Department of Community Development
Reference: East Ridge Addition PUD Major Amendment
To: Mayor Gregory Mills and Members of City Council
Through: Michael P. Martinez, City Manager
Prepared By: Stephanie Iiams, AICP, Associate Planner
Date Prepared: October 23, 2026
PURPOSE
The Major Planned Unit Development (PUD) Amendment application (the "Application” or the “Amendment”) before the City Council is for an approximately 1.34-acre property (the “Property”), generally located to the north of Egbert Street, south of East Bridge Street, east of South 22nd Avenue and west of South 27th Avenue. Currently, the Property is zoned East Ridge Addition PUD. Pearce Miller is the project contact working on behalf of the Property owner and applicant, the City of Brighton (the “Applicant”). The Applicant is requesting to modify the approved land use regulations for Lot 4 of the East Ridge Addition. As such, the Applicant is requesting a Major Planned Unit Development (PUD) Amendment, which is a form of a zoning map amendment, also commonly known as a rezoning.
PROCESS
A Zoning Map Amendment is the second step in the land development process with the City (Annexation > Zoning Map Amendment > Platting > Site Plan Review > Permits). Before development can proceed, a site plan will need to be administratively approved and permits issued. All applications will be reviewed using the proposed PUD Amendment for all matters contained within it, and everything outside of it will default to the City’s LUDC to ensure compliance with City codes and policies. It is important to note that the Property is currently platted and has an existing structure and site improvements located upon it; therefore, further development or modification of the site is not contemplated and therefore may only need to go through the permitting process.
Zoning dictates whether uses at a property are allowed by right or conditionally, and this, in turn, allows owners, neighbors, and the community at large to have a reasonable expectation of what can occur on a property. It establishes standards for construction including building height, lot coverage, and building setbacks. There are a variety of zone districts within the City, including residential, commercial, industrial, mixed-use, and planned unit development (PUD).
CRITERIA BY WHICH CITY COUNCIL MUST CONSIDER THE ITEM
Section 2.04(C)(2) of the LUDC outlines the review criteria upon which the City Council must consider the Application. Specifically, the City Council must consider the following:
a. The plan proposes the most closely applicable base zoning district(s) for specific portions of the property in terms of land use, development intensity, and building form and scale.
b. The proposed change is consistent with concepts or plans in the previously approved Planned Unit Development and does not increase development beyond the capacity or impacts proposed in that plan.
c. The proposed plan either meets the standards provided in this code, or where deviations from the base zoning districts or other standards of this code are requested, they bring the project closer to the intent or design objectives of this code than was otherwise anticipated under the approved Planned Unit Development.
d. The plan meets all of the review criteria for a Zoning Map Amendment.
BACKGROUND
In 1969, the Property was annexed as part of the Krough’s Addition Annexation and zoned as PUD in the 1970s. The Property was rezoned multiple times over the years. The most recent rezoning of the Property in 1992 zoned the Property Lot 4 East Ridge Addition PUD with very limited land uses such as, “bowling alley, church uses, possible commercial use as a wedding hall and future commercial office use.”
STAFF ANALYSIS OF THE APPLICATION
Proposed Uses:
The Application is proposing to list certain allowable land uses, such as, Public Safety/Service, Animal Care - Limited, Day Care - Center, Medical Care - Limited & General, Office - Small & General, Recreation/Entertainment - Indoor, Limited & General, Service - Small, General, & Large, Grocery - Market & Small.
Land Use & Development Code:
The City Council in making its decision shall use the criteria outlined in Section 2.04(C)(2). Below, Staff analyzes how the Application meets and/or exceeds the criteria.
a. The plan proposes the most closely applicable base zoning district(s) for specific portions of the property in terms of land use, development intensity, and building form and scale.
Given the surrounding uses of the Property, a commercial designation with a range of commercial and service-oriented land uses is compatible with the adjacent commercial development to the north and provides an effective transition to the higher-density residential areas in other directions. Applying land use regulations aligned with the commercial base zoning district which is the most appropriate designation for this context ensures that land use, development intensity, and building form remain consistent with the character of the area while maintaining an appropriate balance between commercial activity and nearby residential neighborhoods.
b. The proposed change is consistent with concepts or plans in the previously approved Planned Unit Development and does not increase development beyond the capacity or impacts proposed in that plan.
The Application does not introduce additional development beyond what was contemplated in the original PUD and instead refines the allowed land uses to those that are compatible with the surrounding area. The proposed allowable uses are not more intensive than those previously approved, ensuring the change remains consistent with the concepts and intent of the existing PUD.
c. The proposed plan either meets the standards provided in this code, or where deviations from the base zoning districts or other standards of this code are requested, they bring the project closer to the intent or design objectives of this code than was otherwise anticipated under the approved Planned Unit Development.
The Amendment applies standards consistent with the LUDC, and the limited deviations requested help align the project more closely with the LUDC’s intent and objectives than the existing PUD. Given the surrounding context and the need for transitional zoning, the refined land uses are appropriate, and the development standards for landscaping and parking remain compatible with the area, particularly considering the reuse of the existing site and structure.
d. The plan meets all of the review criteria for a Zoning Map Amendment.
Below, staff reviews the criteria for a Zoning Map Amendment set forth in Section 2.03(B) of the LUDC.
1. The proposal is in accordance with the goals and objectives of the Comprehensive Plan and any other plan, policy or guidance adopted pursuant to that plan.
Comprehensive Plan:
The future land use section of Be Brighton, the Comprehensive Plan, designates the Property as Low Density Residential. However, given the surrounding uses and the existing commercial building on the site, a commercial designation is appropriate, as encouraging adaptive reuse of the building aligns with the goals of the Comprehensive Plan. The Application aligns with other policies and strategies of the Comprehensive Plan.
In particular, the Opportunity Area Policies Section of Chapter Three, Number 10. Throughout the City, Concentrate Commercial Development at Key Intersections to Serve Surrounding Neighborhoods, encourages concentrating commercial development at key intersections, and the Property’s location within a small commercial node along Bridge Street supports this goal through adaptive reuse and reinvestment. By facilitating the adaptive reuse of the existing commercial building and allowing a refined mix of commercial uses, the proposed Amendment strengthens this node, enhances neighborhood-serving commercial activity, and promotes reinvestment in an established area.
Opportunity area policy Number 13. Bridge Street Opportunities and Number 16. 27th Avenue/Buckley Road Opportunities further emphasize infill and revitalization along major corridors. As the Property is already within an existing commercial node, the proposed Amendment reinforces these policies by promoting reuse of existing structures and strengthening corridor-level activity.
The proposed zoning meets other policies and strategies of the Comprehensive Plan. Within Chapter Four on ‘Citywide Principles, Policies & Strategies’, the proposed Zoning Map Amendment advances a number of these goals:
Policy 1.2 - New Municipal Investments in Infrastructure and Public Facilities Should Strategically Further the Plan’s Broader Vision and Principles
● The Application meets this policy by directing future municipal use to an established area, supporting ongoing activity and aligning municipal investment with the broader vision for placing public facilities in strategically beneficial areas.
Policy 5.2 - Support Brighton’s Non-Downtown Commercial Centers, Focusing Growth within Existing Investment Areas Where Possible
● By directing future municipal use to an established commercial area outside of downtown, it reinforces activity within an existing commercial corridor. By utilizing the current building and supporting continued use of this commercial node, the Application aligns with the goal of focusing growth and public investment in Brighton’s non-downtown commercial centers.
Policy 10.1 - Encourage and Support Historic Preservation and Reuse of Existing Structures
• By enabling the continued reuse of an existing structure, the Application supports the efficient use of built resources and aligns with the City’s goal of encouraging reuse where feasible. Directing future municipal use to an existing facility further reinforces the principle of reinvesting in structures already integrated into the community.
2. The proposal will support development in character with existing or anticipated development in the area, including the design of streets, civic spaces and other open space; the pattern, scale and format of buildings and sites; and the integration, transitions and compatibility of other uses.
The reuse of the existing building ensures that the pattern, scale, and form of development remain compatible with surrounding commercial and residential uses. The proposed land uses provide an appropriate transition between nearby land use types, and the site’s existing configuration continues to integrate well with the surrounding neighborhood, maintaining compatibility.
3. The City or other agencies have the ability to provide services or facilities that may be necessary for anticipated uses in the proposed district.
Since no further site development is contemplated at this time, the Property can be adequately served by existing City infrastructure, and any future development would be required to cover applicable connection costs.
4. The change will serve a community need, amenity or development that is not possible under the current zoning or that was not anticipated at the time of initial zoning of the property.
The Amendment allows for a municipal facility within an existing, fully served area and expands the range of permitted uses beyond what is allowed in the current PUD. This broader set of allowable uses enables a community-serving function that was not anticipated under the original zoning, addressing present municipal needs while remaining compatible with the surrounding context.
5. The recommendations of any professional staff or advisory review bodies.
City staff finds this site appropriate for the proposed public and commercial uses given its specific location and based on the desires of the community as expressed in the Comprehensive Plan.
The Development Review Committee (DRC) reviewed this project and recommends approval.
Note: A complete list of comments and the agencies who made them are available upon request.
PUBLIC NOTICE AND INQUIRY
Mailings were sent to all property owners within 300 feet of the proposed zone change, as required by the LUDC. These mailings were sent on October 1, 2026, and included a letter describing the proposed rezoning as well as the time and place for the public hearing. Also, included with the letter, was a map of the subject area. A notice was published on the City’s website on October 5, 2026. City staff also posted public hearing information on Facebook and NextDoor in the days leading up to the meeting. On October 5, 2026 one sign was posted on the Property. As of the posting of this report, Planning staff has not received any formal comments on the project in anticipation of the public hearing, the letter is attached to the packet.
SUMMARY OF FINDINGS AND STAFF RECOMMENDATION
Staff finds the Application is in general compliance with the requirements as outlined in Section 2.04(C)(2) of the LUDC and therefore recommends approval of the East Ridge Addition PUD Major Amendment. Staff has prepared a draft ordinance for approval if the City Council agrees with this recommendation.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission heard the request on October 22, 2026, and unanimously recommended approval. (See the attached Resolution #26-16.)
OPTIONS FOR CITY COUNCIL CONSIDERATION
The City Council has three options when reviewing this Application. City Council may:
1. Approve the Application;
2. Deny the Application and provide justification for the denial;
3. Continue the item to be heard at a later, specified date if the Council feels it needs more information to ensure compliance with the approval criteria as set forth in the Land Use & Development Code.
Note: A second reading of the ordinance, if approved at first reading, will be required at a future meeting.
ATTACHMENTS
- Draft City Council Ordinance
- Planning Commission Resolution #26-16
- Aerial Map by City Staff
- PUD Amendment by Applicant
- Public Notice on Website and Property Owner Notification
- Buffer Map of Mailing Area
- Neighborhood Meeting Minutes
- Affidavit of Sign Posting
- Website Posting Proof
- Draft Staff Presentation