Greeley City Council Work Session - July 14, 2026

The Greeley City Council held a work session on July 14, 2026, beginning at 7:48 p.m. following a special meeting. The session focused on Phase 2 of the Development Code Update, covering eight regulatory topics, and a progress update on the 2027 budget development. Councilmembers discussed options and provided directional consensus on code changes and heard presentations on budget reductions across city departments. The meeting concluded with a unanimous vote to enter executive session regarding the Civic Campus Project.

Development Code Updates

Interim Director of Community Development Don Threewitt and Jen Gardner of Logan Simpson presented Phase 2 of the Development Code Update, with the goal of a "90 by 90" standard (90% of administrative decisions within 90 days). Council provided consensus on five key topic areas:

• Urban Agriculture / Animal Keeping: Council selected a permit-based option allowing up to six chickens by right, with standards to vary by lot size and zoning district. Staff will incorporate health, sanitation, and housekeeping standards. (Consensus: Permit option)
• Cottage Commercial: Council selected a location-specific approach with a no-employee limitation and a requirement for adjacent property owner notification. Staff will address parking (including on-street), building code, and health department compliance. (Consensus: Location-specific option with amendments)
• Build to Rent Housing: Council agreed to establish base code performance standards rather than case-by-case PUD negotiations. Staff will include open space, amenity, and maintenance requirements, and will address potential conversion to condominiums. (Consensus: Base code standards)
• Oil and Gas / Mining: Council approved an engineering-based flexibility option for setbacks from plugged and abandoned wells, requiring field verification, replug certification, and a professional engineer's assessment. Additional scrutiny will be required near sensitive uses (schools, daycares). A public disclosure mechanism may be incorporated. (Consensus: Engineering flexibility with sensitive use provisions)
• Gravel Extraction: Council endorsed a combined approach that adds modern operating standards (noise, lighting, hours, reclamation) and separately regulates accessory uses like batch plants and crushing. Staff will evaluate whether to require Council review and environmental reports for large-scale operations. (Consensus: Combined approach)
• Solar Energy: Council indicated no objections to modernizing solar standards, including different scales and emerging practices.
• Data Centers: Council supported a proactive regulatory approach, allowing data centers in industrial districts with standards for noise, setbacks, water supply, and an electric will-serve letter to demonstrate no impact on residents' supply.

2027 Budget Development Update

City Manager Brian McBroom emphasized the need to structurally correct the ongoing deficit and noted that spending reductions have begun in 2026. Director of Budget and Policy Nathan Mosley reported that $16.8 million in reductions have been identified, with $11.8 million covered in prior sessions and $5.1 million presented tonight, leaving a $1.3 million gap to be addressed at the September 11th budget retreat.

• Internal Services (presented by Assistant City Manager Kimberly Southern): A total of $3.35 million in savings were identified, exceeding the $3.15 million target. Reductions included eliminating positions (City Clerk's office: one vacant position; Innovation and High Performance: three roles; HR: three employees and four leadership roles; IT: three positions including the CIO), reducing boards and commissions reception to every three years, transitioning Spanish agenda translation to an existing platform, and increasing liquor license fees. Service impacts include longer customer wait times and deferred CRM implementation. Election costs have risen to $175,000 due to Weld County fee increases; Council input on budgeting approach is requested.
• Water and Sewer (presented by Deputy City Manager Bret Naber and Director Sean Chambers): The water fund targets a 4.5% rate increase and the sewer fund a 3% increase, driven by reduced per capita usage, conservation, and inflation. Staff is recalibrating usage projections and delaying some CIP projects. The Water and Sewer Board will make its recommendation on July 15.
• Stormwater: The stormwater program is heavily capital-project focused, with downtown infrastructure revitalization addressing flooding. Staff targets the minimum rate increase needed to fund priority projects. Greeley's rates are below several peer cities.
• Public Works (presented by Bret Naber and Director Seth Sorensen): A reduction target of $2.1 million was set, with $1.9 million identified to date. Cuts include two engineering positions, three Clean Safe Beautiful positions, two mobility positions, and reductions in spring cleanup ($100,000), software, travel, and snow removal chemicals. Staff will begin charging time to capital projects and improve cost recovery. A gap remains.

Key Outcomes

• Council reached consensus on five Development Code Update topics, directing staff to draft standards incorporating specific parameters (permit-based chicken keeping, location-specific cottage commercial with no employees and neighbor notification, base code standards for build-to-rent, engineering-based oil/gas setbacks with sensitive use scrutiny, and combined gravel extraction standards).
• Council signaled support for solar energy modernization and a proactive data center regulatory approach.
• Budget presentations concluded with a remaining $1.3 million gap; Council will discuss final adjustments at the September 11th budget retreat.
• Council unanimously (7-0) voted to enter executive session at 9:44 p.m. to receive legal advice and instruct negotiators regarding the Civic Campus Project. The executive session began at 9:54 p.m. and ended at 10:40 p.m.