Brighton staff proposes zoning and definition changes for gas stations to allow modern fueling and EV charging

Amanda Diaz, associate planner for the city of Brighton, presented proposed amendments to the Land Use and Development Code at the June 10 study session that would consolidate existing gas‑station classifications and update zoning and design standards to reflect modern fueling models, including electric vehicle charging.

“Staff is proposing to revise the zoning districts gas stations are allowed in,” Amanda told council, explaining the package targets Article 4 (zoning districts and uses) and Article 11 (definitions and terms). The changes would reduce four current gas‑station categories to two: a consolidated “fueling station” definition that combines three prior categories and a “travel center” definition for truck‑oriented facilities. The draft language would restrict heavy automobile maintenance while allowing limited light servicing for trucks and would set a practical upper limit of 30 fueling stations to prevent overly large facilities, Amanda said.

Staff explained the proposed approach aims to remove design constraints in the current code that had discouraged development, such as rigid limits on retail store square footage, pump counts and service‑bay numbers. Changes would also make room for standalone electric vehicle charging infrastructure and ensure EV chargers are not simply counted as traditional fueling stalls. “These regulations do not align with typical gas station design standards,” Amanda said, adding the intent to allow EV charging and modern convenience‑store formats while preserving local traffic and safety standards.

Councilmembers asked for clarifications about where larger, intensive facilities such as Buc‑ee’s or similar travel‑center models would fit. Amanda responded that an intensely scaled concept like Buc‑ee’s would likely be processed through a Planned Development (PD) rezoning due to its scale, traffic generation and unique layout. Councilmember Green said he supports the approach and asked whether charging stalls would count against the pump limits; Amanda said EV chargers are not included in the same fueling‑station count.

The staff presentation framed the changes as a discussion item; Amanda noted that if council directs staff to proceed, the amendments would return to council and planning authorities for public hearing and formal action. No ordinance or amendment was adopted at the study session.

Next steps outlined by staff included refining draft language, mapping which zoning districts would allow the two revised uses, and scheduling public hearings before Planning Commission and City Council if council directs staff to proceed.