Centennial staff propose streamlined rezoning and site-plan approval criteria; council asks for clearer public guidance

City planners presented a draft rewrite of the City of Centennial’s Land Development Code (LDC) approval criteria for rezonings and site plans at a study session on Oct. 7, 2025, saying the changes are intended to make review standards clearer and more predictable while remaining consistent with Centennial Next, the city’s comprehensive plan.

Brad McKennis, a city planner in the new development division, and Jenna Campbell, principal planner, told the council the rewrite consolidates the existing rezoning approval criteria from nine items down to two (for most rezonings) and site-plan criteria from nine to four. McKennis said staff were seeking council guidance and would return with formal recommendations; "no decision tonight," he said.

The new draft leans heavily on an updated definition of “compatibility” included in the LDC. Campbell read the definition aloud: "Compatibility or compatible means a condition where land uses, structures, developments, or activities can coexist without conflict because negative impacts, if any, have been reasonably and sufficiently mitigated." Staff said that definition is meant to let decision-makers consider physical impacts, mitigation measures (for example, buffering, setbacks, lighting and traffic management), and the surrounding context rather than require uniformity of building styles.

Planners described the intent as creating a clearer, legally defensible framework that aligns LDC decisions with Centennial Next and adopted sub-area plans, preserves public health and safety, and simplifies review for applicants and staff. For rezonings categorized as "all other rezonings"—the majority of cases—the draft contains an overview statement invoking health, safety and welfare and two approval criteria: (1) consistency with the comprehensive plan and applicable sub-area plans (with limited allowance for changed on-the-ground conditions), and (2) compatibility with surrounding uses as defined by the LDC. For site plans the draft requires compliance with LDC standards (setbacks, parking, landscaping, lighting, height and design), alignment with the comprehensive plan, compatibility, and adequate infrastructure and services.

Council members raised several concerns and suggestions. Several asked for clearer public-facing materials tying the draft criteria to the Future Land Use Map in Centennial Next so residents can see how the comp plan guides where different zone districts may be appropriate. Councilor McCarran and others said the broadened definition of compatibility gives decision-makers useful discretion but could be perceived by the public as leaving neighborhoods unprotected from upzoning unless the staff report and graphics make the relationship to the comprehensive plan explicit. One council member asked whether architectural concerns (for example, a house replacement that looks markedly different) would be handled at rezoning or site-plan review; staff responded that architectural and facade matters are typically addressed through site-plan review rather than the rezoning approval itself.

Planners described next steps: staff will discuss the draft with the Planning & Zoning Commission on Oct. 8, 2025; draft formal text amendments based on council and P&Z feedback; seek a P&Z recommendation; and, after that, bring the amendments to City Council for a public hearing. Staff said the intent is to retain the existing substantive protections while making standards more concise and usable for applicants, decision-makers and the public.

The study session concluded without votes or formal actions; staff will return with proposed ordinance text after the Planning & Zoning Commission review.