09.03.2025 PZ MinutesCl TV OF �I \
mmon
WIILR[ TOMORROW BEGINS
September 3, 2025 7.00pm
2135 S Ammon Road, Ammon, ID 83406
AGENDA
CALL TO ORDER: Chairman Chris Schmalz
Pledge of Allegiance: Jason Randall
MINUTES: July 2, 2025, no minutes will be presented for August, meeting cancelled
PUBLIC HEARINGS:
NONE
ACTION ITEMS:
North Village Division 4 Final Plat
DISCUSSION ITEMS:
1. Lot Coverage percentages —OLO Builders
2. Multi -Use Zone
3. Title 10 Amendments
REPORTS: attached in packet
City Council — Cindy Donovan
Traffic Commission — Cindy Donovan
City of Idaho Falls — Cindy Donovan
Bonneville County— Frances Rice
CALL FOR ADJOURNMENT:
Commissioner Members Present
Chairman Chris Schmalz
Vice Chairman Josh Rydalch
Patrick Malone
Bond Eslinger
Jeff Caldwell
Kristi Cadquist
Jason Randall
Gable Roth
MINUTES
Commission Members Absent
Ashley Jo Winters -Glenn
Staff Present
P&Z Director: Cindy Donovan
Asst. Planner: Heather McBride
Asst. City Engineer: Morgan Stewart
Admin Assistant: Shari Ockerman
CALL TO ORDER: Chairman Schmalz called the meeting to order at 7:00 p.m. Commissioner Randall led the Pledge of
Allegiance.
MINUTES: July 2, 2025, no minutes will be presented for August, meeting cancelled
Commissioner Malone moved to approve the July 2, 2025 Minutes, as presented. Commissioner Eslinger seconded. The
motion passed unanimously by voice vote.
PUBLIC HEARINGS: None
Planning and Zoning Minutes September 3, 2025 Page 1 of 4
CITY of �� AMMON PLANNING AND ZONING
mmonSeptember 3, 2025 - 7:OOpm
WItEBE TOMORROW BEGINS- 2135 S Ammon Road, Ammon, ID 83406
ACTION ITEMS:
1. North Village Division 4 Final Plat
Recommendation:
- Staff recommends approval of the final plat based on the following staff report and subject to the
Standard Development Agreement
Compliance:
- This application is in compliance with City Ordinance 10-14 R-1 Residence Zone, 10-37-2A
Residential District Uses, 10-29-8 Final Plat Requirements, the Comprehensive Plan, and the
Comprehensive Plan Land Use Map
Criteria for Decision:
- Title 10, Chapter 29, Section 3 -APPROVAL OF SUBDIVISION PLAT: No plat shall be recorded or
offered for record until the plat has been reviewed by the Planning Commission and approved by
the City Council and shall bear thereon the approval, by endorsement, of the Mayor, City Engineer
and City Clerk.
- Title 10, Chapter 29, Section 8 - REQUIREMENTS OF THE FINAL PLAT, see attached
- Title 10, Chapter 14 - R-1 Residence Zone, see attached
- Title 10, Chapter 37, Section 2 (A) - Residential District Uses, see attached
Summary of Analysis:
1. The Second Amended Annexation Agreement including both the north and south divisions was
approved by City Council on October 2, 2022
2. The Commission recommended approval of the preliminary plat on October 19, 2022
3. The North Village Preliminary Plat was approved by the City Council on November 3, 2022
4. The proposed division only has R-1 single family lots. No R-2 townhome lots are included.
5. The preliminary plat shows a cul-de-sac to the east of this division. Staff requested the cul-de-sac be
removed to align with the Comprehensive Plan's land use policy to discourage cuts -de -sac
6. Lot 6 Block 6 is a non -buildable canal lot
7. 49th South paving that was completed previously was not done to City standards and will be a
requirement within Special Condition 3 in the Development Agreement
8. Development agreement for Division 4 will include the following:
® SC -1: Developer shall pay to the City of Ammon the amount of $789.61 per lot for the
incurred cost of the construction of Well 13, storage tank, and surrounding property.
o SC -2: Developer shall complete or contribute to all improvements required based on the
studies provided, in compliance with City Code 11-1-6 L.
a. Traffic Study:
i. 49th South/25th East Westbound Slip Lane - paid their proportionate share of
$4,258, as required, in the North Village Division 1 Development Agreement.
ii. 25th East Widen to 3 lanes north of 49th South - shall provide proof of payment
of their proportionate share, $3,480.88 to the City of Idaho Falls prior to first
building permit, as required, in the North Village Division 1 Development
Agreement.
iii. 49th South/Ammon Road install traffic signal - Developer shall pay their
proportionate share of 7.2% of construction costs prior to first building permit for
the lots adjacent to Taylorview Lane or Olsen Park but no later than January 1,
2032 as required in the North Village Division 2 Standard Development
Agreement, a portion of this cost may include design plans for the signal at the
intersection of 49th South and Ammon Road. Completed
b. Water Study: Completed paid $392,000 for groundwater rights, and will pay $789.61 per
lot with building permit
Planning and Zoning Minutes September 3, 2025 Page 2 of 4
'ACITY ®F AMM N PLANNING AND ZONING
mmon September 3, 2025 - 7:OOpm
WHERE fCaMORRC7 11 WBEGINS 2135 S Ammon Road, Ammon, ID 83406
c. Wastewater Study: Completed with annexation into the Eastern Idaho Regional Sewer
District (EIRSD) and payment of ERU's to EIRSD per division
d. Floodplain Study: Completed, new FEMA map of the area effective February 1, 2023
e. Level 1 Environmental Study: Completed, showed no presence of environmental waste
f. Fiscal Impact Analysis: Completed, will show positive returns to the General Fund after
initial developed year.
® SC -3: Developer shall improve the 49th South frontage using the approved cross section for
three (3) lanes from centerline to the north prior to first Certificate of Occupancy in Division
4. These improvements shall include but are not limited to curb, gutter, and sidewalk, and
shall be constructed according to City of Ammon adopted standards.
® SC -4: The Ammon North Village Development shall contain no more than eighty-five (85)
townhomes.
® SC -5: Developer shall provide green space/park space equivalent to the amount of area
shown in the preliminary plat for area north of 49th South.
® SC -6: Developer shall construct an eight (8) foot paved pathway along the canal on the east
side of the property the length of the property prior to final Certificate of Occupancy for
Division 1
m SC -7: Developer shall require all construction vehicles to obtain access from 49th South, not
through current subdivisions
® SC -8: Developer shall establish the right of way path to the north providing connection to
Olsen Park to allow for the installation of fiber conduit and boxes to provide services for
Division 4 and successive divisions prior to first building permit
Development Contributions:
- Water Rights - Development will use pressurized irrigation
- Road Construction - The North Village Subdivision will improve the project's frontage on 49th South,
contribute proportionate share for 49th South/25th East westbound slip lane, contribute
proportionate share for the widening of 25th East to 3 lanes north of 49th South, and contribute
proportionate share for the installation of a traffic signal at 49th South/Ammon Road.
- Parks - shall pay the amount in the current City of Ammon Fee Resolution per residential unit for all
lots within the division prior to issuance of a building permit
- Law Enforcement - shall pay the amount in the current City of Ammon Fee Resolution at the time of
the issuance of the building permit, per residential unit
Parcel Characteristics:
- General Location: north of East 49th South (Township Road), east of Streeter Avenue, south of
Taylorview Lane, and west of 35th East (Ammon Road).
- Acres: 13.510 acres
- Zoning: R-1
Division Density: 2.66 units per acre (Gross) / 3.42 units per acre (Net)
Average Lot Size: 0.292 acres or 12,720 sq. ft.
Lots: 36 R-1 lots
Applicant's Request:
- Approval of North Village Division 4 Final Plat
- Presented by Curtis Johnson, Rockwell Homes and Travis Payne, Connect Engineering
Staff explained there will be some differences in the Standard Development Agreement Special Conditions, as some
items are being amended since the packet had been sent out.
Planning and Zoning Minutes September 3, 2025 Page 3 of 4
Arrimon AMMON PLANNING AND ZONING
September 3, 2025 - 7:00pm
WHERE TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
Commissioner Caldwell moved to recommend approval to City Council the North Village Division 4 Final Plat finding it
is in compliance with the Comprehensive Plan and City Ordinance, subject to technical review. Commissioner Malone
seconded. The motion passed unanimously by voice vote
DISCUSSION ITEMS:
1. Lot Coverage percentages —OLO Builders: Jake Young delivered a PowerPoint presentation on the impact
of the City's current lot size restrictions on home building trends, noting a shift towards smaller lots and larger
homes. Young argued that current requirements limit design options for Ammon consumers and don't align with
evolving consumer needs. He requested the Commission consider modifying zoning to allow flexible lot coverage.
The Commission requested more information on surrounding cities' requirements for similar zones and pros and
cons from municipalities that permit higher lot coverage percentages. Young agreed to provide staff with
transparent and verifiable answers to the Commission's questions.
2. Multi Use Zone: Donovan reviewed the amendments. These changes included updates and clarification
of the Zone's allowed uses, ADU permitted placements, and modifications to definitions.
3. Title 30 Amendments: Donovan discussed Chapter 29 amendments included final plat requirements to
include water rights disclosures. McBride discussed Chapter 41 amendments to setbacks and lot size restrictions
for schools.
REPORTS: attached in packet
City Council — Cindy Donovan
Traffic Commission — Cindy Donovan
City of Idaho Falls — Cindy Donovan
Bonneville County — Frances Rice — did not attend
CALL FOR ADJOURNMENT: The meeting adjourned at 9:08 p.m.
Chris Schma z, Chairman
SEAL
1961
oanna Dahm, City Clerk
Planning and Zoning Minutes September 3, 2025 Page 4 of 4