Mountain View South is a 537 lot single-family residential subdivision located at the southeast corner of Yuma Road and Tuthill Road. The project is zoned PR, Planned Residential and has a gross density of 3.86 du/ac. Mountain View south is bounded by cultivated agricultural land to the east, Blue Horizons Master Planned Community to the north of Yuma Road, and large lot rural (1-5 acres) and agricultural properties to the west of Tuthill Road and abutting to the south. The preliminary plat is designed so that larger lots (65’ x 120’) are located on the west perimeter of the project adjacent to Tuthill Road and a large area of open space on the south perimeter. These larger lots and open space act as a transition from the lower density areas to the traditional neighborhood lot sizes in the remainder of the development. The project density is compliant with the Development Code, Engineering and Fire development standards, and the General Plan.
As part of the preliminary plat approval numerous off-site improvements are required such as water and wastewater infrastructure and the construction of half-street improvements for Tuthill Road, Yuma Road, and 199th Avenue. These improvements include the construction of a bridge for Tuthill Road to cross the Roosevelt Irrigation District Canal.
The preliminary plat was unanimously approved by the Planning and Zoning Commission on March 14, 2017. An appeal of this decision was filed by adjacent and nearby property owners on April 7, 2017. In accordance with the Development Code, City Council is the authorized appeal review body for preliminary plats.
The appeal states that the required improvements to Tuthill Road will negatively impact the adjacent rural properties. The appellants note that the improvements will cause an increase in traffic around and in their rural neighborhood. They are requesting that Tuthill Road be minimally improved and that any access to Mountain View South be “emergency access only”. Over the last year City staff reached out to the appellants and Mountain View South to discuss solutions to the appeal without requiring Council review. These meetings have included the appellants, the property owner (Mountain View South), the owner’s engineer, City Engineering, Planning, and the Fire Department. Some progress has been made which adjusts the lot layout and the location of access points from Tuthill Road into Mountain View South however emergency service requirements and adopted City standards limit the extent of modification to Tuthill Road.
The Fire Code, in particular, requires that the Tuthill Road access point be located as far south as possible so that emergency coverage meets the adopted service requirements. This is opposed to the appellant’s request that the Tuthill Road access point be moved north as much as possible. The Tuthill Road bridge crossing also limits how far north the access point may be located due to sight visibility constraints. Engineering is continuing to work on final design solutions with Mountain View South which can allow safe access and mitigate nearby resident concerns of excess traffic in their neighborhood.
Despite Mountain View South agreeing to some changes, the appellants continue to object and are requesting their appeal be heard by the City Council.
Article 8.8.7.H.4 of the Development Code specifies that appeals of decisions made by the Planning Commission are to be made to the City Council. The decision of City Council is the final City decision.