08.07.2025 City Council PacketAMMON CITY COUNCIL MEETING
August 7, 2025 - 6:00 pm
Ammon City Hall
2135 S Ammon Road, Ammon, ID 83406
PUBLIC COMMENT AGENDA
CALL TO ORDER:
-Mayor Sean Coletti at 6:00 p.m.
-Pledge of Allegiance – Council Member Wessel
-Prayer – Council Member Slack
CONSENT AGENDA:
1.Accounts Payable Report: Exhibit A
2.Minutes: July 17, 2025 – Regular Meetings - Page 2
PROCLAMATIONS
1.Volunteer and Service Proclamation
PUBLIC COMMENT REGARDING ITEMS NOT ON AGENDA (3-minute limit)
AMMON LIGHTING DISTRICT BOARD:
CONSENT AGENDA:
1.Accounts Payable Report: Exhibit A
PUBLIC HEARINGS:
1.Public Hearing 2025-015LD for Fiscal Year 2026 Lighting Districts Budget
PUBLIC HEARINGS:
1.Public Hearing 2025-014 for Fiscal Year 2026 City of Ammon Budget
ACTION ITEMS:
1.Appointment of Greg McBride as Building Official - (Micah Austin, City
Administrator) - Page 8
2.Consideration of Findings of Fact for rezone of Bridgewater property to RP-A -
(Cindy Donovan, City Planner) - Page 9
3.Consideration of Ordinance No. 736 to rezone Bridgewater property to RP-A -
(Cindy Donovan, City Planner) - Page 20
DISCUSSION ITEMS:
1.Miscellaneous
EXECUTIVE SESSION:
1.Pursuant to Idaho Code 74-206(a): To consider hiring a public officer, employee,
staff member or individual agent, wherein the respective qualities of individuals are
to be evaluated in order to fill a particular vacancy or need.
2.Pursuant to Idaho Code 74-206(b): To consider the evaluation, dismissal or
disciplining of, or to hear complaints or charges brought against, a public officer,
employee, staff member or individual agent, or public school student
ADJOURN
The following guidelines for public
comment have been adopted:
1. Before an individual may be
heard, the Mayor, Council
President, or Commission Chair
must recognize them.
2. Individuals recognized for
comment shall provide their name
and address for the record.
Individuals must utilize the podium
at the front of the room and not
speak from their seat.
3. Individuals must direct comments
to the Commission or Council, not
other individuals within the room.
Individuals must limit comments to
three (3) minutes or less.
4. Individuals must avoid repetitious
comments or ideas that have
already been presented.
5. All comments shall be made
courteously, respectfully, and civilly.
Inflammatory, disrespectful,
degrading statements, heckling,
applause, or obscene or indecent
language will not be tolerated.
Individuals that violate these
guidelines may be asked to leave
the meeting.
UPCOMING
- August 7, 2025 City Council
- August 14, 2025 Work Session
- August 21, 2025 City Council
ACCESS TO MEETINGS
MEETINGS WILL BE AVAILABLE VIA
ZOOM:
- http://zoom.cityofammon.us/
- Meeting ID: 208 612 4000
- Passcode: 26666
INDIVIDUALS NEEDING ACCOMMODATION DUE TO DISABILITY MUST CONTACT CITY HALL
NO LATER THAN 1:00 P.M. THE DAY BEFORE THE SCHEDULED MEETING TO ARRANGE ASSISTANCE
Next Resolution Number: 2025-009; Next Ordinance Number: 737
Ammon City Council August 7, 2025 Page 1 of 24
Ammon City Council Regular Meetfng 07.17.2025 Page 1 of 6
AMMON CITY COUNCIL MINUTES
THURSDAY, JULY 17, 2025 – 6:00 P.M.
2135 SOUTH AMMON ROAD
AGENDA
CALL TO ORDER:
Mayor Sean Coletti at 6:00 p.m.
Pledge of Allegiance – Council Member Oswald
Prayer – Council Member Wessel
CONSENT AGENDA:
1. Accounts Payable Report: Exhibit A
2. Minutes: July 3 and July 10, 2025 – Regular Meetfngs
PUBLIC COMMENT REGARDING ITEMS NOT ON AGENDA (3-minute limit)
ACTION ITEMS:
1. Consideration of Contract for Service with Bright Star Productions LLC - (Micah Austin, City
Administrator)
2. Consideration of Resolution 2025-008 Regarding Delinquent LID payments to Bonneville County
(Jennifer Belfield, Finance Director)
3. Consideration of Applicant Initiated Rezone of Property within the Bridgewater Subdivision from the
PSC Zone to the RP-A Zone - (Cindy Donovan, City Planner)
4. Consideration of a Master Plan for the Hampton Hills Subdivision (Cindy Donovan, City Planner)
DISCUSSION ITEMS:
1. Miscellaneous
EXECUTIVE SESSION:
1. Pursuant to Idaho Code 74-206(a): To consider hiring a public officer, employee, staff member or individual
agent, wherein the respectfve qualitfes of individuals are to be evaluated in order to fill a partfcular
vacancy or need.
2. Pursuant to Idaho Code 74-206(b): To consider the evaluatfon, dismissal or disciplining of, or to hear
complaints or charges brought against, a public officer, employee, staff member or individual agent, or
public school student;
ADJOURN
MINUTES
City Officials Present:
Mayor Sean Coletti
Council Member Scott Wessel
Council Member Jeff Fullmer (via Zoom)
Council Member Heidi Boyle
Council President Russell Slack
Legal Counsel Weston Davis
City Administrator Micah Austfn
City Planner Cindy Donovan
City Engineer Tracy Bono
Finance Director Jennifer Belfield
Assistant Planner Heather McBride
City Officials Absent:
Council Member Kris Oswald
Council Member Sid Hamberlin
Ammon City Council August 7, 2025 Page 2 of 24
Ammon City Council Regular Meetfng 07.17.2025 Page 2 of 6
CALL TO ORDER:
Mayor Sean Coletti called the meetfng to order at 6:00 p.m. Council Member Boyle led the pledge of
allegiance and Council Member Wessel gave a prayer.
CONSENT AGENDA:
1. Accounts Payable Report: Exhibit A
2. Minutes: July 3 and July 10, 2025 – Regular Meetfngs
It was moved by Council Member Slack and seconded by Council Member Boyle to approve the
Consent Agenda.
Wessel, yes; Oswald, absent; Fullmer, yes; Slack, yes; Boyle, yes; Hamberlin, absent. Motion passes
unanimously with vote by roll call.
PUBLIC COMMENT REGARDING ITEMS NOT ON AGENDA (3-minute limit)
Patrick Mannion, 5903 Fenwood Lane, addressed the Council about strengthening the code and
enforcement of aerial fireworks. Shared experiences of aerial fireworks within the Hidden Valley
subdivision. Shared safety concerns of people and property. Mannion handed out a document with
proposed code amendments for aerial firework possession and use.
ACTION ITEMS
1. Consideration of Contract for Service with Bright Star Productions LLC - (Micah Austin, City
Administrator)
City Administrator Micah Austfn presented the staff report and introduced Taneil with Bright Star
Productfons.
Taneil Serr, 2255 Quail Ridge Drive, shared a slideshow presentatfon with highlights from past and
future shows Bright Star has produced and the impact of the City of Ammon’s financial support.
Recommendation:
- Approval of the request.
Summary of Analysis:
1. Bright Star Productfons is a registered non-profit organizatfon that is focused on providing actfng
and theatrical opportunitfes to children.
2. Bright Star Productfons is requestfng $4,000 from the City of Ammon for productfon of live
theater events that would occur during FY 2025 and FY 2026
3. Bright Star Productfons plans to produce at least two theater productfons involving children
during 2025 and 2026. All productfons will be open to the public and tfckets will be sold.
4. The funds will be used for productfon of the musical performance including, but not limited to,
costumes, props, building materials, music, scripts, and the rights to produce the show.
Financial Impact:
- Contracts for Service are paid from GL#10-408-600.
- This line item has adequate funding remaining in the budget to pay for this expense.
Ammon City Council August 7, 2025 Page 3 of 24
Ammon City Council Regular Meetfng 07.17.2025 Page 3 of 6
It was moved by Council Member Slack and seconded by Council Member Boyle to approve the
contract for service with Bright Star Productions LLC in the amount of $4,000.
Wessel, yes; Oswald, absent; Fullmer, yes; Slack, yes; Boyle, yes; Hamberlin, absent. Motion passes
unanimously with vote by roll call.
2. Consideration of Resolution 2025-008 Regarding Delinquent LID payments to Bonneville
County (Jennifer Belfield, Finance Director)
Finance Director Jennifer Belfield presented the following staff report and answered questfons
regarding the process to collect delinquent payments.
Recommendation:
- Staff respectiully recommends that the Ammon City Council approve Resolutfon 2025-008 to
send the LID delinquent accounts to Bonneville County.
Summary of Analysis:
1. In 2017, the City of Ammon created Fiber Optfc Local Improvement District #1 (LID 1) which
constructed fiber optfc lines in the subdivisions of The Cottages, Mountain Valley, The Villas, and
Felt and Waite, and Stonehaven.
2. In 2018, the City of Ammon created Fiber Optfc Local Improvement District #2 (LID 2) which
constructed fiber optfc lines in the subdivisions of Eagle Pointe, Founders Pointe, and
Cottonwood Hills.
3. In 2020, the City of Ammon created Fiber Optfc Local Improvement District #3 (LID 3) which
constructed fiber optfc lines in the subdivisions of Bridgewater, Centennial Ranch, Jennie Jean
Estates, and Hawks Landing Division 1.
4. In 2021, the City of Ammon created Fiber Optfc Local Improvement District #4 (LID 4) which
constructed fiber optfc lines in the subdivisions of Woodland Hills, Cortland Ridge, and Highland
Springs.
5. In 2024, the City of Ammon created Fiber Optfc Local Improvement District #5 (LID 5) which
constructed fiber optfc lines in north Centennial, Briar Creek, north Tie Breaker, Georgia to
Sunnyside, and Rawson.
6. The City has identffied 104 propertfes from fiber local improvement districts # 1-5 that are
delinquent on required assessments towards their respectfve local improvement districts.
7. Pursuant to Sectfon 50-1715, Idaho Code, the Ammon City Council may certffy delinquent
assessment installments to the tax collector, and when so certffied such delinquent installments
shall be extended on the tax rolls and collected instructs the City to certffy delinquent accounts
to the Bonneville County Commissioners for the purpose of placing the amounts past due on the
tax roll and thereby requiring collectfon of these amounts along with property taxes.
8. Resolutfon 2025-008 officially transmits the list of delinquent accounts to the Bonneville County
Commissioners for placement of these on the tax rolls.
Financial Impact:
- There are 104 total delinquent accounts. After payments are made, these funds will be
submitted directly to the respectfve LID fund.
It was moved by Council Member Slack and seconded by Council Member Wessel to approve
Resolution 2025-008 regarding delinquent LID payments to Bonneville County.
Ammon City Council August 7, 2025 Page 4 of 24
Ammon City Council Regular Meetfng 07.17.2025 Page 4 of 6
Wessel, yes; Oswald, absent; Fullmer, yes; Slack, yes; Boyle, yes; Hamberlin, absent. Motion passes
unanimously with vote by roll call.
3. Consideration of Applicant Initiated Rezone of Property within the Bridgewater Subdivision
from the PSC Zone to the RP-A Zone (Cindy Donovan, City Planner)
City Planner Cindy Donovan presented the following staff report.
Recommendation:
- Staff recommends approval of the rezone based on the following staff report.
Compliance:
- This applicatfon is in compliance with the Comprehensive Plan and City Ordinance.
Criteria for Decision:
- Comprehensive Plan Chapter 10 Land Use
- Title 10 Chapter 13 – RP-A Residence Zone
- 10-4-1: ORDINANCE AND MAP MAY BE AMENDED: This zoning ordinance, including the map,
may be amended, supplemented, changed or modified from tfme to tfme, consistent with Idaho
Code Title 67, Chapter 65.
Summary of Analysis:
1. The property is currently zoned Parks, Schools, and Churches Zone (PSC)
2. The Future Land Use Map shows the property as Low Density Residentfal
3. RP-A is an applicable zone in the low-density residentfal land use designatfon
4. The property was platted in 2006 as part of the recorded plat for Bridgewater Division 1.
5. Surrounding property to the north, west, and south is zoned RP-A and to the east is N 35th E
(Ammon Road) and residentfal property in Bonneville County
6. The RP-A Zone allows a maximum density of 2.5 units per acre and no attached units
7. Maximum density at 2.5 units per acre would allow up to 11 units – Specifics of the design would
come with platting.
8. “Encourage infill development to ensure development is compact, economic and efficient.”
(2018 City of Ammon Comprehensive Plan, page 23)
9. “Establish land use patterns which build on existfng water and sewer facilitfes.” (2018 City of
Ammon Comprehensive Plan, page 23)
10. The property is serviced by Falls Water and Iona Bonneville Sewer District.
Parcel Characteristics:
- General Locatfon: north of Greenwillow Lane, east of Red Robin Avenue, south of Lincoln Road,
west of Ammon Road
- Acres: 4.467 acres
- Current Zoning: PSC
- Proposed Zoning: RP-A
It was moved by Council Member Slack and seconded by Council Member Wessel to approve the
applicant-initiated rezone of property within the Bridgewater Subdivision from the PSC Zone to the RP-
A Zone.
Wessel, yes; Oswald, absent; Fullmer, yes; Slack, yes; Boyle, yes; Hamberlin, absent. Motion passes
unanimously with vote by roll call.
Legal Counsel Weston Davis requested further clarificatfon for the previous motfon.
Ammon City Council August 7, 2025 Page 5 of 24
Ammon City Council Regular Meetfng 07.17.2025 Page 5 of 6
It was moved by Council Member Slack and seconded by Council Member Wessel to approve the
applicant-initiated rezone of property within the Bridgewater Subdivision from the PSC Zone to the RP-
A Zone, finding it in compliance with the Comprehensive Plan and City Ordinance including the
reasoned statement provided by the Planning and Zoning Commission.
Wessel, yes; Oswald, absent; Fullmer, yes; Slack, yes; Boyle, yes; Hamberlin, absent. Motion passes
unanimously with vote by roll call.
4. Consideration of a Master Plan for the Hampton Hills Subdivision (Cindy Donovan, City
Planner)
City Planner Cindy Donovan presented the following staff report. The Council discussed connectfvity
to Ross Avenue and access to arterial roadways.
Recommendation:
- Staff recommends approval of the master plan based on the following staff report.
Compliance:
- This applicatfon is in compliance with the Comprehensive Plan and City Ordinance.
Criteria for Decision:
- Title 10 Chapter 14 – R-1 Residence Zone
- 10-29-7 (E): A master plan incorporatfng the entfrety of a property, shall be submitted to the
Planning and Zoning Commission for recommendatfon and actfon of approval or denial by the
City Council. The master plan can be presented with the preliminary plat for the first division of a
subdivision.
- 10-29-7 (C): Elements of the master plan shall include:
1. General concept of the development, including, but not limited to, lots, streets, alleys, and
parks and open space.
2. Phasing plan showing divisions
3. Number of lots and/or units for the total development and per division
4. Density of units per acre for the total development and per division
5. Number of acres for the total development and per division
6. Amount of open space in acres
7. Connectfvity to surrounding areas through streets and trails
8. General utflity layout – not required to be engineered at master plan
Summary of Analysis:
1. The Future Land Use Map shows the property as Low Density Residentfal
2. The R-1 Zone allows a maximum density of 4.0 units per acre and no attached units
3. Master Plan shows a total of 153 residentfal lots with an average lot size of 12,319 square feet
4. Total density for the development is 3.02 units per acre
5. Four phases are planned for this development
● Division 1: 46 lots on 24.638 acres with a density of 1.87 units per acre
● Division 2: 40 lots on 12.132 acres with a density of 3.30 units per acre
● Division 3: 33 lots on 13.320 acres with a density of 2.48 units per acre
● Division 4: 37 lots on 13.768 acres with a density of 2.69 units per acre
6. The development will have access to 49th South through Sweetwater Way, 35th East (Ammon
Road) through Shelmar Lane, and Sunnyside Road through Ross Avenue
7. The Tom Bird Additfon Division 1 plat provides a 60’ roadway easement to allow for the
connectfvity of this property to Ross Avenue
Ammon City Council August 7, 2025 Page 6 of 24
Ammon City Council Regular Meetfng 07.17.2025 Page 6 of 6
8. This property is within the floodplain and will require approval by FEMA for floodplain mitfgatfon
Parcel Characteristics:
- General Locatfon: north of East 49th South (Township Road), east of Ammon Road, south of
Sunnyside Road, west of South 45th East (Crowley Road)
- Acres: 63.858 acres
- Zoning: R-1
- Density: 3.02 units per acre
Nate Clark, Rockwell Homes, 5615 Cottontree Lane, a canal separates the property from the
property to the east. Timeline for constructfon is dependent on approval by FEMA, approximately
one year. The developer has not talked with School District #93.
It was moved by Council Member Boyle and seconded by Council Member Slack to approve the
Hampton Hills Subdivision Master Plan, finding it in compliance with the Comprehensive Plan and City
Ordinance based upon the criteria for decision noted in the staff report.
Wessel, yes; Oswald, absent; Fullmer, yes; Slack, yes; Boyle, yes; Hamberlin, absent. Motion passes
unanimously with vote by roll call.
DISCUSSION ITEMS:
1. Miscellaneous
City Administrator Micah Austfn gave an update on open job positfons.
Mayor Sean Coletti reminded the Council that Ammon Days is the first weekend in August.
Council Member Slack shared a citfzen complaint that the McCowin pickleball courts are getting hit
with a water from the sprinklers and it is causing issues for pickleball players in the morning.
EXECUTIVE SESSION:
Executfve session was not needed.
ADJOURN at 7:05 pm
______________________________
Sean Colletti, Mayor
______________________________
Micah Austfn, Interim City Clerk
Ammon City Council August 7, 2025 Page 7 of 24
Ammon City Council
August 7, 2025
Mayor Coletti and City Councilmembers:
Appointment of Greg McBride as Building Official
Staff Presenting:
Micah Austin, City Administrator
Recommendation
Appoint Greg McBride as Building Official
Summary of Analysis
1. Charlie Allen has retired from the City of Ammon. Charlie served as Building Official for 20 years.
2. Following Charlie’s retirement, we advertised the position for internal candidates. Two current
employees applied for the position.
3. Based on experience, qualifications, and their interview, Greg McBride was chosen by Mayor
Coletti as Building Official.
4. Section 1-7-1 of the Ammon Municipal Code requires certain positions to be appointed by the
Mayor with the consent of the City Council. The position of Building Official is one of those
positions that must be confirmed by the City Council.
5. Mayor Coletti, and all involved staff members, recommend appointing Greg McBride as the
Building Official for the City of Ammon.
Financial Impact
- The Building Official is paid from the Building Department Budget. This is a budgeted position
and there are funds available for this position.
Motion
“I move to appoint Greg McBride as Building Official for the City of Ammon.”
Attachments:
1. None.
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1 Ammon City Council August 7, 2025 Page 8 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon City Council meeting
August 7, 2025
Mayor Coletti and City Council Members:
Bridgewater RP-A Rezone Findings of Fact and Conclusions of Law
Staff Presenting:
Cindy Donovan – Planning Director
Summary of Analysis:
1. City Council by unanimous vote approved the request for rezoning 4.467 acres in the
Bridgewater subdivision from PSC to RP-A on July 17, 2025.
2. The Findings of Fact and Conclusions of Law are based on the following information:
a. The Future Land Use Map shows the property as Low Density Residential
b. RP-A is an applicable zone in the low-density residential land use designation
c. Surrounding property to the north, west, and south is zoned RP-A and to the east is N 35th E
(Ammon Road) and residential property in Bonneville County
d. The RP-A Zone allows a maximum density of 2.5 units per acre and no attached units
e. “Encourage infill development to ensure development is compact, economic and efficient.”
(2018 City of Ammon Comprehensive Plan, page 23)
f. “Establish land use patterns which build on existing water and sewer facilities.” (2018 City of
Ammon Comprehensive Plan, page 23)
Parcel Characteristics:
- General Location: north of Greenwillow Lane, east of Red Robin Avenue, south of Lincoln Road,
west of Ammon Road
- Acres: 4.467 acres
- Current Zoning: PSC
- Proposed Zoning: RP-A
Motion:
Approve
I move to approve the Findings of Fact and Conclusions of Law regarding the rezoning of
approximately 4.467 acres in the Bridgewater subdivision from PSC to RP-A.
Attachments:
1. Vicinity Map
2. Findings of Fact and Conclusions of Law
3. Title 10 Chapter 13 RP-A Residence Zone
4. 10-37-2 (A) Dimensional Standards by Zone
Ammon City Council August 7, 2025 Page 9 of 24
Ammon City Council August 7, 2025 Page 10 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
IN RE:
APPLICATION NO. A2025-018
CALIBER CUSTOMS
BRIDGEWATER PROPERTY REZONE
FINDINGS OF FACT, CONCLUSIONS OF
LAW, AND DECISION
APPLICANT: CALIBER CUSTOMS
OWNER: MICHAEL McCARTY
PROJECT: BRIDGEWATER PROPERTY REZONE
APPLICANT REQUEST: Applicant requests a rezone of 4.467 acres presently zoned as a PSC
Zone into RP-A Residence Zone
LOCATION: Bridgewater Division 1, Block 2, Lot 1 (3445 East Greenwillow Lane)
EXISTING ZONING: PSC Zone (Parks, Schools, and Churches)
SURROUNDING
ZONING:
City of Ammon RP-A (allowing 2.5 residential units per acre),
Bonneville County R-1 and R-2
SURROUNDING USE: Residential
PARCEL SIZE: 4.467 acres total
SECTION 1: BACKGROUND FACTS
Summary of Application
• Applicant requests to rezone 4.467 acres from PSC Zone – (Parks, Schools, and Churches) into
RP-A Residence Zone.
Notices & Hearings
• Planning and Zoning Commission (the “Commission”)
o Publication Notice: At least 15 days prior to the public hearing, on June 13, 2025, notice
of the Commission’s public hearing on the forgoing application was published in the Post
Register newspaper in Bonneville County in accordance with I.C. § 67-6511.
o Mailing Notice Adjoining Property Owners: At least 15 days prior to the public hearing,
on June 13, 2025, notice of the Commission’s public hearing was mailed to adjoining
property owners within 300 feet in accordance with I.C. § 67-6511.
o Additional Mailing Notice: At least 15 days prior to the public hearing, on June 13, 2025,
notice was also mailed to (1) applicable utility providers and (2) applicable political
subdivisions providing services to the property. I.C. § 67-6511.
o Posting Notice: No less than 1 week prior to the public hearing, on June 24, 2025, notice
of the Commission’s public hearing on the forgoing application was posted on the
Property in accordance with I.C. § 67-6511.
o Hearing: Public Hearing #2025-013 was held before the Commission on July 2, 2025
where it also approved its reasoned statement.
• City Council (the “Council”)
Ammon City Council August 7, 2025 Page 11 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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o No public hearing was held before the Council.
SECTION 2: DECISION STANDARDS & PROCEDURES
Standards
• Unless otherwise stated by City Code, the Commission is a recommending body to the Council.
See Ammon City Code § 2-1-5 and §10-10 and I.C. § 67-6511(2) (zoning). Recommendations
from the Commission are not binding on the Council. The decision of the Council is constrained
to the record created at hearing and applicable law.
• Zoning decisions must consider applicable provisions of the comprehensive plan, local
ordinances and regulations, and applicable services of those political subdivisions who serve the
property. I.C. § 67-6511(2).
• Planning and zoning actions are entitled to a strong presumption of validity in application and
interpretation of local ordinances.
• Review of Council decision is subject to the following:
67-5279. SCOPE OF REVIEW — TYPE OF RELIEF.
(1) The court shall not substitute its judgment for that of the agency as to the weight
of the evidence on questions of fact.
[…]
(3) When the agency was required by the provisions of this chapter or by other
provisions of law to issue an order, the court shall affirm the agency action unless the
court finds that the agency’s findings, inferences, conclusions, or decisions are:
(a) In violation of constitutional or statutory provisions;
(b) In excess of the statutory authority of the agency;
(c) Made upon unlawful procedure;
(d) Not supported by substantial evidence on the record as a whole; or
(e) Arbitrary, capricious, or an abuse of discretion.
If the agency action is not affirmed, it shall be set aside, in whole or in part, and
remanded for further proceedings as necessary.
(4) Notwithstanding the provisions of subsections (2) and (3) of this section, agency
action shall be affirmed unless substantial rights of the appellant have been prejudiced.
[…]
SECTION 3: APPLICABLE STANDARDS AND CRITERIA AUTHORITY
Applicable Sections of Comprehensive Plan to Application:
• 2018 Comprehensive Plan, as amended by Resolution 2023-003R
• Future Land Use Map dated January 18, 2024, adopted by Resolution 2024-003R, Public
Hearing 2024-001. Key: City of Ammon boundary within the heavy black dashed line low
density (yellow), park (green), school (blue), industrial (gray)
Ammon City Council August 7, 2025 Page 12 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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• Chapter 1 Foreword, page 5: This Ammon Comprehensive Plan is intended to guide
development in the City of Ammon in a manner that achieves the shared vision expressed by its
citizens for the future of their city, their communities, and their neighborhoods.
• Chapter 2. Purpose, page 6: "This Comprehensive Plan is intended as a pathway for achieving a
shared vision for the future of the City of Ammon as it continues to age, change, and grow. The
plan will serve as a framework for decisions regarding existing and new developments in Ammon
for the foreseeable future."
Applicable Sections of Zoning Code to Application:
• Chapter 1 Purpose 10-1-2: PURPOSE: The zone boundaries and regulations made in
accordance with a comprehensive plan designated to promote the health, safety, peace,
convenience, and general welfare of the inhabitants of Ammon.
o A. To promote the orderly growth and development of the City in accordance with the
Comprehensive Plan.
o F. To protect property values
o G. To avoid undue concentration of population and prevent the overcrowding of land.
o I. To promote and foster a wholesome, serviceable, and attractive City.
• Chapter 1 Declaration 10-1-3: In establishing the zones, the boundaries thereof and the
regulations applying within each of the zones, due and careful consideration was given, among
other things, to the suitability of land for particular uses with a view to conserving the value of
buildings and encouraging the most appropriate use of land throughout the City.
• 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
Ammon City Council August 7, 2025 Page 13 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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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. 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 13 RP-A Residence Zone (surrounding 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 dwelling units and 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.
• Chapter 37 Residential District Uses 10-37-2 (A)
o RP-A properties require a minimum lot size of 13,000 square feet, 1,200 square feet of living
space for a single-story home, 2,000 square feet of living space for a two-story home, a
minimum 90-foot lot width, and ten-foot side yards.
• Chapter 41 PSC Parks, Schools, and Churches Zone (current zone) 10-41-1: GENERAL
OBJECTIVES AND CHARACTERISTICS OF ZONE: The general objective of the PSC Parks,
Schools, and Churches Zone is to provide the appropriate location for parks, schools, and
churches so that they may be harmonious with the surrounding areas.
SECTION 4: FINDINGS OF FACT
Based upon the record and testimony presented to the Council, IT FINDS THE FOLLOWING FACTS:
Relevant Uncontested Facts
A. The property is currently zoned PSC Parks, Schools, and Churches and has remained an empty lot
since being platted as a portion of Bridgewater Division 1 in 2006.
B. The property is surrounded on the North, South, and West by RP-A zoning, single-family
detached homes, which does not allow housing density of greater than 2.5 homes per acre with a
minimum lot size of 10,000 ft2. This surrounding RP-A zone in the existing subdivision provides
spacious yards and larger homes.
C. Property immediately to the East is a major arterial road known as 35th East (Ammon Road).
D. Property further to the East is in Bonneville County over which Ammon has no jurisdiction.
E. The Comprehensive Plan Future Land Use Map depicts the property as low density residential.
F. The proposed RP-A zone is an applicable zone in low density residential areas.
G. Bridgewater Division 1 has existed for almost twenty (20) years with large homes protected by a
homeowner’s association (HOA).
Ammon City Council August 7, 2025 Page 14 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 5
H. Development of this property would use existing utility stub ins, which is consistent with the
2018 City of Ammon Comprehensive Plan, page 23.
Reasoned Findings on Relevant Contested/Conflicting Facts
I. The entrance to Bridgewater subdivision, which immediately abuts the subject property, is only
approximately a dozen residential lots away from a double roundabout connecting two arterial
roadways (Ammon Road and Lincoln Road) which roundabout is designed to promote continuous
traffic flow of high volumes.
J. Development on this property would be considered infill development, which is encouraged by
the comprehensive plan (2018 City of Ammon Comprehensive Plan, Chapter 10, page 23). This
is acceptable infill development because it is deemed compact, economic and efficient.
SECTION 5: 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. Under Chapter 2, Title 50 of the Idaho Code, the City has passed an annexation procedures
ordinance, Title 11.
4. The Council has authority to hear the applicant’s request pursuant to the Ammon Municipal
Code.
5. The City of Ammon has provided adequate notice for the review of this application.
6. The process adhered strictly to procedural requirements outlined in Idaho Code § 67-6535 and
Ammon City Ordinances (Section 10-4-4). A public hearing was transparently held, providing all
stakeholders with substantial opportunity to voice their positions and ensuring fair due process.
7. This requested proposal DOES COMPLY with the 2018 Comprehensive Plan BECAUSE:
a. Chapter 1 of the Comprehensive Plan anticipates a shared vision expressed by its
citizens. The proposal submitted is harmonious with the surrounding homes which have
been in place for 20 years.
b. Chapter 2 of the Comprehensive Plan anticipates preserving the character of existing
neighborhoods and ensuring new developments integrate harmoniously with established
areas for a shared vision. RP-A is a compatible zoning with surrounding land uses.
8. Understanding this is a request for a rezone, this requested proposal DOES COMPLY with the
zoning ordinance BECAUSE:
a. Ammon City Code § 10-13-1 (RP-A zone). The requested zone, provides for spacious
yards, a larger minimum lot size, and larger homes, as seen in the existing surrounding
subdivision. RP-A zones require a minimum lot size of 13,000 square feet and limit
density to 2.5 units per acre, thus preserving existing neighborhood densities.
b. Ammon City Code § 10-41-1 (PSC Zone). This addresses the existing zoning. This parcel
was initially planned and designed for a church.
9. The proposed application DOES protect and improve the public health, safety and welfare
BECAUSE:
Ammon City Council August 7, 2025 Page 15 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 6
a. A rezone will provide for similar housing to the existing neighborhood and eliminate
what has been an empty field.
10. The proposed application WILL NOT have a negative fiscal impact upon the existing citizens of
the City of Ammon BECAUSE:
a. Rezone will allow for additional property taxes to be collected after the property is
developed.
SECTION 6: DECISION
THEREFORE, the Ammon City Council approves the proposed application subject to the
following conditions:
1. Development shall be subject to a Standard Development Agreement to be negotiated
between the Developer and the City.
SECTION 7: NOTICE TO APPLICANT OF RIGHTS
This is a final decision by the Council. Rights regarding final decisions by the Council are
dictated by City Ordinance; a regulatory taking analysis may be requested pursuant to Idaho Code
§ 67-8003; and an affected person aggrieved by a final decision may seek review of this decision
in accordance with Idaho Code § 67-6535 and Idaho Rule of Civil Procedure 84 after all remedies
have been exhausted under local ordinance.
The City Council of the City of Ammon hereby adopts these Findings of Fact, Conclusions of Law, and
Decision this 7th day of August, 2025.
________________________________
Mayor Sean Coletti
_______________________________
Attest: Micah Austin, Interim City Clerk
Ammon City Council August 7, 2025 Page 16 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 7
CERTIFICATE OF SERVICE
I hereby certify that on this 8th day of August, 2025, I served a true and correct copy of the
foregoing document upon the following:
Applicant Caliber Customs
ATTN: Michael McCarty
2295 N Yellowstone Hwy. Suite 1
Idaho Falls, ID 83401
[x] Mailing
[x] E-Mail: office@calibercustoms.com
Applicant Jason Carlyle
3744 E 20th N
Idaho Falls, ID 83401
[x] Mailing
[x] E-Mail: JasonCarlyle47@gmail.com
_____________________________________________
City Clerk
Ammon City Council August 7, 2025 Page 17 of 24
Page 1 of 1 REVISED 05062021
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 dwelling units and
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).
Ammon City Council August 7, 2025 Page 18 of 24
ZonesMaximum Density (Units Per Acre)Minimum Lot Area (Square Feet)Minimum Lot WidthMinimum Open SpaceFront Setback MinimumSide Setback Minimum (except zero lot line properties)Rear Setback MinimumMinimum Square Footage (Single Story, Above Grade)Minimum Square Footage (Multi-Story, Above Grade)Maximum Building HeightAccess WidthAccessory StructureAccessory Dwelling Unit (ADU)Attached Units AllowedMinimum Landscape StripRequired BuffersChild Care Facilities Require a Home Occupation LicenseAssisted Living CenterRE 1.00 43,560 125'70%50'20'25'1,500 2,600 35'30'P P 1.00
RP 2.50 15,000 100'70%30'10'25'1,400 2,400 35'30'P P 1.00 P
RP-A 2.50 13,000 90'70%30'10'25'1,200 2,000 35'30'P P 1.00
R-1 4.00 8,000 75'70%30'8'25'1,000 1,500 35'30'P P 1.00 P
R-1 prior to
6-27-13 4.00 8,000 80' 70% 30'8' 25' 1,000 1,500 35' 30' P P 1.00 P
R1-A 4.00 6,000 sq ft/unit 52'/unit 70%30'P1, 8'25'1,000 1,500 35'30'P 2.00 P
RS 6.00 4,000 50' 50% 25'
14' total with a
minimum of 4'
on one side 20' 800 1,200 35' 20' P 1.00
R-2 8.00 P2 100'65%30'P1, 8'25'900 1,300 35'30'P 4.00 10'
R2-A 12.00 P3 100'65%30'P1, 8'25'1,100 40'30'P up to 8.00 10'Fence P
R-3 16.00 P4 100'65%30'P1, 8'25'40'30'P up to 16.00 10'Fence P
R3-A 20.00 P5 100'65%30'P1, 8'25'40'30'P up to 20.00 10'Fence P
RMH 6.00 5,000 sq ft 50'70%15'5'20'1,000 35'30'P 1.00
MU 20'
Not Permitted
P Permitted
P1
P2
P3
P4
P5 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 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.
10-37-2 (A) DIMENSIONAL STANDARDS BY ZONE
There 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 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 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.
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 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.
6/5/2025
Ammon City Council August 7, 2025 Page 19 of 24
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon City Council meeting
August 7, 2025
Mayor Coletti and City Council Members:
Bridgewater RP-A Rezone Ordinance #736
Staff Presenting:
Cindy Donovan – Planning Director
Criteria for Decision:
- Comprehensive Plan Chapter 10 Land Use
- Title 10 Chapter 13 – RP-A Residence Zone
Summary of Analysis:
1. City Council approved the request for rezoning 4.467 acres in the Bridgewater subdivision from
PSC to RP-A on July 17, 2025.
2. Approval of Ordinance #736 will finalize the rezone process
Parcel Characteristics:
- General Location: north of Greenwillow Lane, east of Red Robin Avenue, south of Lincoln Road,
west of Ammon Road
- Acres: 4.467 acres
- Current Zoning: RP-A
Motion:
Approve
Read script provided with ordinance 736.
Attachments:
1. Ordinance #736
Ammon City Council August 7, 2025 Page 20 of 24
Ordinance #736 – Bridgewater Division 1, Block 2 Lot 1 Rezone Page 1 of 4
CITY OF AMMON
ORDINANCE NO. 736
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 RP-A FOR SUCH PARCELS OF LAND;
PROVIDING FOR AN EFFECTIVE DATE.
(Property location: Bridgewater Division 1, Block 2, Lot 1,
addressed 3445 East Greenwillow Lane)
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 PSC to RP-A, relating to certain property
located within Ammon, Bonneville County, Idaho and more particularly described
hereafter was properly brought.
b. That Public Hearing (#2025-013) 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.
d. That the proposed zoning classification of RP-A Residence Zone shall be
.
Ammon City Council August 7, 2025 Page 21 of 24
Ordinance #736 – Bridgewater Division 1, Block 2 Lot 1 Rezone Page 2 of 4
compatible with the Comprehensive Plan.
Section 2.
That the City Council does hereby amend the zoning map and the zoning classification to
RP-A for the following described property:
LEGAL DESCRIPTIONS
ZONE RPA
Beginning at a point that lies North 00° 02’ 56” West 752.44 feet along the section line and South 89° 57’ 04” West
65.00 feet from the East Quarter Corner of Section 15, Township 2 North, Range 38 East Boise Meridian to the true
point of beginning; running Thence South 00° 02' 56" East 232.00 feet; Thence, South 89° 57' 04" West 348.91 feet;
Thence South 00° 00' 36" West 92.23 feet; thence South 89° 57' 04" West 151.00 feet; Thence North 00° 02' 56"
West 324.23 feet; Thence North 89° 57' 04" East 500.00 feet to the true point of beginning.
ZONE RPA
Beginning at a point that lies North 00° 02’ 56” West 752.44 feet along the section line and South 89° 57’ 04” West
65.00 feet and South 00° 02' 56" East 232.00 from the East Quarter Corner of Section 15, Township 2 North, Range
38 East Boise Meridian to the true point of beginning; running Thence South 00° 02’ 56”East 126.23 feet; Thence
South 44° 57' 04" West 7.07 feet; Thence South 89° 57' 04" West 160.39 feet to a point of curvature; Westerly
256.18 feet along a 500 foot curve to the left through a delta angle of 29° 21’ 22” (note: long chord bears South 75°
16' 23" West 253.39 feet; thence South 60° 35’ 42” West 30.00 feet to a point of curvature; westerly 69.86 feet along
a 440 foot radius curve to the right through a delta angle of 09° 05' 48(note: long chord bears South 65° 08' 39"
West 69.78 feet; Thence North 00° 02' 56" West 147.19 feet; Thence North 89° 57' 04" East 151.00 feet; Thence
North 00° 00' 36" East 92.23 feet; thence North 89° 57' 04" East 348.91 feet to the point of beginning.
Total Combined Legals 4.467 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 7th day of
August, 2025.
________________________________
Sean Coletti, Mayor
ATTEST: City of Ammon
______________________________
Micah Austin, Interim City Clerk
City of Ammon
Ammon City Council August 7, 2025 Page 22 of 24
Ordinance #736 – Bridgewater Division 1, Block 2 Lot 1 Rezone Page 3 of 4
STATE OF IDAHO )
) ss.
County of Bonneville )
I, MICAH AUSTIN, INTERIM 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 RP-A FOR SUCH PARCELS OF LAND; PROVIDING FOR
AN EFFECTIVE DATE.
(Property location: Bridgewater Division 1, Block 2, Lot 1,
addressed 3445 East Greenwillow Lane)
Dated this 7th day of August, 2025.
____________________________________
Micah Austin, Interim City Clerk
Ammon City Council August 7, 2025 Page 23 of 24
Ordinance #736 – Bridgewater Division 1, Block 2 Lot 1 Rezone Page 4 of 4
CITY OF AMMON
BONNEVILLE COUNTY, IDAHO
SUMMARY OF
ORDINANCE NO: 736
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 RP-A FOR SUCH PARCELS OF LAND; PROVIDING FOR
AN EFFECTIVE DATE.
(Property location: Bridgewater Division 1, Block 2, Lot 1,
addressed 3445 East Greenwillow Lane)
The full text of this ordinance is available at the City Clerk’s Office, Ammon City Office,
2135 S. Ammon Road, Ammon, Idaho.
ATTEST: CITY OF AMMON
_______________________ ________________________
Micah Austin, Interim City Clerk Sean Coletti, Mayor
I have reviewed the foregoing summary and I believe that it provides a true and
complete summary of Ordinance #736 and the summary provides adequate notice to the public of
the contents of this ordinance.
DATED this 7th day of August, 2025.
__________________________
Scott Hall, City Attorney
Ammon City Council August 7, 2025 Page 24 of 24