Council adopts expedited review policy to speed affordable housing approvals

The Grand Junction City Council on Wednesday adopted a revised expedited review policy intended to accelerate approvals for qualifying affordable housing projects and keep the city eligible for Proposition 123 funds.

Planning manager Nikki Galehouse told council the revised policy aligns with state guidance and requires a final decision within 90 days after the city receives a complete application for a qualifying project. Qualifying projects include any development where at least 50% of units meet the policy’s affordable definition (rental units at or below 60% area median income [AMI]), any project proposing to use Prop‑123 funding (including equity or concessionary debt), or projects relying on the city’s affordable and attainable housing incentive (Resolution 45‑25).

Galehouse said completeness and sufficiency reviews are part of the new process. “Completeness is fairly simple to pass,” she said: documents must be named properly, ADA‑compliant and present. Sufficiency requires enough technical content for review and is checked by multiple departments; applicants are returned clear feedback if resubmittal is required. Participation in the expedited review program is voluntary, Galehouse said; success depends on an active collaboration between applicant and city staff.

Extensions: The adopted policy allows extensions in limited circumstances — when requested by an applicant, required by state law or court order, needed to comply with external agency reviews, or by the city in limited conditions. Staff described the provision as necessary because some outside reviews (for example, state or federal agencies) can legally delay final decisions beyond local control.

Council action and rationale: Councilmember Ballard moved adoption of the revised resolution; Mayor Pro Tem Lutz seconded. The council approved the resolution by voice vote, 7‑0. Council members asked how the policy defines the 50% affordable threshold and how the city will manage sufficiency checks; staff clarified that for rental products at least 50% of units must be at or below 60% AMI to qualify (the policy does not use a project average) and that sufficiency checks are returned to applicants within a predictable schedule.

What this changes: Previously, local administrative timelines used shorter first‑round windows and resubmittal slots; the new policy replaces that sequence with a single 90‑day decision window measured from a complete and sufficient submittal in order to comply with state requirements and remain eligible for Prop‑123 funds.