SUBJECT: GENERAL BUSINESS
Title
PUBLIC HEARING: 1) An Ordinance of the Town Council of the Town of Erie Approving the Parkdale North PD Amendment; and 2) A Resolution of the Town Council of the Town of Erie Approving the Parkdale North Preliminary Plat No. 4
Body
DEPARTMENT: Planning & Development
PRESENTER: Harry Brennan, Senior Planner
ESTIMATED TIME: 45 Minutes
STAFF RECOMMENDATION:
Recommendation
Planned Development (PD) Amendment
Staff finds the Parkdale North PD Amendment complies with the Approval Criteria and recommends the Town Council approve the PD Amendment.
Preliminary Plat
Staff finds the Parkdale Preliminary Plat No. 4 (Parkdale North Preliminary Plat) complies with the Approval Criteria and recommends the Town Council approve the Preliminary Plat.
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SUMMARY AND BACKGROUND OF SUBJECT MATTER:
The subject site is a component of the larger Parkdale neighborhood/area. The applicant proposes a Preliminary Plat with 534 residential lots and 37 tracts. The applicant proposes to develop these lots with residential dwellings, associated trails, private open space, drainage facilities, and utilities.
Site History and Prior Approvals
The Town of Erie annexed the property at the southwest corner of Arapahoe Road and County Line Road in 1995, and later annexed the core of the site in the Erie Gateway South Annexation No.9 in 2021. The Town approved the Parkdale North PD zoning in 2023, which replaced previous Initial Zoning from the annexation. The 2023 Parkdale North PD is the subject of this PD Amendment application.
Proposed PD Amendment:
The applicant proposes a limited amendment to the existing Parkdale North PD. This PD Amendment would allow a range of minimum lot sizes that would promote a wider range of housing types and styles. This would also allow more flexibility for future development to respond to market conditions. These minimum lot size ranges match the equivalent zone districts in the UDC, aligning more closely with the Town’s standards.
Proposed Preliminary Plat:
The applicant proposes a Preliminary Plat with 534 lots and 37 tracts for future residential development. The applicant anticipates that these lots would develop with single family detached and townhome units. The applicant proposes the tracts to accommodate site drainage, private open spaces, alleys, utilities, and trails. The preliminary plat proposes access from Arapahoe Road and County Line Road/Coal Creek Boulevard, as well as numerous connections with the existing Parkdale subdivision’s street network to the south, east, and west.
The next steps for development of the subject site will include a Development Agreement(s), and Final Plat(s) application that will be reviewed by staff with final approval by the Town Council.
Planning Commission Dec. 18, 2024:
The Planning Commission held a public hearing on these applications on Dec. 18, 2024. The Commission heard staff and applicant presentations, asked questions, and then voted unanimously 5-0 to recommend the Town Council approve the applications. There was no public comment at the Commission’s public hearing.
Town Council Feb. 11, 2025:
Town Council heard these applications at a public hearing on Feb. 11, 2025. After discussion, the Council decided to continue the hearing to May 27, 2025.
Questions and concerns at the initial Feb. 11, 2025 hearing included:
• Location of School Site
• Coal Creek Boulevard & Regional Traffic Flow
• Parks & Open Space
• Oil & Gas Facilities
Staff and the applicant have included new and updated information in this packet to respond to these topics, as noted in the list of attachments.
COUNCIL PRIORITY(S) ADDRESSED:
ü Prosperous Economy
ü Well Maintained Transportation Infrastructure
ü Fiscally Responsible
ATTACHMENTS:
1. Staff Report (Updated for 5/27/25)
2. Staff Presentation (Updated for 5/27/25)
3. Applicant Presentation (Updated for 5/27/25)
4. Letter from BVSD (New for 5/27/25)
5. Comments from Director of Parks and Recreation (New for 5/27/25)
6. Overall Parks and Open Space Exhibit
7. Parkdale North PD Amendment
8. Parkdale Preliminary Plat No.4
9. Application and Narrative
10. Additional Application Materials Part 1
11. Additional Application Materials Part 2
12. Additional Application Materials Part 3
13. Additional Application Materials Part 4
14. Combined DRT Comments
15. PC Meeting Minutes
16. PC Resolutions
17. Neighborhood Meeting Summary
18. Public Hearing Notices
19. Ordinance 005-2025
20. Resolution 25-018
21. Public Comment Received as of 5/9/25