Elizabeth planning panel to weigh Gold Creek plan with 179 homes, less commercial space

Elizabeth’s Planning Commission is scheduled to consider an amendment to the Gold Creek Commons Planned Development on Aug. 18 that would replace much of the 56.4-acre site’s commercial-oriented plan with primarily single-family housing.

The proposal would increase the maximum number of homes from 134 to 179, reduce commercial acreage from approximately 25.7 acres to 3.3 acres and increase open space from about 5.5 acres to 17 acres, according to the Community Development Department’s staff report. The plan would preserve the Gold Creek corridor and its 200-foot setback.

The development would include three residential areas, a Highway 86 commercial area and three open-space tracts. No more than 10 duplex units would be allowed, all in one planning area, and no more than 20 homes could be west of the primary north-south spine road. A minimum 25-foot buffer is proposed along the western boundary next to rural residential and equestrian properties.

The Planning Commission agenda lists the item as a quasi-judicial public hearing, followed by discussion and possible action on a recommendation to the Board of Trustees regarding Ordinance 26-13. Available records did not show commission action as of Aug. 15.

Neighborhood concerns

Town staff said a neighborhood meeting was held May 20 after notice was mailed to surrounding property owners. Attendees were described as property owners from the adjacent Cimarron subdivision. Staff said most expressed general support for the revised design, while one property owner raised concerns about commercial acreage along the western edge. The applicant later revised that portion of the plan to open space, the staff report says.

Staff materials also summarize concerns about housing types, buffering, traffic, trails, open space and compatibility with neighboring rural and equestrian properties. The materials do not include a transcript, named commenters or verbatim public comments.

Traffic and fiscal projections

A July traffic comparison estimates 4,476 weekday vehicle trips for the proposal—about 2,330 fewer, or 34% less, than the 6,808 trips estimated for an earlier concept. The comparison assumes 179 detached single-family homes and the same 14-pump convenience store with a gas station used in the earlier analysis.

Staff says the existing and planned road network can accommodate the development. The final Highway 86 intersection design would be determined through the Colorado Department of Transportation’s access-permit and intersection process at the plat stage.

The fiscal analysis projects approximately $643,009 in annual Town tax revenue, a net annual public benefit of about $303,109 after estimated service costs and roughly $2.96 million in one-time Town fees. The figures are projections, not guaranteed revenue or a commitment from future commercial tenants.

The proposal is planned for Town water and sewer. The applicant would be responsible for extending lines to the property and paying applicable tap, impact and renewable-water fees before building permits are issued. Fire-flow, hydrant, water-storage and wildfire-resiliency requirements would also need to be incorporated into the Development Guide before Board of Trustees action.

Even if the amendment receives Board approval, it would not authorize construction. The developer would still need separate Sketch Plan, Preliminary Plan and Final Plat approvals, each with additional technical review and public hearings.

The Town’s CivicClerk portal lists a Board of Trustees special meeting for Aug. 19, but the event listing reviewed for this report does not identify Gold Creek Commons or Ordinance 26-13 as an agenda item. The Board of Trustees meeting page lists regular meetings on Aug. 25, Sept. 8 and Sept. 22. The timing of any Board hearing on the ordinance remained unconfirmed as of Aug. 15.