Department of Community Development
Reference: Brighton Crossing Filing No. 1, 2nd Amendment Subdivision Plan
To: Mayor Gregory Mills and Members of the City Council
Through: Michael P. Martinez, City Manager
Prepared By: Stephanie Iiams, AICP Candidate, Associate Planner
Date Prepared: April 11, 2025
INTRODUCTION / PURPOSE
The subdivision plan application (the “Subdivision Plan” or the “Application”) before the City Council is for an approximately 10.41-acre property (the “Property”), generally located to the north of East Bridge Street, south of Potentilla Street, east of Bristlecone Street and west of North Prairie Falcon Parkway. Sue Sibel with Dewberry is the project contact working on behalf of the Property owner and applicant, Brookfield Residential LLC (the “Applicant”). The purpose of this Application is to subdivide previously platted land for fee-simple single family attached residential development.
PROCESSES
Platting is necessary as it 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. It 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 update in November 2024 follow the following process: 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. This Application was submitted prior to the Code amendment. The subdivision process concludes with a final plat. A final plat is an administrative process in which an 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 pursuant 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 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 1985 as part of the Bromley Park Annexation and is subject to the applicable annexation agreement and amendments. In 2001, the Property was platted as a tract for future multi-family development under the Brighton Crossing Filing No. 1 Final Plat. In early 2025, the Property was rezoned from ‘Multi-family’ to ‘Single Family Attached’ as a minor PUD amendment under the Bromley Park Land Use Regulations.
PROPOSED SUBDIVISION PLAN AND DEVELOPER OBLIGATIONS
The Property was previously platted and remains subject to the obligations of the Brighton Crossing Filing No. 1 Development Agreement. In addition to this existing agreement, a future amendment to the development agreement will be required for this project and, in accordance with the amendment procedures of said development agreement, be brought before the City Council for approval. Below is a summary of the general development obligations associated with this Subdivision Plan.
Water and Wastewater:
The Subdivision Plan ensures that water dedication requirements will be met to serve the development. Under the Bromley Park Annexation Agreement, the development is eligible to pay fee-in-lieu of water dedication. The developer will connect to the City’s current water and sewer infrastructure along North Prairie Falcon Parkway and Bristlecone Street and expand services to the development. The extension of all water and sewer lines will be paid for and constructed by the developer.
Stormwater:
For storm drainage, the development will implement private connections to the existing stormwater infrastructure that was built out with previous phases of Brighton Crossing Filing No. 1.
Streets:
The Subdivision Plan proposes one local private road to provide access from North Prairie Falcon Parkway and Bristlecone Street and several private alleyways. Since the adjacent roadways are already built out, the developer will be required to enhance pedestrian connectivity by adding a 5-foot sidewalk along Bristlecone Street. Throughout the site, sidewalk connectivity will be maintained with 5-foot sidewalks in front of every lot.
Traffic Signal Requirements:
Upon final plat approval, and as formalized in a future development agreement, the developer will design and construct the traffic signal located at North Prairie Falcon Parkway and East Bridge Street with this development.
STAFF ANALYSIS OF THE APPLICATION
Land Use & Development Code:
Below, Staff analyzes how the Application meets and/or exceeds 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 portion of Be Brighton, the Comprehensive Plan designated the Property as High Density Residential. This designation is intended to provide high density housing in urban centers and major corridors and near a mix of other uses. The Property is located next to key community anchors, such as a grocery store and a dense commercial intersection to the west. This project site is also located along East Bridge Street, a major corridor through the city.
In the Opportunity Area Policies Section of Chapter Three, the Application aligns with Policy Number 13. Bridge Street Opportunities. This policy envisions the Bridge Street corridor as a vibrant main street with homes, farms, and commercial centers, with building intensities increasing near Downtown. As adjacent lots along Bridge Street are already developed or in the process of development, infill projects are encouraged to enhance the corridor’s appearance and increase investment value.
Within the Comprehensive Plan Chapter Four on ‘Citywide Principles, Policies & Strategies,’ the proposed Subdivision Plan advances a number of these policies:
Policies 1.1, 1.2, and 1.3 of the Comprehensive Plan focus on directing development to areas with existing infrastructure, fostering new municipal infrastructure investments that support the City's long-term vision, and ensuring that development pays its own way. The Property is surrounded by roadways and infrastructure that have already been established through previous phases of development and adjacent projects. This development will integrate seamlessly into the surrounding area, benefiting from existing infrastructure. Additionally, as a requirement of this development, the developer will be responsible for the design and construction of the traffic signal located at the intersection of North Prairie Falcon Parkway and East Bridge Street. The developer will pay all costs related to upgrading public infrastructure, including traffic signal installation and utility connections.
Policy 6.1 of the Comprehensive Plan emphasizes the importance of creating inviting and safe streetscapes that are pedestrian and bike friendly. The existing trails and open space amenities within Brighton Crossing already promote pedestrian interaction that fosters a sense of community. As part of this development, the completion of adjacent sidewalks and the addition of internal pedestrian pathways will address the missing connections in the area. By building out these pedestrian routes, this development will enhance the overall walkability of the neighborhood.
Policy 6.5 of the Comprehensive Plan promotes the consideration of diverse housing types and discourages the predominance of current housing designs and development trends. The proposed development involves a fee-simple single-family-attached product, which is not highly available in the City. This development will stimulate residential growth that serves a wide range of income levels and will diversify the current housing supply. Furthermore, the single-family attached product addresses the need for "missing middle" housing and the lack of attached housing options available for ownership.
Lastly, Policy 8.1 encourages infill development and redevelopment within strategic areas. Given that all lots in Brighton Crossing Filing No. 1 and neighboring subdivisions are developed or under development, this Property remains one of the last vacant parcels within an established area. The Subdivision Plan will promote infill development and prioritize this highly visible site along Bridge Street.
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 Bromley Park Land Use Regulations. 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 zoning 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 maintenance of common areas and private internal roadways and alleyways by the Brighton Crossing Operations Board. In addition, it mentions the design and construction of the traffic signal located at the intersection of East Bridge Street and North Prairie Falcon Parkway. A development agreement amendment will be required which will include a schedule of improvements and will further specify timing for traffic signal construction and the submittal of financial guarantees.
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 identifies a single phase of development. All public infrastructure will need to be completed and accepted by the City prior to the issuance of vertical building permits.
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.
g. The design does not impede the construction of anticipated or planned future public infrastructure within the area.
The Subdivision Plan does not impede the construction of any future infrastructure in the area. The proposed development will enhance connectivity throughout the Brighton Crossings neighborhood.
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 Brighton Crossing Filing No. 1, 2nd Amendment Subdivision Plan based on the applicable codified 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 April 21, 2025, 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 April 21, 2025, on the Property. Lastly, a notice was published on the City of Brighton website on April 17, 2025, and posted on Facebook and NextDoor thereafter. As of the date of this report, staff has not received any formal comment from the public regarding this Application.
As required by the Code and prior to application submittal, the Applicant team conducted a neighborhood meeting on July 24, 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 CITY STAFF RECOMMENDATION
Staff finds that the Subdivision Plan complies with the requirements for a subdivision plan as described in Section 2.02(D)(1) of the Code. Based upon these findings, City staff recommends approval of the Brighton Crossing Filing No. 1, 2nd Amendment Subdivision Plan Public Lands and Public Improvements and has prepared a draft resolution based on these findings.
PLANNING COMMISSION DECISION
The Planning Commission unanimously approved the Subdivision Plan on April 10, 2025 (see the attached Resolution #25-04).
OPTIONS FOR COUNCIL CONSIDERATION
The City Council has four (4) actions it can take after reviewing this application:
1. Approve the resolution accepting public improvements in the Subdivision Plan;
2. Deny the resolution accepting the public improvements in the Subdivision Plan and provide justification for such action;
3. Approve the resolution accepting the public improvements in the Subdivision Plan with modifications to the 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
• Proposed Subdivision Plan by Applicant
• Planning Commission Resolution #25-04
• Aerial Map by Staff
• Proposed Subdivision Plan by Applicant
• Neighboring Property Owner Notification
• Buffer Map of Mailing Radius
• Neighborhood Meeting Minutes
• Affidavit of Sign Posting
• Website Posting Notification
• Website Posting Confirmation
• Draft Staff Presentation