Brighton City Council Study Session – October 14, 2025

The Brighton City Council held a study session on Tuesday, October 14, 2025, at 6:00 PM in the Study Session Room. The meeting covered multiple topics including appointments to boards, accessory dwelling unit (ADU) fee reductions, housing code amendments, a General Improvement District (GID) inclusion policy, 2026 employee benefits, tax and licensing code updates, fleet purchases, and a utilities supplies master price agreement. No formal votes were taken; council provided direction to staff on several items, with resolutions to be prepared for future meetings.

Consent Calendar (Items for Future Action)

• Appointments to Historic Preservation Commission and Brighton Housing Authority: The deputy city clerk presented recommendations for the reappointment of Dave Rose and Michelle Miller to the Housing Authority board. Mayor Pro Tem Padilla requested delaying the Housing Authority appointment until council discusses term limits for boards. Council agreed to place the Historic Preservation Commission appointment on the next regular meeting agenda and to schedule a future discussion on term limits. The contract listing for August 2025 was noted as shorter than usual due to the launch of a new financial system; a longer September listing is expected. Councilmember Padilla expressed excitement about the contract for the I-76 and Bromley traffic signal design.

Discussion Items

Accessory Dwelling Unit (ADU) Fee Reductions & Missing Middle Housing Code Amendments (6:15 PM)

• Affordable Housing Coordinator Sean Wyman and consultant Andy Ratchford (Gruen Gruin + Associates) presented on ADU incentives. The city received a state grant to support ADU development and infill housing. Key points:
  • Brighton has about 1,500 homes with alley access, and 90% of lots are 5,000–10,000 sq ft, making ADUs feasible.
  • ADU production rates in other Colorado communities range from 0.5 to 2.5 ADUs per 1,000 single-family homes; Brighton could expect 50–100 ADUs over 10 years.
  • Estimated costs for a modular ADU (500 sq ft) are ~$222,000, with ~$15,000–$20,000 in city fees. Council members questioned the cost estimates, suggesting they seemed high. Councilmember Snyder noted that new homes are built at ~$250/sq ft retail, so a 500 sq ft ADU should cost ~$125,000 plus fees. Staff acknowledged the example was from a modular producer and may be inflated.
  • Council expressed strong support for waiving or reducing impact fees (parks, transportation, general services) for ADUs, as they have lower infrastructure impacts. Mayor Pro Tem Padilla advocated for streamlined processes and pre-approved plans to reduce design costs. Councilmember Green suggested relaxing design standards (e.g., allowing shipping containers) to lower costs. Councilmember Taddeo supported fee waivers and noted that ADUs increase property tax revenue. Councilmember Snyder favored a simple rebate for homes sold under a certain price threshold rather than complex fee schedules.
  • Staff will explore fee reductions, pre-approved plans, and code simplification for middle housing types (e.g., duplexes, triplexes). The code currently has inconsistencies (e.g., duplex use allowed but building type not permitted in some zones). Council directed staff to bring back a formal proposal.

GID Property Inclusion Policy (6:45 PM)

• Director Prater presented a draft policy requiring certain properties within the existing General Improvement District (GID) boundary to petition for inclusion. The GID, established in 2004, has a zero mill levy and a low tax cap ($400,000). The policy aims to expand the GID to fund large regional infrastructure (e.g., 120th Avenue widening, interchanges). The map shows parcels along 2nd and 3rd creek drainages and unannexed areas within the urban growth boundary. Council discussed:
  • The policy would apply to developments still in process (e.g., Kestrel) but not to already-built areas (e.g., Southgate).
  • Inclusion requires a petition to the GID board (which is the city council) and a public hearing.
  • Councilmember Padilla noted that expanding the GID allows developers to access additional funding for infrastructure. Councilmember Pawlowski asked for clarification on benefits and drawbacks of a GID. Staff explained that funds are used for improvements within the district.
  • Council directed staff to bring a refined policy and map to the November 18 meeting.

2025 Employee Benefits Review (7:00 PM)

• HR Director Kevin Young, along with consultants Kelsey Heller and Patrick Kablis from Hub International, reviewed 2025 benefits and proposed 2026 changes. Highlights:
  • Medical trend: 8.5% annual increase nationally; Brighton’s net claims trend is ~5% due to effective care management. The city’s medical program is self-funded with stop-loss insurance.
  • 2026 recommendations: No change to plan design; city costs increase 4.9%; employee contributions remain flat (no increase). Dental: city costs up 5%, employee contributions up 9.5% (but only $2/month for employee-only). Life and disability rates decrease 24.3% after marketing, saving $47,000. Employee Assistance Program (EAP) to move from Optum to CuraLink with no cost increase.
  • Councilmember Fiedler asked about the process for arriving at recommendations; staff described a collaborative process starting in March. Councilmember Taddeo emphasized the need for better communication to council about open enrollment. City Manager Martinez noted that the city has absorbed most cost increases in past years, and 2025 was the first employee contribution increase in 15–20 years.

Tax and Licensing Code Updates (7:30 PM)

• Revenue Manager Anna Laskozik presented proposed changes to streamline tax collection and licensing. Key changes:
  • Clarify that excess tax collected must be remitted to the city.
  • Remove vendor fee credit (max $25 per return, ~$300/year for a monthly filer) to align with state trends.
  • Move the 50% use tax estimate from code to policy to allow future flexibility; no immediate change.
  • Eliminate the telephone utility company occupation tax ($4/year per line, revenue <$2,000/year).
  • Amend business licensing: relocate relevant sections, clarify procedures for suspension/relocation, remove separate kennel license (require only business license with state approval), and add criminal background check requirements for massage businesses to comply with new state law (cost borne by applicant).
  • Council asked about accuracy of use tax estimates; staff noted audits show both over- and under-collections, and more data will inform future adjustments. Councilmember Green inquired about enforcement of unlicensed outdoor vendors; staff reported working with code enforcement. Council generally supported the changes and directed staff to bring an ordinance.

2026 Fleet Purchase Proposal (8:00 PM)

• Finance Director Katrina Asher presented the city’s fleet replacement plans. The city manages 355 vehicles/equipment. Key items:
  • White fleet (non-police vehicles): In 2025, the city piloted a lease program with Enterprise Fleet Management Services, acquiring 7 vehicles. The program provides better pricing, faster acquisition, and administrative savings. Staff recommends continuing the partnership for 2026, with a resolution to be brought later after pricing is finalized.
  • Snow plows: The city owns six snow plows purchased in 2017 via a lease-purchase (2.09% interest). They are now aging and undersized. Staff proposes replacing all eight plows (six plus two older) with larger, more durable models through an eight-year lease-purchase with Wells Fargo, total cost ~$4.2 million, annual payments ~$650,000. Estimated proceeds from selling old plows: $500,000. Interest rate will be set at delivery (estimated March/April 2026), currently projected around 4% or lower. Councilmember Worth asked about staggering purchases to avoid lump-sum cycles; staff explained that the current fleet’s age necessitates a simultaneous replacement. The resolution for snow plows will be on the next meeting’s consent agenda.

Utilities Maintenance and Operations Supplies Master Price Agreement Award (8:15 PM)

• Utilities Director Scott Olson presented a master price agreement (MPA) with Core & Main LP for maintenance supplies (meters, pipes, valves, etc.) for an annual not-to-exceed amount of $1 million. The contract was competitively bid via BidNet Direct; only one responsive bid was received. The MPA simplifies procurement for emergency and routine needs. Councilmember Taddeo asked why the city can’t buy as needed; staff explained that procurement rules require competitive process for purchases over $15,000, and the MPA streamlines that. The contract will be placed on the consent agenda for the next meeting.

Key Outcomes

• ADU Fee Reductions: Council directed staff to return with a formal proposal for fee waivers/testing, streamlined processes, and pre-approved plans, with a focus on reducing impact fees and exploring incentives tied to sales price.
• GID Inclusion Policy: Council directed staff to bring a refined policy and map to the November 18 meeting for further discussion.
• Employee Benefits: Council accepted the 2026 benefits recommendations; open enrollment will begin in November. Staff will improve communication to council.
• Tax and Licensing Code: Staff will prepare an ordinance for council consideration at a future meeting.
• Fleet Purchases: The snow plow resolution will be on the next regular meeting consent agenda; the Enterprise fleet management resolution will come later after pricing is finalized.
• Utilities MPA: The contract with Core & Main LP will be placed on the consent agenda for the next meeting.
• Mobile Vendor Enforcement: Councilmember Taddeo raised concerns about unlicensed vendors; City Manager Martinez noted ongoing enforcement and that fines may need to be increased. Council may discuss policy changes at a future date.