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

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).