Planning Commission Discusses Rescission of Affordable Housing Expedited Review – June 18, 2025

On June 18, 2025, the Erie Planning Commission held a meeting at 6:31 PM in the Council Chambers (645 Holbrook Street) to discuss a potential rescission of Ordinance 017-2023, which established an Expedited Review Process and Alternative Standards for Affordable Housing projects. The discussion was informal, with a final recommendation vote scheduled for the July 2, 2025 meeting. Commissioners, staff, and one public commenter addressed the implications of removing the ordinance, including impacts on state Proposition 123 compliance, developer incentives, and community housing needs.

Public Comments

• Krista Points (1770 McCullum Drive, Erie) expressed strong support for the existing affordable housing program, emphasizing its role in helping families experiencing divorce or single-parent households, and enabling educators and other essential workers to live in Erie. She cited that approximately 2,800 Erie households have children, and based on trends, about one in three (roughly 850-1,000) will experience divorce before children graduate. Each year, around 100 newly single parents seek family-friendly housing on a single income. She noted only 10-15 affordable rentals are available monthly, leading to family displacement and disruption of community cohesion. She urged the Commission to keep the fast-tracking of affordable housing in place.

Discussion Items

• Agenda Item 25-353: Discussion of rescission of Ordinance 017-2023 (Expedited Review for Affordable Housing). Chair Burns provided background: the Town Council directed staff (March 4, 2025 study session) to consider rescinding the ordinance due to concerns over the lack of public hearings and administrative site plan reviews that bypass Council input on final approvals. Chair Burns raised concerns that rescinding without a replacement would leave no incentives for affordable housing development and potentially jeopardize eligibility for state Proposition 123 funding (requires an expedited review process by November 2026). Mayor Moore indicated interest in revising the ordinance in fall 2025/winter 2026 to address Council concerns while remaining compliant.

Key points from discussion:

• MJ Adams (Affordable Housing Manager) clarified that the current ordinance is an early adoption and not yet required for Proposition 123 compliance; the state deadline is November 2026. She noted ongoing work with a regional consultant to align Erie’s program with state guidance.
• Commissioner Sawusch argued against simple rescission, stating that affordable housing (or “income-appropriate housing”) is needed for teachers (starting salary $52,644), police ($72,700), firefighters, and retail workers. He cited current sale prices (e.g., Achieve Homes starting at $385,000) far exceed what these workers can afford using the 30% housing cost metric. He expressed distrust in general public opinion surveys, preferring statistically valid data.
• Commissioner Braudes raised procedural concerns: an applicant could receive rezoning approval and then later request the expedited administrative review, bypassing Planning Commission and Council for preliminary plat and site plan. He noted this could allow a large development (e.g., 1,000-2,000 units) to receive a 25% density bonus without public input. He questioned the lack of a maximum unit threshold and the current ordinance’s vagueness on when the fast-track option is invoked.
• Commissioner Baham echoed concerns about large developments using the process and noted that the town lacks data on current application review times (past averages: site plan 273 days, final plat 234 days, preliminary plat 333 days). He stressed that a 90-day review clock (as in Prop 123) would strain staff.
• Commissioner Hemphill emphasized that rescinding now without a replacement sends a negative signal to developers and risks losing momentum. He supported keeping the ordinance in place while working on revisions.
• Commissioner Booth noted that the planning director has discretion to require public hearings even under the expedited process, and staff can reject inappropriate applications. He argued that simply repealing now, with only a promise to revise later, is risky.
• Discussion of Alternative Standards: The alternative standards include up to 25% density bonus, no minimum lot sizes, up to 25% reduction in setbacks/lot widths, and alternative equivalent compliance for parks, trails, parking, etc. Some commissioners expressed concern that these could be used to circumvent existing zoning density limits.
• Proposition 123 requirements: To remain eligible for Prop 123 funding (which provides money for affordable housing projects), the town must have an expedited review process by 2026. Current ordinance goes beyond state requirements (e.g., allows higher AMI limits). The 90-day “shot clock” applies from a complete application to decision for qualifying projects, but state guidance on what applications it covers is still unclear.
• Metropolitan district policy: Some developments (e.g., northwesterly) already have affordable housing requirements via metro district service plans, which could make them automatically eligible for the expedited process under current code.

Key Outcomes

• No formal vote was taken; the item was continued from the May 7, 2025 meeting to the July 2, 2025 Planning Commission meeting for a final recommendation to Town Council.
• The Commission directed staff to consider potential modifications such as: limiting the expedited process to smaller developments (e.g., under 100 units), requiring that the decision to use the process be made and publicly recorded at the time of rezoning, and ensuring the planning director retains authority to refer applications to public hearings.
• Chair Burns noted that the Commission may also consider crafting its own UDC amendment as an alternative to rescission, though any recommendation would need to be aligned with Council’s intent.
• Staff reported that Kelly Driscoll (Planning Manager) will return by the July 2 meeting, and that an advanced agenda template is in development.
• The meeting adjourned at 8:50 PM.