[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6669426,"mediaKeyId","2173948-71061bf25cae0b69939f1c70698eb2ec","parentId",2173948,"title","Ada County OKs 8‑lot London Bridge subdivision after debate over bridge slope, water and nearby dairy","audioSeconds",5394,"startMs",440000,"endMs",5834000,"viewUrl","/Search/View?dp=1&key=2173948-71061bf25cae0b69939f1c70698eb2ec&start=440&end=5834","thumbnailUrl","https://assets.pipeline.soar.com/2173948-71061bf25cae0b69939f1c70698eb2ec/thumbnail_440000.jpg","articleUrl","/articles/6669426/Ada-County/Idaho/Ada-County-OKs-8lot-London-Bridge-subdivision-after-debate-over-bridge-slope-water-and-nearby-dairy","mediaUrl","https://secure.pipeline.soar.com/6669426-bd1bb9de5f4be9c04949c00651a18e0f/orig.mp4?Expires=1771170618&Signature=E20~NdBEBr8KAFUan6gEJbhVKB5uq4~Ce6IutsFFqJHpC3ETB4GNPmaYTBZFj5a74q4hXW56ERII0y6duJDLVej-kZOBcgy~49vROO0B8dL8NQBOLKVfJECGDSRFBBz1zgthr6GmCZiAidpUWCkQg1vlQQMbATfR8Ja6Sb9cHCVhr4lXxN4JiOczaGrAMC6hfy9zZIDBs93~PjYHJ9BlZF~tBJK--SclE-n4uWT36lkTSwqDkD9RBw0j14sJkv4nrkftaAfx9W7PMNjNRFC9EyoLlYntf3K0USu9WlnPAMxDcZrvAq~0vGF9NlWhBpVAHc4GAYrfDE2ibDHsK7FZbA__&Key-Pair-Id=KUT5TJCACFTXG","author","Ada County","date","2025-01-01T06:33:44.997Z","article","Ada County commissioners on Wednesday approved a zone change, development agreement and preliminary plat for the London Bridge subdivision — an eight‑lot, private‑road project east of the McDermott/West Green Lane intersection near the Ada–Canyon county line.

Planning staff recommended approval of application 2024‑01209 ZCDASPR after reviewing agency comments and public testimony. \"Staff finds that the application complies with Ada County code, and I do recommend approval of this application,\" Planner Mikaela Owens told the board at the hearing.

The developer proposes eight lots of roughly five acres each, accessed by a private road (South London Lane) and an existing bridge over the Mora Canal. The proposal includes a development agreement and a private cul‑de‑sac. Ada County documents show the property lies near the Kuna impact area and within a wildland‑urban interface; Kuna’s future land‑use map designates the site agriculture with a five‑acre minimum.

Why it mattered: neighbors and several nearby farm operators said the subdivision would change the character of Green Lane and raise operational conflicts with existing dairies. Public speakers urged preserving 10‑acre lots, expressed concerns about increased traffic on narrow roads and cited prior winter driving problems on the access slope.

Key factual points and conditions: staff and agencies said the project can meet county standards if the developer satisfies specific requirements. Central District Health requires septic testing and engineering reports. Kuna Rural Fire District set a clearance requirement of 13 feet 6 inches for the bridge and reviewed fire access, and the county engineer listed technical conditions including bridge width. Staff suggested possible additional conditions — a water‑supply adequacy study, signage warning of steep or icy bridge approaches, and right‑to‑farm language on the plat face and in any CC&Rs to note proximity to active dairies.

Water and irrigation: the applicant pursued groundwater irrigation rights from the Idaho Department of Water Resources (IDWR). Owens summarized agency feedback: \"IDWR indicated they're unaware of a South Ada County groundwater area of concern,\" and staff noted that the developer was granted groundwater irrigation rights of 0.76 cubic feet per second and a per‑acre limit of 0.02 cfs. Several neighbors said additional wells or irrigation could reduce local water levels; the applicant and his engineers pointed to monitored well records and IDWR review as evidence of a usable aquifer.

Road slope and safety: neighbors said winter driving and steep grades made the existing crossing hazardous. Staff reported the applicant’s average slope of the bridge approach at 11.2 percent and told the board that Kuna Rural Fire District tested apparatus on the grade and indicated it could access the road. \"Engineering also supports the grade exceeding 10% if the fire department approves it,\" Owens said. Several neighbors offered their own slope measurements and urged conditions such as additional signage and road maintenance agreements for winter service.

Proximity to dairy operations: multiple residents and farm families said the proposed lots abut or are very close to operating dairies and animal operations, raising concerns about odors, flies and complaints. Staff proposed right‑to‑farm plat language and noted that such language is standard on new subdivisions in Ada County; the developer told the board he would include right‑to‑farm language in CC&Rs as well.

Board action: after deliberation, the board approved the application. A commissioner moved to approve based on the staff findings and discussion at the hearing, a second was given and the motion carried on a voice vote. Commissioners said they expected the conditions discussed — including fire district sign‑off and the county‑engineer requirements — to be completed at later permitting stages.

What’s next: the approval moves the proposal to subsequent platting and permitting steps (final plat, engineering details, building permits and any required agency approvals). Several commissioners and staff said they will ensure the conditions — such as bridge design, fire access and water adequacy checks — are addressed before final approval.

Votes at a glance

- Application 2024‑01209 ZCDASPR (London Bridge Subdivision): motion to approve based on staff findings and discussion — outcome: approved (voice vote by board).","mediaType","Video","parentTitle","Board of Ada County Commissioners – Public Hearing – December 18, 2024","oneSentenceSummary","Ada County commissioners on Wednesday approved a zone change, development agreement and preliminary plat for the London Bridge subdivision — an eight‑lot, private‑road project near the Ada–Canyon county line.","taxTitle","Ada County, Idaho","taxId",2612,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6669411,"Ada County adopts new Agricultural Protection Area ordinance; statewide law creates opt‑in tool for landowners",673,5531000,6204000,"/Search/View?dp=1&key=2173948-71061bf25cae0b69939f1c70698eb2ec&start=5531&end=6204","https://assets.pipeline.soar.com/2173948-71061bf25cae0b69939f1c70698eb2ec/thumbnail_5531000.jpg","/articles/6669411/Ada-County/Idaho/Ada-County-adopts-new-Agricultural-Protection-Area-ordinance-statewide-law-creates-optin-tool-for-landowners","https://secure.pipeline.soar.com/6669411-0eec290d6056c51e6c74df6e32871bf3/orig.mp4?Expires=1771170618&Signature=B4EC0fQpUYp1MDmBPdyjc6gIZpVQye0-G1gapJwhOe81465OXeNbE0yIjTArgkTpeM5tUEFE91B2Yqm43gzoMLS1D0mmklH5GzmxH6Y2JHqGt2EhhUHkvz3GHeh4MAbVtsUJHWgJ~41uAantvLji9ThC1laZ2CJVBDFNLKf~JPHyiaWCWJeo1sebD6Bu5bFbeI0kUzvr3Zo-o70EOeiUoAsSsmgkDkqfWdO~HSoaJv4~LzCFbqe9e2c2iAu2iGOuNMrUMoG2kQ5ll9smKYP6KWsekxnuSDdKfSaKB4pCSWCgfAW9UmNBzE20AvmptphkIeKwMO9g-TVSBJ2ogLy5Uw__&Key-Pair-Id=KUT5TJCACFTXG","Ada County commissioners adopted a new local ordinance implementing a tool created by recent Idaho legislation that allows landowners to designate Agricultural Protection Areas (APAs) on parcels that meet statutory tests.

What the ordinance does: Development Services staff presented a new Title 11 that translates the state law into a local procedure. The ordinance establishes eligibility criteria (minimum five acres; active agricultural or forest production for at least three consecutive years as defined in state code), an application and review process and a new advisory APA commission to make recommendations to the board.

Key features and limits: Designation is voluntary and initiated by the property owner; an APA runs for a minimum of 20 years unless the board approves a reduction for demonstrated hardship. The ordinance requires the board to act on APA applications within 60 days and instructs staff on recording and map updates. Staff noted that state law imposes the 60‑day schedule, which required them to design an overlay zoning mechanism to update planning maps within the time limit.

Why it matters: Supporters including local agricultural representatives said the program provides a straightforward way for working‑land owners to signal their intent to keep land in agricultural production and to limit future conflicts with urban encroachment. Critics and some commissioners noted the designation is voluntary and contains limited enforcement or financial incentives in the current law.

Board action and next steps: The board adopted the new Title 11 ordinance and instructed staff to create the APA commission and related bylaws. Staff said they will return with implementing resolutions establishing fees, bylaws and a Title 8 overlay district to handle planning map updates.

Public testimony: Farmers and dairy representatives voiced support at the hearing, characterizing the ordinance as a useful first step to protect working lands even though earlier legislative drafts had proposed stronger incentives. Ted Vanderschaft, who sits on the Idaho Dairy Association, told commissioners he supported the law as a practical start for protecting agricultural operators’ long‑term viability.

What to expect: Ada County will begin accepting APA applications once procedural bylaws and a fee schedule are adopted. Staff said the program is designed to be amended if future state or local policy provides different incentives or requirements.","The Ada County Board adopted a new Title 11 creating Agricultural Protection Areas (APAs), a property owner opt‑in tool established by recent state legislation. The ordinance sets application rules, minimum acreage and a 20‑year minimum designation period and creates an APA commission to review requests within short statutory timelines.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6669416,"Board approves setback variances and a second‑dwelling request for Barber Valley lot",1148,5843000,6991000,"/Search/View?dp=1&key=2173948-71061bf25cae0b69939f1c70698eb2ec&start=5843&end=6991","https://assets.pipeline.soar.com/2173948-71061bf25cae0b69939f1c70698eb2ec/thumbnail_5843000.jpg","/articles/6669416/Ada-County/Idaho/Board-approves-setback-variances-and-a-seconddwelling-request-for-Barber-Valley-lot","https://secure.pipeline.soar.com/6669416-5483e669daa7a5c0d92353cdf288c564/orig.mp4?Expires=1771170618&Signature=ScX20z6A6gEZs4NYCtNMv6HeU5owTFIzITzmSEtZhTNH~YGSyd7TVWgC-cCD3KGDQPvg0aQ~mlEtPteV7jKf4IyoUgkbfuaJ5vDgKTV4M9gqKKHsXX~iR-8v1OR1StG9xk9vw4qXUH06q7oXGrOzBWsvvQuZV2RdUnwqi06Aj~1ySXVNsk4T3hKVk6mqXKmpi3xABTF7-f53QT7RbaB5SZKp4PUlEd6oTPEkKllUkrV28JIFsB5bH-PbWRN98P1~LSXlyucF99hFSdYQWncn0yb9xskJUqw5KVDhbaEN7lasupu31I-HhZnO0vvvR3n3O6-LTB9or9sl5j2rFc2jLw__&Key-Pair-Id=KUT5TJCACFTXG","Ada County commissioners on Wednesday approved a variance and accessory‑use permit that allow a property owner in the Barber Valley to place structures within standard setbacks and to add a secondary dwelling above a detached garage.

Staff presentation: Brent (Development Services) explained that the subject property is a legal nonconforming 0.83‑acre parcel in the Rural Preservation district, triangular in shape, and previously received a variance in 2020 reducing a south setback. The owner sought two new variances: (1) allow residential structures to encroach into required side and rear setbacks, and (2) allow an accessory structure with a second‑dwelling unit above a garage within the front yard area. Brent said Central District Health had approved a septic location in the middle of the site and that the proposed footprints comply with the county’s 20% lot coverage limit. He added that written neighbor objections raised issues including height and potential view impacts.

Why staff supported approval: Brent’s report concluded the variances did not grant a special privilege because single‑family dwellings and accessory dwellings are permitted uses in the zone, and a prior variance had been granted. Staff found the lot’s triangular shape and the approved septic location amounted to a practical hardship that justified the reduced setbacks and that agencies had not identified health or safety detriments.

Public input and neighborhood position: The Barber Valley Neighborhood Association provided written support and requested street‑tree plantings along Warm Springs Avenue similar to neighboring developments; two nearby property owners submitted written opposition raising concerns about setbacks, lot coverage, septic and view impacts. Brent said the lot is not encumbered by a private view easement and that the proposed site plan retains some sightlines toward the Boise River.

Board action: The board voted to approve the application, with a motion and second recorded and a voice vote carried. Staff noted conditions included a 24‑foot maximum accessory structure height and required building permits and standard engineering or septic approvals.

What this means: The applicant can proceed to building permit stage if they meet the conditions and obtain required permits. The decision runs with the land, meaning future property owners would inherit the approved site configuration unless the board later amends the approval.

Votes at a glance

- Application 2024‑02388 VAC (variance / accessory dwelling at 6439 E. Warm Springs Ave): motion to approve based on staff findings and discussion — outcome: approved (board vote).","Ada County commissioners approved a variance and accessory‑use permit allowing structures to encroach into setbacks and a secondary dwelling inside an accessory structure for property at 6439 E. Warm Springs Ave. Staff found the triangular lot and a prior variance justified the relief and that Central District Health approved the septic location.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6669421,"Ada County tables Calkins Creek subdivision; staff had cited lack of sewer connection as zoning concern",2031,7034000,9065000,"/Search/View?dp=1&key=2173948-71061bf25cae0b69939f1c70698eb2ec&start=7034&end=9065","https://assets.pipeline.soar.com/2173948-71061bf25cae0b69939f1c70698eb2ec/thumbnail_7034000.jpg","/articles/6669421/Ada-County/Idaho/Ada-County-tables-Calkins-Creek-subdivision-staff-had-cited-lack-of-sewer-connection-as-zoning-concern","https://secure.pipeline.soar.com/6669421-b4d12bfbf68fb2b523fc27e2cb2531f9/orig.mp4?Expires=1771170618&Signature=M5RhynbBmcIvh7QUUj329D~pv48EQEPSxrb4jIjnX3T3jL-UhM9hOeH0~5D4QtdA6Pk9fQxx3D3oRPfq1zM21HC6xqJgeBNLYJz4VckVfLYnbpJSc-fgPAiHikDsVAQo824eBeOHGnKGpxnPWgRdi2opCZH1uUrM57yp7rUL5ubxRWsGBEs7cBJAbJ7xqpui6-14JJlHo5lQSjuEfkk6WvuYRRKzVzR~ZgSnQEAL6kjtzb7uNfVS2~RDCJkUygAXzufOwKA6uKK-uVeun-3bo3KlG9qLc5XY0UtabPXToX7Wk9Jfyl~d50x8DmDRZUoWGozzEC3VSl7WMrfX5nHRRQ__&Key-Pair-Id=KUT5TJCACFTXG","Ada County commissioners on Wednesday left undecided a proposed seven‑lot subdivision at the southwest corner of Victory Road and Rustler Place, asking staff to return with revised findings and specific conditions.

Staff report and recommendation: Leon (Development Services) told the board that application 2024‑01215 ZCDASPR (Calkins Creek Subdivision) asked to rezone the 8.42‑acre site from Rural Urban Transition (RUT) to an R‑1 (estate residential) district and to approve a seven‑lot preliminary plat with a private road. \"Staff did not find that it complies with the zoning ordinance map amendment,\" Leon said, citing an Ada County code provision that urban zoning intended for smaller lot development should be connected to urban public facilities (sewer and water). Staff recommended denial of the zoning map amendment but noted the Planning & Zoning Commission had recommended approval.

Proposal basics: The developer proposed five buildable single‑family lots (1.2–1.8 acres) plus a private road lot, with individual wells and septic service anticipated while the property remains outside city limits. City of Meridian staff commented that water mains are in the right‑of‑way and asked that dry utility lines be installed so lots can connect in the future; Meridian said sewer connection would require annexation and is currently about 1,375 feet away.

Public concerns: Neighbors who spoke at the hearing expressed worry about the cumulative effect of new wells on groundwater levels, the proximity of septic drainfields, and traffic and speeds on Victory Road. One neighbor noted older wells in the neighborhood have experienced lowered capacity or sand issues and urged caution.

Developer response: The applicant said the site has irrigation surface‑water rights and presented a nutrient‑pathogen (MP) study and septic permitting work showing Central District Health approved a septic location. The developer said city water mains are present and that the project team is prepared to install \"dry‑line\" water and sewer infrastructure in the road so future connections will be possible when the city allows annexation.

Board action and conditions asked: Commissioners did not vote to deny or approve. Instead they tabled the matter to the board’s open business meeting on Dec. 31, 2024, instructing staff to prepare revised findings of fact approving the project with two additional required conditions: (1) pressurized irrigation for the development and (2) an IDWR groundwater/permitting confirmation. Staff will return with drafted findings and conditions for the board’s consideration.

Why it matters: Staff’s zoning finding turned on Ada County’s urban‑facilities policy: rezoning to the R‑1 standard without sewer connections conflicted with the stated purpose of urban residential zoning in county code. Commissioners and staff discussed tradeoffs between preserving larger lots and allowing limited, staged development that installs dry utilities now for future city connections.

Next steps: The board directed staff to draft conditional findings reflecting the requested conditions and to return Dec. 31, 2024. If the board adopts the revised findings, the developer will still need to complete engineering, ACHD roadway improvements and Central District Health approvals before final plat and building permits.","The Board tabled action on a seven‑lot Calkins Creek preliminary plat and rezoning request after staff concluded the requested R‑1 zoning would not comply with county code unless the site connects to urban public utilities. Planning staff asked for added conditions including pressurized irrigation and an IDWR permit before returning on Dec. 31.","actionData","errors"]

Article not found

Ada County OKs 8‑lot London Bridge subdivision after debate over bridge slope, water and nearby dairy

Ada County adopts new Agricultural Protection Area ordinance; statewide law creates opt‑in tool for landowners

Board approves setback variances and a second‑dwelling request for Barber Valley lot

Ada County tables Calkins Creek subdivision; staff had cited lack of sewer connection as zoning concern