04.18.2024 City Council Packet
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AMMON CITY COUNCIL MEETING
THURSDAY, APRIL 11, 2024 4:30 P.M.
2135 SOUTH AMMON ROAD
AGENDA
CALL TO ORDER:
Council Member Wessel at 4:30 p.m.
ACTION ITEMS:
1.Sale of Property Fire Training Trailer (Micah Austin, City Administrator)
DISCUSSION ITEMS:
1.BCFD Fuel Tank Use
2.Parental Leave Policy
3.Strategic Plan Review
4.Miscellaneous
ADJOURN
MINUTES
City Officials Present: City Officials Absent:
Mayor Sean Coletti (via Zoom) City Administrator Micah Austin Council President Russell Slack
Councilmember Heidi Boyle City Engineer Tracy Bono
Councilmember Kris Oswald Assistant City Planner Heather McBride
Councilmember Jeff Fullmer HR Director April Forrest
Councilmember Scott Wessel Code Enforcement Office Clarissa Jones
Councilmember Sid Hamberlin City Clerk Kristina Buchan
City Attorney Scott Hall
CALL TO ORDER:
Council Member Wessel called the meeting to order at 4:30 p.m.
ACTION ITEMS:
1.Sale of Property Fire Training Trailer (Micah Austin, City Administrator)
City Administrator Micah Austin provided Council with the information regarding the Fire
Training Trailer being sold to Bonneville County Fire District #1. Austin added that the trailer
was valued at $8,000 and the property must be surplussed before the sale according to
Idaho Code.
It was moved by Council Member Oswald and seconded by Council Member Fullmer to sell the Fire
Training Trailer to BCFD for $8,000 and approve Resolution 2024-012R declaring the trailer surplussed.
ĻƭƭĻƌͲ ğĬƭĻƓƷͳ hƭǞğƌķͲ ǤĻƭͳ CǒƌƌƒĻƩͲ ǤĻƭͳ {ƌğĭƉͲ ǤĻƭͳ .ƚǤƌĻͲ ǤĻƭͳ IğƒĬĻƩƌźƓͲ ǤĻƭ͵ aƚƷźƚƓ ƦğƭƭĻƭ
ǒƓğƓźƒƚǒƭƌǤ ǞźƷŷ ǝƚƷĻ ĬǤ Ʃƚƌƌ ĭğƌƌ
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DISCUSSION ITEMS:
1.BCFD Fuel Tank Use
Discussion of fuel use. City Engineer Bono reported that
the extra use but would need to fill more often than they are currently. Bono also plans to
reassess the size of the existing tanks and perhaps sell the current tanks to the Fire District if
he decides to upgrade the existing tanks. Council and Staff discussed the length of an
agreement
Council and Staff discussed the existing funds held in the Fire account with the City.
Discussion of potential transfers of the that money was considered.
2.Parental Leave Policy
HR Director April Forrest was present to further discussion with Council on the policy.
Council and Staffed discussed the differences between FMLA leave and paid leave as it was
being proposed. Staff explained that the paid leave being proposed would be a benefit in
addition to FMLA leave.
Council was generally in favor but disagreed on the time being proposed as paid leave and
asked Staff to bring back a proposal with options for two and three weeks to discuss and
vote on.
3.Strategic Plan Review
City Administrator Micah Austin reviewed the plan going through each of the focus areas to
seek input from Council. Staff was directed to make minor changes to the plan but
encouraged to maintain the current focus areas.
4.Miscellaneous
ADJOURN
The meeting adjourned at 7:10
______________________________
Sean Coletti, Mayor
_____________________________
Kristina Buchan, City Clerk
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Ammon City Council Meeting
April 18, 2024
Mayor Coletti and City Council Members:
Public Hearing #2024-005
Riviera Park Master Plan Amendment
Staff Presenting:
Cindy Donovan Planning Director
Recommendation:
-Staff recommends approval based on the information provided in the following staff report
Compliance:
-This application is in compliance with the Comprehensive Plan, Comprehensive Plan Future Land
Use Map, Title 10, Chapter 35 - Multi-Use Zone.
Criteria for Decision:
Title 10, Chapter 35 Multi-Use Zone, see attached
Title 10, Chapter 37, Section 1 Commercial District Uses, see attached
Summary of Analysis:
1.Changes to the Master Plan include:
Specifying a commercial use lot as a Gym
Specifying a commercial use lot as a Car Wash
Note regarding uses with buildings over 5,000 square feet as permitted on all
commercial lots
No changes have been made to the residential section of the Master Plan
2.-Use zone is to provide for a variety and mixture of uses, such as
professional offices, small scale retail, restaurants, recreational, personal services including
public facilities, and residential both single family and multi-fam ΛЊЉΏЌЎΏЊΜ
3.The Master Plan may be submitted for approval as part of a public hearing for an annexation
with the multi-use zone requested as the designated zone. Master plans are not required to
show the exact locations of commercial and residential areas, rather it will be required to
provide general locations of these areas within the master plan. (ЊЉΏЌЎΏЏ)
4.The Comprehensive Future Land Use Map shows the property as Heavy Commercial, Multi-Use
Zone (MU) is an applicable zone for the Heavy Commercial land use category.
5.The master plan shows 58% commercial acreage and 42% residential acreage, which includes
the Grand Peaks development. This percentage has not changed.
Entitlement Process:
1.Commission recommended approval of the annexation including the Master Plan on May 3,
2023
2.Annexation including the Master Plan was approved by the City Council on June 1, 2023
3.Commission recommended approval of the Preliminary Plat on November 1, 2023.
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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4.Preliminary Plat and the Standard Development Agreement were approved by the City Council
on December 7, 2023.
5.Commission recommended approval of the Final Plat on February 7, 2024
6.Final Plat was approved by the City Council on February 15, 2024
Parcel Characteristics:
-General Location: north of Lincoln Road, east of North 25th East (Hitt Road), south of Iona Road,
and west of Ammon Road
-Acreage: 66.226 acres
o Commercial Acreage: 35.038 acres (58% of total plat acreage)
o Residential Acreage: 31.188 acres (42% of total plat acreage)
-Zoning: Multi-Use (MU)
-To recommend approval of the Riviera Park Master Plan amendment
-Presented by Jonny Arbuckle, Riviera Park LLC and Daniel Goodwin, AWA Engineering
Planning and Zoning Commission:
-Public Hearing #2024-005 was held before the Planning and Zoning Commission on Wednesday,
April 3, 2024
-Testimony: The applicant testified in favor; no other comment was received.
-Reasoned Statement:
Compliant with Comprehensive Plan and Future Land Use Map
Further clarification of previously approved Master Plan
Meets criteria of Title 10 Chapter 35 and Title 10 Chapter 37
Amended Notice:
Published in the Post Register on Friday, March 15, 2024
Mailed letters to 20 public entities and 38 property owners on Friday, March 15, 2024
Property was posted on March 18, 2024
Public Comment: no public comment was received.
Notice:
-Published in the Post Register on Friday, February 16, 2024
-Mailed letters to 20 public entities and 38 property owners on Friday, February 16, 2024
-Property was posted on February 27, 2024
-Public Comment: no public comment was received.
-This public hearing was postponed from the March 6, 2024 Planning and Zoning agenda due to a
noticing error.
Motion:
Approve
I move to approve the Riviera Park Master Plan, finding it is in compliance with the
Comprehensive Plan and meets the City ordinance.
Deny
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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I move to deny the Riviera Park Master Plan, finding it does not comply with the Comprehensive
Plan or City ordinance based upon (state the reasons for recommending denial based on
deliberations).
Continue
I move to continue the Riviera Park Master Plan until further details can be obtained (list specific
information required).
Attachments:
1.Vicinity Map
2.Amended Riviera Park Master Plan
3.Original Riviera Park Master Plan
4.Reasoned Statement for public hearing #2024-005
5.Riviera Park Final Plat
6.Title 10 Chapter 35 - Multi-Use Zone
7.Title 10 Chapter 37-2 (A)
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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PROPOSED AMENDED
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ORIGINAL
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CHAPTER 35
MULTI-USE ZONE
10-35-1:GENERAL OBJECTIVES AND CHARACTERISTICS:The purpose of the
Multi-Usezone is to provide for a variety and mixture of uses, such as professional offices,
small scale retail, restaurants, recreational, personal services including public facilities, and
residential both single family and multi-family. Large scale commercial development may be
allowed pursuant to the master plan allowances and, in most cases,should be allowed only
along arterial roadways or on major collector streets. This zone is intended to ensure
compatibility of new development with existing and future development. It is also intended to
ensure development of properties into a plan with coordinated and harmonious development.
The zone is intended to integrate both existing and new land uses within close proximity to one
another, providing for the daily shopping needs and often the recreational needs of the
residents. Connection within the development to the different uses should be of prime
consideration as well as connections to pedestrian friendly sidewalks and/or trails from outside
of the development.The general area of service for easy travel and access would generally be
within a one to two (1-2) mile traveling distance from any residential property.
10-35-2:ALLOWED USES: Pursuant to 10-35-6only the uses designated as
permitted uses or those shown as permitted with master plan approval on the zoning use
table located below shallbe allowed within the Multi-Use zone.Those uses shown as
allowed by master plan approval are not an assumed right within the Multi-Use zone and shall
be considered on a case by case basis and allowed in the sole discretion of the City Council
with a recommendation by the Planning & Zoning Commission.
USE
Adult Business -(Sexually oriented businesses)NA
Amateur Radio Operator Antennas(70' or under in height)A
Amateur radio towers and antennas that do not meet all the requirements M
(such as maximum height) of City code 1032Communications Towers and
Antennas
Ambulance services M
Amusement enterprises, such as merry-go-rounds, penny arcades, etc (by A
conditional use permit). (Indoor only)
Amusement enterprises, such as penny arcades, carousels, swimming pools M
and dancehalls (Outdoor)
Amusement Park, such as water parks, merry-go-rounds, etc. (Outdoor)M
Animal shows -Inside, Small Animal (By event permit)A
Arts and crafts shows (By event permit)A
Arts, entertainment or recreation facility, indoors (maximum of 5000 square A
feet)
Arts, entertainment or recreation facility, indoors (over 5000 square feet)M
Arts, entertainment or recreation facility, outdoor stage or music venueM
Athletic Clubs (maximum of 5000 square feet)A
Athletic Clubs (over5000 square feet)M
Automotive -Fuel/Charging (service) stations (excluding super service A
stations) (maximum of 5000 square feet)
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USE
Automotive -Service stations-SuperM
Automotive body shopNA
Automotive gas station/service and/or repair shopNA
Automotive repairNA
Automotive storageNA
Automotive washing facility (Car/Pickup and Commercial Trucks)M
Automotive washing facility (Car/Pickup only)M
Automotive, mobile home, travel trailer, and/or farm implement salesNA
Bakeries (commercial)NA
Bakery plant (wholesale)NA
Banks/financial institutions (with or without drive-up service) (maximum of 5000 A
square feet)
Beauty/barber shop (maximum of 5000 square feet)A
Beauty/barber shop (over 5000 square feet)M
Bed and breakfast facilityM
Billboards (by conditional use permit) (refer to Chapter 34 for regulations)NA
Boarding or lodging house or dormitoryM
Boat sales and repair (By Conditional Use Permit)NA
Building material, garden equipment and suppliesNA
Building materials including storage yardsNA
Building supply stores, except material sales yards and accessory storage NA
buildings
Buildings accessory to and incidental to uses permitted in the zoneNA
Bus DepotsNA
Businesses and establishments with vehicular drive-in and drive-through A
pickup facilities
Cabinet shopNA
Canvas products sales and fabrication (on site, retail only)NA
Car lots-NewNA
Car lots-UsedNA
Catering serviceA
Cellular and wireless phone dealerships (maximum of 5000 square feet)A
Cellular and wireless phone dealerships (over 5000 square feet)M
Cement, lime, gypsum, rock wool or plaster of paris manufacturingNA
CemeteryM
Childcare Center 13+ (within commercial area)A
Childcare Family 1-5A
Childcare Group 6-12A
Christmas tree sales (maximum of 5000 square feet)A
ChurchM
Circuses and carnivals (By event permit)A
Civic, social or fraternal organizationsM
Clinic (Medical) (maximum of 5000 square feet)A
Clinic (Medical) (over 5000 square feet)M
Coffee roasting facility (maximum of 5000 sq ft)M
Coffee roasting facility (over 5000 sq ft)NA
Commercial Condominium Projects pursuant to Idaho State Code Title 55, A
Chapter 15
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USE
Commercial garages, but not including the storage of wrecked or dismantled NA
automobiles
Commercial HVAC service establishmentsNA
Community GardenM
Computer sales, service, and maintenance (maximum of 5000 square feet)A
Computer sales, service, andmaintenance (over 5000 square feet)M
Construction sand and gravel miningNA
Contractor's yard and/or shopNA
Convenience Store with no fuel/charging service (service station) (maximum of A
5000 square feet)
Convenience Stores (excluding super service stations) (maximum of 5000 A
square feet)
Convenience Stores (including super service stations) (Over 5000 square feet)M
Copy/Print/Blueprint retail centers (maximum of 5000 square feet)A
Copy/Print/Blueprint retail centers (over 5000 square feet)M
Craft Shops -no commercial sanding or cutting allowed (maximum of 5000 A
square feet)
Dairy farmNA
Dancing and Music Schools/Studios (maximum of 5000 square feet)A
Day/Massage spa (maximum of 5000 square feet)A
Day/Massage spa (over 5000 square feet)M
Delicatessens (maximum of 5000 square feet)A
Delicatessens (over 5000 square feet)M
Distillation of bones and organic fertilizer manufacturingNA
Drive-in theaterNA
Drugstore and Pharmacies (maximum of 5000 square feet)A
Drugstore and Pharmacies (over 5000 square feet)M
Dry Cleaner & Laundry PlantsA
Dry Cleaners & Laundry w/Pick up service (maximum of 5000 square feet)M
Emergency healthcare (maximum of 5000 square feet)A
Emergency healthcare (over 5000 square feet)M
Emergency services-Private for profitM
Engraving, printshops (excluding those print presses that are half size or NA
larger)
Equipment rental and sales yardNA
Explosive manufacture and storageNA
FarmNA
Farmers' markets (outdoor) (By event permit)A
Fat renderingNA
Feedlot and stockyardNA
Flex space (Indoor open space for lease -Weddings, Conventions, etc.) A
(maximum of 5000 square feet
Flex space (Indoor open space for lease -Weddings, Conventions, etc.) (over M
5000 square feet)
Food preparation plants, the operation of which is not obnoxious by reason of NA
emission of odors, smoke, or noise
Furniture repair shopsNA
Garages (commercial, but not including the storage of more than ten (10) NA
wrecked or dismantled automobiles)
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USE
Garbage dumps or dead animal reductionNA
Glass cutting and installationNA
Glue manufacturingNA
Golf course and related servicesM
Government building, officesA
Greenhouse(s)M
Health/Athletic clubs, spas, weight reduction salons (maximum of 5000 square A
feet)
Health/Athletic clubs, spas, weight reduction salons (over 5000 square feet)M
Healthcare or social services (maximum of 5000 square feet)A
Heliport and passenger railroad stations. (By Conditional Use Permit)NA
HeliportsNA
Home occupationA
Horticulture (general) Horticulture is the branch of agriculture that deals with M
the art, science, technology, and business of vegetable garden plant growing
HospitalM
Hotel and motelM
Hotels and hospitals for human careNA
Industry LimitedNA
Kennel (Commercial)M
LaboratoriesM
Laundries (commercial)NA
Laundromat (maximum of 5000 square feet)A
Laundromat (over 5000 square feet)M
LibraryM
Livestock auctions and activities related to the handling, transporting and NA
selling of livestock
Machinery sales establishmentsNA
Manufacturing, processing and fabricating establishments except those in NA
which explosives or other dangerous materials are used
MicrobreweryM
Milk distribution stations, creameries, bottling works and similar businessesNA
Milling or smelting of oresNA
Mobile officeM
Mortuaries and funeral parlorsM
MuseumM
Music studios and other music related businessesM
Night ClubsNA
Non-flashing signs advertising the services performed within the structure as A
permitted by Title 10, Chapter 34
Nonprofit Rehabilitation centerNA
Nursery, plant materialsM
Nursing or residential care facilityM
Offices; Business, professional and medical (maximum of 5000 square feet)A
Offices; Business, professional and medical offices (Over 5000 square feet)M
Parking lots and publicgarages for payM
Parking lots and structuresNA
Parking lots Off-street in conjunction with permitted usesA
Parks, public and privateA
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USES
Pawn shopsNA
Petroleum refining and refining of crank case oilNA
Petting Zoo Area -(pursuant to Title 5, Chapter 3)M
Plumbing and carpenter shops and similarNA
Portable classroomM
Private EV Charging StationA
Public EV Charging StationA
Public garages and public parking lots for payNA
Public or quasi-public usefacilitiesA
Public service facilitiesA
Public, infrastructureA
Radio and TV broadcast studios, but excluding antenna towers greater than NA
thirty (30) feet in height above the average terrain
Radio and TV studios, with antenna towers greater than thirty (30) feet in NA
height above the average terrain permitted
Research and developmentM
Research laboratories, excluding activities hazardous to explosion or fireNA
Residential -Dwelling, Accessory UnitA
Residential -Dwelling, multi-family, two-family duplexA
Residential -Dwelling, single-family attached (up to 8 units)A
Residential -Dwelling, single-family detachedA
Residential -Manufactured home parkM
Residential -Mobile home (single unit) (temporary living quarters)M
Residential -Multi-family dwelling(up to 8 attached)M
Residential -Multi-family dwelling (9 or more attached)M
Residential Condominium Projects pursuant to Idaho State Code Title 55, A
Chapter 15
Restaurant (maximum of 5000 square feet) Beer/Wine allowed by use-Liquor A
allowed pursuant to HC-1 Requirements
Restaurant(including those with a drive-through) (Over 5000 square feet)M
Restaurants (over 5000 square feet) (alcohol allowed pursuant to HC-1M
Requirements when approved on the master plan)
Retail sales -(over 5000 square feet)M
Retail store -Small scale (maximum of 5000 square feet)A
Retail Wine/Beer Shop -Products available for both on and off premise A
consumption (maximum of 5000 square feet)
Riding academies/stablesNA
Roadside stand (temporary structure)A
Rubber manufactureNA
School, public or privateM
Semi-public swimming pools, including water parksM
Service establishments, such as dyeing, cleaning or laundry plants, printing NA
plants, machine shops, blacksmith shops
Shooting range-Indoor (with conditional use permit approval)NA
Shooting ranges -CUP-That outdoor shooting ranges shall be first approved NA
as a conditional use by the Board of Adjustment
Shopping centerM
Shopping mallNA
Sidewalk Sales (within commercial area)A
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USES
Sign shop, including paintingNA
Small engine repair (mower, chain saws, etc.)M
Sporting goods stores (maximum of 5000 square feet)A
Sporting goods stores (Over 5000 square feet)NA
Stock yards, feed yards or slaughter of animalsNA
Storage (enclosed building)M
Storage (solid obscure fenced area)M
Storage UnitsNA
Street fair (Closures of Street by permit only)A
Subdivision sales officeA
Taxi stands and Bus StopsA
Theater IndoorM
Tire shop, including recappingNA
Trade fair (within Flex space) (Require Event Permit)A
Truck stopNA
Turf and/or tree farmNA
Upholstery shopM
Upholstery stores and repair shopsNA
Vehicle repair, minorNA
Vertically integrated Commercial and/or Residential project (Including a M
combination of commercial and residential)
Veterinary Hospitals -Large or small animal (Over 5000 squarefeet)NA
Veterinary Hospitals -Small animal (maximum of 5000 square feet)A
VineyardNA
Welding, tool shopNA
Wholesale distributing houses and warehousesNA
Wholesale establishments with stock on premises, but excluding NA
establishments, the principal activity of which is a storage warehouse
Wireless/Communication facilities (enclosed building, tower height -60' or less)A
Wireless/Communication facilities (enclosed building, tower height -over 60'M
Woodworking shopNA
KEY
ALLOWED IN DESIGNATED ZONEA
NOT ALLOWED IN DESIGNATED ZONENA
ALLOWED WHEN APPROVED ON MASTER PLAN IN MULTI-USE ZONE M
(ORIGINAL OR AMENDED)
10-35-3:RESIDENTIAL PROPERTY REQUIREMENTS:All properties used for
residential purposes within the zone shall require platting for each residential structure or
grouping of residential structures within the zone. Setbacks for all residential structures shall be
applied based on the size of the lot and the related residential zone within the City Code that
would allow the same size parcel and type of structure. For those residential structures that are
platted and developed in a group setting where the property and/or structure may not be fronting
on a public street, the setback from the side of the building containing the main doorway shall
be a minimum of twenty (20) feet from any adjacent property line and/or required setback of any
adjacent building (A minimum of forty (40) feet between facing residential structures shall be
required). When the main entrance of one building faces the side of another building the
minimum distance shall be determined by using the required setback for the front of one
building and the required side yard requirement of the second building(s). The resulting open
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space shall be landscaped as greenspace, necessary sidewalks/trails shall be allowed within
the greenspace area.
10-35-4:SHARED COMPONENT PROPERTY REQUIREMENTS:All development
activities within the zone are permitted only on platted lots. All adjoining lots used for
commercial and/or residential purposes that have shared access to a public street, and any
single lot containing more than one commercial entity and/or residence must comply as follows:
(A)All structures and grounds must
1.Be under a single ownership OR
2.Meet the requirements of a condominium property pursuant to Title 55,
Chapter 15, Idaho State Code, or
3.Have an agreement which shall be recorded at the time of plat recording for
maintenance and maintenance costs which specifies the responsible
party/parties for any and all costs not associated to a specific building lot or
unit in the development
(B)All properties sharing parking with adjacent commercial and/or residential
development shall provide a recorded cross access agreement for all parking
facilities within the shared parking area. Said agreement shall be recorded with
the final plat or if recorded prior to the final plat a copy shall be submitted with the
final plat request for recording.
(C)Landscaping and sprinkler systems shall be incorporatedwithin individual
properties or shall comply with the ownership requirements as described within
this section or by any other ordinance within the City. All required landscaping
within an area designated for commercial and/or shared residential development
on an approved master plan shall be cohesive in nature and shall be uniform
throughout the areas within the master plan. All landscaping requirements shall
comply with all policies and codes as adopted by the City of Ammon
(D)Remodeled and converted structures and properties shall comply with all
requirements of this section.
10-35-5:STANDARD DEVELOPMENT OR ANNEXATION AGREEMENT REQUIRED:
(A)Multi-Use zoning that is approved based on a request for re-zone shall be subject to any
existing development agreement and any additional requirements that may be included
as a condition for approval of the rezone.
(B)Multi-Use zoning which is incorporated as part of an initial annexation and zoning shall
be subject to both an annexation agreement and future standard development
agreements as property is platted.
10-35-6:MULTI-USEMASTER PLANS:A master plan incorporating the entirety of a
property in a Multi-Use zone, shall be submitted to the Planning and Zoning Commission for
recommendation and action of approval or denial by the City Council.
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All master plans shall require a public hearing prior to approval. The master plan may be
submitted for approval as part of a public hearing for an annexation with the multi-use zone
requested as the designated zone, or for a re-zone request hearing. As part of a master plan
approval, those uses listed as allowed by master plan approval shall be included as part of the
master plan request documentation. The public hearing requirement for any master plan
approval shall meet the requirements of Idaho Code 67-6509 and any additional requirements
for hearings adopted by the City of Ammon. An application for a master plan shall be submitted
onthe Plan Review Application form and shall include all documentation required on the
application form prior to assignment of a hearingdate. Master plans are not required to show
the exact locations of commercial and residential areas, rather it will be required to provide
general locations of these areas within the master plan. It is the intent of the City to allow
flexibility for placement and boundaries between other uses within the property designated as
multi-use.
Amendments to a master plan shall be approved through the same requirements as an original
approval for said master plan. Any approval of an amended master plan may be subject to the
revision of the special conditions within an existing annexation/standard development
agreement.
10-35-7:QUALIFICATIONS RELATED TO USE OF THIS ZONE: The following shall be
guidelines for the approval of a property to be zoned multi-use:
(A)Prior to platting of property in a multi-use zone, a master plan approval showing the
general areas of the different types of uses within the zone shall be received by the
Planning and Zoning Commission with final approval of the City Council.
(B)If it is determined that the development will service an existing area or development
adjacent to the zone and meet the intent of the multi-use zone designation, use of
the multi-use zone may be allowed to be entirely one type of use designation
(commercial orresidential). Access to adjacent zoning uses and development shall
be a consideration in granting this type of multi-use zoning request.
(C)If it is determined that the development will not service an existing area or
development adjacent to the zone, it shall be required that the development contain
asimple majority of commercial propertybased uponacreageThose areas that
include vertical integration of commercial and residential property will require a
simple majority of commercial area based on square footage.
10-35-8:USE OF PLANNED UNIT DEVELOPMENT OVERLAY (PUD):In some
cases,the developer within the Multi-Use zone may wish to apply a PUD Overlay to a Multi-Use
zone. In those cases,the developer shall be required to follow and adhere to all requirements
of the PUD Overlay approval process as outlined within the City Code.
10-35-9:LIGHTING: Exterior lighting within the multi-use zone shall be required to meet
the following standards:
(A)Light overlap or trespass onto adjacent properties shall be taken into consideration
as part of the review of all master plans. While lighting is not required to be provided
on a master plan both the Planning and Zoning Commission and City staff may
provide input in areas where such light overlap or trespass may be a concern.
Lighting types to be considered include, but are not limited to, street lighting, parking
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lot lighting, building exterior lighting, landscape lighting, plaza, walkway and trail
lighting.
(B)Any lights used to illuminate a site shall be arranged to reflect light away from the
adjoining property.
(C)Lighting design shall promote dark sky principles which seek to minimize light
pollution and degradation of the nighttime skies by incorporating lighting practices
that minimize the amount and area of illumination. Such practices include:
1. Providing lighting fixtures with lamp wattages designed for the minimum level
required by the use.
2. Providing energy efficient light sources.
3. Minimizing light trespass and glare by aiming fixtures downward and shining
light only where it is needed and providing appropriate shielding as
necessary to ensure that little or no unwanted light falls directly onto
adjacent property.
4. Minimizing the duration of illumination of certain light sources by having
lights out as long as practical. Owners and tenants will be encouraged to
limit the times of lighting within a development whenever practical.
5. Special attention shall be given by the developer regarding mixed use
buildings that may provide both commercial and residential uses within the
same building. At site plan review time, City Staff may make
recommendations to the developer regarding possible lighting conflicts
within the site
accommodations when lighting may conflict between uses.
(D)The developer shall install streetlights at locations required by the City Engineer and
shall meet any standards or policies adopted by the City for street lighting. All street
lighting shall continue to follow the requirements set forth in this ordinance regarding
light overlap or trespass.
(E)All street and public open space lighting required as part of a multi-use development
shall be included into a lighting district prior to the final approval of any roadways or
acceptance of any park/streets within the development. Said lighting district shall
assess the cost of maintenance and power to all properties within the development
on an equalper lot basis, unless at the time of formation of a lighting district the
Board of Directors of the lighting district agrees and orders an assessment
considered to be more equitable to the property owners within said district.
10-35-10:SIGNAGE: Signagethat is within a multi-use development should be a major
consideration of the Commission and the developer at the time of a master plan application.
The following items shall be considered for any signage other than the required streets and
traffic control signage which shall be as required by the City Engineer.
(A)Poles signs above twenty (20) feet in height from grade level shall be reviewed for
placement and encouraged to be within the development on the exterior boundaries
of the multi-use development or as approved on the master plan along arterial
roadways.
(B)Poles signs within the interior of a multi-use developmentare discouraged and the
developer encouraged to plan for a standardized interior signage requirement.
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(C)Consideration on interior signage should be given where commercial and residential
buildings areadjacent to or part of the same building.
(D)All signage is encouraged to be energy efficient.
(E)All signage lighting should be designed to keep lighting overlap into adjacent
properties at a minimum, especially residential use properties.
(F)All signage requested on buildings within the multi-use zone where both a
commercial and residential use is contained shall follow the dark sky principals and
should be designed to alleviate up lighting and lighting into residential portions of the
building. The developer shall be required to provide a lighting analysis showing the
dark sky principals have been followed in the design of any on-building signs used
for commercial business location or for building identification signage.
10-35-11:SPECIAL PROVISIONS:
(A)No dust, odor, smoke, vibration or intermittent light, glare, or noise shall be emitted
which is discernible beyond the premises, except for normal residential activities and
movement of automobile traffic.
(B)Landscaping shall be as set forth in section 10-5-24.
(C)All merchandise, equipment, and other materials, except vehicles in running order and
seasonal merchandise such as nursery stock, fruits and vegetables within a
commercial area, within a commercial/residential area or any multi-use residential
area with more than four (4) attached living units, shall be stored within a fenced site
which shall be a sight obscuring enclosure constructed of block fencing or similar as
approved by the City Engineer.
(D)All commercial sanitation dumpsters shall be required to be stored within a fenced site
which shall be a sight obscuring enclosure constructed of block fencing or similar as
approved by the City Engineer.
(E)Off street parking shall be provided, as required in this ordinance, and shall be hard
surfaced.
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10-37-1 (A) COMMERCIAL DISTRICT USES
USERERPRP-AR-1R-1AR-2R-2AR-3R-3ARMHMulti UseLC/PBPBC-1HC-1CC-1GC-1M-1I &M-1
I & M-2
Dwelling, Single FamilyPPPPPPPPPPP
Dwelling, Multi FamilyPPPP
Group HomesPPPPPPPPPPP
Residential Care FacilityPPPPM
Short-term rentalsPPPPPPPPPPP
Adult BusinessesP
P
Agriculture, CommercialPPPPPPP
Agriculture, UrbanPPPPPPPPPPPPPPPPPPPP
Assembly/Light Manufacturing FacilityPPPPPPP
Childcare FacilityP1P1P1P1P1P2P2P2P2P2PPPPPPPPPP
Communications FacilityP3P3P3P3P3P3P3P3P3P3PPPPPPPPPP
Drive-through FacilityPPPPPPPPPP
Equestrian FacilityPPPPPPP
Financial InstitutionsPPPPPPPPPP
Food ServicePPPPPPPPPP
Golf Course MPPPPPPPP
Health and Fitness FacilityMPPP6P6P6P6P6P6
Home Occupation PPPPPPPPPPP
Hotel/MotelMPPPPPPP
Kennel, Commercial BoardingMCCCPPPPPP
ManufacturingPPP
Motor Vehicle SalesPPPPPP
Motor Vehicle ServiceCPP9P9P9P9
Office, BusinessPPPPPPPPPP
Outdoor EntertainmentMPPPPPPP
Parking Facility, Off-SiteMPPPPPPPPP
Professional ServicesMPPPP8P8P8P8P8P8
Private EV Charging StationPPPPPPPPPPPPPPPPPPPP
Public EV Charging StationPPPPPPPPPP
Recreational FacilityMPPPPPP
Repair ShopsPPP10P10P10P10
Restaurants less than 30 seats, no beer/wine/alcohol service permittedPPPPPPPPP
Restaurants - max of 5000 sq ft, Beer/Wine allowed by use, Liquor allowed
PPPPPPP
pursuant to HC-1 Requirements
Restaurants - over 5000 sq ft, Beer/Wine/Alcohol allowed by use pursuant to HC-
MPPPPPP
1 Requirements
Retail store - Small scale (max of 5000 sq feet) PPPPPPPPP
Retail store - Large scale (over 5000 sq feet)MPPPPPPP
Self-Service Storage FacilityPPP
Service IndustryPPPPPPPPPP
Service StationPP4P5P5P5P5P5P5
Studio CommercialPPPPPPPPPP
Transportation FacilityMPPPPPP
Television and Radio Broadcasting StationMPPPPPPP
Wholesale PPPP
Assembly, Place ofCCCCCCCCCCPPPPPPPPPP
CemeteryPPPPPPPPPPMCPPPPPPPP
Cultural FacilityMPPPPPPPPP
GovernmentPPPPPPPPPPPPPPPPPPPP
HospitalCCCCCCCCCCMCCPPPPPPP
Medical Care FacilityPPPPP7P7P7P7P7P7
Parking Facility, Off-SiteMPPPPP
Performing Arts ProductionMPPPPPPP
Public UseCCCCCCCCCCMCPPPPPPP
Semi-Public UsePPPPPPP
PERMITTED IN DESIGNATED ZONE t
NOT PERMITTED IN DESIGNATED ZONE
PERMITTED WHEN APPROVED ON MASTER PLAN IN MIXED USE ZONE
(ORIGINAL OR AMENDED)
a
CONDITIONAL USE PERMIT
/
Notes to Commercial and Residential Chart
P1 Family Child Care Facility (5 or fewer children)
P2 Group Child Care Facility (6 to 12 children)
P3 Allowed for Amateur Radio Operators
P4 Service Station - no more than twelve (12) vehicles simultaneously
P5 Super Service Station - thirteen (13) or more vehicles simultaneously
P6 Health & Fitness Facility over 5,000 square feet
P7 Medical Care Facility over 5,000 square feet
P8 Professional Services over 5,000 square feet
P9 Major Motor Vehicle Repairs - emit odors, noise
P10 Major Repair Shops - emit odors, noise4/21/2022
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Ammon City Council Meeting
April 18, 2024
Mayor Coletti and City Council Members:
Hidden Valley Division 4 Final Plat
Staff Presenting:
Cindy Donovan Planning Director
Recommendations
Staff recommends approval of the final plat based on the following staff report
Compliance
-This plat is in compliance with City Ordinance 10-13 RP-A Residence Zone, 10-37-2A Residential
District Uses, 10-29-8 Final Plat Requirements, the Comprehensive Plan, and the Comprehensive
Plan Land Use Map
Summary of Analysis
1.Annexation of this property into the Eastern Idaho Sewer District (EIRSD) was approved on
March 26, 2024 by the EIRSD board.
2.This plat is following the previous final plat ordinance since the preliminary plat was approved
prior to the passage of the current ordinance.
3.This is the final division of the Hidden Valley Subdivision
4.Development agreement special conditions:
SC-1, SC-2, and SC-3 address installation of fiber, this will be a fiber ready development.
SC-4 addresses traffic improvements based upon a traffic study, all invoices for
proportionate share have been paid, and participation in a right turn lane going
northbound on 35th East from 65th South will be required with this division.
SC-5 each lot pays $789.61 per lot for the incurred costs of the well, storage tank, and
property
SC-6 Development will use pressurized irrigation
SC-7 Street markings and signs to match city standards
Parcel Characteristics
-General Location: north of 65th South (York Road), east of 35th East (Ammon Road), south of
Hazelwood Way, west of 45th East (Crowley Road)
-Acres: 14.283 acres
-Zoning: RP-A
-Density: 2.10 units per acre
-Average Lot Size: 14,817 SF
-Lots: 30 Residential, 2 open space lots
Planning and Zoning Commission:
-The Commission reviewed the Final Plat on April 3, 2024
-The Commission recommended approval of the Final Plat unanimously
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
AmmonCityCouncil04.18.2024Page198of219
-Approval of Hidden Valley Division 4 Final Plat
-Presented by Eagle Rock Engineering and Rockwell Homes
Motion
Approve
I move to approve the Hidden Valley Division 4 Final Plat finding it is in compliance with the
Comprehensive Plan and City Ordinance.
Deny
I move to deny the Hidden Valley Division 4 Final Plat finding it is not in compliance with the
Comprehensive Plan or City Ordinance based upon (state reason for denial)
Continue
I move to continue the Hidden Valley Division 4 Final Plat until additional information can be
obtained (state information needed)
Attachments:
1.Vicinity Map
2.Hidden Valley Division 4 Final Plat
3.Woodland Hills Preliminary Plat
4.Hidden Valley Subdivision Development Agreement
5.10-29-8 Final Plat Requirements
6.10-13 RP-A Residence Zone
7.10-37-2(A) Residential District Uses
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 2
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VICINITY MAP
WOODLAND HILLS
PRELIMINARY PLAT
PLPL
60'
PART OF THE SE 1/4 OF SECTION 2 TOWNSHIP 1 NORTH, RANGE 38
5'6'24'24'6'5'
LANDSCAPE
SIDEWALKLANDSCAPESIDEWALK
STRIP
STRIP
EAST, B.M., CITY OF AMMON, BONNEVILLE COUNTY, IDAHO
21.5'21.5'
PROJECT
30"
LOCATION
10"8"
12"
MAIL
3" MIN. TOP SOIL
OPEN SPACE
2.5'
CHIP & FOG SEAL COAT
SEE DETAIL 2 LEGEND
TYP.
SLOPE = 2%
P.O.B.POINT OF BEGINNING
BOUNDARY LINE
11"
12" TYP
7"
LOT LINE
6" 3/4" BASE
2" ASPHALT PLANTMIX PAVEMENT
15' P.U.E. OR AS NOTED
60' RIGHT OF WAY SECTION
3" - 3/4" AGGREGATE BASE
SECTION LINE
9" PIT RUN19"
NTS
EXISTING CANAL BANK
2 1/4"
PHASE LINE
SECTION CORNER
TYPICAL ROLLED CURB & GUTTER SECTION
1
W 1/4 CORNER OF SECTION 2
CONTOURS
T.1N., R.38E., B.M.
CEN CORNER OF SECTION 2
INSTRUMENT NO.
T.1N., R.38E., B.M.
PROPOSED/EXISTING FIRE HYDRANT
INSTRUMENT NO. 1485650
1544.47'
PROPOSED/EXISTING VALVE
SECTION LINE BASIS OF BEARING
CITY OF IDAHO FALLS 2004
PROPOSED/EXISTING MANHOLE
PROPOSED/EXISTING STORM DRAIN INLET
PROPOSED/EXISTING POWER POLE
P.O.B.
PROPOSED/EXISTING STREET LIGHT
PROPOSED/EXISTING CURB AND GUTTER
WATER MAIN
SANITARY SEWER MAIN
EXISTING CANAL
BEGINNING AT A POINT THAT IS 1544.47 FEET AND 360.00 FEET FROM THE WEST
QUARTER CORNER OF SECTION 2, TOWNSHIP 1 NORTH, RANGE 38 EAST, BOISE-MERIDIAN, BONNEVILLE
COUNTY, IDAHO; POINT ALSO BEING THE SOUTHWEST BOUNDARY CORNER OF SUBDIVISION WOODLAND
HILLS DIVISION NO. 8; AND RUNNING THENCE ALONG SAID SOUTH BOUNDARY LINE 1295.03
FEET; THENCE 102.40 FEET; THENCE 220.93 FEET; THENCE 30.20
FEET; THENCE 123.92 FEET; THENCE 56.18 FEET; THENCE 123.76
FEET; THENCE 160.82 FEET; THENCE 106.00 FEET; THENCE 41.70
FEET; THENCE 94.29 FEET; THENCE 52.14 FEET; THENCE 88.50 FEET;
THENCE 100.73 FEET; 97.38 FEET; THENCE 72.57 FEET;
THENCE 186.61 FEET TO A POINT ON THE HILLSIDE CANAL; THENCE ALONG SAID CANAL THE
FOLLOWING NINE (9) COURSES; (1) 155.43 FEET; (2) 85.42 FEET; (3)
50.42 FEET; (4) 209.52 FEET; (5) 170.44 FEET; (6)
15.54 FEET; (7) 30.47 FEET; (8) 83.91 FEET; (9) 21.09 FEET;
THENCE 522.46 FEET; THENCE 704.64 FEET; THENCE 482.71 FEET;
ROCKWELL HOLMES
TOTAL ACRES = 88.816 ACRES
GAS - INTERMOUNTAIN GAS
THENCE 596.11 FEET; THENCE 1130.08 FEET TO A POINT ON THE CENTERLINE OF
189 RESIDENTIAL LOTS
THE HIGHLANE CANAL; THENCE ALONG SAID CANAL CENTERLINE THE FOLLOWING FIVE (5) COURSES; (1)
POWER - ROCKY MOUNTAIN POWER
93.30 FEET; (2) 354.99 FEET; (3) 88.61 FEET; (4)
MINIMUM LOT WIDTH FOR ZONE RPA = 90'
SEWER - CITY OF AMMON 38.76 FEET; (5) 161.78 FEET; THENCE 490.08 FEET; THENCE
303.53 FEET; THENCE 24.91 FEET; THENCE 181.94 FEET; THENCE
DENSITY = .45 UNITS PER ACRE
WATER - CITY OF AMMON WATER SYSTEM
STORM-TECH CHAMBERS WILL BE
163.92 FEET; THENCE 141.66 FEET; THENCE 42.54 FEET TO A POINT ON THE
INSTALLED IN THE ENTIRE SUBDIVISION.CENTERLINE OF THE HIGHLANE CANAL; THENCE ALONG SAID CANAL CENTERLINE THE FOLLOWING SEVEN (7)
AVERAGE LOT SIZE = 19,638.67 SF
DESIGN WILL BE PROVIDED WITH FINAL COURSES; (1) 139.62 FEET; (2) 72.73 FEET; (3) 190.69 FEET; (4)
EXISTING ZONE = RPA/R1A
IMPROVEMENT DRAWINGS. 103.98 FEET; (5) 93.22 FEET; (6) 116.49 FEET; (7)
67.66 FEET; THENCE 680.14 FEET; THENCE 50.57 FEET TO THE POINT OF
BEGINNING, CONTAINING 88.816 ACRES.
BY GRAPHIC PLOTTING ONLY, THIS PROPERTY IS IN ZONE 'X' OF THE FLOOD INSURANCE RATE MAP,
COMMUNITY PANEL NO. 1600270235D, WHICH BEARS AN EFFECTIVE DATE OF 04/02/2002. PARTS
OF THIS PROPERTY ARE OUTSIDE THE 500-YEAR FLOOD PLAIN, AND THE REMAINING PORTIONS ARE
IN AREAS OF 500-YEAR FLOOR, AREAS OF 100-YEAR FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1
FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE , OR AREAS PROTECTED BY LEVEES
FROM 100-YEAR FLOOD.
SHEET 1 OF 4
N
WE
S
SURVEYED BY:ADAM SNARR
OFFICES AT:
DRAWN BY:ANGIE VALDEZ
APPROVED BY:KURT ROLAND
310 N 2nd East, Suite 153
PROJECT NO.18025
Rexburg, Idaho 83440
SCALE:1"=200'
DATE:JULY 2, 2018
1331 Fremont Ave.
REVISION:
Idaho Falls, Idaho 83402
CAD NAME:WOODLAND HILLS PRE-PLAT
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CHAPTER 13
RP-A RESIDENCE ZONE
SECTION:
10-13-1:General Objectives and Characteristics of Zone
10-13-1:GENERAL OBJECTIVES AND CHARACTERISTICS OF ZONE: The objectives in
establishing the RP-A Residence Zone is to provide a residential environment within the City
which is characterized by smaller lots and somewhat denser residential environment than is
characteristic of the RP Residence Zone. Nevertheless, this zone is characterized by spacious
yards and other residential amenities adequate to maintain desirable single-family residential
conditions. The principal uses permitted in this zone shall be single-family dwellingunitsand
certain other public facilities needed to promote and maintain stable residential neighborhoods.
No single lot, regardless of the status of platting in the RP-A Residence Zone shall contain more
than one dwelling unit, except as specifically allowed by this Title. This zone does not allow
density that will exceed 2.5 living units per acre.
In order to accomplish the objectives and purposes of this ordinance and to promote the essential
characteristics of this zone, the following regulations shall apply in the RP-A Residence zone (see
also §10-5 Supplementary Regulations to Zones, §10-7 Special Provisions Applying to
Miscellaneous Uses, §10-29 Subdivision Regulations,and §10-37 District Use Matrix).
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10-37-2 (A) RESIDENTIAL DISTRICT USES
RE1.0043,560125'70%50'20'25'1,5002,60035'30'PP1.00
RP2.50 12,000 100'70%30'10'25'1,4002,40035'30'PP1.00 P6, P7
RP-A2.50 10,000 90'70%30'10'25'1,2002,00035'30'PP1.00
R-14.00 5,000 50'70%30'8'25'1,0001,50035'30'PP1.00 P6, P7
R-1 prior to
6-27-13
4.00 8,000 80'70%30'8'25'1,0001,50035'30'PP1.00 P6, P7
R1-A4.00 5,000 sq ft/unit 100'70%30'P1, 8'25'1,0001,50035'30'PP2.00 P6, P7
14' total with a
minimum of 4'
on one side
RS6.00 4,000 50'50%25'20'800 1,20035'20'P1.00
R-28.00 P2 100'65%30'P1, 8'25'900 1,30035'30'P4.0010'P6, P7
R2-A12.00 P3 100'65%30'P1, 8'25'1,100 40'30'Pup to 8.0010'Fence P6, P7 P
R-316.00 P4 100'65%30'P1, 8'25'1,000 40'30'Pup to 16.0010'Fence P6, P7 P
R3-A20.00 P5 100'65%30'P1, 8'25'1,000 40'30'Pup to 20.0010'Fence P6, P7 P
RMH4.00 8,000 sq ft 50'70%30'P1, 8'25'1,000 35'30'P1.00
MU20'
Not Permitted
PPermitted
P1There shall be no side yard requirement for the property line between zero lot line single family attached dwellings where the dwelling units are attached by party wall/common
walls with the following requirements: a) At the point at the rear of any party wall/common wall where an attached dwelling becomes detached along the zero lot line, the side
yard requirement shall be no less than four (4) feet from the foundation of the detachment to the property line. b) For detached portions that are at the front of an attached
dwelling, there shall be no less than four (4) feet from the foundation of the detachment to the property line and there shall be no more than four (4) feet running front to back of
the dwelling that shall be detached from the dwelling sharing the party wall/common wall. c) There shall be an attached party wall/common wall of no less than twelve (12) feet
between any attached dwellings permitted within this chapter or any subsequent chapter allowing single family attached dwellings.
For each building containing one dwelling unit the minimum lot area is 8,000 square feet. For each building containing two dwelling units the minimum lot area is 10,000 square
P2
feet. For each building containing three or four dwelling units the minimum lot area is 18,000 square feet.
For each building containing one dwelling unit the minimum lot area is 8,000 square feet. For each building containing two dwelling units the minimum lot area is 10,000 square
P3
feet. For each building containing three to eight dwelling units the minimum lot area is 5,000 sq. ft. plus 3,000 sq. ft. for each dwelling unit.
P4For each building containing one dwelling unit the minimum lot area is 8,000 square feet. For each building containing two dwelling units the minimum lot area is 10,000 square
feet. For buildings containing three (3) or more dwelling units, an area of not less than twelve thousand seven hundred fifty (12,750) square feet, plus an additional two thousand
seven hundred fifty (2,750) square feet per dwelling unit for each dwelling unit above three (3) shall be required.
For each building containing one dwelling unit the minimum lot area is 8,000 square feet. For each building containing two dwelling units the minimum lot area is 10,000 square
P5
feet. For each building containing three or more dwelling units the minimum lot area is 12,200 sq. ft. plus 2,200 sq. ft. for each dwelling unit.
P6Family Child Care Facility - five (5) or fewer children
P7Group Child Care Facility - six (6) to twelve (12) children 8192021
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