Boulder housing board backs 90-day review for qualifying affordable projects
The proposal would eliminate some Planning Board reviews and affect an estimated one or two projects a year; City Council is scheduled to consider it this fall.
Boulder’s Housing Advisory Board unanimously recommended a 90-day review process for qualifying affordable housing projects, a change city staff say is needed to preserve the city’s eligibility for future state housing funds.
Under Ordinance 8781, at least half of a project’s homes would have to meet the affordability standard to qualify. Staff described that standard as housing costs no higher than 30% of household income, with household income capped at 60% of area median income for rental homes and 120% for ownership homes. The 90-day deadline would start when an application is deemed complete, staff told the board.
The proposal would shorten reviews by eliminating the Planning Board’s ability to call up certain administrative decisions and some automatic Planning Board hearings, including hearings for site reviews seeking a height modification. Staff estimated that about five projects over the past five years would have met the proposed 50% affordability threshold — roughly one or two a year.
The proposal would retain an appeal route to the Planning Board. Applicants could appeal a denial or conditions, while neighbors could challenge an approval, using the same criteria as the initial review. Staff described appeals as uncommon and said administrative details, including extensions, were still being developed.
City Council discussions included whether to lower the affordability threshold to 25%. Staff estimated that threshold would have covered about 10 projects over five years, but said the council had settled on starting with 50%. The Housing Advisory Board also urged the council to consider expanding expedited review in future work; that recommendation does not change the proposal before the council.
Colorado’s Proposition 123 fast-track rules require local governments to implement an expedited review process by Dec. 31, 2026, to remain eligible for future funding. The state says the process must take effect Jan. 1, 2027; eligibility does not guarantee a specific grant. Boulder’s code-change page schedules a City Council first reading for Oct. 15 and a public hearing and second reading for Nov. 19. The Colorado Department of Local Affairs explains the state’s deadline and fast-track requirements.