Here is the current list of questions. You can scroll through all the questions, as their answers all are contained in the detailed set of responses which follow this list. All of it is on this one page. To go directly to a question which interests you, simply click on the question below, and you will be taken directly to that question.

Exactly Where Is Golden Run?

How Large Is Golden Run?

How Did Golden Run Get Its Name?

How Did Golden Run Get Started?

How Do The Owners Of Golden Run Differ From Traditional Developers and Builders?

Who Are The Team Members Planning Golden Run?

How Will Golden Run Be Different From Other Developments In Erie?

What Will The "Senior Focus" Be For Golden Run?

What Are Some Of The Environmental Considerations For Golden Run?

What Are Some Of The "Special Areas" Which Will Be Created, Preserved or Enhanced By Golden Run?

How Flexible Will Golden Run Be Regarding "Civic Sites?"

How Is "New Urbanism" Related To Golden Run?

What Will The Density Of Golden Run Be?

How Many People Will Golden Run Add To Erie's Existing And Ultimate Population?

Why Does Erie Need Golden Run At All?

What Developers Or Builders Are Behind Or Involved With Golden Run?

Will Golden Run Help Provide New Tax Revenue To Assist Erie With Its Debt?

How Can Golden Run Promote Economic Activity And Serve As A "Business Incubator" For Erie?

What Are Some Of The Commercial Building Options Golden Run Will Offer?

How Do We Know Golden Run Will Work?

How Will Golden Run Relate To Old Town Erie And Other Projects Around It?

What Is "Mixed-Use" Zoning?

Can You Explain "Grids Versus Collectors And Cul-De-Sacs?"

What Will Golden Run Look Like?

When Is Golden Run Going To Happen?

How Is The Public Invited To Participate In Golden Run?

Are There Links For More Information?

How Often Will The Web Site Be Updated?

How Can I Contact Golden Run Team Members?

Exactly Where Is Golden Run?

Golden Run is slightly southwest of old town Erie on the North Half of Section 25. The land is bordered by the Johnson Communities Country Fields' "Canyon Creek" subdivision to the north, Weld County Road 1 to the east and North 119th Street to the west. Canyon Creek lies between Golden Run to the south and Leon Wurl Parkway (Isabelle Road) to the north. Arapahoe Road is one-half mile to the south of Golden Run.

The site already is surrounded by the Town and is an obvious fit. This was why the property was included in the Erie Influence Area and anticipated for annexation in the 1994 Intergovernmental Agreement signed by the Town of Erie, the City of Lafayette, and Boulder County. To the east is property all of which has been annexed to Erie. It is zoned for commercial and light industrial uses (it is one-half mile in length). The same applies to the eastern half of the southern border (also one-half mile in length). The entire northern border (one mile long) is the Canyon Creek subdivision, which already is under construction. To the west (a one-half mile border) are homes built on large-sized lots in unincorporated Boulder County. Back to the southern border, on its western half (one-half mile in length) is Boulder County Open Space. Overall, this means that about two thirds (67%) of the property borders the Town - far in excess of the 16% minimum requirement for annexation and another indication of the "fit" of the property.

The property is part of Erie's "Southwestern Gateway" in that North 119th Street accommodates a large number of people coming into Town. With Leon Wurl Parkway now open, North 119th Street will become a major route to Old Town Erie and to I-25. As a result, we have designed the western side of the project to make it more attractive for people driving by and for those living in the area. The same aesthetic objectives apply to County Line Road, as our conceptual plan shows. Our goal is to have people enter Erie at our border and be impressed with what they see. Finally, the property also is a natural fit from the perspective of law enforcement - with its annexation providing a half mile of inclusion on each of North 119th Street and County Line Road. This closes the current gap between annexed properties which are part of Erie but which, today, are separated by stretches of unannexed land..

How Large Is Golden Run?

Golden Run totals approximately 330 acres. The property is approximately one-half mile going North-to-South and approximately one mile going East-to-West.

How Did Golden Run Get Its Name?

Golden Run was derived from three sources. The first is the Harbers' desired emphasis on meeting the needs of mature adults. As they experienced firsthand the importance of caring for older family members and as they saw, over the years through their volunteer and charitable work, how the needs of older Americans often get ignored in a society focused on "being young," the Harbers decided to try to include addressing the needs of those over 50 years of age as an integral part of the community they were planning. Keeping families together and preserving long-time relationships are critically important principles. Understanding that older citizens cannot be bunched into one description or group, and knowing that they have a wide range of needs also came into play as Golden Run was being developed conceptually.

The second source were the beautiful golden sunrises and sunsets experienced on the property. Whether it be early morning light on the horizon or the snow-capped mountains or the evening amber often burning in the western skies, the color of those golden rays and golden reflections made Golden Run a natural name.

Third, and finally, the Harbers have been long-time raisers of Golden Retriever puppies for Guide Dogs for the Blind. They began serving as certified volunteer Puppy Raisers almost two decades ago and have seen their dogs graduated to help blind people in many ways. They have had Golden Retrievers continuously for almost three decades and bought the property, in part, to give their dogs a wonderful place to run and play.

It's easy to see why "Golden Run" is so fitting a name for the project.

How Did Golden Run Get Started?

The property owner, Aaron Harber, has lived on and farmed the property for the last 11 years (since 1989). As he farmed their property, he found that farming was not a use which was meeting with widespread support in the area as more people moved in to Erie and Lafayette. He found that traditional farming practices were in conflict with the new and growing population and concluded that he ultimately would not be able to continue his farming operation. As he watched development engulf him, he decided he needed to do something about what was happening. At that point, Golden Run was just an idea based on Mr. Harber's desire to do "something different" to counteract all the development occurring around him.

A few years ago, after having received unsolicited offers for the property, he began to meet with large and small developers, builders of all types, planners from the area, and talked with neighbors, friends, and citizen groups in Erie. While researching other developed areas of the Front Range, Mr. Harber developed concerns about the shortcomings of typical suburban development. He concluded many people's needs are not being met in our suburbs as we are currently building them. Mr. Harber began to search for alternatives and ways to improve both the process and the "product."

The Golden Run conceptual plan maps out the first few steps down a road that ends up in a diverse and interesting community of neighborhoods and villages, where young and old and everyone in-between can find a place to be and to stay. The goal is to build a model that sustains a more balanced life with less driving and more walking, with less uniformity and more variety. This is where Golden Run begins to be very different.

How Do The Owners Of Golden Run Differ From Traditional Developers and Builders?

The Owner of Golden Run, Aaron Harber, knows hisperspective differs from those who are professionally involved in development for a number of reasons. First, he lives in the Erie community and plan to be there for the rest of his life. What happens to his property and to Erie is going to be more important to him than to a developer or builder who wants to quickly build and sell as many lots and homes as possible and then move on to the next project - whether that be in Erie or, more likely, elsewhere. This is not said to criticize developers. That is the business they are in. However, it is not Mr. Harber's business. Second, he actually lives on the property and has attended to it for a number of years. He cares passionately about the kind and quality of development which will surround him and cares far more than any absentee developer or builder. Third, because he is in it for the long-term, he wants to do what's best for the Town. That means taking the time to find the best people "to do it right." Fourth, he understands that maintaining control over the project means he cannot sell everything to a developer. This means he may incur much greater financial risks. Nevertheless, by ensuring that high standards are met, he believes he will realize far more meaningful rewards - i.e., the creation of a quality project and a contribution to the further formation of a long tradition of creating "community" in Erie.

Who Are The Team Members Planning Golden Run?

Golden Run has assembled an exciting group of people to create its plan. These include Fenno Hoffman (the principal of FENNO HOFFMAN ARCHITECTS, P.C. -- an architectural firm), Jeff Ruppert, P.E. (president of ODISEA, an engineering firm and a proponent of environmentally sustainable development), Ed Byrne (an attorney and urban planner specialized in regional planning services and focused on "Smart Growth" and creative land design), Carl Oldham (a Realtor who is a long-time family friend of the Harbers who has extensive expertise in real estate marketing), and Zac Adler, president of VISIONARY WEB SOLUTIONS, LLC (the design and implementation principal for Golden Run's public access). They are professionals with a different perspective on growth. They seek ways to achieve designs which are aesthetic, environmentally-sound, and compatible with the area. They are sensitive to special needs and look at this project as an opportunity for everyone. They have great latitude creatively because I am not a developer or builder. That is a huge advantage. While developers and builders are forced to consider everything from a financial perspective and have to move from one project to the next, that isn't the case here. Together, we all can do what truly is best for everyone. We can make decisions which result in a higher aesthetic component. We can strive for much higher quality. We can and want "to do it right."

How Will Golden Run Be Different From Other Developments In Erie?

All along the Front Range, a diverse and growing population is asking questions about how to live. Cookie-cutter houses and developments won't provide all the answers. For this project, a master planning team has been studying the land, ecology, surrounding properties, regional development patterns, demographic trends, Erie's current Comprehensive Plan, and the comments from a wide variety of people, many of whom are looking for different answers to traditional development. The team has considered these influences and combined new (and old) neighborhood planning and urban design techniques to create a conceptual plan that is both traditional and innovative. The biggest difference about Golden Run is the variety of buildings, activities, neighborhoods and people that will be encouraged to share a mix of overlapping and walkable places that are connected by an understandable plan that preserves huge amounts of open space.

The plan for Golden Run's "open space" includes many different kinds of landscape. Some land will be irrigated grass (wet) and some will be restored to natural prairie (wild). Tree-lined avenues and grassy linear public parks will connect a variety of neighborhoods -- some of distinct character and some mixed-up. Landmarks like bell towers, fountains and squares will help people find their way around the project and create natural gathering places for all ages. Bike paths and trails will link neighborhoods to their parks and everything connects to a large natural wildlife habitat and pond.

For the majority of the Front Range population who are not families raising children (for example, young graduates and senior citizens), Golden Run will provide alternatives to the single family dwelling. Many downtown buildings will have apartments over shops or offices. Some buildings will have Live/Work studios. Some will be traditional apartment houses, designed to be both affordable and elegant, for those on fixed incomes. For shoppers, the commercial and mixed-use areas will be within walking distance from anywhere in the project. All of these buildings will be built close to the street so architects are encouraged to use human-scale details designed to be seen close-up and at walking speed. This kind of detailing is reminiscent of old towns without phony historicism.

People want peace and quiet and vitality, too. At the heart of the Golden Run project is an effort to encourage healthy social interaction between many different "parts" of a community. Allowing a mix of uses and adjacent activities in one area lets the different parts of peoples lives blend together. Golden Run will contain many different building types from estate-size lots for families to garage apartments to live/work studios for artists or people growing small businesses to purely commercial spaces for all sorts of activities. Watching other people is what makes mixed-use neighborhoods safe and delightful on a "24/7" basis. A good example of a healthy mix involves seniors - a commonly missing element in community planning. Typically, seniors are banished, either economically or otherwise, to lonely and isolated homes, approachable only by car so nobody under driving age is admitted unless accompanied by an adult. Why are seniors like "R" rated movies? Banishing seniors removes precious wisdom from our communities. Golden Run is planning several affordable alternatives for seniors that are walkable. Children will be able to visit grandparents on foot, often, without their parents. That's good for kids, good for parents, and good for grandparents. Golden Run will use these principles and this kind of planning to bring people together -- not build them apart.

What Will The "Senior Focus" Be For Golden Run?

As the name of the project connotes, Golden Run is to be a "mature-adult friendly" environment which offers a full range of housing and life-style options to people 50 and over. This is attractive to many of us as we reach that age ourselves or who already have elderly parents who want to become or remain part of the community. These are needs in the broader community we can help meet. Our mixed use approach provides for single people, young families, middle-aged folks, seniors, empty-nesters, and those needing independent living facilities and even higher levels of care. With such a mix, we can help keep families together so they can stay in touch and be involved with each other for entire lifetimes. Our plan for large open spaces and lots of small parks - within easy walking distance of everyone - also accommodates those who cannot go too far but want to remain active. In addition, our main retail sites and satellite sites will provide easy access to services for everyone.

What Are Some Of The Environmental Considerations For Golden Run?

Golden Run could help define what a truly "green" project is all about. Land-shaping design, siting of homes for maximum solar gain (to reduce utility usage), special building designs, and overall planning are very important but the Golden Run Team would like to take the next steps to a higher level. A community designed with recycling in mind (with community composting and recycling centers), with wastewater reduction and gray water systems as part of the original plan, with a unique wildlife habitat created from what was a man-made irrigation pond, with alternative and green building materials encouraged, and with community gardens for all to participate in and enjoy, all are significant features to be considered for incorporation into final designs before a single structure even is built. Having "green areas" which include open spaces, parks, tot lots, streetscapes, special landscaping, and similar viewing areas which are triple the size of what normally is expected also are goals Golden Run has. Reducing traffic and car usage by allowing live/work units and creating on-site employment opportunities are important design elements, too.

What Are Some Of The "Special Areas" Which Will Be Created, Preserved or Enhanced By Golden Run?

The Golden Run Team seeks to maximize the "green areas" within the property. This means saving the existing Pond and expanding the wildlife area the Harbers have developed around the Pond over the past decade. This could be an extraordinary area. Rather than build high-end, multi-million dollar waterfront houses around the Pond (which had been proposed by some developers), the Harbers want to see this special area preserved and expanded. Similarly, while a typical development may have offered 30 acres of open space, the Golden Run Team has achieved almost 140 acres of parks, open spaces, civic areas, trails, and private or otherwise restricted "green" areas. This represents about 42% of the entire land surface. If this goal can be achieved in a manner which shows other developers that it makes economic sense, this project could help set a new standard for land use and urban sprawl reduction.

The project's design also creates visual buffers so the neighbors (especially the long-established ones to the west) are not affected by the project and so mountain views are maximized for everyone. These elements also bring aesthetic qualities to the entire project from which everyone benefits.

All trails and open spaces are linked internally on the site so everyone has access to them. A trail system is planned to provide two to four miles of running, jogging, walking, and exercise opportunities for the entire community. Everyone also is within easy walking distance of a park, trail, tot lot, the Pond, or a similar amenity. The Golden Run Team is designing external links, with an emphasis towards Old Town Erie and the developments around the property. Additionally, the Pond and wildlife habitat area someday could be linked to the Boulder County Open Space to the south.

How Flexible Will Golden Run Be Regarding "Civic Sites?"

Golden Run is prepared to designate both a Park site and a Civic site as a benefit to the entire community. This is in addition to its plan to maximize "green" or open spaces. While preliminary discussions with Town staff have involved using the Civic site for an elementary school, Golden Run also is willing to consider it as a site for a Senior Center, Public Library, Recreation Center, Performing Arts Center or other community facility. It is possible that a school may not be necessary, especially with another elementary school already being built across North 119th Street (west of the property). If the demand for a school simply does not materialize (and this may be due, in part, to the project's emphasis on mature adults), other civic uses may become more attractive. Golden Run is completely flexible and will discuss any possible use which benefits the project and the greater Erie community.

How Is "New Urbanism" Related To Golden Run?

The Golden Run Team is attempting to select the best New Urbanism has to offer and tailor it for Erie and this particular site. Using a more compact planning approach, as provided by New Urbanism, will save money on utilities and create a greater sense of neighborhood. It also provides the opportunity to create more open space and not block Front Range backdrop view corridors. With New Urbanism's mixed use approach and range of building options, people can work, shop, and play closer to where they sleep, and often do these activities without their cars. New Urbanism is an alternative to "Urban Sprawl." Through better land use and design, a human-scale place to live can be created -- where buildings and streets relate to each other in ways which encourage people to experience them on foot. Such a plan is for people - not cars. By having homes close to services (such as offices, retail, and transit), Golden Run can achieve a much livelier mix of uses which promotes social interaction. New Urbanism also exchanges smaller lot sizes for more parks, open spaces, and other green spaces. This allows the land to not be so cluttered. If one looks at many developments done over the past few decades, lots are allocated and housing is constructed so there are few "green areas." In these instances, the land almost is completely covered up with houses and streets, with little else left. New Urbanism counters this with a much more humane approach and a livelier design. Varying the sizes of both lots and buildings, organizing streets with a hierarchy of scale, and providing landmarks are just some of the tools New Urbanism employs. New Urbanist designs strive to create a "sense of place." The Golden Run plan is designed using both historical and new tools so the result is a place which is vital, active, and ecologically sound. The ultimate goal is to provide a happier, healthier place to live.

What Will The Density Of Golden Run Be?

The project's density compares favorably to the Canyon Creek subdivision across the property's entire one-mile northern border (i.e., approximately 2.9 units per acre) yet provides over 300% more open space and green areas. The density has been the subject of discussion with Town staff for some time and has been lowered significantly from what was originally contemplated . It is consistent with the Comprehensive Plan and is minimally adequate to help create the "critical mass" needed for some of the anticipated commercial activity. That activity now also depends on residential development elsewhere but, because such development already is scheduled to happen, the lower densities on the site should be marginally sufficient. The site has long been designated for "Primary Urban Density" development and should continue to be viewed as a component of the critical mass Erie is seeking, especially to anchor Downtown. Furthermore, with an emphasis on "variety" in housing stock, Golden Run will offer a very wide range of housing and commercial spaces. While apartments can be used to create more opportunities for parks and open space, they cannot entirely replace the single-family housing element which is critically important. With clustering and by using smaller lots, desired densities can be obtained while increasing the amount of land preserved for parks, open spaces, and green areas. For this reason, "units-per-acre" calculations can be misleading. The real questions ought to be "What are we getting" and "What kind of communities will this design help us build?" By using compact designs and by clustering housing, this approach can maintain densities yet provide maximum open space and other green space. Golden Run believes its innovative approach is exactly what Erie needs today.

How Many People Will Golden Run Add To Erie's Existing And Ultimate Population?

Golden Run is expected to have 790 single family residential and mixed use-related units and possibly have a separate facility for senior citizens. Using a factor of 2.0 to 2.5 people per unit, Golden Run eventually will add approximately 1,600 to 2,200 people to Erie's ultimate population of 30,000 to 35,000 people. This would represent approximately 5% or 6% of Erie's population and about 4% of the population of the greater Erie area (i.e., including residents in the vicinity who remain in rural Boulder County or rural Weld County). With Golden Run's emphasis on mature adults and older generations, however, it expects a number of its residents to come from existing Erie area neighborhoods and, as a result, the actual impact of the project will be lessened. This emphasis as well as a separate focus to provide housing for younger people, to help them stay in the community, mean the average household numbers are likely to be at the lower end of the above-stated range. Furthermore, Golden Run's design intentionally mitigates traffic and pollution so as to minimize the environmental impact of the project. If it consists of a higher proportion of older people who are retired and who walk to the grocery store and to parks, for example, an ultimate population of 2,200 or even more on Golden Run could have less impact than a traditional development with almost half as many people. Golden Run is hoping to develop a separate senior facility and, if successful, would possibly add 200 to 400 more people to the total numbers for the project (i.e., in addition to the ranges stated above). This senior facility actually is one of the primary initial focuses of the Golden Run commercial development as it is seen as a possible anchor for commercial activities in the area.

Why Does Erie Need Golden Run At All?

With Erie growing steadily over the past several years and with many controversial issues raised recently, the time is right for Golden Run to formally become part of the Town in a manner which benefits the broader community. With all the discussion and debate regarding "growth," Golden Run's proposal is structured to make a positive contribution to that discussion. We believe that "Managed Growth," "Smart Growth," and "Controlled Growth," if done "right," can be good for the entire Erie community.

Golden Run offers Erie the opportunity to set a new standard for development and building that will make growth pay for itself, provide diversity in housing types and business space opportunities, and provide much-needed tax revenue for the Town. Golden Run will allow Erie to demand more of builders and developers by showing them projects designed with high municipal fees, large amounts of open space, variation in uses and architecture, and both environmentally and ecologically sound principles can be profitable for everyone - the developers, the builders, and the entire community. Nothing could be more important to the long-term future of Erie.

The philosophy of Golden Run discourages subdivision fences and encouraged gateways and avenues and connections. Golden Run uses an integrated planning approach. Golden Run is designed to fit its neighbors, not shut them out. Golden Run will set a good example by providing greater diversity in its housing stock and a better sense of urban design in its layout. Most of all, Golden Run will be the example which shows that Erie and other communities across the nation can expect and demand more of developers and builders. Erie can demand the quality of integrated planning featured at Golden Run -- a requirement which knits a community together. This project proves that these high standards and lofty goals can be imposed on all developers and builders, and that they are not unreasonable or unduly burdensome.

Finally, Golden Run expects to serve the needs of many older Erie area citizens who do not have many options in Erie or even in some nearby communities. Golden Run's particular focus on older adults should be a benefit to the entire community as Erie works to implement designs which bring and keep families together.

What Developers Or Builders Are Behind Or Involved With Golden Run?

Unlike most other projects, there are no developers or builders "behind" or involved with Golden Run. No third parties have any options on the land or any portion of the property. This is part of the intentional plan of the Harbers so the design they are seeking to be approved by the Town of Erie will then be guaranteed and difficult to change. Once the necessary approvals have been completed, Golden Run will seek partners who will stay true to the plan and intent of the Harbers.

While it is true such an approach will result in some builders and developers not being interested in Golden Run, the project's Team members are confident there will be plenty of interest in moving forward under the approved design. By not involving developers and builders at the early planning and approval stages, however, Golden Run can stay focused on its true objectives of serving the broader community and not on maximizing immediate profits.

In the long-run, however, Golden Run wants to be an example of how staying true to its principles actually can be financially beneficial to developers and builders willing to have patience. Golden Run's Team members are convinced that, because Golden Run will be such an attractive place to live, work, shop, play and recreate, that the demand for space in Golden Run will justify the extra cost of the project. Our goal is to help people across Colorado and around the country see Erie as a community which is solving problems related to growth in a creative and effective manner. By doing this, we can help developers and builders see it is financially possible "to do the right thing."

Will Golden Run Help Provide New Tax Revenues To Assist Erie With Its Debt?

Everyone on all sides of the growth debate agrees that Erie needs a reliable tax base for its future. Erie has issued millions of dollars in bonds to finance a number of capital projects. Erie administrators project that for the next three to four years, Erie will have enough income from existing building permits scheduled to cover daily operations of the Town. Projections are that by 2005, the Town of Erie will need to have a plan in place to continue to finance its debt. Traditional thought is that the Town simply could keep approving more of the status quo developments and use building permit fees to do this but many people - including Town officials and staff -- want something much better for Erie. Golden Run is an example of a mixed-use community who commercial activities could go a long way towards making a contribution towards the financial support of the entire Town. And Golden Run can make this contribution in a way which fits in to its surrounding environment and which minimizes the impact upon the land it sits. It can do this in an environmentally conscious and ecologically sound manner.

Golden Run is approximately one mile from Old Town Erie. Golden Run is ideally located to establish commercial connections to Old Town with an integrated planning approach. Golden Run will be positioned to build residential and commercial properties that have relationships with Old Town. These areas will provide Live/Work dwellings and an Urban Village, and will produce important tax revenues for the Town of Erie. There is considerable demand for this kind of community in the surrounding areas. Golden Run can serve this demand and utilize it for the best interests of Erie.

How Can Golden Run Promote Economic Activity And Serve As A "Business Incubator" For Erie?

The plan offers four concrete ways to promote economic activity. First, we have a substantial commercial/employment area for the property. It totals over one million square feet - right in sync with the Comprehensive Plan. Second, we are encouraging "work/live" opportunities to allow some limited living spaces above or next to small businesses. This will create opportunities for people to live near their places of work and can serve to reduce traffic. Third, we are incorporating reasonable work-at-home regulations to accommodate telecommuters and others who want to start small businesses at home. Fourth, we will incorporate sensible, limited commercial activity within the borders of residential developments. This will create more of a neighborhood "feel" and also will help reduce traffic by allowing residents to walk to neighborhood stores and shops. The combination of these four factors should make the site a "business incubator" for the entire Town of Erie by providing opportunities for start up and expand small businesses as well as for well-established firms. We look forward to working closely with Erie's Director of Economic Development, Ernie Witucki, and are especially interested in projects which coordinate the commercial and retail efforts of Golden Run and its neighbors.

What Are Some Of The Commercial Building Options Golden Run Will Offer?

Commercial and employment building designs will address a wide range of needs. The variety of types will be expanded from a traditional set to make the offerings and final designs more attractive. The space totals will exceed those contemplated in the Comprehensive Plan by only three percent but could be adjusted upwards, based on demand. Smaller business opportunities may exist throughout the project but the majority of activity will be concentrated in the eastern third of the property where a "walkable" commercial Village Center is contemplated. The range of offerings will be made large enough to accommodate the small businessperson just starting a venture all the way to prospective large corporate tenants. We are especially sensitive to accommodating the high technology needs of all businesses and will be working directly with providers to ensure the site is developed with the most advanced telecommunications infrastructure possible as an special attraction.

How Do We Know Golden Run Will Work?

The honest answer to this question is, "We don't know if Golden Run will be a success or not." The good news is that most of the ideas and principals used in Golden Run are not new -- they are timeless principles of good urban design used all over the world. This means that, while Golden Run may be experimental for the Town of Erie, it is using long-tested, tried-and-true practices established decades ago elsewhere in the country. In the United States, in the last century, Americans abandoned most of their urban structure and understanding when they sought to replace human legs with car wheels. When we started designing everything for cars, the rules of urban design changed, distances didn't matter, detail didn't matter, people could drive to the "country" everyday. When everyone did, the country became suburbia. We have been playing leapfrog to find the "country" ever since. Most developers have forgotten how to design anything but subdivisions and strip malls. Urban design works, but nobody has been doing it.

There is growing interest in "The New Urbanism" which is a congress of design professionals and developers seeking to promote traditional urban design. Several New Urbanist projects have been built around the country. Seaside Florida was the first famous one and Prospect, in Longmont, is a very recent one. These projects have been mostly successful as developments. Although the return on investment is usually higher, the payback is usually longer. This creates the perception of higher financial risk for New Urban projects. This perception of higher risk is distorted by comparisons with the appallingly low risk of a typical suburban subdivision, which is nearly effortless compared to planning a New Urbanism project. Those persons promulgating New Urbanism are working hard to educate the financial industry about the values and rewards of New Urbanism projects. Certainly The New Urbanism projects represent a major shift in thinking about land development, away from short term profits and towards long term investment. Following this shift in thinking, we should begin to see an increase in the quality of our built environment.

Golden Run is somewhat insulated from the conservatism of the financial community for several reasons. There is no particular rush to complete it. There is growing demand. The Front Range is known for seekers of balanced lifestyles and these seekers are starting to consider alternatives to single family subdivisions. There are few alternatives available to satisfy this new demand. (Denver's LoDo is one very successful alternative.) One of the innovations at Golden Run is our effort to combine traditional, suburban and new urban design. Abandoning everything suburban seems shortsighted. For many families, the fenced backyard is worth almost any cost. Golden Run will combine some more typical suburban product with its more innovative mixed-use and traditional neighborhoods. This gives the overall project the financial flexibility to offer both short and long term return schedules for different investors, which helps accomplish the project, as a whole. (This isn't a Faustian deal. Golden Run will include a variety of things, including some typical suburbia. Golden Run's diversity extends to include and celebrate our context.)

In conclusion, the probability is very high that Golden Run will be successful from all perspectives. By taking the extra time and by making the extra effort, Golden Run should overcome any obstacles and become a clear demonstration of the success a city can have "doing it right" and the success developers and builders can achieve by "doing the right thing."

How Will Golden Run Relate To Old Town Erie And Other Projects Around It?

Golden Run is very close to Old Town Erie. Many of the new developments that have been built or are planned are much further away. The Erie Comprehensive Plan shows a new commercial center for Erie at the crossing of Leon Wurl Parkway (Isabelle Road) and Weld County Road 1. Golden Run is close to both areas and can become a vital link that will connect the South-West Gateway to many of the planned or existing projects around the area. Many of these projects have only houses and roads and need Golden Run's open spaces, wildlife connection, pocket parks, mixed-use and commercial areas to be complete. Without Golden Run, most of these residents will need to drive to shop, meet a friend for coffee, visit an art gallery, buy a book, get their bike fixed, and so forth. It's better for everyone if they walk to Golden Run.

The Golden Run Team has a mission to consider how the look of Old Town Erie could be integrated into the project. This might mean doing something as obvious as constructing buildings which are a reflection of Old Town Erie (such as an elementary school using the Lincoln School exterior as a model) as well as planning links and trails into Old Town Erie and other parts of town. We would like to see permanent residents and people working on-site at Golden Run regularly walking and bicycling into Old Town for lunch or to shop. The specific features of the property, key design elements and our vision for the future, all will create a unique project in Erie which will be a credit to Erie's imaginative and leading-edge approach -- with the integration of Old Town a key component of this vision.

What Is "Mixed-Use" Zoning?

Most subdivisions use "exclusionary" zoning to separate land uses and activities. This can create sterile environments because houses are empty all day and towns are empty all night. People drive back and forth between the zones. Separating zones makes sense if power plants and large factories with 24/7 noise and smoke interfere with sleeping and clean air, but many other activities can be far more integrated, or at least much closer together, than current planning practice dictates.

Mixed-Use zoning allows different activities to occur in the same part of town. Residential apartments and townhouses are built over, or next to, shops and offices. People can walk home for lunch. Neighborhoods are lively and safe all the time. Some people call it "New Urbanism" but it's really an old idea.
Architecturally, mixed-use buildings can be more interesting to design and can provide affordable housing, like apartments, in a lively setting rather than an isolated one.

Mixed-use zoning is what was prevalent in America until the car began to dominate urban and suburban design. In recent decades, that design grouped everything by use so one had to travel from residential areas to shopping areas to work areas to recreational and play areas. Zoning was used to exclude, rather than embrace, multiple uses. Walking became impossible in these settings and Americans dependence on the automobile grew geometrically. Mixed-use designs provide for the integration of multiple uses so more is within reach of the people who do not want to be forced to get into their cars every time they leave their homes. Golden Run seeks to strike a reasonable balance deploying zoning and architectural covenants in a restrictive manner strategically while providing for many multiple use opportunities. In this manner, a small grocery store is allowed in a residential neighborhood and a park might be adjacent to a commercial area. Similarly, smaller shops and retail operations as well as small business office spaces might be located within easy walking distance of housing while a larger corporate office campus might be more removed from core residential areas.

Can You Explain "Grids Versus Collectors And Cul-De-Sacs?"

There are many issues surrounding street design and layout. Grids and collector systems are two common systems with different "side-effects."

The common "fenced subdivision" usually includes cul-de-sacs and collectors. Traffic is collected and concentrated into main arteries and dumped at points into the bigger system. The little streets usually are confusing and difficult to navigate. The curves make walking distances seem longer. Traffic gets progressively worse as one approaches the ends of the collectors. Only the people at the quiet end benefit.

Traditional, open, historical neighborhoods often have grid streets. Grids are more democratic -- they distribute traffic evenly across an area. Grids are easily navigated (3rd & Pine is easy to find, 34527 Winding Lane Trail isn't). Grids encourage walking because the destination often is visible and measurable (e.g., "four more blocks to go"). Grids encourage shared design elements such as pocket parks, city squares, and circles because you can find them easily. Grids allow for variation, such as diagonal boulevards, to become very special.

The spaghetti curves and cul-de-sacs of most subdivisions today are supposed to feel like country roads. They don't. In most of Colorado, country roads are straight.

What Will Golden Run Look Like?

To avoid the "cookie cutter" approach used by others, Golden Run is being designed with flexible building and zoning standards which encourage mixed uses and creative solutions for a variety of housing needs. Golden Run will add to Erie's diversity because it will not look like most developments. Housing types will include studio apartments over small retail outlets, live/work efficiency units, a mix of residential and accessory units, townhomes, patio homes, "empty-nester" homes, apartments and condominiums of all sizes, duplex and triplex units, co-housing (with an emphasis on seniors' needs) and other diverse senior housing, and there certainly will be traditional single-family homes but with a wide variety of shapes, sizes, designs, and prices. This diversity will provide accessibility for younger families as well as for our older citizens while better accommodating the needs of people at all the different stages of their lives. No one will be left out. Golden Run will look like part of a town which developed over the course of several decades, beginning at the turn of the century and will appear similar to a return to "The Good Old Days" but with modern amenities and higher standards throughout.

The conceptual plan is just the beginning. Golden Run cannot be understood with one drawing. There are many ideas, images, memories, even smells and sounds that contribute to a place. The design of Golden Run will evolve over time and use many urban design tools to evoke many things. It will certainly have brick buildings, wood buildings, many front porches, some steep pitch roofs, lots of trees and plants, relatively narrow streets, some picket fences, some double hung windows, and probably a few modern buildings too. Different architects, designers, builders and owners will contribute different things to Golden Run. The overall project would be better with the variety of a town than the look or style of a subdivision with a single, homogenous architectural style. It is very tricky to "plan" variety but it has been done before and can be done again. It just takes a little extra effort and planning.

When Is Golden Run Going To Happen?

The Golden Run project is now in the planning process. Annexation and zoning documents are on file with the Town of Erie. The property should be formally annexed in the next few months. However, actual development is not expected for some time. Golden Run will be the result of a long, careful and gentle planning process. It is everyone's intention to do "the right thing." One can anticipate a complex and interesting project that gets built gradually, as it best makes sense for everyone. There is no rush or pressure which might otherwise compromise quality.

Golden Run is taking a "Go slow" approach for another reason. We believe that the impacts of growth can be better addressed and mitigated if everyone has time to consider them. By growing incrementally - i.e., one portion of the project at a time - rather than all at once, Golden Run can adjust to the needs and requirements of the community. Impacts of growth also can be less severe by not adding large numbers in a short time-frame. These are models Golden Run will attempt to implement. If we are successful, other projects can utilize these techniques rather than

Golden Run's first priority is to work closely with the Town of Erie and with neighboring property owners to examine potential commercial and employment opportunities. While residential demand would normally result in the focus being on more housing, Golden Run has decided be different by first exploring what it might do to help grow the Town's commercial tax base. These discussions already have begun - well before the annexation and zoning process is completed.

How Is The Public Invited To Participate In Golden Run?

Mr. Harber has decided to invite the public to participate in the project at an unprecedented level as a means of establishing a new and higher standard for public involvement. He sees himself as a steward of the land and wants the public to participate fully in shaping decisions regarding Golden Run. He has decided to try to help set a new standard for public access first by placing the entire initial application on the Internet via this Web site -- www.GoldenRun.com. This was accomplished well before any formal review by the Town of Erie was scheduled to occur so all citizens would be well-prepared and well-informed before becoming involved in the process. By being on-line, the Golden Run team can enable any citizen to review the documents they have created at no cost. And this can be done at the convenience of the citizen - without having to make a trip to Town Hall or pay for photocopying costs. By making everything available for free on a 24-hour-a-day, seven-days-a-week basis, Golden Run believes it has achieved a degree of openness and disclosure unheard of prior to this effort. This is they way Erie can set a new standard for Colorado and the nation - by requiring all future submissions to be made electronically so they can be put on-line for the public's ease of access.

Well before even submitting its proposal, the Golden Run Team held discussions with Town staff, with many of the Harbers' neighbors, and with some of Erie's most vocal growth control proponents. We have been humbled to have been thanked for this outreach effort. And the proposal which now has been submitted to the Town has been modified substantially based on the suggestions made by citizens and staff. For example, the Town staff had us lower the total unit numbers, the neighbors encouraged us to emphasize our buffers, and the growth opponents helped us understand that, by doing something different, this annexation could benefit the entire community.

The Golden Run Team also has scheduled seven meetings which are open to the public and will publicize these extensively to encourage all Erie area citizens to attend. Golden Run wants to include those who may not formally live in the Town of Erie but who live in the greater Erie area (i.e., in rural or unincorporated Boulder County or Weld County as well as in neighboring towns) because it sees this project as potentially having regional impacts. Golden Run recognizes this and believes a truly open process will embrace this perspective and will encourage the maximum - not the minimum - number of people to participate.

We believe we will receive the endorsement of Town staff, assistance from most of our neighbors, and support from some people publicly recognized solely as growth control proponents. We plan to continue to hold "town hall" meetings throughout the project's life. We also have tried to complete everything at the beginning of the process - including a draft Annexation Agreement - so the Town would have as comprehensive a package as possible. We hope this helps improve and expedite the approval process.

Are There Links For More Information?

Golden Run has provided links to other sites to help our visitors become more knowledgeable and excited about the changes in Land Use that are happening all around the United States. There are many small but loud voices from creative and brave individuals who are fighting to improve the quality of our environmental design. We will continue to update everything here, as it develops.

Golden Run also provides links to sources of data that can be helpful to anyone examining growth today as well as a link to the Town of Erie itself, which maintains a leading-edge Web site.

How Often Will The Web Site Be Updated?

The Golden Run team hopes to update the Web site every few weeks during the approval process and periodically thereafter on a bi-monthly basis. Your comments and suggestions are welcome. Please contact us at any time.

How Can I Contact Golden Run Team Members?

Send e-mail to Carl Oldham, General Manager of Golden Run to Carl@GoldenRun.com or write to him at Golden Run, Post Office Box 666, Erie, CO 80516-0666. You can write to any of the Golden Run Team members at that address. You also can send e-mail to any of the other Team members or add them to your own mailing list by clicking here to get Ed Byrne via Ed@GoldenRun.com, Aaron Harber via Aaron@GoldenRun.com, Doreen Dec Harber via Doreen@GoldenRun.com, Fenno Hoffman via Fenno@GoldenRun.com, and Jeff Ruppert via Jeff@GoldenRun.com. All of them would be pleased to hear from you at any time so do not hesitate to contact any or all of them.

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