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 recommend Council review the concept options and provide direction on which concept to move forward to implement.
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.
• On September 23, 2025, staff and the consultant presented three Concept Plan options for review and direction from Council. Town Council directed staff to develop additional Concept Plan Options that do not include development on the site.
• This agenda item includes the original three concept plan options from the September 23, 2025 presentation as well as a fourth option that includes open space and facilities and a fifth option showing only open space.
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 threefold-to obtain property that would enhance the Town’s open space and trails network, to develop a mixed-income neighborhood, and to explore the feasibility of adaptively reusing the existing house and barn as part of a Parks and Open Space facility. Currently the site is zoned as Agricultural Holding-implementing the Town Council’s goals for the site will require rezoning to public, open space, or other uses as desired. Rezoning the site will require a Town-led quasi-judicial zoning application. Town staff has five concept plans for Town Council consideration and direction.
CONCEPT PLAN OPTIONS
The first three concept options are unchanged from the September 23, 2025 presentation and include a mixed-income neighborhood, Parks & Open Space facilities, open space, and trails. The Town’s consultant team developed 3-dimensional views to illustrate development in relation to key view corridors identified by Council and the Open Space and Trails Advisory Board (OSTAB). Options 4 and 5 reflect Council direction to explore scenarios without development. Option 4 eliminates the neighborhood, and includes the Parks & Open Space Facility with open space and trails. Option 5 dedicates the entire site to open space and trails. A summary of each option’s benefits, considerations, and financial implications is provided below.
Options 1-3: Original Vision: Housing, Open Space & Parks & Open Space Facility
• Benefits
o Advances housing diversity in Erie.
o Reduces investment in open space reclamation.
o Expands trail connectivity.
o Provides a long-term solution for Parks & Open Space facilities and delays significant investment to expand Leon A. Wurl Service Center (LAWSC) for the Public Works and Utilities Departments.
o Reduces traffic volumes in Erie Commons to LAWSC site.
• Considerations
o The housing analysis and concept plans with land use areas and facility concepts are almost complete.
o Consistent with intent of use of ARPA funds and TNACC funds.
o Requires a development partner for neighborhood development.
o Development would share in bringing utilities to the site, reducing Town costs.
o Requires funding for the new Parks & Open Space facility.
o Increased traffic volumes on CR 1.5.
• Financial Implications
o Development incentives may be required, depending on affordability level desired and gap analysis.
o Parks & Open Space Facility = $19M (escalated to 2027 construction costs)
o Angel Pond restoration = $255,000
o Trail construction = $1,000,000
Options 4: Open Space & Facilities (with trails) Only
• Benefits
o Provides a long-term solution for Parks & Open Space facilities and delays significant investment to expand Leon A. Wurl Service Center (LAWSC) for the Public Works and Utilities Departments.
o Reduces traffic volumes in Erie Commons to LAWSC site.
o Expands trail connectivity.
o Retains the majority of property as open space and trail area.
o Reduces traffic volumes in Erie Commons to LAWSC site.
• Considerations
o Concept planning for facility is almost complete.
o Inconsistent with intent of use of ARPA funds; although consistent with intent of use of TNACC funds.
o Requires funding for the new Parks & Open Space facility.
o Town bears all costs for site utilities.
o Significant investment in Open Space reclamation, including: removal of large concrete pad, pump house, additional environmental assessment, establishing a 3-5 reclamation plan, and associated costs.
o Slight increase of traffic volumes on CR 1.5.
• Financial Implications
o Town Council may consider a $3.6M reimbursement to the Affordable Housing Fund or purchase of an alternative site.
o Open Space Reclamation $160,340 in 2026 for Year 1; additional costs to follow.
o Angel Pond restoration - $255,000
o Trail construction = $1,000,000
Options 5: Open Space and Trails Only
• Benefits
o Maintains entire site as open space and undeveloped.
o Expands trail connectivity.
o Barn could remain a key seasonal storage solution.
• Considerations
o Inconsistent with intent of use of ARPA funds, although consistent with intent of use of TNACC funds.
o Significant investment in reclamation including removal of large concrete pad, pump house, additional environmental assessment, establishing a 3-5 reclamation plan, and associated costs.
o Requires funding to demolish the existing house.
o Requires Town funding to begin LAWSC expansion.
o Requires investment by Town for water source for supplemental irrigation for tree stand.
• Financial Implications
o Town Council may consider a $3.6M reimbursement to the Affordable Housing Fund or purchase of an alternative site
o LAWSC expansion nearly $40M
o Site reclamation - $160,340 in 2025 for Year 1; additional costs to follow.
o Angel Pond restoration - $255,000
o Trail construction - $1,000,000
o Costs associated with water connection.
Key Considerations for all Options
• All options will include trail connectivity, management of Angel Pond, and an open space management plan.
• The existing barn is a key seasonal storage opportunity for Parks equipment. The existing house has little value without improvements.
• Without an investment in supplemental irrigation and utilities service, the existing tree stand will begin a slow decline.
• The Council could consider including the Parks & Open Space Facility in a 2026 ballot ask, should it poll well (combined with ECC and 25-acre campus).
For additional information:
• The agenda packet for the September 23, 2025 Town Council meeting here: <https://erie.legistar.com/View.ashx?M=PA&ID=1279135&GUID=A9E35B53-D5AD-4AD3-B69C-8F2CF335E0BC>
• Several Council members attended a Tour of Walkable Communities on May 16, 2025. The consultant provided a precedent study (Attachment 2) based on the neighborhoods toured to show examples of what development with Options 1-3’s mixed-income neighborhood. These precedent examples also show the building types and massing as shown in the presentation visualizations of the “intensity” levels.
priorities
ATTACHMENT(S):
1. Presentation
2. Precedent Study