Department of Community Development
Reference: Case Farms Zoning Map Amendment
To: Mayor Gregory Mills and Members of City Council
Through: Michael P. Martinez, City Manager
Prepared By: Kim Bauer, Associate Planner
Date Prepared: July 24, 2026
PURPOSE
The Zoning Map Amendment application (the "Application”) before the City Council is for two subject properties that combined are approximately 232.1883 acres (the “Properties”), and are generally located south of Bromley Lane, west of S 27th Avenue, north of E 144th Avenue and east of 19th Avenue. The area north of Switchgrass Street owned by The Church of Jesus Christ of Latter-day Saints is not included in this proposal. Currently, the Properties are zoned under the Case Farms PUD which includes areas of residential, commercial, and open space. Karen Henry of Henry Design Group is the authorized agent working on behalf of the owners of the Properties, Clarke D Carlson, Case 238 LLC, and Bromley and Buckley LLC. (the “Applicant”). The Applicant is requesting to revise the zoning to the following: R-2 - Mixed-Density Residential, R-3 - Multiple Family Residential, C-3 - General Retail and Services, and O - Open Space and Parks.
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 development (PD).
PROCESSES
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 any permits can be issued, a subdivision plan must be approved at a public hearing, a final plat must be approved administratively, and site plans must be approved administratively. All applications will be reviewed using the LUDC to ensure a proposal’s compliance with City codes and policies.
City staff collects and analyzes application materials, and after a thorough review, presents their findings to the Planning Commission and, thereafter, City Council. Requests to rezone are brought before the Planning Commission for recommendation prior to review and final determination by the City Council. A zoning map amendment must be approved by ordinance, which requires two readings before the City Council.
CRITERIA BY WHICH CITY COUNCIL MUST CONSIDER THE ITEM
Section 2.03(B) of the LUDC outlines the review criteria upon which the City Council must consider a zoning map amendment. Specifically, the City Council must consider the following:
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.
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.
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.
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 the initial zoning of the property.
5. The recommendations or any professional staff or advisory review bodies.
BACKGROUND
The Properties, also known as Case Farms, were annexed in 2003 and 2009. The larger group of parcels, annexed as the Case Farms Annexation was annexed in 2003 and was zoned as Case Farms PUD in 2006 and the vested property rights were extended in 2008. In 2013 the Case Farms PUD was amended to separate out the Church property and in 2015 it went through a second amendment, changing the configuration of the zoning areas within the PUD. The smaller parcel, annexed as the Joe Case annexation, was annexed in 2009 and zoned Open Space.
As of this report, the current Comprehensive Plan from 2016 shows commercial, higher density residential, and mixed-used designations for this area, which is in line with the zoning proposed as part of this Application.
Surrounding Land Use(s):
|
Surrounding Direction |
Land Use(s) |
Zoning |
Annexation Status |
|
North |
Park Residential |
O PUD |
City of Brighton |
|
South |
Adams County Mixed-Use |
Adams County A-1 PUD |
Adams County City of Brighton |
|
East |
Commercial Mixed-use |
C-3 PUD |
City of Brighton City of Brighton |
|
West |
Park Residential |
O PUD |
City of Brighton City of Brighton |
STAFF ANALYSIS OF THE APPLICATION
Proposed Uses:
The Application proposes R-2 - Mixed-Density Residential, R-3 - Multiple Family Residential, C-3 - General Retail and Services, and O - Open Space and Parks zoning. All associated uses with this zone district can be found in Article 4 of the LUDC, but some examples of types of allowed uses are below:
• O: Parks and Open space, Public Lands, Recreation/Entertainment - Outdoor, Limited (e.g. miniature golf)
• R-2: Variety of residential (e.g. Detached house, Duplex, Row house) and senior living, group homes
• R-3: Variety of residential, senior living, group homes
• C-3: Grocery, lodging, medical care, restaurants
Land Use & Development Code:
The City Council in making its decision shall use the criteria outlined in Section 2.03(B). Below, Staff analyzes how the Application does or does not meet the criteria.
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.
The Application supports the community vision by assigning zoning and associated development standards that are in conformance with the Future Land Use Map in the Comprehensive Plan. Therefore, the Application is found to be in accordance with the applicable planning policies and objectives adopted by the City.
The future land use portion of Be Brighton, the Comprehensive Plan, has designated the Properties as Commercial, Mixed-Use Residential, both Low and High Density Residential, and Open Space.
The proposed zoning revisions to R-2 Mixed-Density Residential, R-3 Multiple Family Residential, C-3 General Retail and Services, and O Open Space and Parks are consistent with the City's Comprehensive Plan and its vision for future growth. The proposed zoning creates opportunities for a mix of housing types, commercial services, and parks and open space, helping to establish a balanced community. The C-3 zoning is located along a major arterial roadway, which is an appropriate location for commercial development and provides convenient access for residents and visitors. Overall, the proposed zoning supports the land use pattern envisioned by the Comprehensive Plan and allows for future development that meets the needs of the community.
The proposed zoning changes are also consistent with the zoning framework established by the previously approved PUD and the Future Land Use Map contained in the current Comprehensive Plan.
Within the Comprehensive Plan Chapter Four on ‘Citywide Principles, Policies & Strategies’, the proposed Zoning Map Amendment directly deals with a number of these goals:
Policy 1.1 -- New Growth Should Favor Existing Areas of Infrastructure Investment and Planning
• The Application supports proposed development in areas that are already planned for and served by existing infrastructure. Much of the area around the intersection of Bromley Lane and South 27th Avenue is already developed. This Application encourages future development in an area that already has infrastructure in place or is prepared to facilitate its construction.
Policy 2.1 - Brighton Will Continue to Develop in a Self-Sufficient and Sustainable Manner (Live, Learn, Work, Shop and Play) with an Appropriate Balance between Residential and Non-Residential Uses
• The Application supports the City’s goal of creating a balanced and self-sufficient community where people can live, work, shop, and recreate. The R-2 and R-3 zoning provides different types of housing options, while the C-3 zoning allows for convenient commercial services that serve nearby residents as it is proposed at the corner of Bromley Lane and South 27th Avenue. The open space zoning preserves the already designed open space which helps to ensure that recreational opportunities are included as part of this overall development.
Policy 3.2 - Promote Urban Open Space Patterns
• The inclusion of open space in this Application ensures that parks and open space areas will continue to be preserved here even as the overall Case Farms develops. Additionally, the proposed placement of the open space zoning in the northwest corner aligns with existing open space on the adjacent property as well as the Brighton Oasis Family Aquatic Center.
Policy 5.2 -- Support Brighton’s Non-Downtown Commercial Centers, Focusing Growth within Existing Investment Areas Where Possible
• Because the C-3 General Retail and Services zoning already exists along nearby properties, including the property immediately to the east on the southeast corner of Bromley Lane and 27th Avenue, this request extends that zoned commercial corridor in a logical and consistent way. By reinforcing an area that is already designated and developing for commercial use, the proposal strengthens an existing investment area.
Policy 6.5 - Encourage Projects that Enhance the Diversity of Housing Types and Costs
• The rezoning of the Properties supports a variety of housing types through the inclusion of multiple residential zoning districts. In addition, the proposal includes commercial and open space zoning, creating a mix of uses within the overall development. Together, these zoning designations allow for a well-rounded and diverse development pattern.
Policy 8.1- Encourage Redevelopment of Strategic Areas and Promote Infill Development
• The development of these Properties promotes infill development and would prioritize sites that are highly visible as the Properties are along two major arterials in Bromley Lane to the north and South 27th Avenue to the east.
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 Application proposes land uses that are consistent with the existing and anticipated character of the area. The Comprehensive Plan’s Future Land Use Map denotes sections within Case Farms to be a mix of the following: Commercial, Mixed-Use Residential, both Low and High Density Residential, and Open Space. This Application may be configured in a slightly different distribution but includes all of those same zoning designations. The inclusion of commercial zoning along a major arterial street is appropriate and supports compatible transitions, access, and connectivity between uses. As a result, the proposed zoning promotes a pattern of development that is consistent with the long-term vision for the area and supports compatibility with surrounding and future land uses.
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.
The Properties can be adequately served, and any future site developer will pay applicable costs to connect to City infrastructure. Any required dedication of water resources will be made in accordance with the requirements of the Municipal Code and LUDC at a later stage in the development process.
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 the initial zoning of the property.
The Application will facilitate a mix of residential uses, parks and open space, and neighborhood-serving commercial uses that are consistent with the community's long-term vision and needs. While many of these proposed uses were part of the 2015 PUD amendment and are not new, they do continue to serve the community’s needs and provide amenities and development that positively benefit the City’s residents.
5. The recommendations of any professional staff or advisory review bodies.
City staff finds the proposed zoning revisions to be compliant with zoning in the surrounding area. Staff also finds that the proposed zoning revisions comply with the Future Land Use designations shown in the current Comprehensive Plan.
DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION:
The Development Review Committee (DRC) reviewed this project and recommends approval of the Case Farms Zoning Map Amendment.
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 1,000 feet of the proposed zone change, as required by the LUDC. These mailings were sent on August 3, 2026, and included a letter describing the Application, 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 the same day. City staff also posted public hearing information on Facebook and NextDoor in the days leading up to the meeting. On July 28, 2026, two signs were posted on the Properties. One sign was posted on the south side of Bromley Lane and a second sign was posted on the west side of South 27th Avenue for the City Council Public Hearing on August 18, 2026. As of the posting of this report, Planning staff has received no formal inquiries regarding the project in anticipation of the public hearing.
On March 9, 2026, as required by Code prior to the submission of the Application to the City, the applicant held a neighborhood meeting. The notification mailings, sent by the Applicant to property owners within the applicable mailing radius of the Properties, included information on the meeting. The Applicant had multiple members of their team available to present their proposal, field any questions, and take feedback from meeting participants. A copy of the neighborhood meeting minutes is attached to this report.
SUMMARY OF FINDINGS AND STAFF RECOMMENDATION
Staff finds the Application is in general compliance with the requirements as outlined as approval criteria in Section 2.03(B) LUDC and, therefore, recommends approval of the Case Farms Zoning Map Amendment. Staff has drafted an ordinance for approval if the City Council agrees with this recommendation.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission heard the request on July 9, 2026 and recommended approval with a vote of 4-1 (see the attached Resolution #26-09).
OPTIONS FOR CITY COUNCIL CONSIDERATION
The City Council has four options when reviewing this Zoning Map Amendment application. The City Council may:
1.) Approve the Zoning Map Amendment;
2.) Deny the Zoning Map Amendment;
3.) Approve the Zoning Map Amendment with changes to the drafted ordinance; or
4.) Continue the item to be heard at a later, specified date if the Council feels it needs additional information to ensure compliance with the approval criteria as set forth in the LUDC.
Note: A second reading of the ordinance, if approved at first reading, will be required at a future meeting.
ATTACHMENTS
● Draft City Council Ordinance
● Aerial Map by City Staff
● Zoning Map Amendment by Applicant
● Planning Commission Resolution #26-09
● Neighboring Property Owner Notification
● Neighboring Owners Buffer Map
● Neighborhood Meeting Minutes by Applicant
● Website Notice
● Website Publication Proof
● Affidavit of Sign Posting
● City Staff’s Draft Presentation