Centennial staff proposes clearer 'sliding scale' to spur incremental site reinvestment

City planners presented proposed changes Dec. 11 to the Centennial Land Development Code’s sliding‑scale compliance table to make it easier for property owners to undertake modest site improvements without being pushed into large, costly upgrades that cause projects to be abandoned.

Planner Jessa Cambra told the commission the sliding scale is intended to "encourage reinvestment in these existing buildings and sites" by triggering only proportional, prioritized compliance measures when owners propose changes. She described common problems under the current table: a small outdoor dining patio, for example, can trigger parking, landscaping and ADA path requirements that increase project cost and lead applicants to cancel improvements.

Staff proposed expanding and clarifying the table so it explicitly ties specific improvements to discrete, proportional compliance obligations; prioritize life‑safety, site accessibility, functionality and curb appeal; and build in flexibility so that modest investments still advance long‑term site outcomes. Commissioners asked about cost proportionality, whether numerical thresholds of project value should be used, and how incentives (such as tax abatements) might interact with the table. Staff said financial incentives would be handled outside the LDC table (through other city programs) but confirmed applicants typically meet staff in a pre‑submittal meeting to identify compliance triggers early.

Commissioners were generally supportive of a clarified, more granular sliding scale; several urged the city to consider measures that reward additional improvements such as reduced parking or enhanced pedestrian connections, while being mindful of life‑safety and ADA obligations. Staff said the amendments will be refined and returned to the commission and then to City Council for formal consideration.