PZ - REVISED Application Narrative Page 1
November 2, 2017
C. Caleb Hood, Planning Division Manager
Community Development Services
Meridian City Hall
Meridian, ID 83642
RE: Turf Farm Subdivision – Annexation/Zoning and Preliminary Plat Applications
Dear Mr. Hood:
Brighton Investments LLC, is pleased to submit annexation, zoning and preliminary plat
applications for Turf Farm Subdivision—a 120 single-family lot addition to our Hill’s Century
Farm Subdivision. The project is located east of Eagle Road, north of Lake Hazel Road as
depicted below.
ANNEXATION
The annexation “path” for Turf Farm was created by the prior annexation of Hill’s Century
Farm Subdivision to the north and east.
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COMPREHENSIVE PLAN
Turf Farm is located within the Medium High Density Residential land-use designation of the
City’s Comprehensive Plan Future Land Use Map (FLUM) as noted below. Its proposed gross
density is 3.4 dwellings per acre; net density is 5.84 units per acre.
While less than the 8 to 15 units per acre allowed by the FLUM, the project is consistent with the
character and density of Hill’s Century Farm with which it will be developed and marketed.
Thus, a “step down” in density from the land-use objective of the FLUM is proposed.
PROPOSED ZONING
The City’s Medium Density Residential (R-8) zoning district is proposed as an extension of the
adjoining Hill’s Century Farm zoning.
PROJECT FEATURES
Open Space Commons and Buffers
● Eleven (11) common lots are proposed. The 5.3 acres of common areas, landscape
buffers, and qualified open space account for fifteen percent (14.99%) of the site, well
in excess of the UDC’s minimum requirement.
Pathway System
● A paved regional pathway will be located along the west side of Ten Mile Creek as a
continuation of the system constructed in prior phases of Hill’s Century Farm
Subdivision, in accord with the City’s Pathways Master Plan requirements.
Low Density Residential
(3 or less dwellings / acre)
Med-High Density Residential
(8 to 15 dwellings / acre)
Medium Density Residential
(3 to 8 dwellings / acre)
AMITY
LAKE HAZEL
Hill’s Century Farm
Subdivision
Turf Farm
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● Three micro-path connections provide access to the regional pathway from the
interior of the project. The most significant is the 27,000 s.f. north/south and east/
west common area pathway “intersection” at the northeast corner of the project. The
pathways located therein will link not only to the Tenmile Creek regional path, but
will also extend easterly across the creek to connect to future project phases.
Traffic Circulation
● The principal entrance to Turf Farm will be from Eagle Road, approximately ¼-mile
north of Lake Hazel Road. A second access will be from S. Tindaris Avenue, an
existing stub street from Hill’s Century Farm Subdivision No. 5.
Secondary Access
● It is anticipated that Fire Department requirements will be addressed by upgrading the
Tenmile Creek pathway from W. Berghan Court to Lake Hazel Road at the southeast
corner of the project to the department’s secondary access fire lane standards.
PROJECT PHASING
● The project will be constructed in two phases; the north half is expected to be
developed in 2018. The subdivision plats will be integrated into Hill’s Century Farm
Subdivision with the final plats anticipated to be in numerical sequence extensions of
that project.
DEVELOPMENT AGREEMENT
A determination has yet to be made whether the project should have a separate, stand-alone
development agreement, or be incorporated into the Hill’s Century Farm DA inasmuch as it
will be developed and marketed as an extension thereof.
IN CONCLUSION
We believe that all requirements for annexation, zoning and preliminary platting of Turf Farm
Subdivision have been fully detailed and addressed by the accompanying application and plans
and drawings. No project variances or waivers are requested.
Please let me know if you or your staff have questions or need additional information.
For Brighton Investments LLC
_________________________________
Michael D. Wardle
Director of Planning