Council approves Turner Farm phase 1 zoning for northern pods, requires amenities and water‑rights agreement

Washington City Council on June 25 approved a partial zone‑change (Z‑25‑16) that allows Turner Farm Phase 1 to proceed with Pod 1 (build‑to‑rent townhome area) and two northern Pod 2 subareas, but held off on lots near a natural spring and attached the council’s conditions to protect city infrastructure and require future water‑rights arrangements.

The council voted unanimously after more than an hour of discussion about amenities, road construction and the farm’s spring water. The council’s approval covers Pod 1 and Pod 2A/2B only; the parcels around the spring (labelled Pod 2C in staff exhibits) were excluded from the approval and will be considered later. The motion was made by Councilman Stewart E. Ballard (motion text recorded at the meeting) and seconded by Councilman Ryan D. Coates; roll call indicated a 5–0 approval.

The project before the council seeks to convert about 24.53 acres of previously approved PUD residential land into a conceptual plan that shows a mix of build‑to‑rent units, “next‑gen” housing and single‑family lots. Under the approved portion, Pod 1 is proposed as a build‑to‑rent product of 135 units (about 11.9 dwelling units per acre) with amenities such as a clubhouse, pool and dog park; the northern Pod 2 portion includes “next‑gen” homes and traditional single‑family lots.

Why it matters: Council members said they supported the concept for the north end of the development but raised multiple implementation concerns that could affect livability and city services — especially water supply and timing of required amenities. Several council members pressed for firm commitments that amenities be completed early enough for residents and that the city not be left with unplanned infrastructure costs if the private water system is later changed or upsized.

What the council approved and the conditions - The council approved the zone‑change ordinance for Z‑25‑16 limited to Pod 1, Pod 2A and Pod 2B; staff exhibits and the setback diagram from the staff report were included in the approval. - Amenities: The council required that amenity areas meeting the PUD standard (the staff and planning commission referenced a 33% amenity completion threshold) be in place for the approved pods before a specified proportion of building permits move forward; the planning commission had recommended thresholds tied to 51% of building permits for certain pods and the council settled on a comparable performance requirement for the approved pods. - Bullock Street: The council required Bullock Street to be fully improved (curb, gutter, sidewalk and pavement) for the approved portion of the project; the motion excluded south‑side landscape requirements pending further submittals for the southern pods. - Water rights: For any future submittals affecting the southern parcels (including Pod 2C), the council required a contract describing timing, terms and details for any transfer or sale of the family’s spring/surface water rights — the council and applicant described this as a condition to address how water assets will transition from agricultural uses to municipal supply or development uses. - Density and future phases: The council clarified it was not approving density allocations, locations or entitlements for future phases south of Bullock Street; those will return to the council for separate approvals.

Key discussion points and clarifications - Water and the spring: Council members, staff and the applicant’s representative (Matt) discussed that Turner family operations currently use a spring for the sod farm. The council and staff repeatedly urged an earlier, concrete plan for how the spring water will be handled as the property is developed — options discussed included a sale to the city at fair market value, a right‑of‑first‑refusal or a binding option/contract with triggers tied to development milestones. Applicant representatives said they are open to negotiating and have met with the Washington County Water Conservancy District and city staff; the applicant expects farm operations to continue for several years while entitlement and design progress. - Amenities timing and bonding: Planning staff said amenities traditionally are required to be built before a set percentage (typically 33%) of building permits are issued; the planning commission proposed completing certain Pod 1 amenities before 51% of building permits for that pod. Council members asked for consistency with prior PUD approvals and suggested bonding or other mechanisms if portions of the site remain in agricultural use while building advances elsewhere. - Street construction: Council members pressed the applicant to construct Bullock Street to its full master‑plan cross section rather than a partial segment. The applicant’s representative confirmed the intent to deliver a full built road on the approved frontage.

Who spoke (selection) and roles - Drew Elliman, Community Development Director — presented staff report and planning commission recommendations. - Matt (applicant’s representative) — represented the Turner Farm applicant and addressed water, road and amenity questions. - Lester Dalton, Assistant Director, Public Works — discussed water rights and infrastructure considerations during Q&A. - Council members: Stewart E. Ballard (mover), Ryan D. Coates (second), Jason E. Henderson, Michael J. Ivy, Tiara Auxier Caspersen (voting panel during motion).

Clarifying details - Pod 1 (BTR): 135 units over ~11.38 acres, roughly 11.9 du/acre, includes 60 single‑story 2‑bedroom units plus 75 two‑story 3‑bedroom units. - Parking: Staff reported parking meets code for the approved pods as shown in the staff packet. - Amenities: Staff and planning commission exhibits show a mix of clubhouse, pool, dog park, splash pad and pickleball courts; the council required a minimum amenity area completion metric (coded language in the conditional approval as described above). - Spring location: The live spring area sits on lots that the council specifically excluded from tonight’s approval (labelled 125–140 / Pod 2C on staff exhibits).

Implementation and next steps - The applicant may record the approved zoning for Pod 1 and Pod 2A/B with the conditions set by council; any construction permits will be subject to the city’s standard plan review and the new PUD standards as adopted. - Future submittals for the southern pods (including the spring area) must include a water‑rights contract or demonstration of how the spring water will be handled, per the council’s direction; staff will return materials to council for review of those later phases.

Ending note Council members said they supported the concept for the north end of the Turner Farm development while insisting the city and the applicant formalize an approach to amenities and the property’s spring water so future residents are not left without promised open space or city services.