Erie Planning Commission Meeting - March 21, 2024

The Erie Planning Commission met on March 21, 2024, to receive updates on the town's affordable housing strategy, including a housing needs assessment gap analysis, the proposed inclusionary housing ordinance and affordable housing impact fee, and an update on the I-25 Gateway development plan. No votes were taken on these items, which were presented for discussion and future action.

Consent Calendar

• The agenda for the meeting was approved unanimously.
• The February 7, 2024 meeting minutes were approved unanimously.

Public Comments & Testimony

• No members of the public provided comments. Housing Management Analyst Eric Leverage introduced himself to the commission, highlighting his background in affordable housing policy.

Discussion Items

• Affordable Housing Strategy Update: Staff presented a comprehensive update on the town's affordable housing initiatives. The affordable housing goal remains 12% of all housing by 2035, with current attainment estimated at 1.3-1.4%. The average home price in Erie was $730,000 in 2022, requiring an income of $173,000 to afford. A gap analysis revealed significant shortages of rental units affordable to households earning 50% or less of Area Median Income (AMI), and no homes sold in 2022 were affordable to households at 50% AMI or below. Staff proposed adopting the 2023 Housing Needs Assessment (with a new addendum) as a formal policy document. The presentation also introduced two new tools: an inclusionary housing ordinance (requiring a percentage of affordable units in new developments, with options to build on-site, provide land, or pay a fee in lieu) and an affordable housing impact fee on already-permitted units (inspired by Lafayette's model) to generate funds for affordable housing. Staff emphasized that the inclusionary ordinance would be part of the development code and enforceable. Commissioners discussed concerns about fee-in-lieu options potentially undermining unit production, the importance of branding and public education to combat stigma, and the need for diverse housing types to support live-work-play communities and critical workers like teachers and first responders.
• I-25 Erie Gateway Entitlement, Financing, and Infrastructure Planning: Planning and Development Director Sarah Normella provided an update on the I-25 Gateway project, a 1,200-acre area at Erie's eastern border. The town owns 255 acres and is leading the development of a Planned Development (PD) to create a mixed-use, walkable, denser community with a strong regional presence. The draft plan includes nine street typologies, a focus on complete streets, and a phased approach to bring in sanitary sewer and other infrastructure. Financing will likely involve urban renewal tax increment financing (TIF) and metro districts. Commissioners expressed strong support for the plan's vision, highlighting its potential for job creation, regional retail, and transit readiness. Discussion included the need to coordinate with adjacent properties (e.g., North Station by CDG) and the possibility of a future interchange at County Road 10. The final PD is expected later in 2024.

Key Outcomes

• No formal votes or decisions were taken on the affordable housing strategy or I-25 Gateway plan.
• Staff will return to the Planning Commission in the coming weeks to request support for adopting the Housing Needs Assessment (with addendum) as a policy document, and will continue to refine the inclusionary housing ordinance and impact fee details.
• The I-25 Gateway PD process will proceed with further community outreach on traffic and mobility in March 2024.
• The regularly scheduled March 6 commission meeting was cancelled to accommodate the joint study session on March 5.