The Land Use Authority approved the preliminary plat for the Turner Turf Farms subdivision, which includes two phases with multiple housing products and a range of amenities, but the application prompted a sustained discussion about traffic on 1100 East and whether the developer must widen the roadway as part of the project.

Staff described the proposal: Phase 1 includes 27 single-family lots and 17 NextGen homes (reduced setbacks were previously approved in the PUD zone change). Phase 2 includes 135 build-to-rent units within a gated area that offers a clubhouse, pool, splash pad, dog park, putting green, barbecue area and pickleball courts. Staff reported required parking for Phase 2 is 331 spaces and that the proposal provides 331 spaces. Amenities for Phase 1 must be completed prior to the 15th certificate of occupancy; Phase 2 amenities are required before the 45th building permit is issued (as stated in the staff report).

Staff and commissioners focused on 1100 East, which is only partially built and narrows south of the site. Public Works recommended a condition or timeline for the widening of 1100 East; staff said the traffic study submitted for this project did not require widening for the current phases but commissioners and staff observed that future phases to the south will likely require the road to be completed. Staff said the city has historically required landowners to build road widenings only when they present a development application; if a parcel remains in farming use the city typically will build the road itself or wait until the parcel develops. Commissioners discussed options including requiring widening when subsequent phases are proposed or using a pioneering agreement to have early developers pay and be reimbursed when adjacent parcels develop.

Matt Lou, representing Turner Farm Phase 1, told the authority the developer expects to begin earthwork soon (possible early November) and that the full build-out could occur in about three years if market conditions allow. He said the southern parcels are held by a different LLC but that coordination is ongoing; he said that when future phases make sense economically the developer expects to proceed and would consider moving the 1100 East expansion sooner if warranted by traffic and safety concerns.

Commissioner Mitchell moved to approve the preliminary plat for Turner Turf Farms with staff recommendations, findings, and conditions; Commissioner Davis seconded. Commissioners voted 3-0 in favor. Authority members asked staff and the developer to coordinate on a timeline or mechanism to ensure 1100 East is widened if and when warranted by subsequent phases.