SUBJECT:
Title
PUBLIC HEARING: A Resolution of the Planning Commission of the Town of Erie Recommending Approval of the Canyon Creek Planned Development Amendment No. 11
Department
DEPARTMENT: Planning & Development
Presenter
PRESENTER(S): Harry Brennan, Senior Planner
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Time
TIME ESTIMATE: 30 minutes
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For time estimate: please put 0 for Consent items.
Policy
POLICY ISSUES:
The Planning Commission has the authority to review zoning changes including Planned Development (PD) Amendments and to make a recommendation to Town Council.
Recommendation
STAFF RECOMMENDATION:
Staff find the Canyon Creek Planned Development (PD) Amendment No. 11 complies with the Planned Development Approval Criteria and recommend Planning Commission approve the resolution recommending approval to Town Council, with the following condition:
1. Applicant shall make all necessary technical corrections prior to hearing at Town Council, as directed by staff.
Body
SUMMARY/KEY POINTS
• This PD Amendment for the 1.8-acre site at the southeast corner of Meller Street and Erie Parkway would eliminate the existing land use allowance for townhome residential and replace it with a new list of permitted commercial uses.
• This proposed amendment reflects updates to the original proposal heard on January 7, 2026. Since changes were made to the application to reflect Planning Commission input, this updated proposal was re-noticed as a new public hearing.
• If Town Council approves the PD Amendment, next steps for the subject site will include Site Plan(s) and Minor Subdivision Plat(s) applications.
BACKGROUND OF SUBJECT MATTER:
The subject site is a component of the larger Canyon Creek Planned Development (PD). The Town approved the original Canyon Creek PD zoning in 2000, along with 10 additional amendments and numerous additional plats to lay out individual filings within the neighborhood. The 1.8-acre site, located at the southeast corner of Meller Street and Erie Parkway, was added to the PD in 2001 with a daycare center land use designation. The daycare center never developed, and in 2016 a new property owner amended the PD to change the land use designation for the site to add residential. The owner subdivided the property with the intent to develop townhomes. Still, no development occurred. This new application seeks to amend the PD to allow for neighborhood scale commercial development.
priorities
This application went to Planning Commission for a public hearing on January 7, 2026. After closing the public hearing and moving to deliberation, the Planning Commission decided to hear the application again on February 18, 2026. This hearing on February 18th is technically a new public hearing, rather than a continued hearing, and thus staff and the applicant completed a new round of public notices.
Update from the January 7 Public Hearing
Planning Commission held a public hearing on this application on January 7th and decided to continue the hearing to February 18th. Key concerns from residents and discussed by Planning Commission included parking, setbacks, uncertainty of land uses, and building height. The Planning Commission asked the applicant to return with changes that considered:
• Eliminating the minimum parking requirement;
• Ensuring the setback from residential uses would not include development, drive aisles, or parking;
• Providing greater specificity of land uses to clearly demonstrate which would be allowed and prohibited;
• Reducing the maximum building height from 35 to 25 feet; and
• Whether future site plan applications could be reviewed by the Planning Commission.
attachments
ATTACHMENT(S):
1. Staff Presentation
2. Staff Report
3. Application Presentation
4. Applicant Summary of Updates Memo
5. Proposed PD Amendment (Updated)
6. Proposed PD Amendment (Jan 7th Version)
7. Application and Narrative
8. Additional Application Materials
9. DRT Comments
10. Neighborhood Meeting Notice and Summary
11. Public Hearing Notices
12. PC Resolution P26-03
13. Public Comment Received as of 2/10/26