11.07.2024 City Council Packet
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Ammon City Council Meeting
November 7, 2024
Mayor Coletti and City Councilmembers:
Blackridge Rezone and Master Plan
Staff Presenting:
Cindy Donovan Planning Director
Recommendation:
- Staff recommends denial of the rezone and master plan based on inadequate greenspace and
high intensity use compared to surrounding land uses.
Compliance:
- This application is not in compliance with the Comprehensive Plan and City Ordinance.
10-35-1: 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.
10-35-3: 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 space shall be landscaped as greenspace, necessary sidewalks/trails shall
be allowed within the greenspace area.
10-18-4: Lot coverage, including all areas under roofs and paved or concrete surfaces,
shall not exceed seventy percent (70%) of the total lot and parking area All
landscaping outside of that immediately between any main building and any public
street shall be located, designed, and developed for the benefit and enjoyment of the
residents of the dwelling(s), including appropriate play areas for children.
2018 City of Ammon Comprehensive Plan Figure 3 In new developments, density
declines as development moves further away from arterial and collector streets, with
higher densities transitioning to lower densities.
Criteria for Decision:
- Title 10 Chapter 35 Multi-Use Zone
- 10-4-1: ORDINANCE AND MAP MAY BE AMENDED: This zoning ordinance, including the map,
may be amended, supplemented, changed or modified from time to time, consistent with Idaho
Code Title 67, Chapter 65.
Summary of Analysis:
1. The property is currently zoned C-1
2. The Future Land Use Map shows the property as Light Commercial
3. MU is an applicable zone in the Light Commercial land use designation
4. Proposed Master Plan:
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon City Council 11.07.2024Page 7 of 39
51% commercial and 49% residential
137,000 sq ft of commercial use
130,000 sq ft of multi-family apartment units requesting 152 units (13.05 units/acre)
All buildings are requested to be three story buildings
14 three story buildings 4 with three floors as commercial and 10 with main floor
commercial and two floors of residential
686 proposed parking spaces
5. -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--35-1)
6. Allowed uses in the Multi-Use Zone are shown in the table located in 10-35-2
7. Single family and multi-family residential are allowed uses in MU. The setbacks for residential
structures are based on a related residential zone in City Code (10-35-3)
8. The master plan may be submitted for approval as part of a public hearing for a multi-use
rezone request. 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. (10-35-6)
9. Surrounding property is Bonneville County Agricultural Zone to the north, Bonneville County
Agricultural Zone to the east, zoned RP and PSC to the south, R3-A and C-1 to the west
10. The MU zone allows for a wider variety of commercial uses
11. The master plan does not provide areas for usable greenspace except for in the required setback
from public streets
12. The closest parks to the development are McCowin Park and Eagle Point Park
13. The proposed project is a higher intensity use than land uses at the intersection of 17th Street
and Ammon Road
Parcel Characteristics:
- General Location: north of Brookfield Lane, east of Ammon Road, south of 17th Street, west of
Ross Avenue
- Acres: 11.649 acres
- Current Zoning: C-1
- Proposed Zoning: MU
- Proposed Residential Density: 13.05 units per acre
- Proposed Residential Units: 152 apartment units
- Approval of the rezone request from C-1 to MU and the Master Plan
- Presented by Connect Engineering and Tyler Winegar
Planning and Zoning Commission:
- Public Hearing 2024-010 was held before the Commission on October 2, 2024
- Public Testimony: 1 resident testified as supporting, 2 residents testified as neutral, and 7
residents testified as opposing
- Commission recommended denial of the rezone and the Master Plan
- Reasoned Statement:
Rezone denial based on non-compliance with the Comprehensive Plan
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 2
Ammon City Council 11.07.2024Page 8 of 39
- Not harmonious with surrounding property
- Lack of greenspace
- Public testimony in opposition
Master Plan denial based on non-compliance with the Comprehensive Plan
- Inadequate greenspace
- Public testimony in opposition
- Not harmonious with surrounding area
- Building height
Planning and Zoning Commission Notice of Hearing:
- Notice was published in the Post Register on September 13, 2024
- Notice was mailed to 57 property owners and 20 public entities on September 13, 2024
- Property was posted on Thursday, September 19, 2024
- Public comment: No written testimony was received
Financial Impacts:
- Commercial use is included with each building so there is not a loss of commercial property
- Residential unit contribution to parks - $1,086.00/attached dwelling unit (current fee resolution)
- Residential unit contribution to law enforcement - $370.00/attached dwelling unit (current fee
resolution)
- Commercial contribution to law enforcement based on use
Rezone Motion:
Approve
I move to approve the Blackridge Rezone of approximately 11.649 acres to MU, finding it is in
compliance with the Comprehensive Plan and City Ordinance based upon/with conditions (if
applicable).
Deny
I move to deny the Blackridge Rezone finding it is not in compliance with the Comprehensive
Plan and City Ordinance based upon (state the reasons for recommending denial).
Continue
I move to continue Blackridge Rezone until additional information can be obtained (list specific
information required).
Master Plan Motion:
Approve
I move to approve the Blackridge Master Plan, finding it is in compliance with the
Comprehensive Plan and City Ordinance subject to technical review based upon/with conditions
(if applicable).
Deny
I move to deny the Blackridge Master Plan finding it is not in compliance with the
Comprehensive Plan and City Ordinance subject to technical review based upon (state the
reasons for recommending denial).
Continue
I move to continue Blackridge Master Plan until additional information can be obtained (list
specific information required).
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 3
Ammon City Council 11.07.2024Page 9 of 39
Attachments:
1. Vicinity Map
2. Blackridge Master Plan
3. Public Hearing #2024-010 Reasoned Statement
4. Planning and Zoning Commission DRAFT minutes
5. Title 10 Chapter 20 C-1 Limited Business Zone
6. Title 10 Chapter 35 Multi-Use Zone
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 4
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PUBLIC HEARINGS:
CALL TO ORDER: Chairman Eslinger called the meeting to order at 7:00 p.m. Winters-Glenn led the Pledge of
Allegiance.
PUBLIC HEARINGS: Eslinger read a prepared statement explaining the public hearing process. Eslinger opened the public
hearing.
Recommendation:
Staff recommends denial of the rezone and master plan based on inadequate greenspace and high
intensity use compared to surrounding land uses.
Compliance:
Ammon City Council 11.07.2024Page 14 of 39
This application is not in compliance with the Comprehensive Plan and City Ordinance.
10-35-1: 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.
10-35-3: 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 space shall be landscaped as greenspace, necessary sidewalks/trails shall be allowed
within the greenspace area.
10-18-4: Lot coverage, including all areas under roofs and paved or concrete surfaces, shall
outside of that immediately between any main building and any public street shall be
located, designed, and developed for the benefit and enjoyment of the residents of the
dwelling(s), including appropriate play areas for children.
2018 City of Ammon Comprehensive Plan Figure 3 In new developments, density
declines as development moves further away from arterial and collector streets, with
higher densities transitioning to lower densities.
Criteria for Decision:
Title 10 Chapter 35 Multi-Use Zone
10-4-1: ORDINANCE AND MAP MAY BE AMENDED: This zoning ordinance, including the map, may
be amended, supplemented, changed or modified from time to time, consistent with Idaho Code
Title 67, Chapter 65.
Summary of Analysis:
1. The property is currently zoned C-1
2. The Future Land Use Map shows the property as Light Commercial
3. MU is an applicable zone in the Light Commercial land use designation
4. Proposed Master Plan:
51% commercial and 49% residential
137,000 sq ft of commercial use
130,000 sq ft of multi-family apartment units requesting 152 units (13.05 units/acre)
All buildings are requested to be three story buildings
14 three story buildings 4 with three floors as commercial and 10 with main floor
commercial and two floors of residential
686 proposed parking spaces
5. -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-35-1)
6. Allowed uses in the Multi-Use Zone are shown in the table located in 10-35-2
7. Single family and multi-family residential are allowed uses in MU. The setbacks for residential
structures are based on a related residential zone in City Code (10-35-3)
8. The master plan may be submitted for approval as part of a public hearing for a multi-use rezone
request. 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.
(10-35-6)
9. Surrounding property is Bonneville County Agricultural Zone to the north, Bonneville County
Agricultural Zone to the east, zoned RP and PSC to the south, R3-A and C-1 to the west
10. The MU zone allows for a wider variety of commercial uses
11. The master plan does not provide areas for usable greenspace except for in the required setback
from public streets
Ammon City Council 11.07.2024Page 15 of 39
12. The closest parks to the development are McCowin Park and Eagle Point Park
13. The proposed project is a higher intensity use than land uses at the intersection of 17th Street and
Ammon Road
Parcel Characteristics:
General Location: north of Brookfield Lane, east of Ammon Road, south of 17th Street, west of Ross
Avenue
Acres: 11.649 acres
Current Zoning: C-1
Proposed Zoning: MU
Proposed Residential Density: 13.05 units per acre
Proposed Residential Units: 152 apartment units
Approval of the rezone request from C-1 to MU and the Master Plan
Presented by Connect Engineering and Tyler Winegar
Notice of Hearing:
Notice was published in the Post Register on September 13, 2024
Notice was mailed to 57 property owners and 20 public entities on September 13, 2024
Property was posted on Thursday, September 19, 2024
Public comment: No written testimony was received
Financial Impacts:
Commercial use is included with each building so there is not a loss of commercial property
Residential unit contribution to parks - $1,086.00/attached dwelling unit (current fee resolution)
Residential unit contribution to law enforcement - $370.00/attached dwelling unit (current fee
resolution)
Commercial contribution to law enforcement based on use
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CALL FOR ADJOURNMENT: The meeting adjourned at 9:09 p.m.
_______________________________
Bond Eslinger, Chairman
________________________________
Kristina Buchan, City Clerk
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CHAPTER 35
MULTI-USE ZONE
10-35-1: GENERAL OBJECTIVES AND CHARACTERISTICS: The purpose of the
Multi-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-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 10-35-6 only the uses designated as
permitted uses or those shown as permitted with master plan approval on the zoning use
table located below shall be 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 1032 Communications 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 dance halls (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 venue M
Athletic Clubs (maximum of 5000 square feet) A
Athletic Clubs (over 5000 square feet) M
Automotive - Fuel/Charging (service) stations (excluding super service A
stations) (maximum of 5000 square feet)
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Ammon City Council 11.07.2024Page 20 of 39
USE
Automotive - Service stations-Super M
Automotive body shop NA
Automotive gas station/service and/or repair shop NA
Automotive repair NA
Automotive storage NA
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 sales NA
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 facility M
Billboards (by conditional use permit) (refer to Chapter 34 for regulations) NA
Boarding or lodging house or dormitory M
Boat sales and repair (By Conditional Use Permit) NA
Building material, garden equipment and supplies NA
Building materials including storage yards NA
Building supply stores, except material sales yards and accessory storage NA
buildings
Buildings accessory to and incidental to uses permitted in the zone NA
Bus Depots NA
Businesses and establishments with vehicular drive-in and drive-through A
pickup facilities
Cabinet shop NA
Canvas products sales and fabrication (on site, retail only) NA
Car lots-New NA
Car lots-Used NA
Catering service A
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 manufacturing NA
Cemetery M
Childcare Center 13+ (within commercial area) A
Childcare Family 1-5 A
Childcare Group 6-12 A
Christmas tree sales (maximum of 5000 square feet) A
Church M
Circuses and carnivals (By event permit) A
Civic, social or fraternal organizations M
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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Ammon City Council 11.07.2024Page 21 of 39
USE
Commercial garages, but not including the storage of wrecked or dismantled NA
automobiles
Commercial HVAC service establishments NA
Community Garden M
Computer sales, service, and maintenance (maximum of 5000 square feet) A
Computer sales, service, and maintenance (over 5000 square feet) M
Construction sand and gravel mining NA
Contractor's yard and/or shop NA
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 farm NA
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 manufacturing NA
Drive-in theater NA
Drugstore and Pharmacies (maximum of 5000 square feet) A
Drugstore and Pharmacies (over 5000 square feet) M
Dry Cleaner & Laundry Plants A
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 profit M
Engraving, print shops (excluding those print presses that are half size or NA
larger)
Equipment rental and sales yard NA
Explosive manufacture and storage NA
Farm NA
Farmers' markets (outdoor) (By event permit) A
Fat rendering NA
Feedlot and stockyard NA
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 shops NA
Garages (commercial, but not including the storage of more than ten (10) NA
wrecked or dismantled automobiles)
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Ammon City Council 11.07.2024Page 22 of 39
USE
Garbage dumps or dead animal reduction NA
Glass cutting and installation NA
Glue manufacturing NA
Golf course and related services M
Government building, offices A
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
Heliports NA
Home occupation A
Horticulture (general) Horticulture is the branch of agriculture that deals with M
the art, science, technology, and business of vegetable garden plant growing
Hospital M
Hotel and motel M
Hotels and hospitals for human care NA
Industry Limited NA
Kennel (Commercial) M
Laboratories M
Laundries (commercial) NA
Laundromat (maximum of 5000 square feet) A
Laundromat (over 5000 square feet) M
Library M
Livestock auctions and activities related to the handling, transporting and NA
selling of livestock
Machinery sales establishments NA
Manufacturing, processing and fabricating establishments except those in NA
which explosives or other dangerous materials are used
Microbrewery M
Milk distribution stations, creameries, bottling works and similar businesses NA
Milling or smelting of ores NA
Mobile office M
Mortuaries and funeral parlors M
Museum M
Music studios and other music related businesses M
Night Clubs NA
Non-flashing signs advertising the services performed within the structure as A
permitted by Title 10, Chapter 34
Nonprofit Rehabilitation center NA
Nursery, plant materials M
Nursing or residential care facility M
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 public garages for pay M
Parking lots and structures NA
Parking lots Off-street in conjunction with permitted uses A
Parks, public and private A
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Ammon City Council 11.07.2024Page 23 of 39
USES
Pawn shops NA
Petroleum refining and refining of crank case oil NA
Petting Zoo Area - (pursuant to Title 5, Chapter 3) M
Plumbing and carpenter shops and similar NA
Portable classroom M
Private EV Charging Station A
Public EV Charging Station A
Public garages and public parking lots for pay NA
Public or quasi-public use facilities A
Public service facilities A
Public, infrastructure A
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 development M
Research laboratories, excluding activities hazardous to explosion or fire NA
Residential - Dwelling, Accessory Unit A
Residential - Dwelling, multi-family, two-family duplex A
Residential - Dwelling, single-family attached (up to 8 units) A
Residential - Dwelling, single-family detached A
Residential - Manufactured home park M
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-1 M
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/stables NA
Roadside stand (temporary structure) A
Rubber manufacture NA
School, public or private M
Semi-public swimming pools, including water parks M
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 center M
Shopping mall NA
Sidewalk Sales (within commercial area) A
Page 5 of 10 MULTI-USE ZONE REVISED 05-18-2023
Ammon City Council 11.07.2024Page 24 of 39
USES
Sign shop, including painting NA
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 animals NA
Storage (enclosed building) M
Storage (solid obscure fenced area) M
Storage Units NA
Street fair (Closures of Street by permit only) A
Subdivision sales office A
Taxi stands and Bus Stops A
Theater Indoor M
Tire shop, including recapping NA
Trade fair (within Flex space) (Require Event Permit) A
Truck stop NA
Turf and/or tree farm NA
Upholstery shop M
Upholstery stores and repair shops NA
Vehicle repair, minor NA
Vertically integrated Commercial and/or Residential project (Including a M
combination of commercial and residential)
Veterinary Hospitals - Large or small animal (Over 5000 square feet) NA
Veterinary Hospitals - Small animal (maximum of 5000 square feet) A
Vineyard NA
Welding, tool shop NA
Wholesale distributing houses and warehouses NA
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 shop NA
KEY
ALLOWED IN DESIGNATED ZONE A
NOT ALLOWED IN DESIGNATED ZONE NA
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
Page 6 of 10 MULTI-USE ZONE REVISED 05-18-2023
Ammon City Council 11.07.2024Page 25 of 39
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 incorporated within 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-USE MASTER 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
on the Plan Review Application form and shall include all documentation required on the
application form prior to assignment of a hearing date. 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 or residential). 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
a simple majority of commercial property based upon acreage Those 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 equal per 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: Signage that 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 development are discouraged and the
developer encouraged to plan for a standardized interior signage requirement.
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Ammon City Council 11.07.2024Page 28 of 39
(C) Consideration on interior signage should be given where commercial and residential
buildings are adjacent 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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PROCEDURES
PROCEDURE TO ADOPT AN ORDINANCE
Ordinance No. 724 introduced and read by title.
AN ORDINANCE CHANGING THE NAME OF THE STREET CURRENTLY NAMED
DERRALD AVENUE LOCATED WITHIN RICKS FARM SUBDIVISION NO. 1 TO KNIGHT
WAY; PROVIDING FOR AN EFFECTIVE DATE FOR THIS ORDINANCE.
Councilperson moves:
Councilperson seconds:
Roll call vote on motion.
Ordinance again read by title.
AN ORDINANCE CHANGING THE NAME OF THE STREET CURRENTLY NAMED
DERRALD AVENUE LOCATED WITHIN RICKS FARM SUBDIVISION NO. 1 TO KNIGHT
WAY; PROVIDING FOR AN EFFECTIVE DATE FOR THIS ORDINANCE.
Councilperson moves:
724 and summary as an ordinance of the City of Ammon on
Councilperson seconds:
Roll call vote.
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PROCEDURES
PROCEDURE TO ADOPT AN ORDINANCE
Ordinance No.725introduced and read by title.
AN ORDINANCE AMENDING TITLE 9, CHAPTER 11 OF THEAMMON CITY CODE
GOVERNING THE TRAFFICCOMMISSION, AMENDING THE PURPOSES OF SAID
COMMISSION, AMENDING THE COMPOSITION OFCOMMISSION, PROVIDING FOR
SEVERABILITY, ANDPROVIDING FOR AN EFFECTIVE DATE.
Councilperson moves:
Councilperson seconds:
Roll call vote on motion.
Ordinance again read by title.
AN ORDINANCE AMENDING TITLE 9, CHAPTER 11 OF THEAMMON CITY CODE
GOVERNING THE TRAFFICCOMMISSION, AMENDING THE PURPOSES OF SAID
COMMISSION, AMENDING THE COMPOSITION OFCOMMISSION, PROVIDING FOR
SEVERABILITY, ANDPROVIDING FOR AN EFFECTIVE DATE.
Councilperson moves:
725and summary as an ordinance of the City of Ammon on
Councilperson seconds:
Roll call vote.
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