Department of Community Development
Reference: Mirasol Subdivision Plan
To: Mayor Gregory Mills and Members of City Council
Through: Michael P. Martinez, City Manager
Prepared By: Emma Lane, AICP, Senior Planner - Historic Preservation
Date Prepared: May 13, 2025
INTRODUCTION / PURPOSE
The subdivision plan application (the “Subdivision Plan” or the “Application”) before the City Council is for an approximately 155.59-acre property (the “Property”), generally located to the north of East Bromley Lane, south of Southern Street, east of the South 45th Avenue alignment and west of South 50th Avenue, with a small portion of the site along East Bromley Lane to the west of the South 45th Avenue alignment. Kevin Lovelace with LJA is the project contact working on behalf of the Property owners and applicants, Lanterns CFC LLC, Lanterns SLC LLC, and William E. Peters (the “Applicants”).
The Mirasol Subdivision Plan is a large, mixed-use development which envisions mixed density residential including fee-simple residential and multi-family residential development, and commercial development, all integrated with parks and open spaces. The Application also includes the construction of adjacent and internal roadways, along with the installation of water, sewer, and stormwater infrastructure.
PROCESSES
Platting results in the creation of lots and/or tracts for future uses, easements, and rights-of-way for streets within a proposed subdivision. Platting is the third step in the land development process with the City (Annexation > Rezoning > Platting - Subdivision Plan > Platting - Final Plat > Permits). The Land Use & Development Code (the “Code”) requires two steps in the subdivision process. The process begins with a subdivision plan, where staff and the applicant work together to design a conceptual layout of a future subdivision, as well as provide general development obligations of a developer. Subdivision plans submitted before the Code change in November 2024 follow the previous process. This includes a public hearing with the Planning Commission to approve the plan, followed by another public hearing with the City Council for the acceptance of public improvements. The subdivision process concludes with a final plat. A final plat is an administrative process in which the applicant provides the final construction design and a plat map that establishes the legal boundaries of private lots, open space, and public roadways.
CRITERIA BY WHICH THE CITY COUNCIL MUST CONSIDER THE ITEM
Section 2.02(D)(1) of the Code 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 particularly, 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 this development code, 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.
BACKGROUND
The Property was annexed in 2023 under the Swink Annexation, Ordinance No. 2403, and the Peters Annexation in 2025, Ordinance No. 2467. The Property was zoned C-3, R-1-A, R-2, and R-3 in 2023 and 2025.
Surrounding Land Use(s):
|
Surrounding Direction |
Land Use(s) |
Zoning |
Annexation Status |
|
North |
Single Family Residential |
Bromley Park PUD, 4th Amendment |
City of Brighton |
|
South |
Commercial and Civic |
Bromley Park PUD, 1st and 2nd Amendments |
City of Brighton |
|
East |
Single Family Residential |
Bromley Park 2nd and 6th Amendments |
City of Brighton |
|
West |
Industrial |
Mile High Logistics Center PD |
City of Brighton |
PROPOSED SUBDIVISION PLAN AND DEVELOPER OBLIGATIONS
The Subdivision Plan proposes the development of a mixed-use community, addressing both basic needs, such as water and wastewater services, and quality-of-life amenities, such as parks, open spaces, and trails. The commercial and residential portions of the Application allow for a sustainable and walkable community which promotes multi-modal connection. 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 will be met in accordance with the policies in effect at the time of the final plat and/or site plan approval. To address wastewater needs, the developer will connect to the existing sewer lines surrounding the Property. The developer will extend these lines throughout the interior of the Property. For water service, the developer will connect to the existing water lines surrounding the Property and will loop water services throughout the subdivision. The developer will also be required to construct non-potable lines throughout the development and connect to non-potable water at the appropriate time. Water and wastewater improvements will be constructed in phases per the phasing plan on sheet 9 of the Subdivision Plan.
Stormwater:
Storm drainage infrastructure is proposed throughout the development and will carry flows to the proposed onsite detention pond in the southeast corner of the Property. Flows from the improvements proposed on South 50th Avenue and Southern Street will also be carried to the proposed detention pond. The pond will be constructed with Phase 1 of the development. Infrastructure will also be installed to provide a stormwater stub out for PA-8, allowing the site to tie into the proposed pond at time of development of Phase 5. Stormwater infrastructure will be constructed in phases per the phasing plan on sheet 9 of the Subdivision Plan.
Streets:
There are three (3) existing public roadways adjacent to the Property: East Bromley Lane, Southern Street, and South 50th Avenue. The Subdivision Plan requires the design and construction of improvements to these adjacent roadways. In addition to the improvements to adjacent roadways, a new roadway will be constructed along the South 45th Avenue alignment between Southern Street and East Bromley Lane. Interior collector roadways Golden Eagle Parkway, Mount Bross Street, and South 48th Parkway will also be constructed with this development. Local public roads within PAs 6 and 7 will also be constructed and dedicated to the City. All local interior roadways will be constructed within the applicable phase. Please refer to sheet 9 of the Subdivision Plan for more detail, but generally, the roadway improvements are phased as follows:
In Phase 1, South 50th Avenue will be fully built out from Southern Street to Frontage Road. Golden Eagle Parkway from South 50th Avenue to Mount Bross Street, interior to the development, will be fully built out to a collector street cross section. Improvements to Frontage Road from South 50th Avenue to the existing roundabout as well as roundabout improvements will occur with this phase as well.
In Phase 2, Southern Street along the full length of the Property will be fully built out by adding an additional lane to the south, as well as bike lanes, tree lawns, and a concrete sidewalk. Interior to the site, Mount Bross Street from Southern Street to Golden Eagle Parkway will be fully constructed.
In Phase 3, Golden Eagle Parkway from Mount Bross Street to and including a roundabout which connects South 45th Avenue and South 48th Parkway will be constructed. South 45th Avenue from Southern Street to the roundabout, as well as South 48th Parkway from the roundabout to East Bromley Lane will be constructed. All of these roads will be built to a collector street cross section. In addition to these roadways, a small portion of East Bromley Lane that connects into the East Bromley Lane roundabout will be constructed, including the northern lane and associated turn lane improvements.
In Phase 4, the remainder of South 45th Avenue, from the roundabout to East Bromley Lane will be constructed. Because of right-of-way and lot constraints on the southern portion of South 45th Avenue, the intersection may be built to an interim condition, to be determined at time of final plat. Additionally, the majority of East Bromley Lane, from South 45th Avenue to South 48th Parkway, including a northern lane and turn lane improvements, as well as curb and gutter and a concrete sidewalk, will be constructed.
In Phase 5, all internal roadways associated with the phase will be constructed. By this phase, all external roadway improvements will have been constructed. As an alternative, Phase 5 may develop at any phase of the project given that the East Bromley Lane and Frontage Road improvements to the roundabout have been completed, as well as the portions of South 45th Avenue and South 48th Parkway adjacent to Phase 5.
Traffic Signal and Roundabout Requirements:
The developer will design and construct the traffic signal at South 50th Avenue and Southern Street with Phase 1. Design and construction of roundabout improvements at the intersection of East Bromley Lane and Frontage Road will also be required at this phase. The design and construction of the signal at the intersection of South 45th Avenue and Southern Street will be completed with Phase 3. Traffic signal modification for the north leg of the existing signal at East Bromley Lane and South 48th Parkway will be designed and constructed with this phase as well.
A new roundabout located at the convergence of South 45th Avenue, Golden Eagle Parkway, and South 48th Parkway will be designed and constructed with Phase 3 of this development. The northwest, northeast, and southeast legs of the roundabout will be constructed with Phase 3, and the southwest leg of the roundabout will be constructed with Phase 4. Modification of the north leg of the existing traffic signal at East Bromley Lane and South 45th Avenue will be designed and constructed with Phase 4 as well.
Parks, Open Space, and Trails:
The Subdivision Plan currently includes 5.01 acres of proposed park land, including a 3.89 neighborhood park and two small pocket parks. Since all proposed parks are below the 5-acre threshold, these areas may be counted toward required parks and open space dedication but will be maintained by the homeowners association or metro district. No fee-in-lieu for park land dedication will be allowed with this development. If the park land acreage throughout the development is not enough to account for the required park land dedication at the time of final plat, more park land will need to be dedicated.
A total of 22.98 acres is proposed for open space area. Among other open space tracts, this includes the detention pond at the southeast corner of the site, as well as a proposed tract running north-south along the overhead transmission lines. Both tracts are proposed to have amenities, but final determination of amenities and open space credit will be determined at time of final plat. Depending on the final open space area required to be dedicated, fee-in-lieu of this dedication may be considered at time of final plat. For both parks and open space dedications, in order to receive credit for the dedication, the land must meet the requirements of the Code in terms of design, size, and amenities provided.
Regarding trails, the Subdivision Plan proposes an extensive trail network that extends throughout the development. Parks and open space areas will connect to the sidewalks and trails along the public roadways, and will connect through pedestrian passageways through the residential areas of the neighborhood as well. Special attention has been given to ensure that the north-south connection underneath the transmission lines connects from the southern-most portion of the site along East Bromley Lane all the way to the north at Southern Street to connect into the existing trail in the Village at Northgate neighborhood.
School Land Dedication and Capital Facility Fee Foundation:
As required by the Code, the Applicants must work with School District 27J (the "School District") to pay a fee-in-lieu of land dedication to the School District. The Applicants must also 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 permit.
General Obligations:
Per the Subdivision Plan, the developer must underground any overhead utility line internal and adjacent to the Property. This does not include the overhead transmission lines that run north-south through the development. The developer also must install streetlights throughout the Property, along any roads adjacent to the Property, and on any roads constructed with the project. As the Property is located within the South Beebe Draw Metropolitan District boundaries, the Property must annex into the District before development can occur on the site. The developer shall make any successors and assigns aware of the Community Benefit Incentives within Code Section 5.08. The developer also agrees to enter into a development agreement for each phase or filing of the development at time of final plat.
STAFF ANALYSIS OF THE APPLICATION
Land Use & Development Code:
The City Council in making its decision shall use the criteria outlined in Section 2.02(D)(1) Below, Staff analyzes how the Application meets and/or exceeds the 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.
The future land use portion of Be Brighton, the Comprehensive Plan designates the Property as Mixed Use Residential. This designation is intended to provide a variety of housing options while integrating residential living with nearby commercial and civic uses. With a mix of uses from single family residential, multi-family residential, and commercial, this designation is met.
The proposed zoning also meets other policies and strategies of the Comprehensive Plan. The Opportunity Area Policies Section of Chapter Three, Number 10. Throughout the City, Concentrate Commercial Development at Key Intersections to Serve Surrounding Areas states that large-scale retail should be concentrated along major arterial nodes, such as Bromley Lane, Bridge Street, and 27th Avenue. With existing commercial development to the south, the proposed commercial on the north side of East Bromley Lane creates a commercial corridor. In addition, with the South 45th Avenue alignment to be built with this development, traffic from both the north and the south will be able to easily access the proposed commercial areas.
From the Opportunity Area Policies Section of Chapter Three, Number 14. Bromley Lane Opportunities states that development should occur in nodes along Bromley Lane with the spaces between the commercial nodes used for mixed density residential development and open space. Commercial development along East Bromley Lane will complete the commercial node that is already developed to the south of East Bromley Lane. Additionally, just to the north of the proposed commercial is proposed to be a mixed density residential development. While this does not fall directly along East Bromley Lane, the residential portion of the Property is in close proximity to the commercial portion, and allows for accessible and walkable access to the commercial node along East Bromley Lane.
Within the Comprehensive Plan Chapter Four on ‘Citywide Principles, Policies & Strategies’, the proposed Subdivision Plan advances a number of these policies:
Policies 1.1, 1.3, and 8.1 of the Comprehensive Plan focus on directing development to areas with existing infrastructure and ensuring that development pays its own way. The Property is completely surrounded by development, with the construction of this development filling out the last vacant land in the area. The Subdivision Plan requires the build out of adjacent roadways, and design and construction of essential infrastructure systems, including water and sewer lines and storm drainage systems. The developer will bear the full financial responsibility for these infrastructure improvements.
Policies 2.1, 5.2, and 6.5 stress the importance of developing in a self-sufficient manor, focusing growth within existing investment areas and encouraging diversity of housing types and costs. The Application proposes a mix of residential uses as well as commercial uses, creating an appropriate balance between residential and non-residential uses.
Policies 3.2, 4.1, 6.1, and 6.3 focus on promoting open space and all modes of transportation. With the large transmission line running through the Property, there will be green space that will be amenitized in that area. This trail and open space will connect to the open space to the north, which currently runs as far north as East Baseline Road. This trail system will connect into East Bromley Lane to the south, creating connection to other modes of transportation.
b. Compliance with the requirements of this development code, 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 and roadway specifications outlined in the Code. In addition, the Subdivision Plan addresses utility placement, pedestrian connectivity, and the overall site layout to ensure it meets both the physical and functional standards of the zone district. Where applicable, the lots and blocks meet the requirements of the appropriate zone district. If approved, a final plat will be submitted to the Development Review Committee (DRC) to ensure that all relevant 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 general roadway improvements to be constructed, rights of way to be dedicated to the City, and maintenance of open space, parks and drainage infrastructure by the future homeowners association or metro district. The Subdivision Plan requires that all infrastructure be financially guaranteed. Furthermore, it outlines the process for the construction and acceptance of the 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 five phases, which have been carefully thought out by the Applicants and City staff. All public infrastructure will need to be completed and accepted by the City prior to the issuance of vertical building permits in each phase.
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.
The Subdivision Plan meets the goals and policies of the Comprehensive Plan and allows for adjacent properties to meet those goals as well. As this is the last Property to develop in the area, the Application does not deter future development of adjacent properties.
g. The design does not impede the construction of anticipated or planned future public infrastructure within the area.
The Subdivision Plan includes the design and construction of infrastructure to properly serve the development. Since the adjacent public roadways are mostly constructed, many of the obligations adjacent to the Property are improvements to existing infrastructure. With the completion of this development, infrastructure in the direct area should be complete.
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 their 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.
Development Review Committee:
The DRC recommends approval of the Mirasol Subdivision Plan based on the applicable criteria.
A complete list of comments and the agencies who made them is available upon request.
PUBLIC NOTICE AND COMMENT
Mailings were sent to all property owners within 1,000’ of the proposed subdivision as required by the Code. These mailings were sent on June 13, 2025, and included a letter describing the proposed Subdivision Plan as well as a map of the subject area. Additionally, a notice was published on the City of Brighton website on June 13, 2025, and posted on Facebook and NextDoor. Lastly, four (4) public hearing signs were posted June 16, 2025, on the Property. As of the date of this report, staff has not received any formal comments from the public regarding this Application.
As required by the Code, and prior to formal application submittal, the Applicants and their team conducted a neighborhood meeting on March 14, 2022, and provided minutes of the meeting. These minutes were included as part of the formal application and adhere to the requirements set forth in Section 2.01(D).
SUMMARY OF FINDINGS AND CITY STAFF RECOMMENDATION
Staff finds the Subdivision Plan complies with the requirements set forth in Section 2.02(D)(1) of the Code. Based upon these findings, City staff recommends approval of the Mirasol Subdivision Plan and has prepared a draft resolution based on these findings.
PLANNING COMMISSION DECISION
The Planning Commission unanimously approved the Subdivision Plan on June 12, 2025 (see the attached Resolution #25-06).
OPTIONS FOR COUNCIL CONSIDERATION
The City Council has four options when reviewing the application. The City Council may:
1. Approve the Resolution accepting the Subdivision Plan;
2. Deny the Resolution accepting the Subdivision Plan and provide justification for such action;
3. Approve the Resolution accepting the Subdivision Plan with modifications to the draft resolution; 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
• Signed Planning Commission Resolution (PC Reso No. 25-06)
• Aerial Map by Staff
• Proposed Subdivision Plan by Applicant
• Neighboring Property Owner and Website Notification
• Website Posting Confirmation
• Buffer Map of Mailing Radius
• Affidavit of Sign Posting
• Draft Staff Presentation