SUBJECT:
Title
Village at Coal Creek: Concept Plan Options
Department
DEPARTMENT: Planning & Development
Presenter
PRESENTER(S): Aly Burkhalter, Senior Planner
Dig Studio (Consultant)
end
Time
TIME ESTIMATE: 60 minutes
end
Fiscal
FISCAL SUMMARY:
N/A
Policy
POLICY ISSUES:
The Town Council will discuss the direction of concept planning for the Village at Coal Creek site. The site was purchased in October 2023 to achieve the goals of:
o Expanding open space and recreational trail opportunities along Coal Creek;?
o Creating opportunities to develop affordable housing in a mixed-income neighborhood; and
o Exploring space for additional facilities to serve Town operational needs.
Recommendation
STAFF RECOMMENDATION:
Staff asks for direction from Town Council on which Concept Plan Option to further refine into a Final Concept Plan.
Body
SUMMARY/KEY POINTS
* The Village at Coal Creek property was purchased in October 2023 to develop a mixed-income neighborhood integrated with open space.
* In April 2025, Town Council directed staff to move toward zoning the site to accommodate Parks & Open Space Division facilities, trails and open space, and potential future development. The zoning process includes site analysis and creation of concept plans to test connections, developable land, and viewshed analysis.
* This agenda item presents three Concept Plan options for review and direction to be further refined into a Final Concept Plan for Council approval.
BACKGROUND OF SUBJECT MATTER:
In October 2023, the Town Council approved the purchase of the 46.5-acre Village at Coal Creek site. The intent of the purchase was twofold-to obtain property that would enhance the Town's open space and trails network and to develop a mixed-income neighborhood integrated with parks and open space. Staff received confirmation on the joint open space and neighborhood use of the site from both the Open Space and Trails Advisory Board (OSTAB) and Town Council in early 2023. The purchase was funded using equal amounts of Trails, Natural Areas, and Community Character (TNACC) and American Rescue Plan Act (ARPA) funds. In January 2024, the Council adopted an ordinance to annex the parcel into the Town of Erie. Zoning action was not taken with the annexation, and the property is currently zoned as Agricultural Holding (AGH).
Implementation Steps
To move forward with the entitlement and development of the site in alignment with the Town's goals, the site must be rezoned. The zoning process includes generation of a concept plan to inform rezoning of the site for developable and open space areas.
In December 2024, Town Council approved the original Professional Service Agreement (PSA) with Dig Studio to produce a concept plan designed to integrate Open Space and Affordable Housing, reflective of the use of TNACC and ARPA funding. Details outlining the goals, process, and funding requirements for this project are provided in two memos, Attachments 5 and 6.
Updated Council Direction
In April 2025, Town Council discussed the Village at Coal Creek project to better understand next steps in the zoning process and constraints on use of the site related to the TNACC and ARPA funds. After discussing options on how to move forward with the site, Council directed staff to retain the housing portion of the site as AGH and zone the open space, park facilities, and trails areas. As a result, in May 2025, Council approved a revised contract with DIG Studio to reduce the mixed-income neighborhood planning component of the original scope.
Concept Plan Options
Each concept option consists of two land use categories per the TNACC and ARPA funding requirements. The categories are further broken down into future zoning districts of Reserved Open Space, Public Land Institutional, and AGH. The AGH category identifies the land for future development of mixed-income, affordable housing per the ARPA funding requirements.
The concepts represent environmental and site analysis as well as communication with stakeholders and OSTAB. As illustrated in Figure 12 of the Background Report (Attachment 3 of this item), the land area conducive for future development does not vary significantly between concepts, given existing flood zones, existing easements, and identified view corridors. OSTAB reviewed a prior version of the concept plans that have since been updated in this presentation. OSTAB feedback is included in Attachment 4.
Project Costs to Date
The Town's total contribution towards the project to date is $7,066,697. This total includes:
* The property purchase of $6,757,038
o $3,404,697 from TNACC funds
o $3,662,000 from ARPA funds
* An additional $99,449 was spent in 2024 and into early 2025 to demolish existing structures and perform detailed environmental analysis.
* Finally, the DIG Studio contract (currently underway) is $171,896.
o The DIG Studio contract is primarily funded by ARPA funds that must be fully spent by December 2026.
o To date, approximately $64,360.57 of the contract cost remains.
priorities
TOWN COUNCIL PRIORITY(S) ADDRESSED:
? Attractive Community Amenities
? Engaged and Diverse Community
? Prosperous Economy
? Well-Maintained Transportation Infrastructure
? Small Town Feel
? Safe and Healthy Community
? Effective Governance
? Environmentally Sustainable
? Fiscally Responsible
attachments
ATTACHMENT(S):
1. Staff Presentation
2. Concept Plan Options Presentation (by DIG Studio)
3. Background Report
4. OSTAB Memo
5. Feb. 18, 2025 Memo Re: Concept Plan & PD Project Overview
6. March 25, 2025 Memo Re: Project Financing