Department of Community Development
Reference: Bromley Park Planned Unit Development (PUD) 35th Amendment
To: Mayor Gregory Mills and Members of City Council
Through: Michael P. Martinez, City Manager
Prepared By: Stephanie Iiams, AICP Candidate, Associate Planner
Date Prepared: September 12, 2025
INTRODUCTION / PURPOSE
The Major Planned Unit Development (“PUD”) Amendment application (the "Application” or the “Amendment”) before the City Council is for an approximately 7.712-acre property (the “Property”), generally located to the north of East Bridge Street, south of the future Royal Pine Street, east of the future Golden Eagle Parkway alignment and west of I-76. Currently, the Property has a zoning designation of Adams County A-3 (Agriculture-3). Sue Sibel is the applicant (the “Applicant”) working on behalf of the Property owner, Brookfield Residential LLC. The Applicant desires to annex the Property into the City of Brighton (the “City”). Land annexed into the City must have a City zoning designation, and as such, the Applicant is requesting a rezoning from Adams County A-3 (Agriculture-3) to City of Brighton “Single Family Detached” as defined under the Bromley Park Land Use Regulations. Given that the surrounding properties are zoned under the Bromley Park Land Use Regulations, staff recommends that the Property also be developed in accordance with the Bromley Park Land Use Regulations to ensure consistency and compatibility throughout the area. The Applicant is requesting a Major Planned Unit Development (PUD) Amendment, which is a form of a zoning map amendment.
PROCESSES
A zoning map amendment is the second step in the land development process with the City (Annexation > Zoning Map Amendment > Platting > Residential Design Standards Review > Permits). Before any permits can be issued, a subdivision plan must be approved through a public process, a final plat must be approved administratively, and residential design standards review must be approved administratively. An application and request for annexation are being reviewed concurrently with this application. The City Council held a hearing for substantial compliance of the annexation application on September 2, 2025. City Council determined that the application complies with statutory requirements and scheduled a public hearing for October 7, 2025.
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. Zoning additionally 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).
The Bromley Park Annexation Agreement, approved in 1985, outlined that the accompanying PUD and its associated rights vested for a period of forty (40) years. The Bromley Park Land Use Regulations were adopted in 1986 and outline the amendment process for the PUD. The Bromley Park Land Use Regulations do not include specific review criteria for a Major PUD Amendment. The Application does not meet the criteria for a Minor PUD Amendment, and therefore, must be processed as a Major PUD Amendment and “subject to the review of the Planning Commission and approval by the City Council after public hearings.” The Planned Development process outlined in the Brighton Land Use and Development Code (“LUDC”) includes specific review criteria for major PUD amendments and is most closely aligned with the PUD Amendment process set forth in the Bromley Park Land Use Regulations. Accordingly, Staff, the Planning Commission, and the City Council should use the review criteria outlined in Section 2.04 (C)(2) of the LUDC.
CRITERIA BY WHICH THE 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 Planning Commission 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
The Property is currently going through the Annexation process with the City. The Property is 46.80% contiguous with Brighton City Limits.
Surrounding Land Use(s):
|
Surrounding Direction |
Land Use(s) |
Zoning |
Annexation Status |
|
North |
Single Family Detached |
BPK PUD 20th Amendment |
City of Brighton |
|
South |
Drainage |
Agriculture-3 (Adams County) |
Unannexed |
|
East |
Drainage |
Agriculture-3 (Adams County) |
Unannexed |
|
West |
Single Family Detached |
BPK PUD 20th Amendment |
City of Brighton |
STAFF ANALYSIS OF THE APPLICATION
Proposed Uses:
The proposed PUD Amendment would allow for ‘Single Family Detached’ residential development under the Bromley Park Land Use Regulations.
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.
The proposed zoning designation of Single Family Detached is the most appropriate base zoning district for the Property. This designation aligns with the existing development pattern in the surrounding area, which is characterized by low-density residential uses and similar single-family detached housing types. The proposed zoning supports land use compatibility by maintaining consistent development intensity and preserving the established neighborhood character. Furthermore, the scale and form of development permitted under this zoning district are in harmony with existing structures in adjacent areas, ensuring a cohesive and context-sensitive transition between properties.
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.
As the Property is currently undergoing annexation into the City, there is no previously approved PUD associated with this property. However, the proposed zoning change is consistent with the surrounding land use pattern and applicable planning documents, and it does not introduce development intensity or impacts that exceed what is appropriate for the area.
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 proposed plan complies with the standards outlined in the zoning code and does not request any deviations from the base zoning district or other applicable development standards. As there is no previously approved Planned Unit Development associated with the Property, this criterion is addressed by confirming that the proposed zoning designation of Single Family Detached meets the intent, form, and design objectives of the LUDC.
d. The plan meets all of the review criteria for a Zoning Map Amendment.
Section 2.03(B) of the LUDC outlines the below criteria to be used for such a review:
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 Future Land Use map in Be Brighton, the City’s Comprehensive Plan, designates the majority of the Property as Mixed Use Commercial, with a small portion as Open Space. However, the proposed rezoning to Single Family Detached is appropriate given the site's context. The surrounding area is predominantly developed with single-family residential neighborhoods, and the proposed zoning provides a natural and compatible extension of this pattern. It ensures continuity in building form, scale, and intensity, while also serving as a transitional buffer to a commercial center located to the west. A stormwater pond located directly adjacent to Bridge Street separates the Property from direct frontage, significantly limiting visibility and access, which further diminishes its suitability for commercial development. Given the Property’s physical setting and surrounding land uses, the Mixed-Use Commercial designation is not practical in this location. The current zoning code requires a level of intensity and mix of uses that would be incompatible with the adjacent low-density residential development. As such, the proposed rezoning reflects a context-sensitive approach that supports neighborhood character and facilitates orderly and appropriate growth.
The proposed zoning meets other policies and strategies outlined in the Comprehensive Plan. Within Chapter Four on ‘Citywide Principles, Policies & Strategies’, the proposed Zoning Map Amendment advances a number of these goals:
Policy 1.1 - New Growth Should Favor Existing Areas of Infrastructure Investment and Planning
The Property is within an area of existing infrastructure and is along a major arterial roadway. Any future development will be built upon the established framework of roads, utilities, and other public amenities.
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 proposed rezoning to Single Family Detached supports Policy 2.1 by contributing to a balanced land use pattern that promotes self-sufficiency and sustainability. While the broader area includes established commercial and recreational amenities, such as the commercial center to the west and nearby parks and open space, the addition of low-density residential development helps create a complete community where residents can live near where they shop, work, and play. This context-sensitive approach maintains an appropriate mix of uses and supports the long-term goal of livable, well-integrated neighborhoods.
Policy 6.2 - Ensure Residential Lots and Architecture Enhance the Street
The proposed Single Family Detached zoning supports Policy 6.2 by promoting residential lot sizes, building orientation, and architectural standards that contribute to an attractive and engaging streetscape. This approach fosters a welcoming public realm and reinforces the City's goal of high-quality residential design.
Policy 6.4 - Encourage the Enhancement of and Reinvestment in Existing Neighborhoods
The proposed rezoning to Single Family Detached supports Policy 6.4 by reinforcing the character and continuity of nearby established neighborhoods. By extending similar residential development patterns, the plan encourages reinvestment in the area and strengthens neighborhood identity. The addition of compatible housing types can increase overall housing stability, support nearby amenities, and promote long-term neighborhood vitality through context-sensitive growth.
Policy 8.1 - Encourage Redevelopment of Strategic Areas and Promote Infill Development
The proposed rezoning to Single Family Detached supports Policy 8.1 by promoting infill development within an area already served by infrastructure and adjacent to existing neighborhoods. The site’s high visibility from I-76 presents an opportunity for context-sensitive development that enhances the community’s image while making efficient use of land and public resources. By filling in a gap within the urban footprint, the project contributes to a more compact and connected community, consistent with the City’s goals for sustainable redevelopment and strategic land use.
2. The proposal will support development in character with existing or anticipated development in the area, including the design of street, 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 proposal supports development that is consistent with both existing and anticipated development in the area by promoting a land use pattern that aligns with the established residential character. Building scale and form will be consistent with adjacent single-family homes, maintaining appropriate setbacks, and ensuring cohesion with the existing neighborhood. Overall, the plan fosters compatibility by respecting the existing context while providing cohesive integration of new development within the community fabric.
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 Property can be adequately served, and any future site developer will pay applicable costs to connect to City infrastructure.
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 proposed zoning change serves a community need by enabling the development of single-family housing, which is not possible under the Property's current status outside city limits and without an existing City zoning designation. As the Property is now undergoing annexation, this zoning change allows the City to apply a context-appropriate land use designation that aligns with surrounding development, supports housing demand, and promotes orderly, compatible growth within the City's jurisdiction.
5. The recommendations of any professional staff or advisory review bodies.
City staff find this site appropriate for single family detached residential uses given its specific location and based on the desires of the community as expressed in the Comprehensive Plan. Site development, including buffering and building design, will occur in accordance with the applicable zone district standards outlined in the LUDC and the Bromley Park Land Use Regulations. Any development on the Property will only be permitted with a design that ensures it fits within the context and development patterns of the area.
Development Review Committee (DRC):
The DRC reviewed this project and recommended approval.
A complete list of comments, including the agencies who made them, is available upon request.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission heard the request on September 25, 2025, and unanimously recommended approval. (See the attached Resolution #25-09.)
PUBLIC NOTICE AND COMMENT
Mailings were sent to all property owners within 1,000’ of the proposed zone change as required by the LUDC. These mailings were sent on September 9, 2025, and included a letter describing the proposed rezoning, as well as a map of the subject area. Additionally, one (1) public hearing sign was posted September 10, 2025, on the Property. Lastly, a notice was published on the City of Brighton website on September 4, 2025, and posted on Facebook and NextDoor thereafter. As of the date of this report, staff has not received any formal comment from the public regarding this Application.
As required by the LUDC and prior to application submittal, the Applicant team conducted a neighborhood meeting on August 21, 2024, and provided minutes of the meeting. These minutes were included as part of the Application and adhere to the requirements set forth in Section 2.01.D.
SUMMARY OF FINDINGS AND CITY STAFF RECOMMENDATION
Staff finds that the Application is in general compliance with the requirements of LUDC Section 2.02(C)(2) and therefore recommends approval of the Bromley Park PUD 35th Amendment. Staff has prepared a draft ordinance based on these findings.
OPTIONS FOR CITY COUNCIL CONSIDERATION
The City Council has four options when reviewing this Application. City Council may:
1. Approve the Application;
2. Deny the Application and provide justification of the denial;
3. Approve the Application with changes to the drafted ordinance, or;
4. Continue the item to be heard at a later, specified date if the City 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
• Planning Commission Resolution No. 25-09
• Aerial Map by City Staff
• Proposed Zoning Map Amendment (Exhibit B of the Ordinance)
• Public Notice on Website and Property Owner Notification
• Buffer Map of Mailing Radius
• Neighborhood Meeting Minutes
• Affidavit of Sign Posting
• Website Posting Proof
• Draft Staff Presentation