parkway, east of County Road 7).

Staff Presentation (Ali Burke Halter, Senior Planner):

• The PD rezoning is a prerequisite for future preliminary and final plats. The site was annexed and initially zoned; the PD refines zoning districts.
• Housing diversity: Low-density residential adjacent to Colliers Hill, transitioning to medium-density townhomes, multifamily, and age-restricted active adult units near the community amenity and commercial core.
• Commercial: Reduced from 220,000 sq ft to 150,000 sq ft based on a market study reviewed by economic development.
• Parks and open space: A 12-acre neighborhood park (plus $4.7M + 3% escalator for construction), 6.3 acres of pocket parks, and a 10-acre private amenity. The town will receive fee-in-lieu payments for park and open space deficits totaling approximately $4.6 million plus additional amounts.
• Streets: Standard town sections accepted; roundabouts and signalized intersections planned. One intersection (Flora View at County Road 5) remains under design with St. Vrain.
• Affordable housing: 10% of units (estimated 215) required as attainable; half at 80% AMI, half at 120% AMI, managed through rental units with income verification (potentially contracted with City of Boulder).
• Staff recommended approval, finding the PD met all criteria.

Applicant Presentation (Jim Henry, Southern Land Company; John Presswich, PCS Group):

• Southern Land is a vertically integrated developer with a long-term commitment (e.g., 23+ years in other communities). They emphasized housing diversity, walkability, lifestyle programming, and integration with the existing Westerly community.
• Key benefits to the town: $4.7M for park construction, 4.6-acre water tank land already dedicated, widening of Erie Parkway, County Road 7, and County Road 10 on adjacent sides, and over $50 million in total infrastructure commitments.
• Drainage: Detention ponds will be oversized to capture the 100-year storm but release at a 5-year storm rate, exceeding town standards. Follows the Merrick outfall plan.
• Oil and gas: All existing wells have been plugged and abandoned; methane issues from previously plugged wells have been resolved with no further action from the state.
• Undermining: Subsidence zones exist (Zone A and Zone B). Foundation lengths will be restricted to 151 feet in one zone; engineering studies will continue at plat stage. They will follow recommendations.
• Phasing: Expected completion around 2040, with construction starting along Erie Parkway.

Council Discussion and Questions:

• Councilmember Baer: Asked about affordable housing definitions (confirmed 10% attainable, split 80/120 AMI). Discussed trail connections to schools, phasing of underpass, and oil and gas well remediation (confirmed all wells plugged and methane issue resolved). Inquired about roundabouts on Erie Parkway; town engineer Nick Wagner explained that with existing signals, adding roundabouts would be inefficient; signals are preferred for corridor coordination.
• Councilmember Mortalero: Raised concerns about adding two new traffic signals on Erie Parkway (total of four in one mile) and urged reducing to one. Requested careful drainage management and sufficient room for detention pond expansion. Asked about total fee-in-lieu payments (parks and open space: ~$4.6M plus separately $1.4M for park fee and $3.2M for open space). Also asked about water tank (confirmed fully buried).
• Councilmember Hoback: Supported roundabouts. Asked for explanation of drainage mitigation; Ken Tolen (civil engineer) explained over-detaining to half normal release rates and following Merrick outfall plan, with detailed studies at preliminary plat. Acknowledged possible capacity issues downstream but said it will be analyzed.
• Councilmember Petersonelli: Asked about mines and subsidence (covered by undermining plan). Inquired about estimated population (5,983 based on 2.99 persons per SF, 2.1 per MF). Water tank budget and timeline (design in progress, construction in ~2 years).
• Councilmember O'Connor: Asked about developer-built vs town-built parks (town prefers to build for community input and ability to leverage grants). Clarified amenities/private club open to public for a fee. Discussed bus stop (RTD Jump extension, end-of-line stop with restroom). Inquired about ditch safety (55 CFS, 2.5 ft deep, steep sides, not suitable for tubing). Expressed concern about subsidence warranty (not standard but will follow engineering recommendations). Suggested historical markers for Clayton Mine entrances.
• Mayor Moore: Expressed general support and asked about market conditions (slow but positive long-term outlook). Noted high density and low percentage of traditional single-family homes. Asked about live-work townhomes (three-story with ground-floor commercial use, required by PD). Expressed concern about reduced commercial (from 220K to 150K) and cited Vista Ridge as example where commercial was replaced by housing. Staff stated the market study was reviewed by economic development and the CMU zoning allows future conversion. Asked that at plat stage the commercial commitment be revisited. Supported roundabout reconsideration. Also concerned about park funding sufficiency and timing (payments come with final plats, park may be phased). Questioned affordable housing percentage (10% vs Boulder County's 12% goal); staff clarified 10% is minimum for this site and the town tracks overall progress.

Key Outcomes

• Approval of the Northwesterly PD: A motion to approve the ordinance (item 25383) was made, seconded, and passed unanimously (all ayes). The PD rezoning is granted with vested rights. Future steps include preliminary plat, final plat, and site plans with additional public hearings.
• Council directives and next steps: Council members expressed expectations that traffic signal placement, drainage design, and commercial commitment be carefully reviewed at subsequent plat stages. Staff and applicant agreed to continue working on the Flora View/County Road 5 intersection design and roundabout feasibility.
• Executive Session: The council voted unanimously to enter executive session for legal advice regarding the town's flag policy and for negotiations/purchase of property. The open meeting was adjourned after executive session.