We, the undersigned residents of Arapahoe Ridge, Flatiron Meadows, Lafayette Park, and Beacon Hill urge our local government officials on the Town of Erie Council to listen to your constituents to reconsider and reject the proposed high-density rezoning plan. 

Our Vision:

We envision a neighborhood that continues to thrive on sustainable development practices, respectful of its current residents and mindful of future generations. We support smart growth strategies that balance the need for development with the preservation of our community’s unique character, resources, infrastructure, and environment.

Call to Action:

Please sign this petition to show your opposition to the high-density rezoning proposal. Together, we can make our voices heard and protect the integrity of our neighborhoods. Let's show solidarity to impact the Town Council's vote on May 28th and work towards a future that values community, sustainability, and quality of life over short-term gains.

Sign and Share:

Join us in preserving the heart and soul of our neighborhood. Sign this petition today and share it with your Erie and Lafayette friends, family, and neighbors. Every signature counts and together, we can make a difference!

Why This Matters:

There was no transparency on this plan until concerned neighbors spoke up and SHOWED UP at the Town Council vote on March 26th. Thompson Thrift, the developer, is trying to push this through covertly and fast. Council members are voted in to represent the constituents and the collective voice of the voters and those impacted by these decisions, not developers, and we hope to remind you of this, and show our fierce opposition to this plan and to high density rezoning with this petition.

Our community's unique character, quality of life, traffic congestion, flooding, property values, and wildlife are at risk. High density (currently proposing 336 new homes + 636 parking spots) will have adverse impacts on all of the above and all of us, including air, water, noise, stormwater management, vegetation -- and with no mitigation plan in sight. Let's address the current problems before we add to them -- not after. 

Thompson Thrift, the developer, is working with a PR firm to spin the facts and make this sound like a good move, trying to shove this down the throats of >2,000 existing homeowners, citing road improvements and affordable housing, along with a traffic study that they ran themselves (not citing CDOT information) to make this sound like a good deal for Erie.

The Facts:

• A PR spin story on affordable housing: The developer is selling this idea to the Town Council with the addition of 12% affordable housing units (to "help teachers, nurses, and public service people").... with an estimated cost of $2,600 for a 2 BR apartment and no accommodations for seniors, while statistics show that the average 3 BR home in Erie rents for the same amount (and includes backyard and a garage)!
  • There are better places in Erie to put high density and affordable housing, instead of on the edge of town, basically in Lafayette. Council members, let's do right by the nurses and teachers and first responders the developer claims will live in these homes (if they can afford the rent, that is) and put them within walking distance to Erie schools, police and fire stations, and medical facilities near Erie city center.
• Traffic: Traffic is currently bad and will get worse with 336 high-density apartments + 636 parking spots. The developer prepared a 376-page traffic study (not including CDOT study) that cites a meager annual traffic volume increase of 1.72%, while the Town recently cited 350% growth in Erie as the justification for the new police station. Both cannot be true at once. 
  • There is no other place in Erie that has 4 lights in a half-mile distance. There are 4 lights from 111th to 287, and the developer-proposed turn lanes and additional lights and crosswalks don't solve the volume problem; instead the 636 new parking spaces, for 636 new cars, will add more congestion to this already overwhelmed space. 
• Proposed "road improvements": The developer boasts the addition of 85-ft turn lanes to help the flow of traffic. In reality, 85 feet is the length of 4-5 cars. If you've been at this intersection during morning and evening rush hour, you know that this is simply not enough to address the current problem, let alone improve it. The addition of 336 apartments + 636 parking spots will compound it dangerously. Town Council members empathized with the congestion they themselves have experienced during the 3/26 meeting. 
• Non-conformance: High density development in this space is inconsistent with the character of the community and the adjacent lands to the east, south, and north.
  • There are ~2,000 homes impacted by this development across 4 neighborhoods (who all bought for quality of life, with the understanding that this was a zoned suburban and rural area)... vs. 1 greedy developer and 3 greedy landowners (who bought agricultural zoned land and now want to change the rules on those 2,000+ homeowners). This simply isn't fair and borders unethical without taking into account the voice of opposition from the homeowners impacted. 
  • Does selling to a high density developer = higher profit for the current landowners? Very likely. And at the expense of 4 neighborhoods + their other agricultural zoned neighbors.
  • The Erie Town Council formerly declined annexation and rezoning of this property, finding it in violation of Town procedure as it was out of the Town's comprehensive plan and without community engagement. Why are we here again? Why is the Council so intent to listen to a developer over their constituents?
• Property values: The influx of high-density housing often leads to decreased property values for existing homeowners, undermining the investments we have made in our homes and community.
  • One Arapahoe Ridge neighbor took a 35% market hit and took a year to sell their home, with prospective buyers citing the 9 Mile traffic congestion as the reason. That is before adding additional high-density development in this space.
  •  Those who currently enjoy a mountain view will see a big hit, and ALL of us will be impacted by lowered values from the increased traffic congestion, noise, and appraisal values.
• Flooding: There have been flooding and stormwater problems since the 9 Mile development.
  • The 9 Mile development study stated "the channel along 111th is not adequate today." ... And nothing has been built since to address this. Now the developer and Town are proposing adding more water to a space that needs serious attention.
  • The Town of Erie approved the filling in of a reservoir (Prince Lake No. 1) to accommodate the 9 Mile development, developing the site into a 25-acre commercial anchored/retail pad lot shopping center and a 12-acre multifamily complex. Since complete - residents of Arapahoe Ridge and all of those driving the 111th and Arapahoe corridor have witnessed the major drainage and flooding issues.
  • Homes, backyards, basements, and roadways flooded in 2023 for the first time, following the 9 Mile development. The Town of Erie just recently completely settled with Arapahoe Ridge on the repairs stemming from that flooding.
  • The flooding is dangerous enough for drivers that the Town of Erie has posted a police car blocking the way when the water was too deep, and has posted signs advising that the road might flood due to the system overwhelm. This is not a solution.
• Lack of stormwater infrastructure: Erie does not have a backup stormwater site, and while the Town engineer cited the 2023 flooding as an anomaly "massive micro-burst storm," at the 3/26 Council meeting, the area flooded again in April 2024. In response, the developer proposed a small retention pond (replacing a buffer between their buildings and Arapahoe) that is not 1) adequate for the flooding issues and 2) will spill over onto the street once over-full.
• Open space: the developer and the Town cite this location as ideal because it is adjacent to  open space... Lafayette's Kneebone open space. Their 3-story apartments will block the mountain view for all who currently enjoy the open space and over-burden this small parcel with Erie residents and their pets who pay no tax to maintain it.
• Emergency services: Lafayette Fire and Police are also closest to this proposed development. Per "home rule" the closest emergency unit is dispatched... meaning that, again, Lafayette resources will be strained by Erie.
• Other infrastructure: No analysis has been done for adequate water supply nor adequate public facilities.
  • The Town of Erie has focused on growth without supporting infrastructure for water, traffic, and hazard mitigation. 

Wins so far:

• 38 people (including TWO former Town of Erie mayors and a former council member) opposed to the rezoning at the Erie Town Council meeting on 3/26 resulted in a delayed vote (that the developer expected to pass uncontested due to the failure of community engagement).
• Daily Camera coverage.
• A petition filed to overturn the annexation (which the Town of Erie denied based on timing - after delaying the process themselves).
• Legal assistance is on the way! The coalition of neighbors opposed to high density development at 111th and Arapahoe is not backing down.

GOAL:

• 100+ attendees at the 5/28 rezoning vote at the Erie - please attend to make our point seen (May 28th at 6:30pm at Erie Town Hall, 645 Holbrook Street).
• If you cannot attend, please email a letter to the Erie Town Council at contactus@erieco.gov including the necessary statement, "I want my email placed on the record for the Town Council meeting on May 28, 2024." (Short and sweet is fine as long as you state you are opposed.)
• You may also write a letter and have a neighbor read it at the meeting, (hard copy must be signed and include a statement that specifies the person who will be reading it as your proxy).
• Work with the Town Council to ideate a better plan for this land, whether an open space / stormwater retention structure that the Town so badly needs, or something else.

By signing this petition, you join us in standing up for the preservation of our neighborhood's integrity and opposing the unwanted and potentially harmful development.

Thank you for your support!

Sincerely,

Neighborhood Coalition Opposed to High-Density Development at 111th & Arapahoe 
arapahoeand111@gmail.com