SUBJECT:
Title
PUBLIC HEARING: An Ordinance of the Town Council of the Town of Erie Approving a Planned Development for the Real Property Known as North Westerly
Department
DEPARTMENT: Planning & Development
Presenter
PRESENTER(S): Aly Burkhalter, Senior Planner
end
Time
TIME ESTIMATE: 120 minutes
end
Fiscal
Policy
Recommendation
STAFF RECOMMENDATION:
Staff finds that the North Westerly Planned Development (PD) complies with the Approval Criteria and recommends the Town Council approve the North Westerly Planned Development.
Body
SUMMARY/KEY POINTS
• Town Council is the decision-making body responsible for all zoning land use applications.
• The North Westerly project is a land use application for rezoning to a Planned Development with vested rights.
• This application is generally consistent with what was proposed and approved with the annexation and initial zoning of North Westerly.
BACKGROUND OF SUBJECT MATTER:
The subject property is generally located south of Weld County Road (WCR) 10, east of WCR5, north of Erie Parkway, and west of WCR7. The property abuts the eastern edge of Erie High School and north and eastern edges of Soaring Heights School. The Colliers Hill neighborhood is to the west, Westerly is to the south, and rural, unincorporated residential and agricultural is to the north and east. The Gateway/I-25 development is also located east of the site. The subject area is approximately 391 acres in size.
The Town of Erie annexed the property on Aug. 22, 2023. The annexation included initial zoning to Low Density Residential (LR), Medium Density Residential (MR), High Density Residential (HR), and Community Commercial (CC). The Pre-Development Agreement approved in concert with annexation established public benefit requirements that are further ensured through the Planned Development. The applicant proposes this North Westerly Planned Development Zoning to unify the zoning for the area under one Planned Development.
Proposed Planned Development Zoning:
The proposed Planned Development consists of Low Density Residential (LR) in the northwest, Medium Density Residential (MR) adjacent to the schools and in the northeast, High Density Residential (HR) to the east along WCR7, Community Mixed Use (CMU) in the southeast, and Public Land and Institutional (PLI) at the center of the neighborhood. The proposed zone districts are generally consistent with the initial zoning.
Key features of the proposal include:
• The Planned Development introduces a PLI district to allow for a 10-acre private community amenity in addition to the public parks and open space. Proposed public park amenities in the project include a 12-acre Neighborhood Park, six Pocket Parks, and approximately 34 acres of public Open Space.
• The proposed uses include a mix of single-family detached, duplex, townhome, live-work townhome, multi-family housing; commercial; and community amenity. The design of the site is intended to achieve a walkable, mixed-use neighborhood. Active adult housing is proposed for each of the housing types. A total of 2,146 dwelling units is proposed at an overall density of 5.49 dwelling units per acre (du/ac). The density ranges throughout the site from 3.8 du/ac to 16.0 du/ac, consistent with the Unified Development Code zone district density ranges.
• The Community Mixed Use (CMU) zone district replaces the Community Commercial initial zoning district to allow a mix of live-work and townhomes within the commercial area. Commercial uses within the mixed-use zone district include any that are permitted in the CMU zone district. The project includes 150,000 square-feet of commercial uses at the southeast corner of the site.
• The proposed Planned Development provides adequate vehicle, bicycle, and pedestrian circulation consistent with the Transportation & Mobility Plan. Bicycle and pedestrian circulation are provided in both on-street facilities and the trail network through connections to the Town’s trail system, adjacent schools, and adjacent neighborhood amenities such as commercial centers and recreation centers.
Future Required Applications:
• The next steps for development of the subject site will include Preliminary Plats for each phase, to be recommended by Planning Commission and approved by Town Council.
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):
Add items in a numbered list OR delete this list and change to N/A.
1. Ordinance 022-25
2. Staff Report
3. Staff Presentation
4. Applicant Presentation
5. Proposed PD
6. Applicant Final Materials_1
7. Applicant Final Materials_2
8. Applicant Final Materials_3
9. Applicant Materials_Links to All Submittals
10. All Reviews in Central Square
11. 5th Review Comments COMBINED
12. 4th Review Comments COMBINED
13. 3rd Review Comments COMBINED
14. 2nd Review Comments COMBINED
15. 1st Review Comments COMBINED
16. Neighborhood Meeting Summary
17. Public Hearing Notices
18. Planning Commission Minutes from June 4, 2025
19. North Westerly Request for Vested Rights