Department of Community Development
Reference: Brighton Crossing Filing No. 9 Subdivision Plan
To: Mayor Gregory Mills and Members of City Council
Through: Michael P. Martinez, City Manager
Prepared By: Grey Shipman, Planner I
Date Prepared: February 27, 2026
PURPOSE
The subdivision plan application (the “Subdivision Plan” or the “Application”) before the City Council is for an approximately 9.095-acre property, generally located to the north of East Bridge Street, south of Royal Pine Street, east of Apache Plume Street, and west of the Speer Canal (the “Property”). Sue Sibel with Dewberry is the project contact working on behalf of the Property owner and applicant, Brookfield Residential LLC (the “Applicant”).
The Subdivision Plan proposes a residential community that consists of 60 single-family detached lots. In addition to constructing infrastructure to serve the lots (e.g., roads, water & sewer lines, drainage infrastructure), the Application also includes two minor off-site improvements. The Applicant will (1) construct a missing portion of a trail adjacent to Speer Canal, which would connect the trail to a sidewalk along Longs Peak Street. Additionally, the Subdivision Plan includes (2) median improvements along a portion of East Bridge Street.
PROCESS
Platting a property creates lots and/or tracts for future use and establishes easements and rights-of-way for streets within a proposed subdivision. Platting is the third step in the City’s land development process for single-family detached residential development (Annexation > Rezoning > Platting - Subdivision Plan > Platting - Final Plat > Permits).
A subdivision plan is required by the Land Use & Development Code (the “LUDC”) as part of the platting process when 4 or more lots are proposed or when rights-of-way must be dedicated to the City. The Planning Commission makes a recommendation for approval or denial to City Council. After conducting a public hearing, the City Council then makes the final decision on a subdivision plan.
If City Council approves a subdivision plan, the Applicant must then submit a final plat application, which is reviewed and approved by City staff. City staff review the final plat application to ensure the final plat conforms with the subdivision plan that was approved by City Council. Additionally, City staff verify that construction details and plans associated with the final plat meet the City’s requirements, including requirements in the LUDC. Once approved, the final plat formally creates lot lines, easements, and rights-of-way.
BACKGROUND
The Property was annexed in 2025 as part of the Brighton Crossing Annexation and zoned Bromley Park PUD, 35th Amendment.
Surrounding Land Use(s):
PROPOSED SUBDIVISION PLAN AND DEVELOPER OBLIGATIONS
The Subdivision Plan proposes the expansion of existing residential development. Below is a summary of the general development obligations required by the Subdivision Plan:
Water and Wastewater:
The Subdivision Plan ensures that water dedication requirements are met to serve the development of the Property. The Applicant has satisfied the requirement to dedicate raw water shares to the City.
Stormwater:
The Property will drain to existing ponds that are immediately adjacent to the southeast of the Property. All flows will surface drain to the roadways and will travel to the ponds via existing or newly installed infrastructure.
Streets:
There are two existing public roadways adjacent to the Property: Royal Pine Street and North Golden Eagle Parkway. Additionally, two new roadways will be created to serve the Property: (1) an extension of Colorado River Avenue that turns into Rome Street, and (2) a private roadway that runs parallel to North Golden Eagle Parkway that will be named North Golden Eagle Fork. North Golden Eagle Fork will be a one-way street that provides access to 9 lots. Because North Golden Eagle Fork does not meet the City’s design standards, City staff would prefer that the roadway be privately owned and maintained. Without North Golden Eagle Fork, each lot would require individual access to North Golden Eagle Parkway, which would create several points of traffic conflict along a busier street. All new streets will include sidewalks and right-of-way landscaping.
To construct the privately owned and maintained North Golden Eagle Fork, the City must vacate a small portion of right-of-way along North Golden Eagle Parkway. The North Golden Eagle Parkway roadway is completed, and no future widenings are planned. Therefore, excess existing right-of-way could be vacated to allow for the privately owned and maintained North Golden Eagle Fork to be constructed. A Right-of-Way Vacation application will accompany the final plat submittal if this Application is approved.
Parks and Open Space:
The Bromley Park development has dedicated and constructed a sufficient amount of parks and open spaces; therefore, no further land dedication is required for the Property. However, the Subdivision Plan does require the Applicant to design and construct a missing portion of trail adjacent to the Speer Canal. The Subdivision Plan also includes 1.3 acres of landscape tracts that will serve as amenities for landscaping and pedestrian access.
School Land Dedication and Capital Facility Fee Foundation:
Should City Council approve the Subdivision Plan, the Applicant must satisfy the fee-in-lieu of land dedication to School District 27J (the "School District") before a final plat is recorded. The Applicant must enter into a participant agreement with both the School District and the Capital Facility Fee Foundation (the "Foundation"). This agreement will require any future builder of the Property to contribute funds to the Foundation with each residential building permit. Proof of such contributions must be provided to the City as a condition for the issuance of a residential building permit.
CRITERIA BY WHICH THE CITY COUNCIL MUST CONSIDER THE ITEM
Section 2.02(D)(1) of the LUDC describes the requirements for a subdivision plan and states that it shall be reviewed to the following criteria:
a. The application is in accordance with the Comprehensive Plan, and in particular, the physical development patterns, the arrangement of streets, blocks, lots and open spaces, and the public realm design and investments, reflect the principles and concepts of the plan.
b. Compliance with the requirements of the LUDC, and in particular, the blocks and lots proposed are capable of meeting all development and site design standards under the zoning district.
c. The application includes performance, construction and any maintenance assurances for the design, construction and acceptance of the improvements by the City.
d. Any phasing proposed in the application is clearly indicated and demonstrates a logical and coordinated approach to development, including coordination with existing and potential development on adjacent property, and that the timing, location and construction of amenities is consistent throughout phases.
e. Any impacts identified by specific studies or technical reports, including a review of storm water, are mitigated with generally accepted and sound planning, engineering, and urban design solutions that reflect long-term solutions and sound fiscal investments.
f. The application does not deter any existing or future development on adjacent property from meeting the goals and policies of the Comprehensive Plan.
g. The design does not impede the construction of anticipated or planned future public infrastructure within the area.
h. The recommendations of professional staff or any other public entity or review agencies asked to officially review the subdivision plan.
STAFF ANALYSIS OF THE APPLICATION
Land Use & Development Code:
Below, Staff analyzes how the Application meets the criteria in Section 2.02(D)(1):
a. The application is in accordance with the Comprehensive Plan, and in particular, the physical development patterns, the arrangement of streets, blocks, lots and open spaces, and the public realm design and investments, reflect the principles and concepts of the plan.
The Future Land Use map in the Be Brighton Comprehensive Plan designates most of the Property as appropriate for Mixed Use Commercial land uses, with a small portion designated as appropriate for Parks & Open Space. City staff, however, believe that the proposed Subdivision Plan with 60 residential lots is more appropriate given the site's context. The surrounding area is predominantly developed as single-family residential neighborhoods. The proposed 60 lot subdivision is a continuation of this development pattern.
A stormwater pond and canal along the eastern and southern edges of the Property limit access to the Property and separate the site from direct street frontage, which makes commercial development impracticable. Adequate street frontage is a key factor that contributes to the success of commercial land uses, and the absence of street frontage further diminishes the Property’s suitability for commercial development. Given the Property’s surrounding land uses and physical setting, the Mixed-Use Commercial designation is not practical in this location. Instead, City staff believe that the existing zoning for the Property, Bromley Park Single Family Detached, is more appropriate, and the proposed Subdivision Plan complies with all applicable zoning requirements.
b. Compliance with the requirements of the LUDC, and in particular, the blocks and lots proposed are capable of meeting all development and site design standards under the zoning district.
The Subdivision Plan complies with the lot specifications outlined in the Bromley Park Land Use Regulations. In addition, the Subdivision Plan addresses utility placement, pedestrian connectivity, and the overall site layout. If approved, a final plat will be submitted to the Development Review Committee (DRC) to ensure that all construction standards are met before the site can develop.
c. The application includes performance, construction and any maintenance assurances for the design, construction and acceptance of the improvements by the City.
The Subdivision Plan describes the rights-of-way to be dedicated to the City and maintenance of tracts by an existing metro district. The Subdivision Plan requires that all infrastructure be financially guaranteed. Furthermore, the Subdivision Plan outlines the process for the construction and acceptance of the public improvements.
d. Any phasing proposed in the application is clearly indicated and demonstrates a logical and coordinated approach to development, including coordination with existing and potential development on adjacent property, and that the timing, location and construction of amenities is consistent throughout phases.
The Subdivision Plan proposes two phases of development. All public infrastructure in each phase will need to be completed and accepted by the City before vertical building permits are issued.
e. Any impacts identified by specific studies or technical reports, including a review of storm water, are mitigated with generally accepted and sound planning, engineering, and urban design solutions that reflect long-term solutions and sound fiscal investments.
All technical reports submitted with the Subdivision Plan were reviewed by the DRC. All infrastructure items needed to mitigate the impacts identified in the specific studies are included in the Subdivision Plan and primarily involve building upon existing infrastructure.
f. The application does not deter any existing or future development on adjacent property from meeting the goals and policies of the Comprehensive Plan.
All areas surrounding the Property have already been developed. The Property is the last land in the area that has yet to be developed.
g. The design does not impede the construction of anticipated or planned future public infrastructure within the area.
Much of the adjacent infrastructure is already in place, and as a result, the Property functions more like an infill development site with minimal impact on the surrounding area or existing systems. The Subdivision Plan is designed to integrate with nearby development and connect to current infrastructure.
h. The recommendations of professional staff or any other public entity or review agencies asked to officially review the subdivision plan.
The DRC has thoroughly reviewed this Subdivision Plan in collaboration with relevant external review agencies. Based on the DRC’s assessments, it has been determined that the Application is appropriate and aligns with the City’s objectives and requirements. All necessary recommendations and feedback from the reviewing agencies have been incorporated into the Subdivision Plan.
The DRC recommends approval of the Brighton Crossing Filing No. 9 Subdivision Plan based on the applicable codified criteria as included in the LUDC.
A complete list of comments and the agencies who made them is available upon request.
PUBLIC NOTICE AND INQUIRY
Mailings were sent to all property owners within 1,000 feet of the proposed subdivision as required by the LUDC. These mailings were sent on February 9, 2026, and included a letter describing the proposed Subdivision Plan, as well as a map of the subject area. Additionally, three (3) public hearing signs were posted February 3, 2026, on the Property. Lastly, a notice was published on the City of Brighton website on February 5, 2026, and posted on Facebook February 11, 2026. As of the date of this report, staff has not received any formal comments from the public.
As required by the LUDC and prior to Application submittal, the Applicant team conducted a neighborhood meeting on August 21, 2024, and provided minutes of the meeting. These minutes were included as part of the Application and adhere to the requirements set forth in Section 2.01.D.
SUMMARY OF FINDINGS AND STAFF RECOMMENDATION
Staff finds the Subdivision Plan complies with the requirements for a subdivision plan as described in Section 2.02(D)(1) of the Land Use & Development Code. Based upon these findings, City staff recommends approval of the Brighton Crossing Filing No. 9 Subdivision Plan and has prepared a draft resolution based on these findings.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission unanimously recommended approval of the Subdivision Plan on February 26, 2026 (see the attached Resolution #26-05).
OPTIONS FOR COUNCIL CONSIDERATION
The City Council has four options when reviewing the application. The City Council may:
1. Approve the Subdivision Plan and accept all associated public improvements as presented in the draft resolution; or
2. Approve the Subdivision Plan and accept all associated public improvements with modifications to the draft resolution;
3. Deny the resolution approving the Subdivision Plan and provide justification for such action; or
4. Continue the item to a later, specified date if the City Council feels it needs more information to make an informed decision.
ATTACHMENTS
• Draft City Council-- Resolution
• Planning Commission Resolution 26-05
• Aerial Map by Staff
• Proposed Subdivision Plan by Applicant
• Neighboring Property Owner Notification and Website Notice
• Buffer Map of Mailing Radius by Applicant
• Neighborhood Meeting Minutes
• Affidavit of Sign Posting
• Website Posting Confirmation
• Draft Staff Presentation