03.06.2025 City Council Packet
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Ammon City Council Meeting
March 6, 2025
Mayor Coletti and City Council Members:
Hampton Hills Rezone Request Findings of Fact and Conclusions of Law
Ordinance #728
Staff Presenting:
Cindy Donovan Planning Director
Summary of Analysis:
1. On February 20, 2025 the City Council voted to approve the Hampton Hills Rezone Request from
R1-A to R-1.
2. On February 5, 2025 the Planning and Zoning Commission held Public Hearing #2025-002 and
recommended approval of the zone change unanimously.
3. The Future Land Use Map shows the property as Low Density Residential
4. R-1 is an applicable zone in the low-density residential land use designation
5. The R-1 Zone allows a maximum density of 4.0 units per acre and no attached units
6. The rezone will make the entire parcel zoned R-1
7. The rezone will not change the allowed density. The primary change would be that all residential
units would have to be detached.
8. The rezone to R-1 prevents split-zoned lots when the subdivision is platted at a later date.
9. The property was annexed on March 20, 2003 as R1-A with City Ordinance #322
10. Surrounding property is zoned R-1 to the north, agricultural property in Bonneville County to the
east, Parks, Schools, and Churches (PSC) to the south, and residential properties in Bonneville
County to the west
Parcel Characteristics:
- General Location: north of East 49th South (Township Road), east of Ammon Road, south of
Sunnyside Road, west of South 45th East (Crowley Road)
- Acres: 20.138 acres
- Current Zoning: R1-A
- Proposed Zoning: R-1
Planning and Zoning Commission
- Public Hearing #2025-002 was held before the Commission on February 5, 2025
- Testimony: 1 person submitted a sign-up sheet in favor but did not testify, 1 person testified as
neutral, concerned with the floodplain through the property
- Commission recommended approval with a unanimous vote of 9-0
- Reasoned Statement:
In compliance with Comprehensive Plan and City Ordinance
Rezone does not change the allowed density
Eliminating a split zoned parcel
No public opposition
Planning and Zoning Commission Notice of Hearing:
- Notice was published in the Post Register on Friday, January 17, 2025
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon City Council 03.06.2025Page 20 of 30
- Notice was mailed to 10 property owners and 20 public entities on January 17, 2025
- Property was posted on Wednesday, January 22, 2025
- Public comment: no written public comment was received
Motion:
Approve
I move to approve the Hampton Hills Rezone Request Findings of Fact and Conclusions of Law.
Attachments:
1. Hampton Hills Rezone Request Findings of Fact and Conclusions of Law
2. Ordinance #728
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 2
Ammon City Council 03.06.2025Page 21 of 30
)
IN RE: ) AMMON CITY COUNCIL
)
RIVERWOOD DEVELOPMENT ) FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION
LLC )
HAMPTON HILLS ) March 6, 2025
REZONE )
APPLICANT: RIVERWOOD DEVELOPMENT LLC
OWNER: Paul Johnson
PROJECT: HAMPTON HILLS REZONE
APPLICANT REQUEST: Request to rezone 20.138 acres from R1-A Residence Zone to R-1 Residence
Zone
LOCATION: North of East 49th South (Township Road), east of Ammon Road, south of
Sunnyside Road, west of South 45th East (Crowley Road)
EXISTING ZONING: R1-A Residence Zone
SURROUNDING ZONE: City of Ammon R-1, PSC, and Bonneville County single-family residential
SURROUNDING USE: Single-Family Residential
PARCEL SIZE: 20.138 acres total
SECTION 1: BACKGROUND FACTS
Summary of Application
- Request to rezone 20.138 acres from R1-A Residence Zone to R-1 Residence Zone
- Request to construct single-family detached homes (R-1)
Noticing
- Planning and Zoning Commission
- On January 17, 2025 notice of the Planning and Zoning Commission public hearing on
the forgoing application was published in the Post Register newspaper in Bonneville
County.
- On January 17, 2025 notice of the Planning and Zoning Commission public hearing was
mailed to 20 public entities and adjoining property owners within 300 feet.
Planning and Zoning Commission Findings
- Public Hearing #2025-002 was held before the Commission on February 5, 2025.
- Findings:
- In compliance with Comprehensive Plan and City Ordinance
- Rezone does not change the allowed density
- Eliminating a split zoned parcel
- No public opposition
SECTION 2: FINDINGS OF FACT
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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Ammon City Council 03.06.2025Page 22 of 30
Based upon the application, the findings of the Planning and Zoning Commission, the record and
testimony presented, and the following additional findings of the City Council:
Request is consistent with the Comprehensive Plan Future Land Use Map
Request is consistent with the Comprehensive Plan
Request is consistent with City Code
The Ammon City Council therefore finds as follows:
1. The City Council finds the request from Riverwood Development LLC for the project known as
the Hampton Hills Rezone to be in general compliance with the 2018 Comprehensive Plan.
Table 1 (below) summarizes these findings.
2. The City Council finds the request from Riverwood Development LLC for the project known as
the Hampton Hills Rezone to be in compliance with the zoning ordinance and protects and
improves the public health, safety and welfare. These findings are summarized in Table 2
(below).
3. If applicable: The City Council finds the request from Riverwood Development LLC for the
project known as the Hampton Hills Rezone to be in compliance with the Subdivision Ordinance.
4. The City Council finds the request from Riverwood Development LLC for the project known as
the Hampton Hills Rezone will not have a negative fiscal impact upon the existing citizens of the
City of Ammon.
TABLE 1
Summary of General Compliance with the 2018 Comprehensive Plan
The application complies with the following applicable sections of the Comprehensive
Plan:
General Compliance - Future Land Use Map designates this property as Low Density Residential
- Chapter 10 Land Use refers to R-1 Residence Zone as Low Density Residential
- Chapter 10 Land Use Policies and Strategies Item 8 Residential densities are
predominantly less than four units per acre.
TABLE 2
Summary of General Compliance with Title 10, Planning and Zoning
The application complies with the following applicable sections of Title 10:
Chapter 4 Amendments
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.
The official zoning map of the City shall be amended after any re-zone,
annexation or other change to this title that may affect the official zoning map.
General Compliance It shall be the policy of the City to display and have available the most up to date
zoning map as possible. Any change to the official zoning map shall be
considered adopted after any ordinance effecting this Title as it relates to the
official zoning map of the City has been published.
Chapter 14 R-1 Residence Zone
10-14-1: GENERAL OBJECTIVES AND CHARACTERISTICS OF ZONE: The objective
in establishing the R-1 Residence Zone is to provide a residential environment
within the City which is characterized by somewhat smaller lot width and a
somewhat denser residential environment. Also characteristic of this zone are
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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Ammon City Council 03.06.2025Page 23 of 30
residential amenities adequate to maintain desirable residential neighborhoods.
The principal permitted uses in the R-1 Residence Zone shall be single family
dwelling units and certain other public facilities which are necessary to promote
and maintain stable residential neighborhoods. This zone does not allow density
that will exceed four (4.0) 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 R-1 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).
SECTION 3: CONCLUSION OF LAW
1. The City of Ammon is a municipal corporation organized under Article XII of the Idaho
Constitution and the laws of the State of Idaho, Title 50, Idaho Code;
2. Under Chapter 65, Title 67 of the Idaho Code, the City has passed a land use and zoning code,
Title 10;
3. If applicable, under Chapter 2, Title 50 of the Idaho Code, the City has passed an annexation
procedures ordinance, Title 11.
4.
Code.
5. The City of Ammon has provided adequate notice for the review of this application.
6. The project meets the standards of approval under Title 10, Chapter 4, Amendments, Title 10,
Chapter 14, R-1 Residence Zone, and the standards of approval under the Local Land Use
Planning Act of Idaho Code, Title 67, Chapter 65
SECTION 4: DECISION
THEREFORE, the Ammon City Council approves the Hampton Hills Rezone subject to the
following conditions:
1. Development shall be subject to a Standard Development Agreement to be negotiated
between the Developer and the City.
THEREFORE, the Ammon City Council approves the Hampton Hills Rezone subject to conditions, if any, in
Section 4 of this approval and all city, county, state, and federal laws.
The City Council of the City of Ammon hereby adopts these Findings of Fact, Conclusions of Law, and
Decision this 6th day of March, 2025.
________________________________
Mayor Sean Coletti
_______________________________
Attest: Kristina Buchan, City Clerk
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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Ammon City Council 03.06.2025Page 24 of 30
NOTICE OF APPLICABLE RIGHTS
Applicants have a right to request a regulatory taking analysis of this decision pursuant to Idaho Code
§67-8003. Further, per Idaho Code §67-6535, and in accordance with Idaho Rule of Civil Procedure 84,
an applicant or an affected person has the right to seek review of this decision.
CERTIFICATE OF SERVICE
I hereby certify that on this 7th day of March, 2025, I served a true and correct copy of the
foregoing document upon the following:
Applicant Riverwood Development LLC \[x\] Mailing
ATTN: Paul Johnson \[x\] E-Mail: paul@rockwellhomes.net
3539 Briar Creek Lane Ste E
Ammon, ID 83406
_____________________________________________
City Clerk
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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Ammon City Council 03.06.2025Page 25 of 30
PROCEDURES
PROCEDURE TO ADOPT AN ORDINANCE
Ordinance No. 728 introduced and read by title.
AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE
ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF
AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING
THE ZONING OF R-1 FOR SUCH PARCELS OF LAND; PROVIDING FOR AN
EFFECTIVE DATE.
(Property location: north of East 49th South (Township Road), east of South 35th
East (Ammon Road), south of Sunnyside Road, and west of South 45th East
(Crowley Road), Bonneville County, Idaho.)
Councilperson moves:
Councilperson seconds:
Roll call vote on motion.
Ordinance again read by title.
AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE
ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF
AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING
THE ZONING OF R-1 FOR SUCH PARCELS OF LAND; PROVIDING FOR AN
EFFECTIVE DATE.
(Property location: north of East 49th South (Township Road), east of South 35th
East (Ammon Road), south of Sunnyside Road, and west of South 45th East
(Crowley Road), Bonneville County, Idaho.)
Councilperson moves:
728 and summary as an ordinance of the City of Ammon on
Councilperson seconds:
Roll call vote.
Ammon City Council 03.06.2025Page 26 of 30
CITY OF AMMON
ORDINANCE NO. 728
.
AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE
ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF
AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING
THE ZONING OF R-1 FOR SUCH PARCELS OF LAND; PROVIDING FOR AN
EFFECTIVE DATE.
(Property location: north of East 49th South (Township Road), east of South 35th East
(Ammon Road), south of Sunnyside Road, and west of South 45th East (Crowley Road),
Bonneville County, Idaho.)
BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF
AMMON, IDAHO THAT:
WHEREAS, certain lands and properties within the City of Ammon have been petitioned
for a change of zoning and zoning classification; and,
WHEREAS, the City of Ammon Planning and Zoning Commission has duly held a
hearing upon the application for change of zone and has given notice as required by law of the
hearings thereon; and
WHEREAS, the City Council of the City of Ammon has determined that it is not
necessary to hold a hearing before the City Council on the application for the change of zones,
NOW THEREFORE, be it hereby ordained by the Mayor and City Council of the
City of Ammon:
Section 1.
a. A petition for change of zone from R1-A to R-1, relating to certain property
located within Ammon, Bonneville County, Idaho and more particularly described
hereafter was properly brought.
b. That Public Hearing (#2025-002) was held before the Planning and Zoning
Commission of the City of Ammon and recommendations were received from the
Planning and Zoning Commission
c. That the hearing followed proper legal requirements for advertisement of the
hearings.
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Ammon City Council 03.06.2025Page 27 of 30
d. That the proposed zoning classification of R-1 Residence Zone shall be
compatible with the Comprehensive Plan.
Section 2.
That the City Council does hereby amend the zoning map and the zoning classification to
R-1 for the following described property:
LEGAL DESCRIPTION
CHORD
BEGINNING, CONTAINING 20.138 ACRES
Section 3. That the City Council does hereby amend the zoning map and the zoning
classification for the property as described above.
Section 4.
This ordinance shall become effective upon its passage by the City Council, approval by
the Mayor and due publication.
PASSED BY THE COUNCIL AND APPROVED BY THE MAYOR this 6th day of
March, 2025.
________________________________
Sean Coletti, Mayor
ATTEST: City of Ammon
______________________________
Kristina Buchan, City Clerk
City of Ammon
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Ammon City Council 03.06.2025Page 28 of 30
STATE OF IDAHO)
) ss.
County of Bonneville)
I, KRISTINA BUCHAN, CITY CLERK OF THE CITY OF AMMON, IDAHO, DO
HEREBY CERTIFY: That the above and foregoing is a full, true and correct copy of the
Ordinance entitled,
AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE
ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF
AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING
THE ZONING OF R-1 FOR SUCH PARCELS OF LAND; PROVIDING FOR AN
EFFECTIVE DATE.
(Property location:north of East 49th South (Township Road), east of South 35th East
(Ammon Road), south of Sunnyside Road, and west of South 45th East (Crowley Road),
Bonneville County, Idaho.)
Datedthis 6th day of March, 2025.
____________________________________
Kristina Buchan, City Clerk
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Ammon City Council 03.06.2025Page 29 of 30
CITY OF AMMON
BONNEVILLE COUNTY, IDAHO
SUMMARY OF
ORDINANCE NO: 728
AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE
ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF
AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING
THE ZONING OF R-1 FOR SUCH PARCELS OF LAND; PROVIDING FOR AN
EFFECTIVE DATE.
(Property location:north of East 49th South (Township Road), east of South 35th East
(Ammon Road), south of Sunnyside Road, and west of South 45th East (Crowley Road),
Bonneville County, Idaho.)
2135 S. Ammon Road, Ammon, Idaho.
ATTEST:CITY OF AMMON
_______________________________________________
Kristina Buchan, City ClerkSean Coletti, Mayor
I have reviewed the foregoing summary and I believe that it provides a true and
complete summary of Ordinance #728and the summary provides adequate notice to the public of
the contents of this ordinance.
DATED this 6thday ofMarch, 2025.
__________________________
Scott Hall, City Attorney
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