Executive Summary
Development in Brentwood is currently characterized by municipal infrastructure upgrades and commercial revitalization along the Brownsville Road corridor . Recent legislative activity, specifically the implementation of an impervious-area-based stormwater fee, creates significant recurring overhead for industrial and large-footprint commercial properties . Approval momentum is focused on retail recruitment and personal services, supported by a transition to digitized permitting and code enforcement .
Development Pipeline
Industrial & Commercial Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Micro-Pigmentation Studio | Lauren Proud | Gene Werner (Landlord); Planning Commission | N/A | Approved | Egress requirements; specific body art zoning criteria . |
| Former Municipal Building Site | Borough of Brentwood | Weiss, Burkhart, Kramer, LLC (Special Counsel) | N/A | Pre-Development | Negotiation of land lease agreements and legal review . |
| Brownsville Road Business District | Retail Strategies (Consultant) | Community Affairs Committee | Corridor-wide | Concept Review | Retail recruitment model vs. community branding RFP . |
| Brentwood Park Parking Lot | Borough of Brentwood | Gateway Engineers | $430k budget | Grant Funded | Milling, repaving, and stormwater management improvements . |
Entitlement Risk
Approval Patterns
- Strict Adherence to Use Criteria: Conditional use approvals, such as for body art establishments, require granular compliance with safety, sanitation, and proximity standards .
- Proactive Mitigation: Council favors projects that address legacy infrastructure issues; for example, the Planning Commission required the re-establishment of a rear egress route as a condition for a recent studio approval .
Denial Patterns
- Non-Compliance with Maintenance Ordinances: The borough is intensifying scrutiny of property owners who fail to maintain safe and passable sidewalks, particularly in commercial areas .
Zoning Risk
- Stormwater Fee Burden: A new "Equivalent Residential Unit" (ERU) methodology has been adopted, assessing commercial, industrial, and institutional properties based on total impervious area divided by 2,015 square feet . This creates a permanent operational expense for high-coverage sites .
- Simulated Gaming Restrictions: Staff are developing a zoning ordinance to designate "skill game parlors" as a specific use to prevent their proliferation and limit machine density in existing businesses .
Political Risk
- Leadership Transition: The borough recently underwent a reorganization, with Stephen Thomas elected as Council President and Mike Foyle sworn in as Mayor .
- Fiscal Sensitivity: Following a significant decline in the general fund balance in 2024, the council raised the property tax rate to 11 mills, marking the first increase in over nine years .
Community Risk
- Transparency Demands: Large-scale fee implementations (e.g., stormwater) faced significant public pushback regarding transparency and perceived inequity for non-profits and churches .
Procedural Risk
- Digital Permit Migration: The borough is transitioning to GOGOS software for permitting and notifications, which will move paper applications to electronic records and streamline the tracking of property transfers and landlord registrations .
Key Stakeholders
Council Voting Patterns
- Stephen Thomas (Council President): Actively leads committee appointments and has pushed for regular public safety reporting and business district support .
- Harold Smith: Appointed as Chair of Administration and Finance; focused on fiscal stability and auditor reporting .
- Rich Schubert: Chairs the Zoning and Planning Committee, overseeing the development of new gaming and land-use ordinances .
Key Officials & Positions
- George Bioski (Borough Manager/Engineer): A licensed professional engineer who heavily influences infrastructure policy, particularly regarding stormwater and federal mandates .
- Eric Pecon (Assistant Manager): Leads implementation of the new digital permitting system and manages code enforcement cases .
- Tucker Ahrensburg: Reappointed as Borough Solicitor to oversee legal compliance and ordinance drafting .
Active Developers & Consultants
- Retail Strategies: Consultant tasked with developing a downtown retail recruitment model .
- Gateway Engineers: Provides engineering studies for traffic calming and safety improvements on Brownsville Road .
Analysis & Strategic Insights
- Commercial Momentum vs. Industrial Friction: While the borough is actively recruiting retail through consultants, the newly adopted stormwater fee structure (Resolution 2025-03) significantly increases the cost of holding or developing industrial land with large impervious footprints .
- Approval Probability: Applicants for "non-traditional" uses (e.g., body art, gaming) should expect rigorous public hearings and high sensitivity to neighborhood proximity and sanitation .
- Regulatory Tightening: Expect increased enforcement of existing codes. The adoption of GOGOS software will likely eliminate historical "blind spots" in rental licensing and property inspections .
- Strategic Recommendations: Developers should engage early with the Zoning and Planning Committee (chaired by Rich Schubert) to align with the forthcoming "skill game" and commercial branding ordinances .
- Near-Term Watch Items: Monitor the Public Safety Committee's review of Gateway Engineers' safety studies for Brownsville Road, which may result in new infrastructure requirements for fronting properties .