Erie Planning Commission Meeting – May 8, 2025

The Erie Planning Commission met on May 8, 2025, at 6:30 PM in Council Chambers to consider four agenda items: a withdrawn development plan, proposed code amendments for accessory dwelling units (ADUs), assembly uses, and minimum parking; a resolution to remove alternative standards for affordable housing projects; and a site plan for the Erie Air Park Replat D Subdivision. The meeting included presentations from staff and applicants, public testimony, and commission discussions. No public comments were received during the general comment period, but one speaker testified in favor of the Air Park project.

Consent Calendar

• Unanimously approved the meeting agenda and the April 16, 2025, meeting minutes.

Public Comments & Testimony

• No public comments were offered during the initial public comment portion.
• During the Erie Air Park public hearing, Steve Francine, owner of Hangar #1 at Erie Airport, expressed support for the development, noting that design changes accommodated aviation and that he would consider relocating his business to Erie.

Discussion Items

I-25 Gateway South PD-DP Withdrawn

• Chair Burns opened the public hearing at 6:34 p.m. and announced the application had been withdrawn. The public hearing closed immediately with no further action.

Amendments to Title 10: ADUs, Assembly Uses, and Minimum Parking

• Staff (Sarah Nurmela and Chris LaRue) presented proposed UDC amendments to comply with state laws HB24-1152 (ADUs) and HB24-1304 (minimum parking near transit), and to resolve conflicts with the Religious Land Use and Institutionalized Persons Act (RLUIPA) regarding assembly uses. Key changes include: creating a new "place of worship" and "community center" definitions; requiring ADUs by right on single-family lots with administrative approval, no owner occupancy requirement, and no parking mandate (with limited exceptions); and eliminating minimum parking requirements within ¼ mile of transit stops for multifamily, adaptive reuse, and mixed-use projects that are at least 50% residential.
• Commissioners questioned the applicability of transit parking rules to Erie's Jump bus line (service frequency), the impact on HOAs (which can no longer prohibit ADUs), design standards, short-term rental implications, and water tap fees for ADUs.
• The commission voted unanimously (6-0) to recommend adoption of Resolution P25-05, with a Town Council public hearing scheduled for June 10, 2025.

Removal of Alternative Standards for Affordable Housing Projects

• MJ Adams, Affordable Housing Manager, presented the proposal to repeal Chapter 6 (alternative standards including density bonuses up to 25%, no minimum lot size, reduced setbacks, and alternative equivalent compliance) and Chapter 7 (administrative development review) for affordable housing projects. This was directed by Town Council after learning from earlier applications.
• Extensive discussion ensued: Commissioners Braudes and Baham expressed strong opposition to removing incentives without a replacement, arguing it undermines affordable housing goals and contradicts the UDC's stated purpose of providing development incentives for an economically balanced community. Commissioner Sawusch noted the need to separate expedited review from alternative standards.
• Staff explained that the process was adopted early for Proposition 123 compliance but that state guidance has since clarified; the town has until the end of 2026 to remain compliant. No current applications use the fast track.
• After debate, Commissioner Sawusch moved to continue the item to July 2, 2025, to allow the commission to meet with Town Council and develop an alternative resolution. The motion passed unanimously (6-0).

Erie Air Park Replat D Subdivision – Site Plan Approval

• Staff presented a proposal for a 10.3-acre site with five buildings (four at 37,500 sq ft each, one at 21,875 sq ft), 185 parking spaces (exceeding requirements), 27 hangars with taxiway access, and design consistent with Phase I.
• Applicant Zach Nassar (Nassar Development) highlighted $6.3 million in public improvements (replacing an asbestos concrete water line, extending sewer, and installing a traffic signal at Hwy 7 and Airport Road) and the economic success of Phase I (21 businesses, dozens of jobs).
• Public comment: Steve Francine spoke in favor.
• Commission questions addressed building elevation compliance with UDC design elements (three required features), bike parking near Building 300, traffic flow and the new signal, flooding/geotechnical issues, utility adequacy for light industrial use, and aircraft/parking interaction.
• The commission unanimously (6-0) approved the site plan via Resolution P25-06.

Key Outcomes

• Approved (unanimous): Meeting agenda and April 16 minutes.
• Approved (unanimous): Resolution P25-05 recommending ADU, assembly use, and minimum parking code amendments to Town Council.
• Continued (unanimous): Resolution P25-07 regarding affordable housing alternative standards – continued to July 2, 2025, for further discussion and possible Council work session.
• Approved (unanimous): Resolution P25-06 approving the Erie Air Park Replat D Site Plan.
• Staff announced: Possible cancellation of the May 21, 2025 Planning Commission meeting; decision by May 16.