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2018 City of Ammon Comprehensive Plan
Table of Contents
Chapter 1. Foreword5
Chapter 2. Purpose6
Chapter 3. Planning Process10
Chapter 4. Ammon History11
Chapter 5. Area of Impact14
Chapter 6. Amendment Process15
Chapter 7. Definitions15
Chapter 8. Property Rights16
Chapter 9. Population17
Chapter 10. Land Use20
Chapter 11. Community Design31
Chapter 12. Schools33
Chapter 13. Transportation35
Chapter 14. Parks and Recreation43
Chapter 15. City Building Needs45
Chapter 16. Special Areas, Agriculture, and NaturalResources46
Chapter 17. Airports and National Interest TransmissionCorridors47
Chapter 18. Hazardous Areas48
Chapter 19. Economic Development50
Chapter 20. Strategic Plan54
Chapter 21. Implementation58
Appendix A: Idaho Local Planning Act Requirements59
Appendix B: References62
Appendix C: Public Comment Process and Summary63
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Chapter 1. Foreword
This Ammon Comprehensive Plan is intended to guidedevelopment in the City of Ammon in a manner
that achieves the shared vision expressed by its citizensfor the future of their city, their communities,and
their neighborhoods. The ideas that form the basisfor this vision, and the policies and strategiesto
achieve them, are the culmination of comments fromcitizens, input from the Planning and Zoning
Commission, the Mayor, and City Council members, alongwith guidance from the city’s department
heads and professional planning staff.
Although the citizens of Ammon participated in theplan’s development by providing input on what they
expect Ammon to be in the future, the plan is intendedto be used by elected officials, the Planning and
Zoning Commission, and city administrators as a frameworkfor residential, business, recreation,
transportation, utility, and other development plans.The Comprehensive Plan provides an overview of
that vision and integrates the existing strategicplans and maps from the various city departments.
Although those departmental strategic plans are notincluded in this document, the Comprehensive Plan
summarizes and provides links to them. This allowsfor the departmental strategic plans to remain flexible
as the needs of our citizens evolve and as the citycontinues to grow. However, their implementation
remains consistent with the intent of, and directionfrom, this Comprehensive Plan. This allows for the
Comprehensive Plan to serve as a living document thatcan continue to provide meaningful guidance well
into the foreseeable future.
The City of Ammon is fortunate to have a strong administrativeorganization, including a knowledgeable
professional staff and an engaged Planning and ZoningCommission. Under the direction of elected
officials, the administration serves as the primaryimplementers of this Comprehensive Plan. The
Comprehensive Plan
recognizes that the
administrative processes
they follow to
implement this plan can
likely be streamlined.
Revisions to the
Comprehensive Plan, as
well as re-visiting
related development
ordinances, can promote
better and more efficient
administration and
implementation. To that
end, it is recommended
that the Comprehensive
Plan be reviewed and
amended as necessary at
least once every five
years.
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Chapter 2. Purpose
In the early 1960s, the population of Ammon was nearly1900 residents. Since then, the population has
grown to more than 15,000 residents. The majorityof the growth occurred between 2000 and 2007, witha
large amount of both residential and commercial growth.With that kind of growth comes the need for
planning that is designed to ensure that Ammon canremain the kind of place its citizens want to call
home. This Comprehensive Plan is intended as a pathwayfor achieving a shared vision for the future of
the City of Ammon as it continues to age, change,and grow. The plan will serve as a framework for
decisions regarding existing and new developmentsin Ammon for the foreseeable future. All
recommended strategies and policies are reviewed tocomply with the requirement of the Idaho Code.
An important purpose of the Ammon Comprehensive Planis to empower the citizens of Ammon through
their elected officials to manage the changes thatwill happen in the City, rather than allowing thefuture
of the City and its communities and neighborhoodsto be dictated by change that is left uncontrolled.The
citizens of Ammon who participated in ComprehensivePlan public input meetings overwhelmingly value
thesmall-townatmosphereprovidedbytheirneighborhoodsandcommunities.Muchofthatsmall-town
feel comes from the predominant farms, ranches, andunimproved land that surrounds Ammon and nearby
cities, and from the clean and quiet neighborhoodsthat are still closely connected to the town’s
agricultural roots. The citizens that participatedin these meetings value their parks and open spaces.They
want to live in a community that provides opportunitiesfor recreation including parks, pools, bike paths,a
community center, and sports fields. They also enjoybeing closely connected to nearby shopping and
dining and want opportunities to walk or ride theirbicycles to those shops and restaurants.
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F IGURE 1.T OP F OUR G ATHERING P LACE OR C ITY C ENTER C ONCEPTUAL D ESIGNS S ELECTED
T HROUGH C ITIZEN I NVOLVEMENT A CTIVITIES.
One way to achieve this kind of
“connected” living is by developing a
walkable city center or “gathering place.”
The attendees of public meetings were
asked to suggest locations where this kind
of gathering place development would fit
into the City. They were also provided
with several choices of development types
to select from and were asked what their
vision of this gathering place or city center
might look like. Moderators of the
meetings asked the participants what they
thought should be in this sort of
development. The overall majority felt a
gathering place like this would include
retail shops, cafes, business offices, both
low and high-density housing types, and provide aplace for outdoor gatherings, cultural events, a library,
and other facilities. The participants expressed adesire that this kind of development be connectedto
other areas of the community via trails and/or sidewalkswhich would allow residents access to their
town’s best amenities by walking or biking.
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The citizens of Ammon recognize that with population growth comes a need for improved
infrastructure. They need transportation improvementslike widening what were once rural roads
into modern thoroughfares with traffic lights to controlflow, improve access, and increase safety.
They recognize the importance of the fiber optic systemas a new type of infrastructure that will be as
important to the future of Ammon as improved roadsare today. With fiber optic, citizens envision the
ability to attract high-tech companies needing a skilledworkforce, and with those companies, the
opportunity for their children to lead productivelives in Ammon.
Although the citizens of Ammon want to keep theirsmall-town atmosphere, they also recognize the need
for commercial development to provide for residents’needs and for a broader tax base. However, they
recognize that unchecked development will lead toa future that does not represent this shared vision.As
articulated by one Ammon citizen,
“\[There is a need for\] wise management of space andresources that recognizes the
intrinsic value of urban communities, rather thanassuming that positive growth means the
expansion of business, commercial, and rental units.Everyone knows that these three can
be elements of a successful economic plan for a townsuch as ours, but we
\[should not allow\] economic interests to be the highestpriority in our planning.”
The Ammon citizens who provided input to this planunderstand the importance of a proactive
Comprehensive Plan to achieving their vision for thefuture of Ammon. A large cross section of these
citizens have requested more public involvement opportunitiesand an increased emphasis on
communication and dialog by city leaders. They wantopportunities to volunteer to help the City and have
specifically asked for development of Citizen Committees.Many comments were similar to the ones
below.
“A city is a community of people. We create a citywith community participation and
education.”
“Involve the entire community. Pick up the visionand run with it.”
The City’s elected officials and staff value the inputof citizen committees. The use of citizen committees
in recent years has provided valuable input to Cityleaders. The Recreation Committee for the Parks
Department and the Water Committee regarding conservationand metering of water have proven very
effective. Citizen committees should
continue to be used as a valuable tool
for citizen involvement.
With regard to their neighbors
in Idaho Falls, the citizens of
Ammon see their future as
being distinct and separate, and
they seek an identity that is
their own. However, they have
recognized the advancements
made by cooperation with Idaho
Falls and encourage city leaders
to continue that cooperation.
Planning and Zoning, City
Council and staff recognize
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that, along with the City of Idaho Falls, BonnevilleCounty, Iona, Ucon and other cities that theCity may
work with such as Shelley in Bingham County are animportant part of the ongoing growth of Ammon
and, as such, cooperation among these entities isimportant.
The purposes listed below are the requirements thatthe State of Idaho dictates must be included within
each city’s comprehensive plan. In addition to meetingthese requirements, the City of Ammon plan also
has the added purpose of providing for citizen input,direction and involvement in the final document.
Idaho Code is as follows: 67-6502. PURPOSE. The purposeof this act shall be to promote the health,
safety and general welfare of the people of the Stateof Idaho as follows:
(a)To protect property rights while making accommodationsfor other necessary types of development
such as low-cost housing and mobile home parks.
(b)To ensure that adequate public facilities and servicesare provided to the people at reasonable cost.
(c)To ensure that the economy of the City and Area ofImpact are protected.
(d)To ensure that the important environmental featuresof the City and Area of Impact are protected.
(e)To encourage the protection of prime agricultural,forestry and mining lands and land uses for
production of food, fiber and minerals, as well asthe economic benefits they provide to the
community.
(f)To encourage urban and urban-type development withinthe City and Area of Impact.
(g)To avoid undue concentration of population and overcrowdingof land.
(h)To ensure that the development on land is commensuratewith the physical characteristics of the
land.
(i)To protect life and property in areas subject to naturalhazards and disasters.
(j)To protect fish, wildlife and recreation resources.
(k)To avoid undue water and air pollution.
(l)To allow local school districts to participate inthe community planning and development process so
as to address public school needs and impacts on anongoing basis.
(m)To protect public airports as essential communityfacilities that provide safe transportation
alternatives and contribute to the economy of thestate.
In addition to the purpose of the Comprehensive Plan,Idaho Code Section 67-6508 specifies the
minimum set of components which the ComprehensivePlan must contain, each of which is presented in
this document.
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Chapter 3. Planning Process
The process for building the City of Ammon ComprehensivePlan began with public involvement
activities designed to engage residents in a discussionabout what they want for their city. The City began
the public involvement process with public meetings,open houses at Ammon schools, and involvement at
community events like Ammon Days. It also conductedan online survey soliciting opinions of residents
on a broad range of topics. A series of interviewswere conducted with the Mayor, City Council members,
members of the Planning and Zoning Commission, andbusiness leaders. The results of these interviews
and the input received from the public were used asthe basis for developing the collective vision forthe
future of the City of Ammon. With this vision in mind,the heads of the various city departments
developed implementation strategies designed to achievethe vision expressed by the residents of Ammon.
(See Appendix C for details on Public Involvement.)
The economic development potential for Ammon was analyzedin the context of the regional economic
outlook and the unique factors that could make Ammonstand out from other municipalities in the region.
A population forecast was developed considering thepotential for population growth, the need for
additional residential development, and the growthin economic sectors necessary to meet that population
growth. These analyses were used to set goals foreconomic development necessary to provide for the
anticipated residential, commercial and industrialgrowth while remaining consistent with the vision
expressed by residents for Ammon’s future.
The vision, goals, and strategic plans were used todevelop a draft plan that received ongoing reviewand
revision. The Draft Comprehensive Plan was presentedto the City Council and the Planning and Zoning
Commission in early March of 2018. Work sessionswere held for additional input from both of these
groups. Input from the work sessions was incorporatedinto the plan and the land use map, and a Public
Hearing was scheduled in May of 2018. On May 2, 2018the Planning and Zoning Commission
recommended the new plan be adopted by the City Council.On May 17, 2018 the City Council adopted
Resolution 2018-005R, adopting both the new plan andthe new land use map. The City Council then
directed staff to begin the implementation processfor adoption of recommendations and policies for
Vision2040.
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Chapter 4. Ammon History
Settlement and Founding
In 1870, the two eldest sons of James C. Owen leftOgden, Utah for Leesburg, Idaho, lured by the
promise of gold discovered there in 1866. When JamesAlbert Owen (Albert) (age 18) and William
Franklin Owen (age 16) arrived at the ferry crossingthe Snake River at Eagle Rock, Idaho, they were told
there would be a two-day delay before they could crossthe river. The brothers decided to explore the area
and rode east from Eagle Rock. They camped overnightnear a small stream. The following morning,
Albert rose to find a landscape that he said wouldmake a “perfect spot for a farm.” He told his brother,
“Someday I’m going to come back and take up this land.”The creek was Little Sand Creek and their
th
campsite was likely near the present-day intersectionof 17Street and Crowley Road in the vicinity of
Eagle Point Park. The brothers continued on to Leesburgto try their luck panning for gold. It has been
reported that on their return to Utah, they paid fortheir ferry crossing at Eagle Rock with gold dust.
When Brigham Young encouraged his LDS followers tohomestead in Idaho in 1885, Albert and William
Owen were finally able to convince their father, threemore brothers, and their families to move to Little
Sand Creek in Idaho to claim land under the HomesteadAct. After waiting fifteen years, Albert was
finally able to stake his claim on the quarter sectionof land that included the spot where he and William
camped on their way to search for gold. William stakedhis claim on the quarter section immediately to
the southwest of his brother Albert, just to the eastof present-day Ammon Road and north of Sunnyside
Road on land that now includes Peterson Park. Theiryounger brothers Joseph, Daniel, and Nathanial also
staked claims for their own homesteads on land adjacentto or nearby Albert and William. All five
brothers proved up on their homesteads and were grantedpatents and deeds for their land in 1890.
In 1887, Richard Cephas Holliday and his wife LennaAzalia Holliday were granted a land patent on their
th
homestead that included 320 acres along the west sideof Ammon Road, south of 17Street, and north of
Sunnyside Road. Mr. and Mrs. Holliday sold the landto the G.G. Wright Loan and Investment Company
in 1890.
In 1893, William Owen and his father James C. Oweneach purchased from G.G. Wright 80 acres of the
land that Mr. and Mrs. Holliday had sold in 1890.These 160 acres were at the intersection of Sunnyside
Road and Ammon Road. and just to the west of WilliamOwen’s homestead. In 1898, James C. Owen and
his wife Sariah Owen sold their 80-acre share of thatquarter section to their son William. In 1899,
William Owen and his wife Lucinda E. Owen used these160 acres for the Plat and Dedication of the
Ammon Townsite. William Owen began selling lots inthe Ammon townsite and in 1905 the village of
Ammon was incorporated and a school district formed.C. W. Peterson, Joseph Anderson, A. F. Zitting,
Nels Lee, and William Owen, served as trustees.
When he was ready to record the plat at the BinghamCounty Courthouse in Blackfoot (Bonneville
County was not established until 1911), William hadnot yet selected a name for the town. He was asked
if he might use the Owen name for the townsite. Williamreplied that he had another project in mind that
would use the Owen name. His father-in-law HoraceRawson, who was also the first bishop for Ammon,
recommended that the townsite be named for Ammon,a prominent Nephite missionary in the Book of
Mormon. William later established the town of Owendaleon the north flank of Taylor Mountain.
William Owen continued to serve the Ammon communityas a business leader and politician. He was
elected as a County Commissioner and later as an IdahoState Legislator. William and Lucinda Owen
built the large stone house on their homestead atthe corner of Ammon Road and Samuel Street,
overlooking the townsite of Ammon.
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Agriculture and Irrigation
The primary industry in the Ammon area in the earlydays was agriculture. Although early settlers
homesteaded here because of the water in Sand Creekand Little Sand Creek, the flow in those creeks was
not sufficiently steady to guarantee successful cropsand often brought more water than the creeks could
hold. Flooding was a recurring problem during springrunoff. To address these issues, business leaders
from Ammon, Eagle Rock, Lincoln and other communitiesformed the Eagle Rock and Willow Creek
Canal Company in 1884. The new canal company constructeda head gate on the Snake River for the
Eagle Rock Canal which carried water to the WillowCreek stream channel. In 1887, the Eagle Rock and
Willow Creek Canal Company purchased the AndersonCanal and its water rights from the Snake River
Water Company, owned by brothers John C. Andersonand Robert Anderson. The Eagle Rock and
Anderson canals fed a complex system of new canalsand ditches, and existing creek beds, including
Willow Creek, Sand Creek and Little Sand Creek, bringingirrigation water to Ammon and the
surrounding farmland. In 1902, the Eagle Rock andWillow Creek Canal Company combined with the
owners of some of the smaller canals along the foothills,including the Hillside and Gardner Canals, to
form the Progressive Irrigation District.
Early Industries
The Lincoln Sugar Factory was operated by the Utah-IdahoSugar Company. It was constructed in 1903
and operated through 1979. It produced 2.6 billionpounds of sugar during its first 62 years of operation.
Because it provided both a market for locally producedsugar beets and employment for local residents,
the Lincoln Sugar Factory had a substantial economicimpact in the Ammon area.
The soils around Ammon were known for their high claycontent. Early settler Charles Hayes had been a
brickmaker in England and began making bricks on hishomestead near Sunnyside Road and Crowley
Road. Without access to a kiln, these were simple,unfired adobe bricks. In 1939, Herman and Roy
Pullman moved to Ammon from Burley where their fatherwas a brickmaker. The Pullmans purchased 15
acres one quarter mile south of Sunnyside Road onAmmon Road. and opened Idaho Falls Brick and Tile
Company.
Schools
The first school in the Ammon area was in the homeof Arthur Rawson near what is now the corner of
Sunnyside and Crowley Rd in about 1891. The teachersin this school were his wife Margaret Rawson
and their daughter Dora Rawson.
The first schools outside of homes were in buildingsnear the corner of what is now Owen Street and
Central Ave. This is the same location as the present-dayAmmon Elementary School. The first school
building at this location was built in 1898 and wasconstructed from logs. A new framed school building
was constructed nearby in 1900. This building becameknown as Old Hall and, in addition to its use asa
school, it also served as a church, recreation centerand many other community purposes.
When the Ammon townsite was incorporated in 1905,the first school board was established which
included the same people as the town trustees as notedabove. In about 1916, the Ammon Schools were
organized into Independent School District 19. Theclosing of a number of schools in the hills to theeast
of Ammon sent more students to the Ammon community.The homesteads in the hills were primarily
dryland farms and the drought of 1923 and 1924 resultedin an exodus from those communities and the
closing of the schools there. Many of those families,and their students, moved to the Ammon area. In
1929, the Ozone school building was moved to Ammononto the grounds of the current Ammon
Elementary School. This building was known as the“Stucco Building” and remains in use today as the
cafeteria for Ammon Elementary School.
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A large fire in 1936 destroyed the one-story brick school building that provided for all grades from 1
through 12. The fire started in the brand-new gymnasiumduring the night following the one and only
basketball game played there. Planning and constructionbegan almost immediately resulting in the
building now known as Ammon Elementary School.
Bonneville Joint School District 93 was created in1951 and included schools in Ammon, Iona and Ucon.
The building now known as Ammon Elementary Schoolserved as the District 93 High School until
construction of Bonneville High School was completedin 1957.
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Chapter 5. Area of Impact
In 2000, the City of Ammon negotiated with BonnevilleCounty to identify the portion of the
unincorporated area of the county likely to be impactedby the growth of Ammon. Idaho Code 67-6526
requires that cities and counties identify the areaof impact on a map and consider that area in the
preparation of development plans. When identifyingthe area of impact, cities and counties are expected
to consider the general trade area of the city, variousgeographic factors, and areas that can reasonablybe
expected to be annexed by the city in the future.The extent of that area is shown in Figure 2.
The following regulatory documents apply within theAmmon area of city impact:
Bonneville County Comprehensive Plan(www.co.bonneville.id.us/images/PDF/PandZ/Comp_Plan.pdf)
Bonneville County Subdivision Ordinance
Bonneville County Zoning Ordinance(www.co.bonneville.id.us/images/PDF/PandZ/pzordinance.pdf)
The city and county have agreed to make their comprehensiveplans, zoning ordinances, zoning maps
compatible where possible. The county also agreesto make subdivision developments in the area of
impact comply with the standards and criteria of theCity of Ammon. The current agreement on the area
of impact is controlled by City of Ammon OrdinanceNo. 285 and Bonneville County Ordinance No.
20501 ( both available atwww.co.bonneville.id.us/images/PDF/Ordinances/205-01.pdf).The boundaries
and terms affecting the area of impact can be renegotiatedas conditions warrant the need for changing the
area of impact.
For the purposes of this Comprehensive Plan, the existingarea of impact is likely adequate to provide forthe
foreseeable future growth needs of the City of Ammon.Given that there is much undeveloped land within
the area of impact, especially within the generalextent of the current city boundary, considerationshould be
given to encourage filling these lands before thoseareas near the margin of the
area of impact or before considering expanding thearea of impact.
FIGURE 2. CITY OF AMMON BOUNDARY AND THE AREA OF IMPACT.
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Chapter 6. Amendment Process
This Comprehensive Plan is based on projections, assumptions,and predictions about future conditions.
There is some level of uncertainty associated with each of these and future conditions may deviate from
the expectations used to develop this ComprehensivePlan. The City should review and amend this planto
meet actual conditions in the future.
The procedure for amending the plan is controlledby the Land Use Planning Act section 67-6509
(legislature.idaho.gov/statutesrules/idstat/title67/t67ch65/sect67-6509/)which provides requirements for
the Planning and Zoning Commission and the governingboard for amendment to the plan.
Additionally, Ammon Code provides for timelines andrequirements to be considered in Title 10, Chapter
4 (www.cityofammon.us).Section 10-4-3 requires thatan “amendment is reasonably necessary, is in the
interest of the public and is in harmony with theLand Use Plan adopted by the City Council.”
Chapter 7. Definitions
For the purposes of the Comprehensive Plan, the definitionsas adopted in Title 10, Chapter 2 of the
codified ordinances of the City of Ammon are herebyincorporated by this reference. These definitions
are available online atwww.cityofammon.usby choosingthe City Code, Title 10.
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Chapter 8. Property Rights
The 5th Amendment of the United States Constitutionand Article 1 Section 14 of the Idaho Constitution
ensure that private property, whether it be land or intangible property rights, shall not be taken by the
government absent just compensation. The Idaho StateLegislature has also enacted statutory provisions
requiring the state and local governments ensure thatplanning and zoning land use policies do not result
in a taking of private property without just compensation.The statutory provisions include, among other
things, a takings checklist generated by the IdahoAttorney General. The takings checklist must be usedin
reviewing the potential impact of regulatory or administrativeactions on private property. (For more
information go towww.ag.idaho.gov/publications/legalManuals/RegulatoryTakings.pdf.)
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Chapter 9. Population
Since the incorporation of the City of Ammon in 1960when the population was 1882, the city has grown
to an estimated 15,252 residents in 2016 (Table 1).The greatest growth occurred between 2000 and 2010
when the population more than doubled, rising from6,187 to 13,816.
T ABLE 1.P OPULATION
City ofBonnevilleState of Idaho
AmmonCounty
Total Population, July 1, 201615,252112,2321,683,140
Source –www.census.gov/quickfacts
The population of Ammon has a greater percentage ofresidents under the age 18 and a smaller
percentage over the age of 65 (Table 2) than doesthe rest of Bonneville County or the State of Idaho.
T ABLE 2.A GE DISTRIBUTION BASED ON C ENSUS B UREAU 2010 POPULATION.
City ofBonnevilleState of Idaho
AmmonCounty
Under 18 years, percent36.3%31.5%27.4%
18 to 64 years, percent53.9%57.6%60.1%
65 years and over, percent9.8%10.9%12.4%
Female persons, percent51.1%50.1%49.9%
Source –www.census.gov/quickfacts
Ammon also has a higher percentage of residents thatown their own homes compared to the rest of the
county or the state (Table 3). The median value ofowner-occupied homes is higher in Ammon than in the
rest of Bonneville County. The median cost of ownershipis somewhat higher in Ammon than in the rest
of county or the state when including the cost associatedwith a mortgage. Excluding mortgage costs,
median ownership costs are lower in Ammon than inthe rest of the county or the state.
T ABLE 3.H OUSEHOLD CHARACTERISTICS.
City ofBonnevilleState of Idaho
AmmonCounty
Housing units, 2010 Census474739731667796
Owner-occupied, 2012-201678.3%71.5%68.9%
Median Value of Owner-occupied, 2012-2016$167,000$157,100$167,900
Median Monthly Owner costs - with$1,288$1,155$1,179
mortgage, 2012-2016
Median Monthly Owner costs - without$308$334$345
mortgage, 2012-2016
Median Gross Rent, 2012-2016$781$733$764
Source –www.census.gov/quickfacts
There were 4,731 households in Ammon as of 2016 andan average of 3.09 persons living in each
household (Table 4). This number is higher than therest of Bonneville County and Idaho and likely
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reflects the higher percentage of residents under the age of 18. Ammon also has fewer households where
a language other than English is spoken in the home(Table 4).
T ABLE 4.F AMILY AND LIVING ARRANGEMENTS.
City ofBonnevilleState of Idaho
AmmonCounty
Households, 2012-20164,73137,138596,107
Persons per household, 2012-20163.092.892.69
Language other than English spoken in home6.5%10.9%10.6%
Source –www.census.gov/quickfacts
Median household income and per capita income aremuch higher in Ammon than in the rest of
Bonneville County and the rest of the state (Table5). This is also reflected in a lower percentageof
Ammon residents living in poverty.
T ABLE 5.H OUSEHOLD AND PER CAPITA INCOME.
City ofBonnevilleState of Idaho
AmmonCounty
Median Household Income (in 2016 dollars),$63,045$52,831$49,174
2012-2016
Per capita income past 12 months (in 2016$26,742$24,889$24,280
dollars), 2012-2016
Persons in poverty, percent7.3%11.7%14.4%
Source –www.census.gov/quickfacts
The greater income noted above is likely related toa higher level of education among Ammon residents.
High school and university graduation rates are substantiallyhigher than that found in the overall state
and county populations (Table 6). Graduate degreesare held by 8.38% of Ammon residents (Table 7).
T ABLE 6.H IGH SCHOOL AND UNIVERSITY GRADUATION RATES.
City ofBonnevilleState of Idaho
AmmonCounty
High School graduate or higher, percent of95.7%91.1%90.0%
persons 25 years+, 2012-2016
Bachelor’s Degree or higher, percent of33.2%27.8%26.2%
persons age 25 years +, 2012-2016
Source –www.census.gov/quickfacts
T ABLE 7.E DUCATIONAL ATTAINMENT AMONG A MMON RESIDENTS.
< Grade 9Grade 9-12High SchoolSomeAssociatesBachelor’sGraduate
CollegeDegreeDegreeDegree
1.31%4.83%21.85%26.48%12.62%24.53%8.38%
Source –idaho.zoomprospector.com
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Current Housing
The overall condition of housing within the City remainsin good condition. Natural turnover of
residential properties as subdivisions become olderand less in line with the current trends has
affected some of the housing stock in the City butmost of those properties have begun a trend of
improvement and overall good condition once again.
The City continues to grow with new houses spreadthroughout the boundaries and new plats being
proposed on a regular basis.
During the 2017-2018 public process for drafting theComprehensive Plan, some concerns were
expressed by residents about the increase ofmulti-familyhigh-densitydevelopments and thehigher
numbersof dwelling unitsin each development. Ingeneral, the public feels the City has enough
multi-familyhigh-densityhousing but recognizes thatoverall additional housing may be needed. In
discussions duringthe 2017-2018public input processit was expressed that the City should keep the
balance ofsingle familylow-densitytomulti-familyhigh-densityhousingunitstorelatively the sameas
it is now which isapproximately 80%single familylow-densityhousing compared to 20%multi-family
high-density housing.Variancesto this ratio willoccur when largemulti-family buildhigh-density
developments are built which may require a few yearsfor thesingle-family residenceslow-density ratio
to reach a balance.
In 2020, a committee was formed by Mayor Sean Colettito evaluate this guideline and determine if any
updates were necessary. That committee was composedof representatives from the City Council and the
Planning and Zoning Commission. After reaching theirconclusions, the committee members discussed
the recommendations at several public meetings ofthe City Council and the Planning and Zoning
Commission. The City Council also held two jointsessions of the City Council and Planning and Zoning
Commission to review the recommendations and finalizethe amendments to the Comprehensive Plan and
zoning ordinance.Following these joint sessions,the City Council held several other discussions during
regular meetings to finalize these amendments. OnJuly 8, 2021, the City Council made a final
determination on the amendments.
Based on the input generated through this public process,the City of Ammon will strive for a balance of
no less than80% low-densityto no more than20% high-densitydevelopments, as determined by
residentially zoned acreage, throughout the City ofAmmon and the Area of Impact. This guideline is
summarized as follows:
City of Ammon Housing Guideline
1.Throughout the City of Ammon and the Area of Impact,it is recommended that a minimum 80%
of the residentially zoned acreage is reserved forlow-density housing, with no more than 20% of
residentially zoned acreage for high-density housing.
2.Low-density as defined, by the zoning ordinance, isany residential development with a density of
six (6.0)dwelling units per acre or less. High-densityincludes any residential developments with
greater thansix(6.0)units per acre. (Refer toSection 10-2-1: Definitions for the most currently
adopted definitions).
3.Placement of multi-family housingHigh-densitydevelopmentsshould take into account the size
of the development. Those with a large number of apartmentsor condosshould be located in
accordance with the guidelines listed in this Planwith direct access toarterial roadways or
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locatednear intersections with arterial roadways.Other locations for smaller multi-family
high-densitydevelopments could be considered basedon specific location and traffic flows.
At the time of this writing in July 2021, the Cityof Ammon and Area of Impact is zoned as follows:
Total Residential Acreage (City + AOI): _____% LowDensity (_____acres) to ___%
High-density (___acres).
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Chapter 10. Land Use
This section of the Comprehensive Plan lays out thepolicies to be used in Ammon’s future land use
decisions. This section also contains the futureland use map. The future land use map is a graphic
representation of the policies within this chapter.The map is created by using the policies, existingland
use patterns, proposed transportation systems, naturalfeatures such as the foothills and flood hazard
areas/floodplains, population projections, and theideas and opinions contributed during the citizen
participation process. The comprehensive land usemap can be found atwww.cityofammon.us. Since the
future land use map is a generalized representationof the following policies, the policies are controlling.
The policies outlined in this chapter are to be consultedand used when staff, the Planning and Zoning
Commission and the City Council are reviewing:
¤Requests for zoning changes,
¤Requests for annexations and initial zoning,
¤Plans and expenditures for expansion of major infrastructuresuch as water and sewer trunk lines
and transportation facilities which encourage growth,
¤Plans for new major infrastructure such as parks,schools, and fire stations which will channel
growth to certain locations, and
¤Requests or investments in major public buildingssuch as city halls, libraries, recreation centers
or city center facilities.
Projected Population Growth
The Bonneville Metropolitan Planning Organization(BMPO) has projected an estimated growth rate of
1.88% annually from 2014 to 2040 for the metropolitanarea in its 2040 Long Range Transportation Plan.
The U.S. Census Bureau estimates the 2016 populationof Ammon at 15,252 (Table 8). If this population
is projected to 2040 using the BMPO estimated growthrate of 1.88%, the 2040 population of Ammon is
projected to be 24,297. If the densities of Ammondo not increase beyond their 2016 densities, the amount
of land required to hold the 2040 population and businessesranges from approximately 3,900 acres to
4,700 acres. Today Ammon contains 4,831 acres, ofwhich almost one-half is vacant. Although it appears
as if the future growth until 2040 may be accommodatedwithin the present boundaries of the city, not all
of this vacant land may be easily or economicallydeveloped. Therefore, it is likely future annexations
may be required to ensure both public and privateinvestments are made in locations where private
investments and public costs, including maintenance,are economically sound.
Table 8. Projected Ammon Population, 2040.
2010 Population2016 Population2014-2040 AnnualProjected 2040
EstimateGrowth RatePopulation
Ammon13,81615,2521.88%24,297
SOURCE: U. S. Census Bureau and BMPO 2040 Long-RangeTransportation Plan. Census count of 7,016 for 2000population.
The area of impact contains over 11,000 acres andhas sufficient land for growth beyond 2040. However,
as with the presently annexed lands within Ammon,not all lands within the area of impact may be
suitable for economic and efficient future municipaldevelopment. As Ammon grows into its area of
impact, the natural features of the land, proximityto the existing infrastructure, the cost of maintenanceof
existing or proposed public facilities, the cost ofdevelopment, and impact on neighboring land uses
should be considered prior to approval of annexationand new development.
T ABLE 9.2017 ACRES BY LAND USE CATEGORIES AND 2040 ANTICIPATED DEMAND.
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Land Use and (Zone)DevelopedVacantPercentageAdditional AcresAdditional Acres
Acres,Acres, 2017Vacant,Needed to MeetNeeded to Meet 2040
201720172040 Demand,Demand, 29,598
24,297
Residential1,9581,34741%1,1231,782
(R1, R1A, R2,
R2A, R3, R3A,
RE, RMH, RP,
RPA)
Commercial29135555%172272
(C1, CC1, GC1,
HC1)
Office (PB)261765%58
Industrial (IM1)14910544%140223
Parks/Schools/1884.53%--
Churches
SOURCE: Table of acres in zones, City Administrator,City of Ammon, January, 2018.
Ammon’s land use goal should be to foster a communitywhich continues to recognize and respect its ruralroots
yet provides a variety of housing types and stylesfor its residents; encourages shopping opportunitiesfor the
region, community, and neighborhood; continues tosupport and enhance the infrastructure necessary towork and
st
live successfully in the 21Century; works to attracttech and professional businesses to the community;uses its
natural features for open space and recreation; andthrough a public/private partnership, builds a citycenter or
gathering place which provides a walkable environmentof mixed-uses including community event space, small
shops, public buildings, and mixed housing types housingand offices.
Policies Based on Existing Land Use Patterns
The land use policies and, therefore, future landuse map reflect these existing patterns in land usein Ammon:
thth
1.Regional and community commercial uses line 25Eastand portions of 17Street, one a major
arterial street and the other a minor arterial street.
2.In limited and newer locations, High density residentialuses buffermediumlow-density
residential uses from commercial uses(Figure 3).
3.Community and neighborhood commercial uses have beenchanneled to the intersections of major
or minor arterial streets.
4.Secondary school facilities buffermedium densityresidential uses from regional commercial
uses.
5.Elementary schools are generally located in the centerof the residential neighborhoods they
serve.
6.In certain limited locations, parks reflect naturalfeatures or limitations to development.
7.Development on the foothills is generally proposedto be lower-density; therefore, residential
th
densities generally decrease further from regionalcommercial land uses and 25East. Densities
decrease as one travels farther from commercial landuses.
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8.Residential densities are predominantly less than four units per acre.
Ammon’s land use policies and strategies should beto accomplish the following:
1.In new developments, density declines as developmentmoves further away from arterial and
collector streets, with higher densities transitioningto lower densities.
2.Recognize natural features, such as topography, floodplains,drainage areas, and wildlife
corridors, may be amenities to development and maybe used to enhance the community and
neighborhood (Figures 4 and 5).
3.Encourage completion and submission of site analysis,including topography, hydrology
including water table, soil suitability, drainagepatterns, slope and similar natural features,
prior to submission of preliminary development designs.
4.Protect life and property from natural hazards through,but not limited to, identification of
such areas, open space and park plans and acquisition,reduction of densities in such areas,
and enforcement of construction codes.
5.Preserve and protect the major transportation corridorsin Ammon and enhance the
experience of the visitor and resident by ensuringsuch corridors are attractive and inviting.
6.Protect the public investment in major transportationcorridors through land use decisions
which discourage strip commercial development; discouragemid-block commercial uses
except on designated arterial roadways; require, whennecessary due to anticipated traffic
demand, traffic studies and related improvements;control highway access; and use
landscaping to beautify as well as control trafficmovement.
7.Recognize the benefits of different residential streetlayouts and encourage the use of the one
which is most beneficial to the public in the proposedlocation. Grid layouts disperse local
traffic, enhance walkability, and connect neighborhoods.Circular street layouts reduce costs
for construction and maintenance, reduce the amountof impermeable cover, discourage
through traffic, and encourage layouts which protectsensitive lands. Cul-de-sacs share the
benefits of circular street layouts but should beused only when staff, Planning and Zoning
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and the City Council agree it to be in the best interest of the residents. Cul-de-sacs, while
providing benefits, also provide significant issueswhen considering parking and snow
removal.
8.If developments are constructed with circular streetlayouts or cul-de-sacs, pedestrian
pathways should be provided to ensure neighborhoodconnectivity and to ensure convenient
pedestrian access to schools, parks, and open space.Such paths might also provide access to
small commercial facilities needed for daily goods.
9.Encourage infill development to ensure developmentis compact, economic and efficient.
10.Establish land use patterns which build on existingwater and sewer facilities.
11.Link homes, schools, parks and shopping areas withbicycle and pedestrian paths. Consider
using sensitive lands in such linkages.
12.Continue to require adequate storm water managementfor new development and explore
methods to safely allow multi-use of such facilities(see Figure 5).
13.Develop site and design review standards to increasedepth of yards adjacent to major streets
and railroad. Encourage design treatments such asbuilding orientation, height limitations,
fencing, and landscaping to reduce land use conflicts,especially adjacent to major streets, the
railroad, or heavier commercial and industrial areas.
14.To ensure open space on sensitive lands or to reduceconflicts with neighboring land uses,
consider encouraging clustering of homes. Clusteringreduces the cost of site preparation,
provision of streets and utilities, and maintenanceof streets and utilities. Housing clusters of
40 to 80 homes are safer for residents and offer thedeveloper an economic unit.
15.Locate commercial and higherdensity residential usesat or near intersections of major roads,
provided the layout of such uses allows sufficientland for safe ingress and egress not
interfering with traffic flow near intersections.
16.Explore the development of a tech/research park toincrease employment opportunities in
Ammon.
17.Encourage land uses which generate major traffic tolocate near major and minor arterial
streets, provided the design of such uses reducesthe impact on the street system by
controlling access.
18.To retain the rural nature of Ammon, discourage lotsplits in established subdivisions and
protect existing farm operations from land use conflictswith proposed developments.
F IGURE 4.ONE APPROACH
TO LAND USE ASSOCIATED
WITH STEEP SLOPES AND
FLOODPLAINS
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F IGURE 5.T WO DIFFERENT APPROACHES TO ADDRESSING STEEPSLOPES AND A FLOODPLAIN.
The policies by land use categories found on the futureland use plan are as follows:
High-Density Residential
1.The maximum density for high-density residential istwenty dwelling units per acre.
2.High-density residential uses are proposed adjacentto or nearmajorarterialroadways and
commercial areas.High-density developments not locatednear an arterial roadway are not
recommended.
3.High-density residential uses should be located withinwalking distance of commercial
developments.
4.High-density residential uses offer flexibility indesign. Parking, garages, storm water retention
areas, landscaping, outdoor amenities, and largeryards can be used to buffer the dwelling units
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from the noise of neighboring land uses. Such buffering techniques should be encouraged in new
high-density development.
5.Developments built at these densities should be walkableand, when available, can be served by
transit. Site design should ensure such developmentshave walkways which connect housing with
neighboring uses such as shopping areas, offices,schools, churches, and public facilities.
6.High-density developments that do not provide walkingaccess to essential amenities, such as
grocery stores and retail establishments, are notrecommended.
7.A mixture of housing types should be encouraged thatmay include, walk-up buildings, twin
homes and/or duplexes, town homes and/or row houses,and condominiums and/or apartments
within one development which broadens the occupantmix, fosters a neighborhood environment,
and reduces the monotony of multiple buildings ofthe same exterior design and scale. If done on
a smaller scale or mixed, different housing typesdo not overwhelm one another.
8.To create a walkable neighborhood, destinations shouldbe within ¼ mile or five minutes walking
time, sidewalks in residential areas should be atleast five feet in width and wider in commercial
areas, sidewalks should be separated from public roadwaysby a six to seven-footwide planting
strip, and vehicle speeds should be 15 to 25 MPH.Traffic calming measures such as narrow
traffic lanes, gateways, landscaping, and corner flaresalso create a pleasant environment.
9.High-density residential should be located near orprovide for transit pickups as they are
available. As high-density developments are createdin the City, there should be a review of the
current transit stops for the potential of offeringpickup on site or near the high density
developments
10.Clustering buildings also offers the ability to bufferdwellings from major roads and neighboring
land uses as well as offering an opportunity to createopen space on sensitive lands.
11.Each living unit in a high-density residential developmentshould be individually platted to
encourage homeownership.
Medium High Density Residential
1.The maximum density for medium high density is twelvedwelling units per acre.
2.Apartments and town houses offer flexibility in design.Parking, garages, storm water retention
areas, landscaping, fencing, outdoor amenities, andlarger yards can be used to buffer the
dwelling units from the noise of neighboring uses.Such buffering techniques should be
encouraged in proposed medium high-density development.
3.Clustering buildings also offers the ability to bufferdwellings from major roads and neighboring
land uses as well as offering an opportunity to createopen space on sensitive lands.
4.As with high density, medium high-density developmentsshould be located near or provide for
transit pickups as they are available.
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5.Convenient pedestrian access should be available throughthe development and to
schools, parks, and neighborhood commercial uses.
Medium Density Residential
1.The maximum density is four units per acre.
Low-Density Residential
1.The maximum density is6.0units per acre.
2.Low-density residential may consist of single-familydetached homes on larger sized lots with
wider side yard setbacks.Low density may also consistof single-family detached homes on
smaller lots as well as single-family attached twin-homes.Other creative solutions may exist
in low-density developments, provided the maximumdensity is not exceeded.Often homes
built at such densities will be a buffer between residentialdevelopments of higher densities
and single-family homes on large lots or will be locatedon entrance ways to residential
subdivisions.
Institutional Uses (Schools and Churches)
1.Institutional uses such as elementary schools andchurches should be located in residential
neighborhoods on collector streets. Secondary schoolsshould be located near minor or major
arterial streets.
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2.Shared use agreements should be pursued with schools to allow the playgrounds to be used
outside of school hours by the surrounding neighborhoodas park and open space.
3.A line of communication should be maintained betweenschool and city personnel to regularly
discuss population projections and anticipated growthpatterns, needs for school facilities, and
impacts of school location on municipal utilitiesand facilities. Discussions should also include
potential requirements by the City as placement ofschools are considered.
Heavy Commercial
Table 10. shows the general characteristics associatedwith heavy commercial developments. Not all
numbers in this table fit eastern Idaho. These numbersare based on national numbers. Locally the market
area is likely to be larger than found in the tablesbelow while the population served is often smaller.As a
result of a larger market area and longer distanceto the shopping centers both the minutes of drivingtime
and the distance in miles will likely be increasedfor this market.
T ABLE 10.C HARACTERISTICS OF REGIONAL AND SUPER-REGIONALSHOPPING CENTERS
Types ofSite AreaPopulatioRadius of Market AreaNumber of
Shoppingn ServedLeading TenantStores
Minutes ofDistance in
Center
DrivingMiles
Time
Regional10 - 60 acres150,00020-308+Full-line department40-80
50-acre averagestore
Super-region15-100 acres300,00030+12+Three or more100+
aldepartment stores
SOURCE: Kaiser, Edward J. and others, Urban Land UsePlanning, Chicago:
University of Illinois Press, 1995.
1.Regional and super-regional shopping areas shouldbe located on major and minor arterial
streets (Figure 6).
2.Access from such shopping areas shall meet the standardsof the Bonneville Metropolitan
Planning Organization Access Management Plan, July2012.
3.The clustering of major commercial developments shouldbe encouraged at intersections. The
continuation of commercial development along the frontageof arterial roadways should
maintain low access egress for businesses along thefrontage at major points or roadway
intersections. A shared access traffic aisle shouldbe required throughout developments along
the entirety of the arterial roadway. Landscapingwithin all commercial developments should
meet the requirements of Ammon Code Title 10, Chapter5, Section 24.
4.Require perimeter landscaping for new commercial development.Landscaping not only
reduces the visual impact of parking lots; it alsodirects traffic movement through the parking
area and defines access to the neighboring streetnetwork. The Urban Land Institute states a
reasonable amount of landscaping is 10% of the totalsite and 20% of the parking area. Such
landscaping can be used for storm water retentionand snow storage.
5.Shopping areas should buffer adjacent residentialareas from the lights and noise of commercial
areas by landscaping, fencing, and building placement.
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6.Professional offices offer an effective buffer between major commercial areas and apartments
and homes. If high density residential is locatednext to major commercial areas, the location of
parking areas, garages, landscaping and fences forsuch residential uses should buffer the
dwelling units from the noise and light of the commercialareas.
FIGURE 6. RECOMMENDED LOCATIONS FOR SITING COMMERCIALDEVELOPMENT AT THE
INTERSECTIONS OF ARTERIAL STREETS.
Light Commercial
Community and Neighborhood Shopping Areas and ProfessionalOffices
As with the table above under regional shopping areas,not all the numbers fit eastern Idaho. These
numbers are based on national numbers. Locally themarket area is likely to be larger than found inthe
tables above while the population served is oftensmaller. As a result of a larger market area and longer
distances to shopping centers, both the minutes ofdriving time and the distance in miles will likelybe
increased for this market.
However, the table still provides a framework forcommercial locations and provides fairly realistic
numbers for the site area necessary for stores andshopping centers (Table 11).
T ABLE 11.C HARACTERISTICS OF COMMUNITY AND NEIGHBORHOODSHOPPING CENTERS.
Types ofSitePopulationRadius of Market AreaNumber of
ShoppingAreaServedLeadingStores
Minutes ofDistance in
CenterTenant
DrivingMiles
Time
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Community10 - 3040,000 - 150,0010-203-5Variety store15-40
acres50,000 average
Neighborho2.5 - 102,500-40,0005-101.5Grocery store5-20
odacres10,000
average
SOURCE: Kaiser, Edward J. and others, Urban Land UsePlanning,
Chicago: University of Illinois Press, 1995.
1.Neighborhood centers should be located in clustersat the intersections of arterial streets. Since
they serve the immediate residential area, they maybe located at intersections with minor
arterials or with major collectors.
2.If neighborhood centers are located at the major arterialintersections, pedestrian access to the
neighboring residential areas should be provided toallow residents to shop without having to use
the arterial street to access the shopping area.
3.Access from such shopping areas shall meet the standardsof the Bonneville Metropolitan
Planning Organization most current Access ManagementPlan.
4.Shopping areas adjacent to residential areas shouldbe required to use exterior lighting designs
that shield the residential area from light pollution,as well as using fencing and landscaping to
reduce noise from commercial areas.
Industrial
1.When reviewing requests by heavy industries that mayhave major off-site impact costs and
infrastructure needs beyond what is available at thetime of the request, those cost should be
included as part of any approval and passed on tothe developer as a required development cost.
2.When zoning for industrial uses, consider the predominantwind patterns from the southwest.
3.Locate industrial lands near major arterials withgood access to highways, and/or adjacent to
railroad facilities. Regional airport access is availableby accessing the east and west arterial
roadways and accessing either I-15 or Highway 20.
4.Buffer residential areas from industrial lands byroadways, office and shopping areas, open space,
landscaping, berms, and fencing. Such buffering shouldbe tailored to the industrial use. The
buffering required for a food processing plant islikely to be different than the buffering required
for a research laboratory or light assembly plant.
Parks and Open Space
1.The existing parks are shown on the future land usemap as parks.
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2.Future parks are shown symbolically on the future land use map to suggest a park or open space
needed to serve the neighborhood as it develops.
3.Sensitive lands such as floodplains, wetlands, steepslopes, and drainages, plus exhausted gravel
pits, may be shown as open space.
Land Use Categories and Applicable Zones
T ABLE 12.L AND-U SE C ATEGORIES AND A PPLICABLE Z ONES.
Land Use CategoryApplicable Zones/Density
More thansix (6.0)dwelling units
per acre (R2, R2A, R3, R3A, MU,
High-Density ResidentialPUD)
Medium High Density ResidentialR2, R2A, MU, RMH
Medium Density ResidentialR1, R1A, MU
A maximum of six(6.0)dwelling
units per acre (RE, RP, RPA, R1,
Low-Density ResidentialR1A,RS, MU, PUD, RMH)
Institutional usesByConditionalUsePermitand/or
allowed by zone
Heavy commercialC1, HC1, CC1, GC1, MU
Light commercialPB, LC/PB, MU
IndustrialI&M1, I&M2, M-1
Parks, open spaceAll zones.
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Chapter 11. Community Design
Ammon has recently experienced tremendous growth.Such growth has followed a suburban pattern -
roads are the primary, if not the only, means to travelfrom commercial development to residential
subdivisions. Such a pattern does not provide fora walkable city center - an area where residentsand
visitors can gather and meet in a public plaza, sitoutside, eat a pleasant lunch, and visit small shopssuch
as bakeries, ice cream shops, and other specialtystores before walking back to their homes or offices.
Suburban communities across the country have experiencedthe same issue and are working to create a
“gathering place” or city center - a mixed-use developmentthat may include single family housing as a
part of the development or close to the development,as well as high density housing, offices and retail
shops. It may be anchored by a public building suchas a city hall, post office, or library. It may housea
community center which brings families to the area.Parking should be designed to allow the
development to be used as a gathering place, to benefitthe businesses as well as the residents. Within the
open area, a central space where small concerts orevents could be included to fill out the goal of
developing a gathering place or city center development.For this type of mixed use facility to reach its
full potential and serve as intended, it should bedone using a master plan. Examples of these typesof
gathering places are the City Creek Center in SaltLake City, on a large scale, and Hyde Park in Boise,on
a smaller, older scale. See Figure 7 for photos ofexamples of city centers.
Duringthepublicmeetingprocess,attendeeswereinformedthatthistypeofdevelopmentwouldbedone
byworkingwithdeveloperstoobtainthedesiredresults.Attendeeswereaskedwheretheythoughtsucha
citycentergatheringplacewouldbestfitinAmmon.Thetoptwolocationssuggestedareatthenorthwest
th
corner of 17Street and Ammon Road and the southeastcorner of Sunnyside Road and Ammon Road.
FIGURE7.EXAMPLESOFCITYCENTERDEVELOPMENTSINSHIRLINGTON,VIRGINIA;LIBERTYCENTER,
OHIO; AND BOISE, IDAHO
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To be walkable for most residents, distances should be one-quarter mile or less, which is equivalent to
a walking time of five to ten minutes. Considering the size of the City of Ammon, an area of
approximately 75 to 80 acres would be sufficient toaccomplish the goals of providing a gathering
place for residents.
The design of the property should lend itself to beingconnected to neighboring developments via
bicycle and pedestrian trails.
This type of development is a long-range process.It should bring together the City, design
professionals, and private developers in a public/privatepartnership. A master plan of a city center
design should be a required element of the developmentplan.
As commercial developments continue to grow withinthe City, the requirements for street frontage
landscaping should be continued. All developmentsshould be encouraged to maintain landscaping
with low water use whenever possible. These areasenhance the appearance of the City and incorporate
environmental principles that should be encouraged.New commercial developments should be
encouraged to incorporate energy efficient buildingsand creative storm water retention designs.
Residential developments should continue to be requiredto include a landscape strip along the road
frontage within the right of way to allow for snowplowing in the winter and to enhance the appearance
throughout the year. The City should require stormwater retention that uses retention ponds be
developed so they also provide for neighborhood parks.Areas under five (5) acres should remain with
the homeowner’s associations and maintained by thehomeowners association. Those areas above five
(5) acres could be dedicated as park areas withinthe City and developed by the developer by working
with the Parks Department.
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Chapter 12. Schools
The growth of Bonneville Joint School District 93has been directly related to the growth in and aroundthe
City of Ammon. The City should continue to work withBonneville Joint School District 93 as growth
continues and additional educational infrastructureneeds are recognized. The addition of the new Thunder
Ridge High School northeast of the City will alleviateovercrowding in Hillcrest High School for a timeand
will serve some students within the City. As growthhas continued, both elementary and junior high schools
also have been affected. The City and the Districtshare growth information and projections in an effortto
fulfill the needs of the growing population. Enrollmentfigures for Fall 2017 reported to the City of Ammon
by Bonneville Joint School District 93 for schoolswithin the planning area are listed in Table 13.
TABLE 13. 2018 ENROLLMENT AT EACH OF THE B ONNEVILLE J OINT S CHOOL D ISTRICT 93 SCHOOLS IN THE
C ITY OF A MMON.
SchoolStudents
Ammon Elementary368
Bridgewater Elementary456
Hillview Elementary422
Rimrock Elementary464
Tiebreaker Elementary427
Woodland Hills Elementary610
Mountain Valley Elementary507
Sandcreek Middle School897
Hillcrest High School1645
More information on the schools in District 93 canbe found atwww.d93schools.org.
During the comprehensive planning process, discussionswith the Bonneville Joint School District 93
representative revealed that Sandcreek Middle Schoolis at its maximum capacity and there is currentlya need
for at least one modular building containing two classroomsfor the 2018-2019 school year. Overcrowding at
some elementary schools remains a problem. The SchoolDistrict recently passed a bond to build a new
middle school near the new Thunder Ridge High School.It is understood that the district will eventuallyask
for bonds to build additions to and possibly additionalelementary schools to alleviate the overcrowdingbeing
experienced at this time. Currently, Woodland HillsElementary has three modular buildings housing six
classrooms which are expected to remain for the foreseeablefuture. Tiebreaker Elementary School has one
modular building and the school is near capacity atthis time.
Policies for Schools
The City and the District should continue to addressconcerns about overcrowding of schools as new
annexation and development occurs. As part of thatprocess, placement of future schools and access tothose
schools should be a primary consideration for theSchool District and the City. Guidelines for placementof
schools should be considered and established as partof the implementation of this plan. Recommendations
for addressing those guidelines or policies wouldbe placement of high school, junior high or middleschools
with direct access to major or minor arterial streetswith no routing through residential subdivisions.
Elementary schools should be located on residentialcollector streets whenever possible with consideration
given to parent drop and bus drop in separate anddistinct areas. As site plans and plats are proposedfor new
schools within the City, staff and, if needed, a trafficengineer should work with the district to assessaccesses
and transportation proposals to the schools from theareas within the new school’s expected boundary.
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Currently the school district is notified of publichearings on new annexations and the city should begina
policy of notifying the district when new plats areapproved and recorded.
Working with the school district on programs thatmay involve exchanging facilities should be considered
to help both agencies provide the public with itemsthat may not be possible without sharing of facilities.
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Chapter 13. Transportation
Roadways
The City’s transportation planning must first considerthat the major roadways of the City are those that
stth
connect the City of Ammon to City of Idaho Falls,namely 1Street, 17Street and Sunnyside Road
running to east and west. The primary roadways runningnorth to south connect the City of Ammon to
thth
Highway 20/26 on the north. These roadways are AmmonRoad (S 35East), Crowley Road (S 45East)
th
and Hitt Road (S 25East). Of primary concern wouldbe those areas of each of the east-west roadways
that are unimproved. Figure 8 shows the functionalclassifications for existing roadways and Figure9
shows the functional classifications proposed forroadways by 2040. Figure 10 shows the roadways
expected to become congested in mid- and long-termplanning projections. Recommended roadway
improvements are shown in Table 14.
T ABLE 14R ECOMMENDED R OADWAY I MPROVEMENTS
PROJECTDESCRIPTIONIMPROVEMENT
stth
1StreetS 25East (Hitt Road) to Tie BreakerReconstruction-asphalt, curb, gutter,
sidewalk
st
1StreetSand Creek BridgeReconstruction- upgrade to new width
IntersectionSunnyside and Ammon RoadWidening, install signal lights
thth
17StreetS 25East (Hitt Road) to AmmonResurface (Mill and in-lay project)
Road
Sunnyside RoadAmmon Road to Ard DriveReconstruction-asphalt, curb, gutter,
sidewalk
stth
E 21S 45East (Crowley Road) to FoothillReconstruction-asphalt, curb, gutter,
Roadsidewalk
th
17StreetSand Creek BridgeReplacement
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Ammon Roadsouth of Sunnyside to E 49SouthReconstruction-asphalt, curb, gutter,
(Township Road)sidewalk
Original TownsiteRoadways and utilitiesReconstruction-asphalt, curb, gutter,
sidewalk
Hillview/HillsdaleRoadways and utilitiesReconstruction-asphalt, curb, gutter,
sidewalk
thst
Ammon Road17Street to 1StreetReconstruction-asphalt, curb, gutter,
sidewalk
th
First Street east of S 25East (Hitt Road) carriesheavy traffic through the City of Ammon from the
thst
adjacent county subdivisions. The bridge crossingSand Creek near S 25East on 1Street needs tobe
replaced, adding a large amount to the overall costof any project in this area. First Street is sharedwith
the County as is passes the Tie Breaker subdivisionand continuing to the east where it intersects Crowley
th
Road (S 45East). First Street should be a top priorityfor the City, which should take the steps necessary
to have a design ready for the roadway to make ita target for future grant requests.
Sunnyside Road east of Ammon Road provides connectionto both the City of Ammon foothill traffic and
st
several county subdivisions. Like 1Street, SunnysideRoad improvements should be designed and ready
for submission for potential grants in the future.The intersection of Sunnyside Road and Ammon Roadis
served by a four way stop sign system. This intersectionshould get a traffic signal in the near future.
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F IGURE 8.P RESENT FUNCTIONAL CLASSIFICATION OF EXISTINGROADWAYS.S OURCE:BMPO2040L ONG R ANGE
T RANSPORTATION P LAN.
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F IGURE 9.F UNCTIONAL CLASSIFICATIONS OF ROADWAYS PROPOSEDFOR 2040.S OURCE:BMPOL ONG
R ANGE T RANSPORTATION P LAN.
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Figure 10. Projected areas of congestion. Source:BMPO 2040 Long Range Transportation Plan.
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th
Ammon Road (S 35East) south of Sunnyside Road needsmaintenance and upgrading. This is a county
roadway from approximately one-quarter mile southof the Sunnyside Road intersection, but it is themajor
roadway accessing the Woodland Hills, Cortland Ridge,Highland Springs and Mountain Bend Estates
subdivisions which are all located within the Citylimits. This section of Ammon Road should be annexed
to the City.
th
While Crowley Road (S 45East) remains mostly inthe county, it receives heavy traffic pressure from
both county and City subdivisions. The City shouldwork closely with the county in an effort to upgrade
th
this roadway from the John Adams Boulevard intersectionsouth to Township Road (E 49South).
Maintenance projects for other roadways in the Cityare scheduled as each budget year is approved.
Repairs, upgrades and maintenance programs are performedduring the summer and fall seasons.
Other road concerns within the City are in the olderneighborhoods. Most of the Original Townsite has
99-foot rights of way which are expected to be upgradedin the next decade. Many of these roadways have
reached their expected design life. The area alsodoes not have sidewalks or asphalt wide enough toallow
bike and pedestrian lanes. The water system in thisarea has become old and the City repairs line breakson
a regular basis.
Similar issues also exist in the Hillsdale/Hillviewsubdivisions north of the Original Townsite. Bothof
these areas are part of the Ammon Master Plan projectto upgrade water, sewer, streets and sidewalks. The
City Council is working on a plan to schedule updatesto these areas but a time frame has not been
adopted. Early design and projected timelines forupgrades could make the City eligible for future grants.
The City of Ammon is a partner in the Bonneville MetropolitanPlanning Organization (BMPO). This
organization considers and provides guidelines fortransportation issues in the region. The City ofAmmon
uses these adopted traffic plans and pedestrian/bicycleplans for reference for roadways standards and
design as well as trails for pedestrian use. A currentRoadway planning guideline can be found on the
BMPO website (www.bmpo.org). Additional informationon long range plans for transportation and traffic
counts can be found by accessing the BMPO website.
In addition to the above-referenced sites, the Cityof Ammon has adopted the Idaho Standards for Public
Works Construction (ISPWC). The website for thisdocument is atlhtac.org/resources. Addenda to the
document by the City of Ammon can be obtained by contactingthe City Engineer. Additional information
can be found by accessing the City of Ammon subdivisionordinance atwww.cityofammon.us.
ADA Accessibility Transition Plan
The City is currently in the process of writing andadopting an ADA Transition Plan to bring the Cityinto
compliance with the Americans with Disabilities Act(ADA). This plan will address items within the City
that may not currently comply with the ADA and willprovide a process in which deficiencies may be
addressed. All development coming into the City andupdates to infrastructure or public buildings within
the City should be reviewed at time when there aremodifications or when reconstruction design is
addressed. Once completed, the plan will be availableon the City website atwww.cityofammon.us
Airport and Public Transit
Currently, air transportation is provided by the Cityof Idaho Falls at the Idaho Falls Regional Airport.
Mass transit is provided by Targhee Regional PublicTransportation Authority (TRPTA) in partnership
with the County, Idaho Falls, Ammon, and other citiesin the region. Information on TRPTA can be found
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by accessing their website atwww.trpta.org. The site provides information on the regional transit plan as
well as route information.
Biking and Walking Trails
Developing a system of biking and walking trails thatconnects parks and schools and connects
neighborhoods to commercial areas has been identifiedby many Ammon residents as a priority.
Participation in the “Connecting our Community” programalong with Idaho Falls and BMPO provides an
important opportunity to achieve this goal. Figure11 shows the existing biking and walking trail system
and recommended improvements.
High priority biking and walking projects recommendedwithin the City of Ammon planning area include:
¤Midway Bicycle Boulevard (John Adams to SunnysideRd)
th
¤Derrald Ave/Owen St Bicycle Boulevard (25E to AmmonRd)
¤East-West Ammon Bicycle Boulevard (Sand Creek footbridge to McCowin Park)
¤John Adams Bike Lanes (as development occurs)
stth
¤East 21South Multi-Use Path (45E to RimrockSchool Path)
Walking and biking paths and trail connections shouldbe considered on all new developments within
the City. Additional information about ConnectingOur Community can be found at
www.idahofallsidaho.gov/621/Connecting-Our-Community.
The City of Ammon, with support from the Idaho Departmentof Health and Welfare, conducted a
study focused on improving walkability within thecity. The issue of greatest concern in this study
was the students attending Hillcrest High School,Sandcreek Middle School and Ammon Elementary
School crossing Sunnyside Road. In addition to schoolcrossing, this crosswalk also serves residents
crossing Sunnyside Road to access the City swimmingpool, McCowin Park and other areas north of
Sunnyside.
The following were recommendations for reducing theseconcerns:
¤Installing a Pedestrian Hybrid Beacon or similar device.
¤Installing median islands at locations along Sunnysideto break up the visual monotony and
wide-open appearance of the corridor for motorists.
¤Implementing a “tactical urbanism” project that wouldinclude temporary medians at the
crossing location and trees in large pots in whatis now a sidewalk buffer paved with asphalt.
¤Other design treatments to narrow lanes and creategreater street friction in the school zone to
slow traffic.
Other design treatments and policy recommendationsresulting from the study include the following.
¤Work with Bonneville Joint School District 93 to continueinvesting in neighborhood schools and
perform a more comprehensive life-cycle cost analysisthat includes transportation for any new schools
in the City or within the area of impact.
¤Require new developments to construct buffered sidewalkson arterial and collector roadways, and
prioritize upgrading old sidewalks to meet new standards,including ADA design requirements.
¤Require street connectivity within the one-mile gridsystem roads, to improve walkability with
collector roads and “micro-path” connections betweendisconnected roads and cul-de-sacs.
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FIGURE 11 LOCATION OF EXISTING BIKING AND WALKINGTRAILS AND RECOMMENDED IMPROVEMENTS TO THOSE.
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¤Require compliance with the Manual on Uniform Traffic Control Devices when sidewalks are
blocked or closed during construction, including proper ADA-compliant barricades and
designation of pedestrian detour routes.
¤Establish a design standard for residential streetwidths that discourages excessive vehicle
speeds.
The study also recommended the following actions aspriorities for improving walkability within the City
of Ammon.
¤Make community connectivity a goal for all plans and
projects that have the potential to impact walkability.
¤Identify where connections are easiest and most effective,
and then budget for those improvements.
¤Prioritize linking subdivisions to schools, parks,and other
gathering places.
¤Place greater emphasis on connectivity when reviewing
development plans, including requesting assistancefrom
the health district with those reviews.
¤Assess where bike lanes could be added to existing
roadways.
¤Find low-cost solutions (e.g. asphalt) to temporarilyfill
sidewalks gaps along existing major roads.
Additional specific projects recommended by the studyinclude the
following:
th
¤Stripe crosswalks at Ammon Road and 17Street withhigh-visibility markings.
¤Examine the merit of right turn slip lanes/pedestrianrefuge islands at all four corners of the
th
intersection at Ammon Road and 17St.
¤Consider a mid-block crosswalk and Pedestrian HybridBeacon signal (or similar device) near
thth
17Street and Heather or 17Street and Trailwood.
¤Add curb extensions at Owen Street and Carolyn Lane.
¤Consider a roundabout at the Derrald Avenue and EagleDrive intersection.
¤Stripe crosswalks at the intersections of Eagle Driveand Sunnyside Road with high visibility
markings.
The study recommended working in partnerships withEastern Idaho Public Health, BMPO, Bonneville
County, City of Idaho Falls, Eastern Idaho RegionalMedical Center and the Bonneville Joint School
District 93 to plan, finance, and implement theserecommendations.
Recommended priorities for bicycle and pedestrianprojects include:
¤A bike lane on Midway from Sunnyside Road to 17thStreet.
¤A bike lane on Midway from 17th Street to John Adams.
¤Signage along Salmon, Bittern, and Targhee Streetsfrom the Ammon Foot Bridge to S 25th
East.
¤Signage along 17th Street from Midway to S 25th East(Hitt Road).
¤Signage along Sunnyside Road from Midway to Eagle/s25th East (Hitt Road).
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Chapter 14. Parks and Recreation
Residents of Ammon recognize the importance of theirparks, trails, and greenspace to the overall quality
of life in Ammon. Seventy percent of survey respondentssaid they use Ammon city parks often and 44%
said their favorite place to go in Ammon is the parks.In general, Ammon residents are in favor of
improving and expanding their parks.
Ammon presently has approximately seventy acres ofparks. The National Parks and Recreation
Association (NPRA) categorizes parks according totheir use, size, and location. Community parks are
generally greater than ten acres and include sportsfields, pools and other larger amenities. They typically
serve an area covering a 0.5 to 3-mile radius. InAmmon, McCowin, Peterson, Woodland Hills and Eagle
Point Parks would be considered as Community parks.
Neighborhood parks are generally smaller, coveringfive to ten acres and serving a 0.25 to 0.5-mileradius
area. In Ammon, these parks would include Lions, Falcon,Tie Breaker, and Target parks. The older areas
of Ammon likely have sufficient Neighborhood parksto meet residents’ needs. However, the newer
neighborhoods need additional park facilities to meetthe coverage recommendations. This issue should
be addressed with each new development providing sufficientparks to meet these recommendations.
The City parks offer many amenities that are availableto the public. The amenities include a basketball
court, baseball fields, soccer fields, bocce ballcourts, playground equipment, shelters, gold disc,a
swimming pool, splash pad. Many of the sports fieldsand the shelters are available for reservations and
can be booked by going to the City website atwww.cityofammon.us.
Currently, new
developments are required
to retain the storm water
calculated for new
subdivisions. Because of
the continued need of
maintenance, the City has,
in the past, accepted these
retention areas after they
have been landscaped into
the park system and
designated them as
“greenspace” rather than
parks. It is the
recommendation of this
plan that all new retention
areas that are to be
dedicated to the City parks
system be required to be
no less than five (5) acres.
This change should be implemented to encourage developmentof neighborhood parks that have the area
and parking for the subdivision where it exists. Thatmay include but not be limited to swing sets, sports
fields, etc. Retention areas under the recommendedsize should remain as part of a home owners
association (HOA), which should maintain the retentionarea to standards set forth by the Engineering
Department of the City.
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Although NPRA now recommends that cities develop their own standards for determining the amount and
distribution of parks, their former guidelines canbe useful as a benchmark to guide planning. NPRA’s
previous standard for Community parks was to provide5 to 8 acres for every 1,000 residents, and 1.25to
2 acres per 1000 residents for Neighborhood parks.The standards recommended a total of 6.25 to 10.5
acres of parks for every 1,000 residents. Using thisapproach to meet a goal of maintaining the existing
ratio of park acres per 1,000 residents, by 2040 theCity would need to develop an additional twenty acres
of parks.
Developing a system of biking and walking trails thatconnects the parks and schools, and connects
neighborhoods to commercial areas has been identifiedby many Ammon residents as a priority.
Participation in “Connecting our Community” alongwith Idaho Falls and BMPO provides an important
opportunity to achieve this goal.
In addition to parks within the City, the residentsof Ammon also have access to abundant outdoor
recreational opportunities in the region. Ammon isfortunate to have access to public land administeredby
the U.S. Forest Service, National Park Service, Bureauof Land Management, Bureau of Reclamation,
Idaho Department of Parks and Recreation and IdahoDepartment of Fish and Game. These public lands
provide world class opportunities for sight-seeing,flyfishing, alpine and cross-country skiing, camping,
snowmobiling, off-highway vehicle trails, white-watersports, boating, big game hunting, mountain
biking, rock climbing, hiking and backpacking.
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Chapter 15. City Building Needs
As the City continues to grow there will be needsfor additional buildings or an addition to the existing
City Building. Additional space for the City Buildingis available on property already owned by the City
adjacent to the current City Building. Currently,the City budget has set aside money within each year’s
budget designated for expansion of the City Buildingat a time the City Council determines it necessary.
The Building Department is currently housed in theCity of Ammon Office Building. Growth of this
department will increase the need to expand the existingbuilding.
The Engineering Department is also housed in the Cityof Ammon Office Building. It is recommended
that as the needs for a new office building is foundthe Engineering Department and its related services
remain in the City Office building. This departmentis regularly required to meet with the public which
come to the City Building for inquiries and questions.
An additional fire station will be required in thefuture as the City continues to grow into the foothillseast
of the City. That building is being budgeted for andis part of the Fire Department strategic plan. Land
and other needs for this building should be consideredas the City continues to annex and develop
properties in the Ammon Foothills.
The Public Works Department is currently housed inthe Bruce Ard Operations Facility. This buildingis
relatively new and has land available for expansionas needed.
The growth of the Fiber and IT Departments will presentpotential needs for a larger area for offices and
equipment than that
currently used. These
departments are also
housed in the Bruce Ard
Operations Facility with
land available for
expansion should the
need arise.
The current Parks
Building is adequate for
the existing needs for that
department but the
addition of recreation
programs will present
space issues. As this
occurs, space for the
recreation program needs
should be addressed.
The City of Ammon is part of the Bonneville CountyLibrary District, which entitles all residents access
to the Idaho Falls library. As the City continuesto grow, the demand for a local library will continueto
grow as well. Consideration should be given to developinga library facility, perhaps as a branch of the
Idaho Falls Library under the Bonneville County LibraryDistrict, or through the development of a virtual
library making use of the capabilities of Ammon’sfiber optic network.
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Chapter 16. Special Areas, Agriculture, and Natural Resources
Special Areas
There are a number of sites in the vicinity of Ammonthat could be considered special for their historic,
architectural, ecological, archaeological, wildlifeor scenic character. The Ammon Elementary School
building was constructed in 1937 and holds substantialhistorical relevance to Ammon residents. On the
same property is a school building moved to Ammonfrom Ozone in 1929. Both buildings are still in use
today and are operated by Bonneville Joint SchoolDistrict 93. No properties within the Ammon city
boundary or the area of impact are known to be onthe National Register of Historic Places.
Many Ammon residents enjoy the viewshed of the foothillsto the east of Ammon. Maintaining this
viewshed should be given consideration in developmentdecisions as the city continues to expand toward
the foothills. The foothills and land further eastprovide abundant wildlife habitat. Efforts to understand
and maintain connectivity of migration corridors shouldalso be a consideration for developments
expanding toward and into the foothills.
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Agriculture
The first settlers in the Ammon area came here toclaim farmland under the Homestead Act, and Ammon
still plays a vital role in the surrounding agriculturalcommunity. More than 75% of the Ammon area of
impact is on soils rated by the USDA-Natural ResourcesConservation Service as “Prime Farmland if
Irrigated.” Common crops grown in the area of impactinclude potatoes, wheat, barley, alfalfa, and grass
sod. Several large tracts of undeveloped land occurwithin the boundaries of the city of Ammon, and the
City continues to encourage use of these undevelopedlands for farming.
Natural Resources
Sand Creek and Little Sand Creek are the only substantialwaterbodies within the planning area. Sand
Creek enters Ammon near the site of the old sugarfactory on Lincoln Road between Hitt Road and
th
Ammon Road. It leaves the City near the intersectionof Hitt Road and 25St. Little Sand Creek flows
through the old Ammon townsite. It enters the cityfrom the northeast approximately one-half mile north
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th
of 17St. and Crowley Road and exits one-half mile south of Sunnyside Road west of Ammon Road.
Both of these streams are federally protected andhave been modified from their natural channel shape
and function and serve primarily as canals today.However, certain portions of these streams could serve
as corridors for biking and walking paths.
Within the Ammon city boundary and the area of impactare areas with slopes exceeding 10%. These
areas are primarily associated with the foothills.Some of these areas have slopes that may be steep
enough to impose certain limitations on development.Consideration for use of these areas should include
an analysis of the stability of the material on theseslopes to support the proposed use.
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Chapter 17. Airports and National Interest TransmissionCorridors
There are no public use airports in the Ammon areaof impact. The nearby Idaho Falls Regional Airportis outside
the planning area and is owned and operated by theCity of Idaho Falls.
There has been no notification of a designated nationalinterest electric transmission corridor in the vicinityof the
City of Ammon or in the area of impact.
Chapter 18. Hazardous Areas
According to the Bonneville County Emergency ManagementPlan, there is the potential for four high
risk hazards which could affect the City of Ammon:Earthquakes, Flooding/Dam Failure, Wildfires, and
Hazardous Materials Incidents. For additional informationon hazards within the City and Bonneville
County see the Bonneville County Multi-JurisdictionAll Hazard Mitigation Plan (AHMP) at
www.co.bonneville.id.us/images/PDF/EOC/Public%20Version%20of%202014%20AHMP_Approved_RELE
ASED%20VERSION_3-20-15.pdf
Earthquakes
Fault lines exist in the area southeast of Swan Valleyand are known to cause frequent, small earthquakes
in the area of Palisades Dam. Larger earthquakes,including the Borah Peak and Hebgen Lake
earthquakes, do occur in the region. Earthquakes couldaffect Ammon, and could result in damage to
unreinforced masonry buildings, bridges, dams andother structures.
Flooding and Dam Failure
Some areas within the boundaries of the City, as wellas the impact area, are within the FEMA floodplain
mapping designations as potential flood areas. TheCity, developers and engineers review each
development request for potential flood plain designations.The City does not permit residential
development within subdivisions without engineeringdata and modifications to prevent the potential
hazard of flooding to residences. Commercial buildingsare permitted within the flood plain area but must
be elevated above the base flood elevation. Floodplain designations can be found on the FEMA website
atmsc.fema.gov/portal.
Threat of flooding is associated primarily with theWillow Creek and Sand Creek drainages. This flooding
hazard is most likely associated with rapid snowmeltin winter. This flooding can be exacerbated by rain
occurring along with that snowmelt. The proximityto smaller drainages associated with the foothillsin
the eastern part of the Ammon area of impact increasesthe likelihood of this threat. These rapid runoff
events have been known to bring localized floodingand inundation to neighborhoods in Ammon. Ammon
City Code Title 7, Chapter 10 details limitationson land use in flood plains.
Failure of either Palisades Dam or Ririe Dam wouldcause catastrophic flooding requiring large-scale
evacuations and potentially heavy loss of life inlarge parts of Bonneville County. Because of the
connection through the Willow and Sand Creek drainages,a failure of Ririe Dam would likely cause
inundation of much of Ammon and its Area of Impact.Flooding from a failure of Palisades Dam would
result in inundation of much of Idaho Falls with lesserimpact on Ammon. However, the response to such
an event would likely result in significant secondaryimpacts to residents of Ammon.
Wildfires
While wildfires have yet to breach the boundariesof the City and are not considered a major threatto the
City, the potential of wildfires spreading into theCity of Ammon from the undeveloped lands east ofthe
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City certainly exists. According to the Bonneville County All Hazard Mitigation Plan (AHMP). A
wildfire is defined as a fire that is caused naturallyor by humans and occurs in areas of combustible
vegetation, typically in or near wildland areas. Typically,wildfires occur in areas that are undeveloped
except for the presence of roads, railroads, and powerlines. Wildfires occur near areas where improved
property and wildland fuels meet at a well-definedboundary. For more information on wildfires within
the area please refer to the AHMP link above.
Hazardous Material Incidents
There are no known facilities in Ammon that manufacture,store, or distribute substantial amounts of hazardous
material. None of the major transportation corridorsfor hazardous materials pass through or near thecity of
Ammon.
Policies
In order to minimize the potential for injury or damagefrom natural and manmade hazards, certain policiesshould
be pursued.
1.Continue to participate in the Federal Emergency ManagementAgency (FEMA).
2.Cooperate with the county, neighboring cities, communities,irrigation districts, flood control
districts to address actions necessary to establishstructures or other means to eliminate or
mitigate the risk of flooding in the Willow and SandCreek watersheds upstream of Ammon.
3.Flood potential will be considered when designatinguse categories on the future land use element
and when assigning zoning categories.
4.Activities located in the flood prone area will bedesigned to minimize damage caused by
flooding.
5.City of Ammon should continue efforts to improve mapsof locations and severity of flood
damage. Flood control structures and mitigation projectsresulting from planning coordinated
with the county and developers should be implemented.Funding through FEMA should be
sought to support the implementation.
6.City of Ammon should continue to work with the BonnevilleCounty Emergency Management
Office and follow suggestions adopted in that organization’sEmergency Management
Operations program to address how services and aidwill be handled in an emergency.
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Chapter 19. Economic Development
Over the past twenty years, Ammon has focused primarilyon promoting itself as a hub for regional retail
development. This approach has been successful inbringing new commercial development in the retail
sector. These retail developments have resulted inan overall increase in the tax base that supportscity
amenities, making Ammon a community that is an attractiveplace to live.
With this success in making Ammon a part of the centerof retail shopping in eastern Idaho, future
economic development should focus on providing employmentopportunities that provide sufficient
income to allow citizens to both live and work inAmmon. In the Population discussion earlier in this
plan, it was noted that educational attainment andmedian income are substantially higher in Ammon than
the rest of the county and the state. To achieve goalsrelated to meeting employment needs for a
population with higher educational achievement andcommensurate income, this focus should include
development of technology centers within the city.These centers could be medical, research,
communications or technology development.
Goal #1. Target sectors of the economy that will providesignificant employment opportunities to
residents of Ammon, thereby allowing the city to bea desirable place to live, work, and recreate.
Goal #2. Develop an economic base complementary tothe active, outdoor lifestyle enjoyed by
Ammon’s residents.
Goal #3. Identify sites having the necessary criteriafor developing technology parks and sites for
other new commercial development that lend themselvesto increased business activity and
nonresidential use to preserve larger areas as primarilyresidential neighborhoods.
Goal #4. Ensure the ability for the City to continueto fund, improve and support itself, including
its infrastructure.
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Policies to achieve these goals include the following.
¤Collaborate with regional development initiativesthat attract industries to eastern Idaho yet allow
Ammon to differentiate itself by featuring its uniquecapabilities.
¤Capitalize on Ammon’s fiber optic network to attractemployers in the high-tech, medical, and
professional industries.
¤Collaborate with the Idaho National Laboratory, othermajor federal programs, and their
supporting private commercial contractors to bringpieces of these programs to Ammon.
¤Develop a qualifications and capabilities documentfor marketing that highlights Ammon’s ability
to support the kind of industries Ammon wants to attract.
¤Ensure infrastructure capacities necessary to supportindustries attracted by Ammon’s fiber optic
capability.
¤Accelerate completion of the fiber optic network,especially fiber to homes, to ensure this
amenity continues to stand-out within the region.
Ammon, Idaho Falls, and Bonneville County have historicallyshared close ties in the economic growth of
the area. We expect that trend to continue in thefuture.
Ammon should market itself as part of the Idaho FallsMetropolitan Area by participating in regional economic
development initiatives. Eastern Idaho has uniqueamenities that make it attractive to industries andcompanies
that recognize quality of life as an important assetfor attracting the best employees. Efforts to attractcommercial
development will need to take advantage of all ofthe amenities available in the region. Ammon shouldsee itself
as part of a “technology corridor” extending fromPocatello to Rexburg with two major universities asbookends
to that corridor. Once an industry has shown interestin the region, then Ammon can distinguish itselfwith its
special capabilities.
Ammon does have features that provide advantages overother municipalities within the county. One of the
greatest limiting factors for commercial developmentis the availability of land suitable for commercial
development. There is more land available for commercialdevelopment in Ammon and its area of impact than
there is in surrounding areas.
Ammon’s single most important feature that would attractdesirable industries is the fiber optic network.The
broadband connectivity capabilities owned by the Cityof Ammon are not found anywhere else in the region.
Ammon’s fiber optic network should be attractive tohigh-tech industries and professional service industriesthat
require reliable broadband connectivity. Along withthe regional amenities, the fiber optic network couldmake
Ammon an attractive opportunity to lure companiesfrom denser urban areas that are looking for betterquality of
life for their employees.
It is important to not understate how significant
the fiber optic network will be to expanding
opportunities for higher-paying, skilled jobs in
Ammon. This is a unique capability that sets
Ammon apart from the rest of the region. Because
of that, it is of critical importance that Ammon
prioritize, if not accelerate, the completion of its
fiber optic network, including connecting
residential neighborhoods and homes. Ammon shouldanticipate that significant employment growth willcome in
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the form of telecommuting, which will mean a need to ensure connectivity to residential neighborhoods as well as
to commercial developments and technology parks.
Achieving the goal of bringing higher-paying jobsto Ammon will mean re-targeting economic developmentfrom
retail to high-tech, medical, and other professionalservice industries. A starting point for that wouldbe to have
City Council members attend technology marketing symposiarather than retail symposia as has been done in the
past.
To support attracting these kinds of industries, Ammonshould consider developing, or participating in
developing, one or more technology parks that bringthe necessary infrastructure to support high-technology
industries. This would include identifying areas withinthe city or the area of impact where this support
infrastructure could be most efficiently developed.In addition to access to the fiber optic network,suitable
electrical power, transportation, fire protection,water, sewer, etc. would need to be provided. Havinga building of
approximately 75,000 square feet already on site wouldgreatly improve the ability to attract an initialtenant.
The Idaho National Laboratory (INL) is the largesteconomic driver in eastern Idaho and will continueto have
an impact on the economic growth of Ammon. The INLprograms are expected to remain stable or expand
over the next twenty years. However, the uncertaintysurrounding the Advanced Mixed Waste Treatment
facility is a concern, and Ammon should join withother regional efforts to ensure the future of thatfunding.
There is the potential for an advanced computing centerand a cyber security center bringing opportunitiesfor
growth, especially as Department of Homeland Security(DHS), Federal Bureau of Investigation (FBI) and
the Navy continue to expand their presence in easternIdaho. Ammon provides opportunities for these federal
programs and the related supporting companies throughits fiber optic capabilities. Seeking collaborative
opportunities with INL, other federal programs, andtheir associated support industries should be a focalarea
for marketing Ammon’s capabilities.
Development of the Small Modular Reactor (SMR) projectby NuScale Power and Utah Associated
Municipal Power Systems (UAMPS) could be a significantopportunity for economic development in eastern
Idaho over the next twenty years. Because they providescalability and flexibility in power production,SMRs
are considered to be a disruptive technology, forcinga change in the way nuclear power can be incorporated
into the electrical generation marketplace. This isa prime opportunity for Ammon to capitalize on itsfiber
optic network to take advantage of this potentialto attract supporting technology industries.
With the nearby outdoor recreational opportunities,Ammon’s high-tech amenities could be attractive tothe
recreational technology (rec-tech) industry. Recreationaltechnology has been a rapidly evolving industry and
includes products like wristband fitness devices,Emergency Position Indicator Beacons (EIPRB), avalanche
beacons, GPS navigators, along with apps for smartdevices used in outdoor recreation. Many of Ammon’s
residents are avid outdoor recreationists and rec-techusers. They could provide a unique capability asa test
bed for product development. Development of recreationaltrails would also increase the attractiveness of
Ammon to the rec-tech industry.
Ammon should also consider preparing for commercialopportunities that support the growth of the College
of Eastern Idaho (CEI). CEI is expected to be thesecond largest community college in Idaho within five
years. Planning for and supporting the kinds of high-techand professional businesses needed to support a
growing college nearby would provide a unique economicgrowth opportunity for Ammon.
There are also factors that could limit economic growthand may require some investment to make this
economic development plan successful. The fiber opticnetwork provides a unique capability for Ammon.
However, the kinds of industries that could be attractedby the availability of that broadband connectivityalso
require large amounts of electricity. Planning forfuture upgrades to the electrical infrastructurein Ammon
and the area of impact should include an understandingof the amount of electricity that these industrieswill
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require and continued coordination between the City and Rocky Mountain Power. These industries will also
require expanded capacity for delivering water andfor processing wastewater. Expansion of these facilities
are reviewed on a regular basis and the City is nowable to project future needs based on requested
requirements within proposals by development inquiries.
Many of the high-tech industries that Ammon couldattract would also expect convenient airline service.At
present, the Idaho Falls Regional Airport (IFRA) isexperiencing high costs due to limited seat capacity,a limited
number of airlines, and limited number of destinations.Within the economic region, the Pocatello Regional
Airport also services many businesses and residents.The City of Ammon should recognize the importanceof
having a regional airport that is as close as IFRA,and support efforts by the City of Idaho Falls andother regional
entities to improve opportunities to expand air servicein eastern Idaho.
Ammon will need to develop a strategy for fundingthe investments needed to achieve these economic
development goals. Ammon is remarkably fiscally responsiblebut does have two bonds yet to pay off. Ammon
can expect that attracting high-tech, medical, andprofessional businesses will increase the tax baseto help meet
future fiscal goals. However, a systematic approachto identifying and securing grants and cost-sharing
opportunities needs to be developed in order to prepareAmmon’s infrastructure for this growth. A startingpoint
for this would be to provide training sessions toCity Council on the kinds of funding opportunitiesthat are
available and the proposal requirements needed tosecure those funds.
As mentioned previously, it will likely be importantto work collaboratively as part of regional economic
development opportunities to first attract companiesto eastern Idaho. Many of the opportunities requirea rapid
response to describe a city’s capabilities and qualificationsin order to demonstrate the basic requirements the
company may be looking for. To be able to participateeffectively in those requests for qualifications,the City
should develop and keep current a brief statementof its capabilities to support the high-tech, medical,and
professional industries it has targeted.
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Chapter 20. Strategic Plan
Knowing the “destination” or vision for a communityis merely one required element for a city’s success;
another is having a “roadmap” or a strategic planthat helps it get there. The City Council and theCity
Department Heads have worked together over the yearsto develop and maintain an ideology regarding
expenditures related to upgrades, maintenance andnew capital improvements that will help the residents
within our City. The departments estimate and budgetfor their needs based on existing and projected
needs. Much of the unknown is an understanding ofthe actual growth in the City, including where growth
will occur and what type of growth it may be. Ourhope by incorporating the City Strategic planning
objectives into the Comprehensive Land Use Plan isto make available to the decision makers, and to
those desiring to build and expand our City, whatis required to accomplish growth and development ata
pace and in an economic pattern that will let newgrowth pay for itself, and, therefore, not burdenthe
existing residents with costs attributed to new growth.The projections within the comprehensive plan will
be used by departments to project future needs. Thestudies used by the departments in the City willalso
provide the Departments and the City Council withthe needed information to require new developmentto
participate in the cost of future expansion. By addressingthe strategic and planning components of the
City together, the City is better able to envisionthe plans and the goals of the City as a whole andeach
department’s needs for the future.
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The strategic plan of each department projects specificneeds related to growth and the existing day-today
needs that each department anticipates will maintainthe quality of life and level of service that our
residents expect. The goal is to ensure that the improvementsand maintenance needs of residents
currently living in the City are met by these budgetsand projections.
It is imperative that as part of the growth processeach department is involved and has the ability to
project additional needs created by new development,and that those needs are addressed at the time of
development.
Additional information on the projected needs andcosts set by certain departments can be found in the
chart linkedwww.cityofammon.us. This chart showsthe current projects, equipment and much of the
maintenance for the Fiber, Fire, Parks, Sanitation,Streets, Wastewater and Water Departments.
The strategic plan amount shown within each department’splan are subject to approval during the
budgeting process every year. Funding is reliant onthe funds that may have been previously set asideby
each department, new yearly funding as well as grantsas they become available. Some departments have
not been included as a part of this plan. Currently,the City does not have an officially adopted policyon
the use of a strategic plan. Those departments whichhave not been mentioned are mostly reliant on the
services provided by other departments. In the future,these departments will be included separately and
will be available for review at the link above.
Fiber Optic Department
The Fiber Department has grown from a department servingthe needs of the City into one that serves commercial
businesses and public service centers such as schoolsand churches. In 2017, the City began taking fiberto homes
in residential areas by using an opt-in local improvementdistrict (LID). Fiber LID projects offer residentsthe
ability to choose if they would like to be includedin the LID and have the fiber installed to theirhomes during the
construction phase of each project. The decision onwhat neighborhoods are selected to receive fiberprojects each
year is based on the residents of neighborhoods andsubdivisions indicating interest in the fiber improvement
districts. The areas with a high percentage of interestare then contacted by public information noticesto
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determine the actual level of interest. If a neighborhood’s interest is high enough to project a successful project, it
is then considered and may be included in the nextyear’s fiber improvement project.
The City of Ammon Fiber Model has become nationallyrecognized for its process in providing service toboth
residents and other developments. Much like the installationof city infrastructure in new developments, the
current fiber installation plan includes the majorityof the costs of setup and installation to be paidfor by the users
as opposed to by the City. The City then takes responsibilityfor maintenance and operations of the system. For
this reason, the Fiber Department does not have ayearly estimate in the City’s strategic plan.
Questions on fiber and its installation should bedirected to the Fiber Department of the City. Information
concerning the fiber progress in the City can be foundatwww.cityofammon.us. It is expected that as theCity
moves forward with the fiber project the requestsand pressure to speed up the residential connectionswill
accelerate. This may mean the addition of equipmentand personnel to meet the demands as we completethe
connections to residential homes.
Fire Department
The Fire Department provides fire, technical rescueand fire prevention/education services for the Cityof
Ammon. These services are provided from one main,centrally-located fire department headquarters. Thefull-time
staff includes one Chief, two Deputy Chiefs and twoCaptains; and a part time staff that includes paid-call
firefighters and one administrative assistant. TheCity recognizes that the continued success of ourFire
Department hinges on the success and the developmentof our personnel.
As the City continues to grow outside its existingboundaries, consideration should be given to theneed of an
additional fire station to maintain the current levelof service expected by the City leaders and residents.The
primary concern for the Fire Department as the Citygrows will be the need for land to provide a locationfor a
second fire station. The consideration of land shouldbe discussed at any future annexations or new plats
submitted in the Ammon Foothills.
Engineering Department
The Engineering Department is an integral part ofthe City in that it reviews plans for developmentof
subdivisions, roadway upgrades, water, sewer and generalinfrastructure upgrades, working very closely withthe
Public Works Department. Currently, the strategicplan’s projected needs for the Engineering
Department is included in the various Public WorksDepartments’ budgets, although it is recommendedthat the
Engineering Department begin submitting for approvalat budgeting time engineering for proposed major
improvements to infrastructure within the City. Someof those improvements is considered separately fromthe
Public Works strategic plan to allow for long-termplanning for new development.
The Engineering Department should order or performassessments for easement, rights of way and any related
surveys needed as part of the day to day operationsof all departments. Reviewing the needs of extensionsand
upgrades for future development is a major part ofthe Engineering Department’s function. Recommendation
on water and sewer upgrades or extensions should beconsidered with each new plat submitted and every
annexation. Developer participation in needed improvementsshould be explained at the time a development is
requested.
Public Works Departments
The Public Works Department consists of Water, WasteWater, Sanitation, and Streets. This department
continues to grow as the needs and level of serviceto City residents expand. The most important
consideration for Public Works is to maintain theexisting infrastructure. Currently the departmentis working
on areas that have been found to be behind scheduleon repairs and maintenance. The City Council recently
adopted a master plan for the Original Townsite andthe Hillview/Hillsdale subdivisions. These areasshould
continue to be a focus since they have the oldestinfrastructure in the City. Funding for these neededrepairs
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and maintenance should be of major concern as the City expands or improves roadways outside this master
plan area. Grants may be available for upgrades toexisting infrastructure and should, when possiblebe used.
The Public Works Department and its associated departments,working with the Engineering Department
reviews the needs, expansion requirement and operationsof the City water, waste water, and storm water
needs.
Monitoring the water needs of the City and the potentialrequirement for water mitigation and/or the needfor
additional water rights, wells or expansion is doneby the Public Works Water Department working withthe
City Engineer and the Public Works Director. Reviewof new development is reviewed for potential effectson
the water system. Water studies may be required aspart of this review and may be required of the developer
as part of consideration for annexation or expansionof existing developments.
The wastewater facility, which is a public partnershipbetween the cities of Ammon and Shelley, and
Bonneville and Bingham Counties, handles the majorityof waste water treatment for the City of Ammon.
This entity is called the Eastern Idaho Regional WasteWater Authority (EIRWWA). Capacity and potential
need for expansion is reviewed by the City Engineerand Public Works Director in conjunction with theBoard
of EIRWWA. One portion of the City continues to beserved by the City of Idaho Falls for waste water
processing. There are plans in the near future toeliminate this service by expanding the area currently
serviced by the City of Ammon via EIRWWA.
Reviews of these facilities include a review of newdevelopment requirements and regularly includes water
and/or waste water facility studies to determine improvementsneeded to allow for expansion of those systems
related to new growth. Regular review of existingconditions is performed usually on an annual basis.
Portions of the City are serviced by the Iona BonnevilleSewer District (IBSD) for waste water and some areas
are serviced by Falls Water for culinary water service.The Engineering Department works closely with these
entities regarding expansion within their designatedareas as well as potential repairs or maintenanceneeds that
may be reported or discovered by the City.
Summary of Strategic Plan Ideology
Each department should review and update their individualplans each year, including projecting long term goals
as they are determined. Budget approval by the CityCouncil should consider the items listed within the
department’s strategic plan.
Each department should review and take advantage ofappropriate grants that meet the department and theCity’s
vision whenever possible. Long term considerationof a designated grant writer may be a considerationin the
future.
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Chapter 21. Implementation
As we move from researching, developing, reviewingand approving the new Ammon Vision 2040
Comprehensive Plan we must understand that the planwill only be effective if the implementation is
carried out as planned. We should consider the finaladoption of the plan to be a guide for action and
change. As we were directed by the Planning and ZoningCommission and the City Council to do, this
plan sends us in the direction to place standards,development requirements and adopt ordinances toplace
the recommendations within the plan in place. A goalof the plan is to provide a plan that was easy to
read, easy to find items in question and to guidethose looking at moving into the area, developing
property and for those involved in decision makingfor the City easy access and vision of what was
expected within the plan. We hope that the public,developers, the Planning and Zoning Commission and
City Council members now and in the future will reviewthis document for its intent and rely on these
pages as a vision to what the stakeholders, surveyparticipants, those attending public input meetingsand
City officials expected as they provided the input.Throughout the plan there are links to documentsand
sites that will expand the information needed forthose using it.
Some of the implementation that should occur followingthe adoption of the Vision 2040 is:
¤Update existing and create zoning ordinances to requirethe recommended items not currently
included in the City Code.
¤Implement and adopt the standards and design requirementscontrolled by the Engineering
Department. Part of this stage would be a review ofTitle 10, Chapter 29, Subdivision Ordinance
to meet the current requirements and needs of thePlanning and Zoning Commission and the
Engineering Department.
¤Identify needed improvements recommended and implementstrategies to include the
improvements as identified in the plan.
¤Research and identify potential funding for projectsidentified as well as the potential of
public/private partnerships.
¤Set up a process for updating and verifying all linksand documents linked through the internet for
this plan.
¤Staff should review the ideas identified within theplan as needed for the success of the plan and
begin budgeting as possible to reach the recommendationsin the plan.
¤Notify all agencies involved within the plan areasuch as Bonneville School District 93,
Bonneville County and Idaho Falls of the adoptionof the plan and map and work with these
agencies as possible to implement the recommendationswithin shared projects.
¤Staff should work with Council to help develop a policyfor economic development and job
creation.
¤The Planning Department and the Parks Department shouldwork together to help implement the
needed bike/ped items within the City.
¤A review of Title 7, Chapter 10, Flood Plain Requirementsshould be considered by the Flood
Plain Administrator working with the Planning Department.
¤Staff should work together to present a StrategicPlan policy to the City Council for adoption.
Once adopted that plan should be placed within thedocuments in the Comp Plan folder on the
City website.
¤Incorporate the Vision 2040 into all future strategicplans and guiding policy documents.
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Appendix A: Idaho Local Planning Act Requirements
IDAHO CODE TITLE 67 STATE GOVERNMENT AND STATE AFFAIRSCHAPTER 65 LOCAL LAND
USE PLANNING 67-6508. PLANNING DUTIES. It shall bethe duty of the planning or planning and zoning
commission to conduct a comprehensive planning processdesigned to prepare, implement, and review and
update a comprehensive plan, hereafter referred toas the plan. The plan shall include all land withinthe
jurisdiction of the governing board. The plan shallconsider previous and existing conditions, trends,
compatibility of land uses, desirable goals and objectives,or desirable future situations for each planning
component. The plan with maps, charts, and reportsshall be based on the following components as theymay
apply to land use regulations and actions unless theplan specifies reasons why a particular componentis
unneeded.
(a)Property Rights — An analysis of provisions whichmay be necessary to ensure that land use policies,
restrictions, conditions and fees do not violate privateproperty rights, adversely impact property valuesor
create unnecessary technical limitations on the useof property and analysis as prescribed under the
declarations of purpose in chapter 80, title 67, IdahoCode.
(b)Population — A population analysis of past, present,and future trends in population including such
characteristics as total population, age, sex, andincome.
(c)School Facilities and Transportation — An analysisof public school capacity and transportation
considerations associated with future development.
(d)Economic Development — An analysis of the economicbase of the area including employment,
industries, economies, jobs, and income levels.
(e)Land Use — An analysis of natural land types, existingland covers and uses, and the intrinsic
suitability of lands for uses such as agriculture,forestry, mineral exploration and extraction, preservation,
recreation, housing, commerce, industry, and publicfacilities. A map shall be prepared indicating suitable
projected land uses for the jurisdiction.
(f)Natural Resources — An analysis of the uses of riversand other waters, forests, range, soils, harbors,
fisheries, wildlife, minerals, thermal waters, beaches,watersheds, and shorelines.
(g)Hazardous Areas — An analysis of known hazards asmay result from susceptibility to surface
ruptures from faulting, ground shaking, ground failure,landslides or mudslides; avalanche hazards resulting
from development in the known or probable path ofsnowslides and avalanches, and floodplain hazards.
(h)Public Services, Facilities, and Utilities — An analysisshowing general plans for sewage, drainage,
power plant sites, utility transmission corridors,water supply, fire stations and fire fighting equipment,health
and welfare facilities, libraries, solid waste disposalsites, schools, public safety facilities and relatedservices.
The plan may also show locations of civic centersand public buildings.
(i)Transportation — An analysis, prepared in coordinationwith the local jurisdiction(s) having
authority over the public highways and streets, showingthe general locations and widths of a system of
major traffic thoroughfares and other traffic ways,and of streets and the recommended treatment thereof.
This component may also make recommendations on buildingline setbacks, control of access, street
naming and numbering, and a proposed system of publicor other transit lines and related facilities
including rights of
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way, terminals, future corridors, viaducts and grade separations. The component may also include port,
harbor and other related transportation facilities.
(j)Recreation — An analysis showing a system of recreationareas, including parks, parkways, trailways,
river bank greenbelts, beaches, playgrounds, and otherrecreation areas and programs.
(k)Special Areas or Sites — An analysis of areas, sites,or structures of historical, archeological,
architectural, ecological, wildlife, or scenic significance.
(l)Housing — An analysis of housing conditions and needs;plans for improvement of housing
standards; and plans for the provision of safe, sanitary,and adequate housing, including the provision for
low-cost conventional housing, the siting of manufacturedhousing and mobile homes in subdivisions and
parks and on individual lots which are sufficientto maintain a competitive market for each of thosehousing
types and to address the needs of the community.
(m)Community Design — An analysis of needs for governinglandscaping, building design, tree planting,
signs, and suggested patterns and standards for communitydesign, development, and beautification.
(n)Agriculture — An analysis of the agricultural baseof the area including agricultural lands, farming
activities, farming-related businesses and the roleof agriculture and agricultural uses in the community.
(o)Implementation — An analysis to determine actions,programs, budgets, ordinances, or other methods
including scheduling of public expenditures to providefor the timely execution of the various componentsof
the plan.
(p)National Interest Electric Transmission Corridors— After notification by the public utilities
commission concerning the likelihood of a federallydesignated national interest electric transmissioncorridor,
prepare an analysis showing the existing locationand possible routing of high voltage transmissionlines,
including national interest electric transmissioncorridors based upon the United States departmentof energy’s
most recent national electric transmission congestionstudy pursuant to sections 368 and 1221 of the energy
policy act of 2005. "High-voltage transmission lines"means lines with a capacity of one hundred fifteen
thousand (115,000) volts or more supported by structuresof forty (40) feet or more in height.
(q)Public Airport Facilities — An analysis prepared withassistance from the Idaho transportation
department division of aeronautics, if requested bythe planning and zoning commission, and the manageror
person in charge of the local public airport identifying,but not limited to, facility locations, the scopeand type
of airport operations, existing and future plannedairport development and infrastructure needs, andthe
economic impact to the community.
Nothing herein shall preclude the consideration ofadditional planning components or subject matter.
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T ABLE 15.L OCATION OF REQUIRED ELEMENTS IN THIS C OMPREHENSIVE P LAN.
ElementLocation in PlanPage No.
Property RightsProperty Rights Section16
PopulationPopulation Section17
Projected Population Growth Section20
School Facilities andSchools Section33
Transportation
EconomicEconomic Development Section50
Development
Land UseLand Use20
Natural ResourcesNatural Resources Section46
Hazardous AreasHazardous Areas Section48
Public Services,City Building Needs Section45
Facilities and UtilitiesStrategic Plan Section54
TransportationTransportation Section35
RecreationParks and Recreation Section43
Special Areas or SitesSpecial Areas Section46
HousingPopulation Section17
Land Use Section20
Community DesignCommunity Design Section31
AgricultureAgriculture Section46
ImplementationStrategic Plan Section Implementation54
Section58
National InterestAirports and National Interest Electric47
Electric TransmissionTransmission Corridor Section
Corridors
Public AirportAirports and National Interest Electric47
FacilitiesTransmission Corridor Section
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Appendix B: References
Arendt, Randall. Rural by Design. American PlanningAssociation. 1994
Beyard, Michael and others. Ten Principles for DevelopingSuccessful Town Centers. Urban Land
Institute. 2007.
Bonneville Metropolitan Planning Organization. 2040Long Range Transportation Plan.
Bonneville Metropolitan Planning Organization. AccessManagement Plan. July, 2012.
Booth, Geoffrey and others. Ten Principles for ReinventingAmerica’s Suburban Business Districts.
Urban Land Institute. 2002.
City of Ammon. Comprehensive Plan as amended May4, 2017.
City of Ammon Zoning Ordinance, City of Ammon website.
City of Eagle. 2015 Eagle Comprehensive Plan, Chapter6.
Easton, Gregory and John Owen. “Creating WalkableNeighborhood Business Districts.” Makers
Architecture and Urban Design. June, 2009.
Ewing, Reid and Robert Holder. Best Development Practices:A Primer for Smart Growth.
https://www.epa.gov/smartgrowth/best-development-practices-primer-smart-growthFEMA
2002 Flood Insurance Map, City of Ammon.
Greenblatt, Alan. “The Quiet Revolution Happeningin the Suburbs.” Governing. December, 2017.
Idaho Flood Hazard Map. Idaho State Department ofWater Resources.
www.idwr.idaho.gov/Floods/map.html
Jarvis, Frederick D. Site Planning and CommunityDesign. National Association of Home Builders.
1993.
Kaiser, Edward and others. Urban Land Use Planning.University of Illinois Press. 1994.
Kelly, Eric Damien and Barbara Becker. CommunityPlanning: An Introduction to the Comprehensive
Plan. Island Press. 2000.
Kulash, Walter M. Residential Streets. Urban LandInstitute. 2002.
Lynch, Kevin and Gary Hack. Site Planning. The MITPress. 1990.
McNally, Kevin. Design Guidelines for Walkable Communities.Niehoff Studio, January 29, 2010.
National Association of Home Builders. Land Development2. 1981.
“The Future Belongs to Walkable Communities,” PlanningCommissioners Journal. March, 2010.
Porter, Douglas R. Making Smart Growth Work. UrbanLand Institute. 2002.
Sisson, Patrick. “New high-end developments bringthe city to the suburbs,” Curbed. January, 2017.
U. S. Fish and Wildlife Service. National WetlandsInventory.www.fws.gov/wetlands/Data/Mapper.html
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Appendix C: Public Comment Process and Summary
Citizen Involvement Process
To be successful, this Comprehensive Plan must representthe shared vision of its citizens for the futureof
Ammon. Discovering that shared vision is one of the first critical goals in developing the Comprehensive
Plan. A public involvement plan was developed andimplemented to ask the citizens of Ammon about
their vision for the future of their City. The processfor ensuring citizen participation in the development
of this plan included outreach using traditional printand broadcast media outlets, the City of Ammon
website, social media, online surveys, and directinteraction with citizens at public meetings and civic
events. A special Vision 2040 webpage was launchedon the City of Ammon as a clearinghouse for
information about the Comprehensive Planning processand opportunities for citizen involvement.
Traditional media including newspapers, televisionand radio were engaged through a press release
announcing the plan update and opportunities for publiccomment. The City of Ammon website and
Facebook page were used to announce opportunitiesfor public involvement.
The first civic event used to reach the public wasAmmon Days in August, 2017. Citizens were offered
flyers containing information about the ComprehensivePlan update. The flyers included phone numbers,
and website and email addresses for submitting input.Citizens who provided their email addresses during
the Ammon Days events also received follow-up communicationvia email.
A public opinion survey was published on Survey Monkeyin early November 2017 and remained
open through January 2018. The city’s website andFacebook page were used to encourage citizens to
offer their opinions through that
online survey. A total of 176
respondents used the survey to
provide their input.
Planning personnel developed a
PowerPoint presentation about
creating a Comprehensive Plan
and made it available on the
Vision 2040 webpage.
A series of six public meetings
were planned and Facebook
Events were created for each of
these meetings to invite public
participation. The meetings took
place at various locations around
the city including City Hall on
November 14, Rimrock
Elementary School on November 29, Woodland Hills ElementarySchool on December 13,
Tiebreaker Elementary School on January 10, AmmonElementary School on January 11, and
Mountain View Elementary School on January 17. Atthese events citizens were presented with
opportunities to:
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¤Review the 2012 Comprehensive Plan
¤Review the current Zoning Map
¤Review the Connecting Our Community Map and suggestadditional routes for walking and biking
paths by drawing them on the map
¤Vote on design concepts for a new “city center/gathering
place” development
¤Provide responses to public opinion survey questions
¤Interact with City officials and planning personnelabout the
planning process
¤Sign up on the email list to receive future informationabout
the planning process
Broadcast media were invited to the public meetingsand KIFI
Local News 8 interviewed Mayor Dana Kirkham and planning
consultant Julie Foster. These interviews were airedlater that
evening on KIFI.
Planning personnel also conducted interviews withthe Planning
& Zoning Commissioners, city council members, department
managers, past Mayor, new Mayor, and members of thebusiness
community.
The Draft Comprehensive Plan was presented at a publicmeeting of the Planning & Zoning Commission
for their review and recommendation.
The Plan was then presented to the
City Council at a public meeting for
their approval and adoption.
Summary of Public Input
The survey results show that more
than 90% of respondents find the
quality of life in Ammon as Good or
Very Good. In an open-ended
question, 44% of respondents said
their favorite place to go in Ammon
was the parks, and 70% said they visit
their parks often. Being home with
their families was the favorite place
for 20% of respondents and shopping
was third at 9%. Nearly equal
numbers of respondents said Parks,
Shopping, and the Small-Town Feel were the best featuresof Ammon. The most suggested new amenities they
would like to see added to Ammon included bike andwalking paths, a library, and a recreation center.
When asked about street improvements, common themesthey expressed included widening certain arterialroads,
adding traffic lights at busy intersections, and bettersnow removal. Other transportation improvements suggested
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included improving sidewalks and bike paths/lanes connecting neighborhoods, schools, parks, and shopping
districts. Respondents also noted the desire for transportationimprovement projects to include landscaping that
enhances the aesthetic and environmental qualitiesof their town.
When asked about a gathering place or city centerconcept for Ammon, common themes among respondentswere
that this be an urban
village with retail
shops, dining, and
business offices. It
might also include
high density
housing. It might
include a plaza to
act as a gathering
place for outdoor
events, cultural
activities, concerts,
etc. The kind of
development might
also be a place for a
library. Figure 12
shows the locations
suggested through
public involvement
processes for a
gathering place or
city center.
F IGURE 12.L OCATIONS S UGGESTED THROUGH P UBLIC
I NVOLVEMENT FOR A G ATHERING P LACE/C ITY C ENTER D EVELOPMENT.N UMBER INDICATES HOW MANY
PEOPLE SUGGESTED THIS LOCATION.
Survey respondents overwhelmingly reported that housingin Ammon is somewhat affordable or very
affordable. Seventy percent felt that Ammon needsmore single-family housing.
When asked to describe their vision for Ammon in twentyyears, the most common theme was that
Ammon should retain its small-town, friendly atmosphere.They see Ammon as a “fun place to live” with
enhanced opportunities for outdoor activities, moreopen space and green space connected with sidewalks
and biking and walking paths. They want a town thatis not overly commercialized, but with sufficient
business and commercial development to maintain asolid tax base. They would like to see some
commercial development nearer to neighborhoods butassociated with major road intersections. Some
respondents expressed a desire to encourage commercialdevelopment in the technology sector that
capitalizes on Ammon’s fiber optic infrastructureand could provide high-paying jobs.
Survey respondents also expressed a concern that theirtwenty-year vision would require the development
and implementation of a plan that guides residential,commercial, and industrial development, and
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investments in the transportation improvements necessary to support that development. Respondents also
requested more opportunities to provide input beyondthis planning process. They expressed a need for
more communication from, and with, city hall. Respondentsasked for opportunities to participate on
citizen committees that could provide more directinput.
One common theme in the vision for the future of Ammonis that it becomes a city that is clearly separate
and distinct from Idaho Falls. However, many of thesurvey respondents also recognized the importance
of continued cooperation and collaboration with theCity of Idaho Falls.
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Summary of Interviews with Business Leaders
Interviews were conducted with community businessleaders to learn their thoughts on the role of
commercial and residential real estate developmentin Ammon. The following is a summary of their
input to the Comprehensive Plan.
These business leaders felt that one of the thingsthat makes Ammon attractive is the very responsive
planning staff at the City of Ammon. They creditedthe planning staff as being willing to work with
developers to find creative solutions that keep projectson track but remain within the guidelines and
development goals set by the City of Ammon. They reportedthat city leaders have been rather
progressive in wanting to see development come toAmmon. The fiber optic system is clearly an
advantage for Ammon in attracting businesses and newresidents. For those who want to live in the
outskirts, the fiber optic system makes it easierto provide suitable broadband access in Ammon than,for
example, on the west side of Idaho Falls.
Business leaders suggested that Ammon could be evenmore attractive if it could find a way to control
costs on water and sewer connection fees and service.In most municipalities these two are combined, but
in Ammon they are separate entities. This adds complexityand cost for new development projects.
Ammon might consider finding a way for the two tobe administered conjunctively within the city as a
way to both simplify the process and control costs.
Business leaders said the city should find ways toprovide training for new, inexperienced members ofthe
Planning and Zoning (P & Z) Commission. The Commissionis asked to address complicated planning
problems and their decision-making process might benefitfrom opportunities to network with P & Z
commissions in other cities, or by using consultantsto provide additional support on some of the more
complicated issues.
Business leaders thought that Ammon could also benefitfrom developing a city center or gathering place
where people could congregate as a community. Sucha place could provide a focal point to serve as the
“heart of the community.”
Developers are responsible for building roads on theirproperties, but the City is responsible for all other
roads and rights of way. Business leaders felt thatAmmon has generally done a good job of keeping up
th
with widening and improving intersections. Road improvementsthey suggested include 17Street from
th
Ammon Road to Crowley Road. The intersection of 17and Crowley Road is anticipated to be of
growing concern and consideration should be givento prioritizing a project there. Additional wideningis
needed at Sunnyside Road from Ammon Road to CrowleyRoad and all of Crowley Road. Ammon Road
th
will also need to be widened soon, both south of SunnysideRoad and north of 17Street. The City should
develop a program for installing traffic signal lights.Use of local improvement districts (LID) could be
considered as a way to fund these projects.
Ammon requires a certain number of acres be set asidefor parks and green space, but business leaders
felt that some consideration should be allowed regardinghow these spaces fit within the overall design
concept for a specific development and how they fitwithin the overall green space system across thecity.
They agreed that trails and walking paths are an importantasset, especially for those moving here from
elsewhere. Trail systems are becoming culturally moreimportant for any city, but a funding mechanism
must be part of developing any sort of trail or greenspace system. Likewise, they felt that sidewalksin
neighborhoods and connecting neighborhoods to commercialdevelopments are very important for the
future. The business leaders suggested that Ammonshould consider finding ways to bring sidewalks to
those neighborhoods where they presently do not exist.
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Summary of Interviews with Elected Officials
The outgoing and incoming Mayors and the sitting CityCouncil members were asked to provide their
thoughts and ideas on improving infrastructure andcity processes that could provide for enhanced quality
of life in Ammon. The following information representsareas of commonality among the officials based
on the interviews with elected officials.
There was concern expressed that we should be workingto “fill in the gaps” rather than stretching outtoo
far. Although it may be more desirable to live onthe outskirts, it stretches city departments likewater,
sewer, and streets too thin. In-fill developmentsdo not do that. It was also expressed that City Council
needs to continue the discussions about multi-familydwellings and the effects they have on cost of
services and effects on property values. We need toconduct an analysis to find the appropriate balance
between single-family homes and apartments or condos.
Elected officials expressed an interest in creatinga gathering place or city center development. This
should be a public/private partnership with a developerinterested in creating an area that evokes an “old
town” feel and provides a community center. However,we should also consider plans for bringing some
th
of that same feeling to other existing commercialdistricts. For example, we could develop a plan for17
Street to have more of a “downtown” feel with landscapingthat includes trees, benches, and wider
sidewalks. We could still maintain four lanes butnarrow the streets to slow traffic and make theseareas
more “walkable.” This could encourage more commercialgrowth in these areas while providing some of
the amenities that a city center development wouldbring.
Tiny neighborhood parks are important to the communitiesthey serve, but elected officials expressed
concern that that these smaller parks can be moreexpensive to maintain. They indicated a need to develop
another park up on the hill that is comparable toMcCowin Park but might encompass 20 to 30 acres. It
would be good to see developers cooperate to makebetter use of green space by adjacent developments,
and to ensure that there is connectivity between thedevelopments and our parks. They also recognizedthe
need to refurbish some of our older parks with newequipment, updated tennis courts, basketball courts,
and sports fields. They expressed an understandingof a need for all-access or adaptive park equipment.
Our parks and a new gathering place development couldprovide a focal point for biking and hiking trails,
but also for new cultural activities. Some officialsexpressed an interest in developing a covered
performance stage that could open up opportunitiesfor concerts, music or theater festivals, etc.
Much of the thoughts expressed by elected officialsinvolved our transportation infrastructure. They
recognized a need to develop a plan to prioritizeinstallation of sidewalks, curbs, and gutters in those
neighborhoods that should have them. They also suggestedthat a priority be placed on upgrading the
intersection of Ammon Road and Sunnyside Road to includetraffic signal lights. They want a plan for
thst
upgrading 17Street between Ammon Road and CrowleyRoad within the next ten years. Likewise, 1
Street between Hitt Road and the Tie Breaker neighborhoodneeds to be updated.
st
They expressed a need to look at the future of connectorroads, like Crowley Road and 21Street, that
will likely become important arterials over the next20 to 30 years. We need to explore options for
developing these major roads in a way that providesfor transportation needs, but without creating a
“concrete jungle.” We want to find a way for thoseroads to maintain the open, rural character of those
areas.
They expressed a need to consider the formation ofa sewer district within the next five years.
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There should be a goal of having our fiber optic network reach every home in Ammon. We should see
half of the city covered within the next four yearsand the entire city within eight years.
Elected officials expressed a need to explore opportunitiesto diversify our commercial sector. We are
presently heavy on retail, but we should work to attracthigh-tech or manufacturing. This could include
working with INL as a partner for attracting thesekinds of industries. We should look to a vision of
Ammon becoming a “start-up” city that is attractiveas an incubator for entrepreneurs because of ourfiber
optic network, low taxes, and low cost of living.We should be encouraging graduates from colleges and
universities in eastern Idaho to make use of the advantagesthat Ammon offers as a launchpad for their
new ideas and business ventures.
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