SUBJECT:
Title
A Resolution of the Town Council of the Town of Erie Authorizing a Land Use Application Submittal for an Erie Town Center Planned Development Amendment
Department
DEPARTMENT: Planning & Development
Presenter
PRESENTER(S): Deborah Bachelder, Deputy Director of Planning & Development
Sarah Nurmela, Director of Planning & Development
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Time
TIME ESTIMATE: 45 minutes
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For time estimate: please put 0 for Consent items.
Fiscal
Policy
POLICY ISSUES:
Continuing the implementation of the Erie Town Center vision and development is a high priority for the Town. Proposed updates to the Town Center Planned Development (PD) will facilitate a greater mix of uses that will complement and sustain the Town Center commercial core. Town Council authorization is required for staff to submit a land use application for these PD updates.
Recommendation
STAFF RECOMMENDATION:
Staff recommend Town Council authorize submittal of a land use application for an Erie Town Center PD Amendment.
Body
SUMMARY/KEY POINTS
Municipal Code 10.7.2.B. grants the Town Council the authority to submit a land use application. Staff requests the Town Council authorize a land use application for an Erie Town Center PD Amendment that addresses:
• Diversified land use mix on the Town-owned property;
• Amendments for Four Corners and Erie Commons commercial areas to address specific site, land use, and design challenges; and
• Clarifications and updates identified by staff.
BACKGROUND OF SUBJECT MATTER:
The Erie Town Center Planned Development (PD) was approved in 2020. Since approval, multiple site plans and developments have been approved and initiated within the PD area, including the:
• Erie Four Corners residential development that is well underway;
• Approval of a Site Plan for the associated Four Corners commercial area;
• Approval of a Site Plan and initiation of residential development within the Ranchwood neighborhood; and
• Development of three commercial lots within the Erie Commons area.
Additionally, the Town purchased the property located at the northwest corner of Erie Parkway and Erie Commons with the intent to facilitate development of the Town Center commercial core.
Purpose of Proposed PD Amendments
Implementing the Town Center PD through multiple projects highlighted the need to amend certain standards and language to better reflect current conditions, support development activity, and improve clarity and consistency in implementation. The proposed Erie Town Center PD Amendment is intended to address the following circumstances and issues:
• The Town entered into a development agreement for the buildout of the commercial corner on Town-owned property. The vision for the site includes residential and hotel uses, which are not currently identified for the site in the PD.
• During the Site Plan review process for the Erie Four Corners commercial area, staff identified that live/work dwelling units were not explicitly listed as a permitted use and lacked a clear definition.
• Several lots remain vacant in the Erie Commons commercial area due to challenges in the market and meeting development standards in the PD.
• Implementation of the PD over the years highlighted several standards and language that require clarification or modification to improve consistency in application and efficiency of development review.
Primary Elements included in the Draft PD Amendment
Two changes are proposed to the Zoning Map:
• The Town-owned property is currently zoned UC - Urban Center, which permits commercial uses but does not allow residential development or hotel uses. While the 10-acre site located at the northwest corner of Erie Parkway and County Line Road will remain Urban Center, the remaining portion of the site is proposed to be rezoned to GU - General Urban, a mixed-use zone that allows both commercial and residential land uses. This zoning change would provide greater flexibility for future development options for the site.
• The Erie Commons property along Erie Parkway is also currently zoned UC - Urban Center. The three undeveloped commercial lots located on the west end of the site are proposed to be rezoned to GU - General Urban to permit a mix of commercial and residential uses. This land use change would include a requirement for ground-floor activation along Ambrose Street. Acceptable forms of activation may include:
o Live/work dwelling units;
o Residential common areas such as leasing offices, meeting rooms, or fitness facilities; and
o Commercial uses.
Proposed changes to Permitted Uses in the PD include:
• Live/work dwelling units are added within the Erie Four Corners commercial area, along with a formal definition.
• For the property proposed to be rezoned to GU, Hotel, Museum, and Parking Structure are added.
• Urgent Care facilities are added within all UC and GU zoning districts.
Proposed changes to Dimensional Standards include:
• Under the approved PD, hotel buildings are permitted up to 45 feet in height. The PD Amendment adds Civic Buildings and Parking Garages as uses also permitted up to 45 feet. The remainder of the PD generally maintains a maximum building height of 35 feet.
• A two-foot encroachment into the public right-of-way for signs, awnings, and canopies is permitted under the Unified Development Code (UDC). This allowance will be incorporated into the PD for consistency.
Frontage Buildout is a unique design requirement within the Erie Town Center PD that requires a percentage of a building’s frontage to be located within a specified distance of the primary street. Based on staff’s experience reviewing land use applications, proposed changes to Frontage Buildout include clarifying language to:
• Exclude vehicular access drives and pedestrian walkways from the frontage buildout calculation.
• Address two irregular frontage areas in the Erie Commons commercial area that have created interpretation challenges:
o The Erie Commons Plaza at the corner of Powers Street and Ambrose Street; and
o The triangular area adjacent to power lines that cross the site.
The Parking standards in the PD require greater clarity with respect to minimum and maximum spaces allowed. The amendment adds a maximum requirement of 125% of the standard to be consistent with the UDC. Proposed changes also allow up to 1 space per 200 square feet for hotel, grocer, and public/institutional uses if a parking study shows the need.
The PD Sign regulations are removed and replaced with a reference to the UDC sign regulations to streamline the review process and provide clearer expectations for developers. However, two unique sign provisions remain within the PD:
• Plaza areas may include unique signs reviewed as part of the Site Plan process.
• Monument signs are permitted only along principal arterial streets.
Finally, several connectivity elements are proposed to be updated, including:
• The Trails Map is amended to include a new trail extension connecting the existing trail in the Creekside neighborhood to County Line Road.
• The Right-of-Way Plan is updated to accurately reflect the design and construction of the northern and southern roundabouts on County Line Road.
• The Illustrative Plans within the PD show some vehicular access points that may not meet current transportation standards. A clarifying note is added to the PD stating that all access points will be reviewed and approved through the platting process.
Staff Request
Staff requests authorization from Town Council to initiate a land use application for a Planned Development Amendment to the Erie Town Center PD.
Next Steps
If authorized by Town Council, the PD Amendment will proceed as a quasi-judicial review in accordance with the UDC. The review process will include:
• Land use application review by staff and referral agencies;
• A neighborhood meeting;
• A public hearing before the Planning Commission, which will make a recommendation to Town Council; and
• A public hearing before Town Council, which will make the final determination on the application.
priorities
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attachments
ATTACHMENT(S):
1. Presentation
2. Resolution