PZ PACKET 12012021
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.
CITY OF AMMON
2135 SOUTH AMMON ROAD
PLANNING AND ZONING COMMISSION MEETING
WEDNESDAY, DECEMBER 1, 2021 – 7:00 P.M.
AGENDA
THIS MEETING WILL ALSO BE HELD VIA ZOOM TELECONFERENCING.
PLEASE JOIN THE MEETING BY USING THE INFORMATION BELOW.
https://us02web.zoom.us/j/2086124000?pwd=d1NFL1QvM0NPRmV3VTRsYmNrbitUZz09
MEETING ID: 208 612 4000 PASSWORD: 26666
Phone-in Number: 1 669 900 6833
CALL TO ORDER: Chairman Nick Torman
Pledge of Allegiance: Jay Danielson
MINUTES: November 3, 2021
PUBLIC HEARINGS: STAFF RECOMMENDS TO CONTINUE THE PUBLIC HEARINGS UNTIL THE
JANUARY 5, 2022 MEETING
1. 2021-032 Comprehensive Plan Land Use Map Amendment (21st Street to 1st Street) CONTINUED FROM
NOVEMBER 17, 2021
2. 2021-030 Flagship Homes Annexation CONTINUED FROM NOVEMBER 17, 2021
ACTION ITEMS: STAFF RECOMMENDS TO CONTINUE THE PUBLIC HEARINGS UNTIL THE
JANUARY 5, 2022 MEETING
1. Action on Comprehensive Plan Land Use Map Amendment – 21st Street to 1st Street CONTINUED FROM
NOVEMBER 17, 2021
2. 2021-032 Recommendation for additional public hearing CONTINUED FROM NOVEMBER 17, 2021
3. 2021-032 Adoption of Reasoned Statement CONTINUED FROM NOVEMBER 17, 2021
4. Action on Flagship Homes Annexation CONTINUED FROM NOVEMBER 17, 2021
5. 2021-030 Recommendation for additional public hearing CONTINUED FROM NOVEMBER 17, 2021
6. 2021-030 Adoption of Reasoned Statement CONTINUED FROM NOVEMBER 17, 2021
DISCUSSION ITEMS:
REPORTS:
City Council – Cindy Donovan
City of Idaho Falls – Cindy Donovan
Traffic Commission – Cindy Donovan
Pool Committee/Parks and Trails Commission – Cindy Donovan
Bonneville County – Tom Hunsaker
CALL FOR ADJOURNMENT:
Planning and Zoning Minutes 11.03.2021 Page 1 of 4
CITY OF AMMON
2135 SOUTH AMMON ROAD
PLANNING AND ZONING COMMISSION MEETING
WEDNESDAY, NOVEMBER 3, 2021 – 7:00 P.M.
AGENDA
THIS MEETING WILL ALSO BE HELD VIA ZOOM TELECONFERENCING.
PLEASE JOIN THE MEETING BY USING THE INFORMATION BELOW.
https://us02web.zoom.us/j/2086124000?pwd=d1NFL1QvM0NPRmV3VTRsYmNrbitUZz09
MEETING ID: 208 612 4000 PASSWORD: 26666
Phone-in Number: 1 669 900 6833
CALL TO ORDER: Chairman Nick Torman
Pledge of Allegiance: Josh Rydalch
MINUTES: October 6, 2021
PUBLIC HEARINGS:
1. 2021-032 Comprehensive Plan Land Use Map Amendment (21st Street to 1st Street) SCHEDULED 11/17/21
2. 2021-030 Flagship Homes Annexation SCHEDULED 11/17/21
3. 2021-035 Comprehensive Plan Amendment
4. 2021-036 Title 10 Amendments
ACTION ITEMS:
1. Action on Comprehensive Plan Land Use Map Amendment – 21st Street to 1st Street SCHEDULED 11/17/21
2. 2021-032 Recommendation for additional public hearing SCHEDULED 11/17/21
3. 2021-032 Adoption of Reasoned Statement SCHEDULED 11/17/21
4. Action on Flagship Homes Annexation SCHEDULED 11/17/21
5. 2021-030 Recommendation for additional public hearing SCHEDULED 11/17/21
6. 2021-030 Adoption of Reasoned Statement SCHEDULED 11/17/21
7. Action on Comprehensive Plan Amendment
8. 2021-035 Recommendation for additional public hearing
9. 2021-035 Adoption of Reasoned Statement
10. Action on Title 10 Amendments
11. 2021-036 Recommendation for additional public hearing
12. 2021-036 Adoption of Reasoned Statement
13. Village Green Division 2 Preliminary Plat
DISCUSSION ITEMS:
REPORTS:
City Council – Cindy Donovan
City of Idaho Falls – Cindy Donovan
Traffic Commission – Cindy Donovan
Pool Committee/Parks and Trails Commission – Cindy Donovan
Bonneville County – Tom Hunsaker
CALL FOR ADJOURNMENT:
MINUTES
Commission Members Present:
Chairman Nick Torman
Vice Chairman Sarah Jones
Commissioner Patrick Malone
Commissioner Bond Eslinger
Commissioner Josh Rydalch
Commissioner Debra Clapp
Commissioner Chris Schmalz
Commissioner Jay Danielson
Commissioner Robert Taylor
Commission Members Absent:
None
City Staff Present:
City Planner Cindy Donovan
Assistant City Engineer Morgan Stewart
Administrative Assistant Shari Ockerman
Planning and Zoning Minutes 11.03.2021 Page 2 of 4
CALL TO ORDER: Chairman Torman opened the meeting at 7:00 p.m. Commissioner Rydalch led the Pledge of Allegiance.
MINUTES: October 6, 2021 - Commissioner Eslinger moved to accept the October 6, 2021 minutes, as presented. Commissioner
Clapp seconded. The motion passed by six votes to approve and three votes to abstain. (Commissioner Eslinger, Commissioner
Danielson and Commissioner Taylor – Absent)
PUBLIC HEARINGS:
1. 2021-032 Comprehensive Plan Land Use Map Amendment (21st Street to 1st Street) SCHEDULED 11/17/21
2. 2021-030 Flagship Homes Annexation SCHEDULED 11/17/21
3. 2021-035 Comprehensive Plan Amendment: Chairman Torman reviewed the Public Hearing process and explained the
procedure for submitting (remote and in house) public testimony request.
Chairman Torman opened the Public Hearing.
Compliance
- This action is in compliance with Title 10 Chapter 4 Amendments
Summary of Analysis
- Remove language that refers to an 80/20 split between low and high density housing.
- Amend language to refer to Title 10 Chapter 5 with the addition of Section 27 which contains the criteria for the location of
high density housing.
- Amend language to low density as 6.0 units or less per acre for detached housing.
- Amend language/charts to include the RS – Residence Small zone.
- On March 3, 2021 the Planning and Zoning Commission recommended for approval of the previous amendments regarding
the removal of language referring to single family and multi-family housing to low and high density, remove the language
referring to medium and medium-high density, amend coordinating charts to reflect language changes. These amendments
have been under review by the City Council. The City Council on September 9, 2021 approved criteria for the placement of
high density housing.
- Amendments to the Comprehensive Plan Land Use Map have been made to reflect areas recommended for approval and
those approved by the City Council since the March 3, 2021 meeting.
Notice
- Notice was published in the Friday, October 15, 2021 edition of the Post Register
- Notice was mailed to required public entities on Friday, October 15, 2021
- No posting of property was required
Supporting Testimony
Tom Hunsaker, 2925 Carolyn Lane, supports the clarity of the language he noted an error on the Comprehensive Land Use Map
regarding the Iona Cemetery.
Chairman Torman closed the public hearing and opened the Commissioner’s deliberation. Donovan reviewed the changes made
to the Comprehensive Land Use Map.
4. 2021-036 Title 10 Amendments:
Chairman Torman opened the Public Hearing.
Compliance
- This application is in compliance with Title 10 Chapter 4 Amendments
Summary of Analysis
- Title 10 Chapter 2 Definitions, definitions were added for “grocery” and “pedestrian access”
- Title 10 Chapter 5 Section 24 (D) Screening Requirements the use of berms as a screening device was removed
- Title 10 Chapter 5 Supplementary Regulations, Section 27 was added to Title 10 Chapter 5 which contains the criteria
regarding placement of high density housing
Notice
- Legal notice was published in the Friday, October 15, 2021 edition of the Post Register
- Letters were mailed to the public entities on Friday, October 15, 2021
- No posting of property is required
Neutral Testimony
Planning and Zoning Minutes 11.03.2021 Page 3 of 4
Tom Hunsaker, 2925 Carolyn Lane. He made suggestions for changes to the wording of the amendments for better clarification.
Chairman Torman closed the Public Hearing and opened the deliberation.
ACTION ITEMS:
1. Action on Comprehensive Plan Land Use Map Amendment – 21st Street to 1st Street SCHEDULED 11/17/21
2. 2021-032 Recommendation for additional public hearing SCHEDULED 11/17/21
3. 2021-032 Adoption of Reasoned Statement SCHEDULED 11/17/21
4. Action on Flagship Homes Annexation SCHEDULED 11/17/21
5. 2021-030 Recommendation for additional public hearing SCHEDULED 11/17/21
6. 2021-030 Adoption of Reasoned Statement SCHEDULED 11/17/21
7. Action on Comprehensive Plan Amendment: Commissioner Malone moved to recommend approval to City Council the
Comprehensive Plan and the Comprehensive Plan Land Use Map amendments; including changes from the March 3rd through
November 3rd meetings, finding they are in compliance with City Ordinance. Seconded by Commissioner Eslinger. The motion
passed unanimously.
8. 2021-035 Recommendation for additional public hearing: Commissioner Jones moved an additional hearing is needed for
2021-035. Commissioner Malone seconded. The motion passed unanimously.
9. 2021-035 Adoption of Reasoned Statement: Commissioner Jones moved to provide the following findings to City Council as the
reasoning for the recommendation to approve, Commissioner Clapp seconded. The motion passed unanimously.
Findings for Recommendation: Better describes process that we envisioned when establishing the Comprehensive Plan. The
amendments make it more clear.
10. Action on Title 10 Amendments: Commissioner Malone moved to recommend to City Council the approval of the amendments
to Title 10 Chapter 2 and Chapter 5 with the following additions: mixed use wording in all zones, add the wording “as found in
code” to greenspace, in section 8 add agency or successors, in low density definitions include twin homes verbiage.
Commissioner Taylor seconded. The motion passed unanimously.
11. 2021-036 Recommendation for additional public hearing: Commissioner Danielson moved an additional hearing is not needed
for 2021-036. Commissioner Rydalch seconded. The motion passed unanimously.
12. 2021-036 Adoption of Reasoned Statement: Commissioner Eslinger moved to provide the following findings to City Council as
the reasoning for the recommendation to approve, Commissioner Schmalz seconded. The motion passed unanimously.
Findings for Recommendation: mixed use wording all zones, Greenspace as found in code, section 8 agency or successors. Low
Density include twin homes verbiage. More definitions defining grocery and pedestrian.
13. Village Green Division 2 Preliminary Plat:
Compliance
- Application is in compliance with 10-29-7 Requirements of a Preliminary Plat and 10-16 R2-A Residence Zone
Summary of Analysis
- This is a continuation of the Village Green subdivision located to the north of this project
- Parcel will be built out as one 6-plex and three 4-plexes
- Rezone was approved by City Council on August 5, 2021
- 0.57 acres of open space (31% of total space)
- Streets within this subdivision will be private streets, not maintained by the City
- Off-street parking will be provided within the subdivision
Parcel Characteristics
- General Location: north of East 17th Street, east of Curlew Drive, south of Chasewood Drive and west of Trailwood Drive.
- Acres: 1.852 acres
- Zone: R2-A
- Density: 9.71 unit per acre, 18 units total
Applicant’s Request
- Approval of the Village Green Division 2 Preliminary Plat
- Application being presented by Brandt Monette, Kade Clinger, Concordia Development, and Kurt Roland, Eagle Rock
Engineering
Kurt Roland, Eagle Rock Engineering, 1331 Fremont Ave, Idaho Falls, ID., putting in eighteen units will include two car garages
and visitor parking with .5 acres’ open space. The development will be maintained by a HOA.
Planning and Zoning Minutes 11.03.2021 Page 4 of 4
Commissioner Schmalz moved to recommend to City Council approval of the Village Green Division 2 Preliminary Plat
finding it is in compliance with City Ordinance, subject to technical review. Commissioner Danielson seconded. The motion
passed unanimously.
DISCUSSION ITEMS: None
REPORTS:
City Council – Cindy Donovan reported on the September, October and November 4th Council meetings.
City of Idaho Falls – Cindy Donovan reported on points of interest from the meeting. They did not have anything adjoining
the City’s impact area.
Traffic Commission – Cindy Donovan – The Commission discussed ways to reduce traffic in the Eagle Drive area. Ammon
Road and 49th South will become a 4-way stop as of Thursday,4, 2021. Donovan reviewed signage needs and changes in the
City.
Pool Committee/Parks and Trails Commission – Cindy Donovan – The Pool Committee is conducting a feasibility study. The
Parks Department is applying for grants for pathways along 21st Street, and on 49th South to connect Woodland Hills
Elementary School, Woodland Hills Subdivision and City Park and Mountain Bend Subdivision.
Bonneville County – Tom Hunsaker shared a point of interest from the meeting. It did not affect the City’s impact area.
CALL FOR ADJOURNMENT: The meeting adjourned 8:32 at p.m.
___________________________.
Nick Torman, Chairman
________________________________
Kristina Buchan, City Clerk
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon Planning and Zoning Commission
December 1, 2021
Chairman Nick Torman and Commissioners:
Public Hearing #2021-032
Flagship Homes Comprehensive Plan Land Use Map Amendment
Staff Presenting:
Cindy Donovan – Planning Director
Recommendations
• We are currently waiting for more complete answers to the questions posed from the public
hearing on November 17, 2021. At this time staff recommends continuing the public hearing
until the January 5, 2022 meeting.
Updated Information
• The applicant has removed the request for High Density Residential. This request is now in
compliance with the Comprehensive Plan Land Use Map. The Comprehensive Plan Land Use
Map is a generalization of where land designations will be located.
Compliance
• The request is now in compliance with the current Comprehensive Plan Land Use Map based on
acreages involved. The map will need to be amended to better designate the different areas.
• The request is primarily in compliance with the Comprehensive Plan.
Summary of Analysis
• Comprehensive Plan Chapter 6: Comprehensive Plan is based on projections, assumptions and
predictions about future conditions. Future conditions may deviate from expectations and the
City should review and amend this plan to meet actual conditions.
• Chapter 9, Page 19: The Commission recommends a balance of 80% [single family housing units]
to 20% [multi-family housing units] on average.
• Chapter 10, Page 20: As Ammon grows into its area of impact, the natural features of the land,
proximity to the existing infrastructure, the cost of maintenance of existing or proposed public
facilities, the cost of development, and impact on neighboring land uses should be considered
prior to approval of annexation and new development.
• Chapter 10, Page 21: Ammon’s land use goal should be to foster a community which continues
to recognize and respect its rural roots yet provides a variety of housing types and styles for its
residents.
• Chapter 10, Page 23, Item 9: Establish land use patterns which build on existing water and sewer
facilities.
• Chapter 10, Page 23, Item 10: Link homes, schools, parks and shopping areas with bicycle and
pedestrian paths. Consider using sensitive lands in such linkages.
• Chapter 10, Page 24, Item 14: Locate commercial and higher density residential uses at or near
intersections of major roads.
• Chapter 10, Page 25, Item 16: Encourage land uses which generate major traffic to locate near
major and minor arterial streets.
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 2
Parcel Characteristics
• Located north of East 21st South, east of South 52nd East, south of 1st Street, west of Foothill
Road.
• Acreage: 590.06 acres being annexed
• Located within the City's Area of Impact
Applicant’s Request
• To amend the Comprehensive Plan Land Use Map from Low, Medium, and Medium-High
Density Residential to Low, Medium, Medium-High, and High Density Residential and from
Heavy Commercial to Light Commercial
Notice - November 17, 2021 meeting
• Published in the Post Register on Friday, October 15, 2021
• Mailed letters to 20 public entities on Friday, October 15, 2021
• No sign posting required, was posted with public hearing #2021-030 on November 8, 2021
• Public Comment: 1 letter received in favor; 6 letters opposed
Notice - September 1, 2021 meeting (hearing postponed)
• Published in the Post Register on Friday, July 30, 2021
• Mailed letters to 20 public entities on Friday, July 30, 2021
• No sign posting required, was posted with public hearing #2021-030 on August 19, 2021
• Public Comment: received 13 letters opposed
Motion
Approve
I move to recommend approval of the Comprehensive Plan Land Use Map amendment, finding
it is in compliance with the Comprehensive Plan and meets the City ordinance.
Deny
I move to recommend denial of the Comprehensive Plan Land Use Map amendment, finding it
does not comply with the Comprehensive Plan or City ordinance.
Continue
I move to continue the Comprehensive Plan Land Use Map amendment until further details can
be attained.
Attachments:
1. Vicinity Map
2. Comprehensive Plan Land Use Map
3. Comprehensive Plan Land Use Map with acreages
4. Title 10 Section 4 - Amendments
25th ELincoln Rd
25thEE 17th St
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S 45th ES Ammon Rd35th E45th EE 1st St
49th S
35th EESunnysideRd
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Brookfield LnAmy LnSchwieder LnE 21st S Foothill Rd52nd ETracy Bono, City Engineer, tbono@ci.ammon.id.us (208) 612-4028 ~ Carol Ellison, GIS Specialist, cellison@ci.ammon.id.us (208) 612-4056
THE CITY OF AMMON DISCLAIMS ANY WARRANTY OF FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESS OR IMPLIED, WITH RESPECT TO THIS PRODUCT.
Legend
Impact Boundary
Ammon Boundary
Railroad
Street
Mixed Use
Cemetery
Park/Green Space
Church
School
Industrial
Light Commercial
Heavy Commercial
Low Density Residential
Med Density Residential
Med-High Density Residential
High Density Residential Date: 12/1/2020
Adopted May 17, 2018 - Resolution 2018-005R, Hearing 2018-006
Adopted January 16, 2020 - Resolution 2020-001R, Hearing 2020-001
Adopted October 1, 2020 - Resolution 2020-012R, Hearing 2020-018
517.97 Acres
4.89 Acres
4.89 Acres
7.27 Acres
121.92 Acres
307.92 Acres
5.56 Acres
Ammon Boundary
Comprehensive Land Use
Church
Heavy Commercial
Low Density Residential
Med Density Residential
Med-High Density Residential
Park/Green Space
¯1 inch = 500 feet
Comprehensive Land Use Acreages
5/5/2021
Tracy Bono, City Engineer, tbono@ci.ammon.id.us (208) 612-4028 ~ Carol Ellison, GIS Specialist, cellison@ci.ammon.id.us (208) 612-4056
THE CITY OF AMMON DISCLAIMS ANY WARRANTY OF FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESS OR IMPLIED, WITH RESPECT TO THIS PRODUCT.S 52nd E E 21st S
1st St
S Foothill Rd
Page 1 of 1 Revised 11-19-2020
CHAPTER 4
AMENDMENTS
SECTION:
10-4-1: Ordinance and Map May Be Amended
10-4-2: Petition to Planning Commission
10-4-3: Amendments to be in Harmony with Land Use Plan
10-4-4: Public Hearing Notice
10-4-5: Reconsideration
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. 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.
10-4-2: APPLICATION FOR AMENDMENT: Persons seeking an amendment of the
zoning ordinance or map shall submit an application to the Administrator designating the change
desired, the reasons therefor and wherein the proposed amendment would further promote the
objectives and purposes of the zoning ordinance, together with such fee as may be established
by the City Council. Upon the receipt of the application, the Planning Commission shall consider
the request. The Planning Commission shall call a public hearing upon such matters as are
required to be heard by the Planning Commission under law and may call a public hearing on
other matters, in the commission's discretion before submitting its recommendations to the City
Council. The Planning Commission may also recommend amendments to the ordinance and
map to the City Council on its own initiative.
10-4-3: AMENDMENTS BASED ON PRACTICAL APPLICATION OF THE
COMPREHENSIVE PLAN: Before recommending an amendment to the ordinance, it must be
shown that such amendment is founded upon sound reason and practical application of the
Comprehensive Plan adopted by the City Council
10-4-4: PUBLIC HEARING NOTICE: Applications for amending the zoning ordinance and
zoning map shall comply with public hearing and notice requirements of Idaho Code Title 67,
Chapter 65.
10-4-5: RECONSIDERATION: Any applicant or aggrieved party shall exhaust all
administrative remedies, including but not limited to Idaho Code §67-6535, following a final
decision from the City Council.
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon Planning and Zoning Commission
December 1, 2021
Chairman Nick Torman and Commissioners:
Public Hearing #2021-030
Annexation of 590.06 acres with initial zoning of
R-2, R2-A, R-1, R1-A, RP-A RP, RE, MU, PB, LC/PB, and C-1
Staff Presenting:
Cindy Donovan – Planning Director
Recommendations
- We are currently waiting for more complete answers to questions posed from the public hearing
on November 17, 2021. At this time staff recommends continuing the public hearing until the
January 5, 2022 meeting.
Compliance
- The request is now in compliance with the Comprehensive Plan Land Use Map, since the
applicant removed the request for the R-3 and R3-A zones.
Summary of Analysis
1. Project will be built out as a Planned Unit Development (PUD)
2. Project would provide a variety of housing options and commercial development for the
community, in compliance with Comprehensive Plan Chapter 10 Page 21: Ammon’s land use
goal should be to foster a community which continues to recognize and respect its rural roots
yet provides a variety of housing types and styles for its residents.
3. Parcels are currently agriculture in Bonneville County
4. Connects the City of Ammon to property east of South 52nd East and north of 1st Street
5. Acreage: 590.06 annexation (668.5 acres overall development)
6. Dwelling Units: 3,142 (15 year build out)
● Single Family Detached on large lots: 796 units
● Single Family Detached on small lots: 1848 units
● Townhomes: 498 units
7. Commercial Space: 325,393 SF (8 acres, 15-year build out)
8. Zoning Requested: Professional Business (PB), Light Commercial/Profession Business (LC/PB),
and Light Commercial (C-1)
9. Open Space (Public Parks)
10. 23-acre public park
11. Pathways connecting through the community
12. School Property Designations:
• Two (2) school locations dedicated
Annexation Procedures and Compliance
1. Purpose of Title 11: Annexation Procedures:
a. To “encourage collaboration between property owners and city officials when
considering any application for annexation request in order to arrive at the most
sustainable outcome for the community.”
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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b. Provide information to the PZ Commission to make their decision
c. Thoroughly study a proposed annexation and make any requirements necessary of the
annexation to ensure the development is a positive addition to the Community and is
sustainable.
d. To ensure the development pays for itself.
Planning and Zoning Commission Decision:
Section 11-1-10
1. “Whether the proposed annexation will be harmonious and in accordance with specific goals
and policies of applicable components of the Ammon Comprehensive Plan; and
2. Whether the proposed annexation generally complies with the Ammon Comprehensive Plan.”
3. If “yes” to Items 1 and 2, then the Commission is required to make a recommendation to City
Council regarding the annexation. This recommendation must include a zoning
recommendation.
Application Requirements (11-1-6):
1. Application and Fees (Application submitted July 21, 2021)
a. Discussions began in early 2021
2. Description of proposed project along with statements of compliance, compatibility,
contributions, and phasing plans.
3. Impact Studies
Required Impact Studies:
1. Traffic Study
2. Water Study
3. Wastewater Study
4. Floodplain Study
5. Level I Environmental
6. Fiscal Impact Study
Traffic Study Recommendations:
Purpose of the Traffic Study:
- “A traffic study shall be submitted showing impact on adjacent public street that would serve
the proposed project and the impact on all public streets within a three (3) mile radius of the
proposed development” (Ammon Municipal Code 11-1-6.L.1).
- The study shall be prepared and stamped by a Professional Engineer (PE) licensed in the State of
Idaho which has expertise in traffic studies” (Ammon Municipal Code 11-1-6.L.1).
- “This study addresses the traffic impact associated with the proposed BCP development located
in Ammon, Idaho” (Page 1, TIS BCP Dev.).
- “The purpose of this traffic impact study is to analyze traffic operations at key intersections for
existing (2021), future (2026), and future (2040) conditions with and without the proposed
project and to recommend mitigation measures as needed” (Page 1, TIS BCP Dev.).
Based on the Traffic Study:
- Developer shall construct or contribute to the construction of 23 traffic infrastructure
improvements.
- The need for these improvements are a direct result of the traffic generated from the proposed
project.
- The traffic improvements are currently located in the City of Ammon (12), Bonneville County (8),
and the City of Idaho Falls (3)
Traffic Improvements Required (no City assistance):
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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1. New roundabout at 55th E and 1st Street.
2. New roundabout at 52nd and 1st Street
3. Install NB/EB/SB right-turn pockets at the Lincoln/45th (Crowley) Roundabout
4. Upgrade Crowley (45th)/1st Street Roundabout to two lanes
5. New two-lane roundabout at 17th/45th
6. New one-lane roundabout at 45th/21st Street
7. New NB right-turn pocket at 45th/21st StreetTraffic Improvements Required (no City
assistance):
8. Signalize intersection of 45th/Sunnyside intersection
9. New SB right-turn pocket at 45th/Sunnyside
10. New EB and WB left-turn pockets at 45th/Sunnyside
11. Extend EB left-turn storage lane at 45th/Sunnyside
12. Extend 5-lane cross section on Sunnyside east of Ammon/Sunnyside signal
13. Widen 17th Street to 5 lanes between Ammon and 45th Streets
14. Widen 1st Street to 5 lanes between Ammon and 45th Streets
15. Replace roundabout at Lincoln/Ammon with traffic signal
16. Replace roundabout at Lincoln and 25th (Hitt) with traffic signal
17. Extend and widen 5-lanes from Lincoln/Ammon to 17th/Ammon
18. Widen 1st Street to 5-lanes between 25th and Ammon
19. Extend EB left-turn storage at Ammon/1st intersection
20. Coordinate and modify signal timing at 25th/John Adams Parkway signal
21. New WB right-turn pocket at 17th/25th
22. Increase EB and WB left-turn storage at 17th/25th
23. New SB dual left-turn lanes at Ammon/17th intersection
Water Study Recommendations:
1. Construct all Water System Components
a. Developer must construct all components of the water supply system and meet all City
standards and DEQ standards. No City assistance.
2. Wells.
a. Construct two (2) groundwater wells to supply the subdivision of all drinking water
needs. No City assistance.
3. Water Tank.
a. Construct a 1.0 million gallon tank to store water within the subdivision. No City
assistance.
4. Booster Station.
a. Booster station to control water pressures within the subdivision. No City assistance.
Water Rights, Irrigation, and Fees:
1. 4.5 CFS of Groundwater Rights.
a. Option 1: Deed to the City of Ammon acceptable groundwater rights equivalent to 4.5
CFS (~225 acres or ~900 acre feet)
b. Option 2: Pay City of Ammon a fee in-lieu of groundwater rights of approximately $1.5
million (this amount is subject to change based on market conditions)
2. Pressurized Irrigation (Surface Water)
a. Require surface water for all outdoor irrigation
b. This is already a requirement by Title 8-10 of the Ammon Municipal Code
3. Connection Fee (City) - $1,400 per unit ($4,398,800 total)
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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Wastewater Study Recommendations:
1. Construct all Wastewater System Components
a. Developer must construct all components of the wastewater collections system and
meet all City standards and DEQ standards. No City assistance.
2. Construct Transmission Line to EIRWWA Main Line
a. Acquire all necessary easements and replace main lines through The Villas.
b. Replace and upgrade trunk line from development, through The Villas, to Crowley Rd.
c. Eliminate lift station in The Villas.
d. Connect to EIRWWA Main Line at Sunnyside/Crowley Rd.
3. Connection Fees (City of Ammon)
a. Required to pay City connection fee of $1,300 per unit or $4,084,600
4. Connection Fees (EIRWWA)
a. Required to pay EIRWWA connection fees
b. Currently, this fee is $5,639/unit for a total of $17,708,312
Floodplain Study Recommendations:
1. Obtain FEMA Approval for the following:
a. Remove all building areas from the floodplain. (City of Ammon prohibits construction
within the Floodplain.)
b. Design flood conveyance channels as directed by FEMA.
c. Mitigate flood conditions for downstream users, as directed by FEMA
2. From the Study:
a. “Runoff that creates the floodplain must be accounted for, received, conveyed, and
discharged to downstream property owners in an acceptable manner, which means that
any adverse change in quantity, form, or location of discharge to other property must be
avoided unless there is approval by the property owner.” (Page 4, Floodplain Study)
Level I Environment Study Recommendations:
Findings:
1. No concerns were observed.
2. From the study, “This assessment has revealed no evidence of recognized environmental
conditions in connection with the property” (Page 16, PHASE I – ENVIRONMENTAL SITE
ASSESSMENT).
Fiscal Impact Study Recommendations:
Objective:
1. Conduct analysis of the costs and benefits of annexation of the proposed development into the
City of Ammon.
2. Prepared by a qualified and independent person or firm acceptable by the City Council and in a
format acceptable by the City Council. (Galena Consulting)
3. Determine the proposed annexation’s impact and recommend any additional fees paid to the
City to compensate for anticipated costs.
a. Property tax funded services: Law enforcement, Parks, and general fund operations
4. The fiscal impact analysis may also be termed a cost/benefit analysis.
Findings:
1. Project Net Present Value (NPV) over 15 years is $2,530,433 with a 3% discount rate
2. Nominal value of $3,550,979.00 (without a discount rate)
3. Study shows positive net fund balance after Years 1 and 2.
a. Negative balance in Years 1 and 2 due to delay in property tax collections.
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
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4. Study does not address street costs. Staff recommends obligating 100% of any remaining
balances to street costs and maintenance.
Parcel Characteristics
- Located north of East 21st South, east of South 52nd East, south of 1st Street, west of Foothill
Road.
- Acreage: 590.06 acres requested to annex, 668.5 acres total development
- Requested initial residential zonings of R-3, R3-A, R-2, R2-A, R-1, R1-A, RP-A RP, RE, and initial
commercial zonings of MU, PB, LC/PB, and C-1 in a PUD
Applicant’s Request
- Request being presented by Peter Evans, Nate Hutchinson, and Bronson Tatton, Flagship Homes
- Annexation of 590.06 acres with the initial residential zonings of R-2, R2-A, R-1, R1-A, RP-A RP,
RE, and the initial commercial zonings of MU. PB, LC/PB, and C-1 in a PUD
Notice for November 17, 2021 meeting
- Published in the Post Register on Friday, October 15, 2021 and Friday, October 22, 2021
- Mailed letters to 83 property owners and 20 public entities on Friday, October 15, 2021
- Property was posted on November 8, 2021
- Public comment: 1 letter in favor, 2 letters with general comments, 8 letters opposed, 1 petition
opposed
Notice for September 1, 2021 meeting (hearing postponed)
- Published in the Post Register on Friday, July 30, 2021 and Friday, August 6, 2021
- Mailed letters to 83 property owners and 20 public entities on Friday, July 30, 2021
- Property was posted on
- Public comment: 17 written comments in opposition were received
Motion
Approve
I move to recommend approval of the annexation of 590.06 acres, finding it is in compliance
with the Comprehensive Plan and meets the City ordinance.
Deny
I move to recommend denial of the annexation of 590.06 acres, finding it does not comply with
the Comprehensive Plan or City ordinance.
Continue
I move to continue public hearing #2021-030 regarding the annexation of 590.06 acres to the
January 5, 2022 meeting so more information may be attained.
Attachments:
1. Updated Fiscal Impact information
2. New written information received from residents
November 18, 2021
Pete Evans
Flagship Homes
1250 E 200 S
Suite 1D
Lehi, UT 84043
Dear Mr. Evans,
In light of the public testimony during the Planning and Zoning hearing held on November 17, 2021 and
current economic conditions throughout the United States, Galena Consulting has elected to prepare an
addendum to its Fiscal Impact Study prepared for Flagship Homes and presented to the City of Ammon.
The Study contained a Net Present Value (NPV) calculation using a discount rate of 3% to reflect the
Cash Flows received by the City over a 15 year time horizon. The 3% discount rate was selected for a
number of reasons. First and foremost, a discount rate is used to reflect the internal cost of capital
within an organization. Municipal entities are able to borrow (with voter approval) at rates well below
normal market lending rates because of the tax-exempt nature of these bonds. As of 11/18/21, lending
rates for 10-year municipal bonds are 1.13% and the Prime Lending Rate is currently 3.25%.
Secondarily, municipal entities do not and cannot operate like a private enterprise. When inflation
effects the costs of products at Walmart, Walmart simply raises their prices to maintain their profit
margin. Municipalities do not have that luxury. Most of a municipality’s revenue is fixed and
uncontrollable. When prices rise, it is constrained by its budget and requires cost containment
measures or use of reserves to maintain balance. This becomes even more complicated when a
jurisdiction does not have the budgetary authority to exceed their adopted budget. In these instances,
the entity must have a full public hearing to increase their budget. Also, because of the inflexibility of
their budgets, municipalities typically attempt to maintain annual increases in personal expenses in the
3% to 4% range and M&O expenditure increases in the 1% to 2% range. This equates to the general 3%
discount rate used in the Study.
Finally, a discount rate is generally not to be associated with inflation. However, even if inflation is
being used as the metric for the NPV, it is calculated over a 15-year time horizon. Inflation has averaged
at or below 3% since 1990. A recent spike in inflation within the last 3 months would not be sufficient
justification for presuming that these rates will exist for the next few decades. Simple yet practical tests
to evaluate a discount rate include current bank account savings yields and mortgage lending rates.
While inflation is exceeding 6%, savings accounts and certificates of deposit are still paying dismal
returns and 15-Year mortgage rates are roughly 2.5%. Mortgage rates are increasing but at a much
slower pace than inflation.
However, Galena Consulting always attempts to be extraordinarily conservative in their calculations to
ensure both the developer and the municipality have reliable data in the event of market fluctuations.
As such, Galena has recalculated the NPV using a 6 % discount rate and a 9% discount rate to provide
Commissions, Councils and the public with more sensitivity to their concerns. Additionally, Galena
raised the number of persons per household to 3.15 to match the figure in the Comprehensive Plan.
Using the Cash Flow Summary presented in the report, the NPV for a 3% discount rate would be
approximately $2.3M, $1.7M for a 6% rate and $1.2M for a 9% rate. All of these rates still result in a net
positive return for the City. A revised financial model has been included with this Addendum.
Galena would encourage you to share this Addendum with the City as part of your response to the
citizen concerns.
Sincerely,
Ozzie Gripentrog
Galena Consulting
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisSummarySummary Financial Statements2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036RevenueProperty Tax 93,070 191,597 275,512 366,440 465,783 572,285 688,149 812,066 946,712 1,092,508 1,247,984 1,415,244 1,594,955 1,786,131 1,992,281Sales Tax 11,983 28,370 41,573 55,416 70,072 85,269 101,252 117,816 135,295 153,644 172,643 192,565 213,356 234,870 257,483Liquor Tax 8,756 20,716 30,295 40,296 50,858 61,773 73,240 85,097 97,623 110,791 123,958 137,591 151,926 166,928 182,474Total Revenue 113,808 240,683 347,379 462,153 586,713 719,327 862,641 1,014,979 1,179,630 1,356,942 1,544,585 1,745,401 1,960,238 2,187,930 2,432,239ExpendituresLegislative 308 738 1,093 1,474 1,884 2,317 2,780 3,270 3,793 4,353 4,942 5,571 6,241 6,946 7,696Executive 1,982 4,751 7,035 9,490 12,128 14,915 17,901 21,053 24,424 28,025 31,820 35,867 40,180 44,720 49,550Finance 1,916 4,593 6,800 9,173 11,722 14,416 17,303 20,349 23,608 27,089 30,757 34,670 38,838 43,226 47,895Clerk 3,059 7,333 10,857 14,647 18,717 23,018 27,627 32,491 37,694 43,252 49,109 55,356 62,012 69,018 76,472Planning & Zoning 2,375 5,692 8,428 11,370 14,530 17,868 21,446 25,222 29,261 33,575 38,121 42,970 48,137 53,576 59,363Engineering 3,153 7,558 11,190 15,096 19,290 23,723 28,473 33,487 38,849 44,577 50,614 57,052 63,912 71,132 78,815Parks & Rec Fund Tsfr 24,574 58,903 87,213 117,652 150,345 184,894 221,914 260,989 302,780 347,426 394,479 444,656 498,120 554,392 614,273Law Enforcement 28,757 68,932 102,063 137,688 175,949 216,381 259,706 305,436 354,340 406,587 461,649 520,370 582,941 648,799 718,877Subtotal 66,124 158,499 234,679 316,591 404,565 497,532 597,151 702,298 814,748 934,882 1,061,491 1,196,512 1,340,382 1,491,808 1,652,941Net Fund Balance 47,684 82,184 112,700 145,562 182,149 221,795 265,491 312,681 364,882 422,060 483,094 548,889 619,856 696,122 779,298Benefit/Cost Ratio 1.72 1.52 1.48 1.46 1.45 1.45 1.44 1.45 1.45 1.45 1.46 1.46 1.46 1.47 1.47NPV @ 3/6/9% Discount Rates 3,871,995 2,895,867 2,208,94511/18/2021Flagship Fiscal Impact ‐ AddendumPage 1
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisSummaryCash Flow Summary (Assuming One Year Lag in Property Taxes)2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036RevenueProperty Tax 93,070 191,597 275,512 366,440 465,783 572,285 688,149 812,066 946,712 1,092,508 1,247,984 1,415,244 1,594,955 1,786,131Sales Tax 11,983 28,370 41,573 55,416 70,072 85,269 101,252 117,816 135,295 153,644 172,643 192,565 213,356 234,870 257,483Other 8,756 20,716 30,295 40,296 50,858 61,773 73,240 85,097 97,623 110,791 123,958 137,591 151,926 166,928 182,474Total Revenue 20,739 142,156 263,464 371,224 487,370 612,825 746,777 891,062 1,044,985 1,211,146 1,389,109 1,578,140 1,780,527 1,996,754 2,226,089ExpendituresLegislative 308 738 1,093 1,474 1,884 2,317 2,780 3,270 3,793 4,353 4,942 5,571 6,241 6,946 7,696Executive 1,982 4,751 7,035 9,490 12,128 14,915 17,901 21,053 24,424 28,025 31,820 35,867 40,180 44,720 49,550Finance 1,916 4,593 6,800 9,173 11,722 14,416 17,303 20,349 23,608 27,089 30,757 34,670 38,838 43,226 47,895Clerk 3,059 7,333 10,857 14,647 18,717 23,018 27,627 32,491 37,694 43,252 49,109 55,356 62,012 69,018 76,472Planning & Zoning 2,375 5,692 8,428 11,370 14,530 17,868 21,446 25,222 29,261 33,575 38,121 42,970 48,137 53,576 59,363Engineering 3,153 7,558 11,190 15,096 19,290 23,723 28,473 33,487 38,849 44,577 50,614 57,052 63,912 71,132 78,815Parks & Rec Fund Tsfr 24,574 58,903 87,213 117,652 150,345 184,894 221,914 260,989 302,780 347,426 394,479 444,656 498,120 554,392 614,273Law Enforcement 28,757 68,932 102,063 137,688 175,949 216,381 259,706 305,436 354,340 406,587 461,649 520,370 582,941 648,799 718,877Subtotal 66,124 158,499 234,679 316,591 404,565 497,532 597,151 702,298 814,748 934,882 1,061,491 1,196,512 1,340,382 1,491,808 1,652,941Net Fund Balance (45,385) (16,343) 28,785 54,634 82,806 115,293 149,627 188,764 230,237 276,264 327,618 381,629 440,145 504,946 573,147Benefit/Cost Ratio 0.31 0.90 1.12 1.17 1.20 1.23 1.25 1.27 1.28 1.30 1.31 1.32 1.33 1.34 1.35NPV @ 3/6/9% Discount Rates 2,341,867 1,692,812 1,242,05511/18/2021Flagship Fiscal Impact ‐ AddendumPage 2
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisProfit/(Loss) by TypeS.F. NBHD @ 80% H.O.E. Summary2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036RevenueProperty Tax 36,517 74,915 107,719 142,853 181,166 222,129 266,654 314,165 365,806 421,696 481,183 544,446 612,683 685,155 763,171Sales Tax 4,456 10,550 15,459 20,607 26,057 31,708 37,652 43,811 50,311 57,135 64,200 71,608 79,340 87,340 95,749Liquor Tax 3,256 7,703 11,266 14,985 18,912 22,971 27,235 31,645 36,303 41,199 46,096 51,165 56,496 62,075 67,856Total Revenue 44,229 93,169 134,444 178,445 226,136 276,809 331,542 389,621 452,420 520,030 591,478 667,219 748,519 834,570 926,775ExpendituresLegislative 112 269 399 538 686 844 1,013 1,191 1,382 1,587 1,803 2,030 2,274 2,531 2,805Executive 717 1,715 2,545 3,429 4,379 5,382 6,461 7,600 8,819 10,125 11,501 12,952 14,509 16,149 17,894Finance 708 1,693 2,512 3,384 4,322 5,312 6,377 7,501 8,704 9,993 11,351 12,783 14,320 15,938 17,660Clerk 1,130 2,703 4,011 5,404 6,900 8,482 10,182 11,977 13,897 15,955 18,124 20,410 22,864 25,448 28,197Planning & Zoning 854 2,042 3,031 4,083 5,214 6,409 7,694 9,050 10,501 12,056 13,695 15,423 17,277 19,229 21,307Engineering 1,164 2,785 4,134 5,569 7,112 8,741 10,494 12,344 14,323 16,444 18,679 21,035 23,565 26,227 29,061Parks & Rec Fund Tsfr9,138 21,863 32,446 43,713 55,819 68,611 82,367 96,886 112,419 129,067 146,613 165,106 184,959 205,855 228,098Law Enforcement 10,534 25,202 37,402 50,390 64,344 79,091 94,947 111,684 129,589 148,780 169,006 190,323 213,209 237,297 262,937Subtotal 24,356 58,272 86,480 116,510 148,776 182,873 219,536 258,234 299,634 344,007 390,773 440,062 492,979 548,674 607,959Net Fund Balance 19,873 34,897 47,964 61,935 77,360 93,936 112,006 131,387 152,786 176,022 200,706 227,157 255,540 285,896 318,816S.F. Village @ 80% H.O.E. Summary2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036RevenueProperty Tax 46,196 95,306 136,943 182,480 232,208 285,599 343,841 406,210 473,861 547,281 625,657 710,328 801,126 897,802 1,002,047Sales Tax 6,398 15,147 22,196 29,588 37,413 45,526 54,060 62,903 72,236 82,033 92,177 102,813 113,914 125,401 137,474Liquor Tax 4,675 11,060 16,175 21,515 27,154 32,982 39,104 45,435 52,122 59,153 66,183 73,462 81,116 89,125 97,426Total Revenue 57,269 121,513 175,314 233,583 296,774 364,107 437,005 514,548 598,219 688,466 784,017 886,604 996,156 1,112,328 1,236,947ExpendituresLegislative 161 387 571 772 986 1,213 1,456 1,712 1,986 2,278 2,586 2,917 3,268 3,637 4,029Executive 1,029 2,468 3,646 4,923 6,290 7,736 9,286 10,922 12,668 14,534 16,500 18,607 20,845 23,200 25,701Finance 1,016 2,436 3,598 4,858 6,208 7,635 9,165 10,780 12,502 14,344 16,285 18,364 20,573 22,898 25,366Clerk 1,622 3,889 5,745 7,757 9,913 12,191 14,633 17,211 19,962 22,902 26,001 29,322 32,848 36,560 40,501Planning & Zoning 1,226 2,939 4,341 5,862 7,490 9,212 11,058 13,006 15,084 17,306 19,648 22,157 24,821 27,626 30,604Engineering 1,672 4,009 5,921 7,995 10,216 12,564 15,082 17,739 20,573 23,604 26,798 30,220 33,854 37,680 41,741Parks & Rec Fund Tsfr13,120 31,464 46,473 62,750 80,188 98,616 118,375 139,230 161,480 185,266 210,334 237,193 265,721 295,746 327,626Law Enforcement 15,124 36,269 53,571 72,334 92,436 113,678 136,455 160,496 186,145 213,564 242,460 273,422 306,306 340,918 377,667Subtotal 34,970 83,861 123,865 167,250 213,729 262,845 315,509 371,095 430,400 493,798 560,612 632,201 708,236 788,264 873,234Net Fund Balance 22,299 37,652 51,449 66,332 83,046 101,262 121,497 143,453 167,819 194,668 223,405 254,403 287,920 324,064 363,71211/18/2021Flagship Fiscal Impact ‐ AddendumPage 3
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisProfit/(Loss) by TypeTownhomes @ 75% H.O.E. Summary2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036RevenueProperty Tax 7,067 14,630 21,197 28,311 36,214 44,748 53,947 63,846 74,748 86,448 98,990 112,873 127,718 143,571 160,855Sales Tax 1,129 2,673 3,917 5,221 6,602 8,034 9,540 11,101 12,748 14,476 16,266 18,144 20,102 22,130 24,260Liquor Tax 825 1,952 2,854 3,797 4,792 5,820 6,901 8,018 9,198 10,439 11,679 12,964 14,315 15,728 17,193Total Revenue 9,021 19,255 27,968 37,329 47,608 58,602 70,388 82,964 96,693 111,363 126,935 143,981 162,135 181,429 202,308ExpendituresLegislative 28 69 102 138 176 217 260 306 355 407 462 521 583 649 720Executive 182 437 651 878 1,125 1,386 1,661 1,951 2,266 2,596 2,944 3,323 3,722 4,141 4,593Finance 179 432 642 866 1,110 1,368 1,639 1,926 2,236 2,562 2,906 3,279 3,673 4,087 4,533Clerk 286 689 1,025 1,383 1,772 2,184 2,617 3,075 3,570 4,091 4,640 5,236 5,864 6,526 7,238Planning & Zoning 216 521 775 1,045 1,339 1,650 1,978 2,323 2,698 3,091 3,506 3,957 4,431 4,931 5,469Engineering 295 710 1,057 1,426 1,827 2,251 2,698 3,169 3,680 4,216 4,782 5,396 6,044 6,726 7,459Parks & Rec Fund Tsfr2,315 5,576 8,295 11,189 14,338 17,666 21,173 24,873 28,881 33,093 37,532 42,357 47,440 52,790 58,549Law Enforcement 2,669 6,428 9,562 12,898 16,528 20,365 24,407 28,672 33,292 38,147 43,265 48,826 54,686 60,853 67,492Subtotal 6,171 14,863 22,108 29,822 38,216 47,087 56,432 66,296 76,977 88,204 100,036 112,895 126,444 140,704 156,053Net Fund Balance 2,849 4,393 5,860 7,507 9,391 11,515 13,955 16,669 19,716 23,160 26,900 31,085 35,691 40,725 46,255General Commercial Summary2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036RevenueProperty Tax 3,289 6,745 9,652 12,797 16,195 19,810 23,707 27,845 32,298 37,082 42,155 47,596 53,429 59,602 66,209Sales Tax 000000000000000Liquor Tax 000000000000000Total Revenue 3,289 6,745 9,652 12,797 16,195 19,810 23,707 27,845 32,298 37,082 42,155 47,596 53,429 59,602 66,209ExpendituresLegislative 6 14 20 27 35 43 51 61 70 81 91 103 115 129 142Executive 54 131 193 261 334 410 493 579 672 770 874 986 1,105 1,230 1,363Finance 13 32 48 64 82 101 122 143 166 190 216 243 273 303 336Clerk 21 51 76 103 131 162 194 228 265 303 344 388 435 484 537Planning & Zoning 79 190 281 380 486 597 717 843 978 1,121 1,272 1,434 1,607 1,790 1,983Engineering 22 53 78 106 135 167 200 235 273 313 355 400 448 499 553Parks & Rec Fund Tsfr000000000000000Law Enforcement 430 1,033 1,529 2,066 2,640 3,247 3,897 4,584 5,315 6,095 6,918 7,798 8,740 9,730 10,781Subtotal 626 1,504 2,226 3,007 3,844 4,728 5,674 6,673 7,737 8,873 10,071 11,353 12,723 14,166 15,695Net Fund Balance 2,663 5,242 7,427 9,789 12,352 15,082 18,033 21,172 24,560 28,209 32,084 36,244 40,706 45,437 50,51411/18/2021Flagship Fiscal Impact ‐ AddendumPage 4
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisAbsorptionAbsorption Schedule ‐ HB 389 CAP RestrictedAbsorption Rate 2022 2023 20242025 2026 2027 2028 2029 2030 2031 2032 2033 20342035 2036 TotalS.F. NBHD 6% 7% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 90.9%S.F. Village 6% 7% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 90.9%Townhomes 6% 7% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 90.9%General Commercial 6% 7% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 6% 90.9%Units Occupied/Sq. Ft.S.F. NBHD 44 58 45 45 46 46 47 47 48 49 49 49 50 50 51 796S.F. Village 102 135 103 105 107 107 109 109 111 113 113 115 116 116 118 1,848Townhomes 27 36 28 28 29 29 29 29 30 30 30 31 31 31 32 498General Commercial 17,897 23,75418,222 18,547 18,873 18,873 19,198 19,198 19,52419,849 19,849 20,17420,500 20,500 20,825 325,393Cost per Sq. Ft.S.F. NBHD 225 234 243 253 263 274 285 296 308 320 333 346 360 375 390S.F. Village 180 187 195 202 211 219 228 237 246 256 266 277 288 300 312Townhomes 160 166 173 180 187 195 202 211 219 228 237 246 256 266 277General Commercial 130 135 141 146 152 158 164 171 178 185 192 200 208 216 225Taxable ValueS.F. NBHD 27,621,00037,865,88030,553,84831,776,002 33,781,421 35,132,67837,332,28938,825,58041,237,723 43,780,71645,531,94447,353,222 50,252,39952,262,495 55,440,054608,747,249S.F. Village 39,657,60054,587,52043,314,18645,921,44848,667,98850,614,70753,623,20855,768,13659,063,061 62,532,35065,033,645 68,832,07072,207,83475,096,14779,446,545 874,366,445Townhomes 6,998,4009,704,4487,849,8208,163,813 8,793,593 9,145,3379,511,1509,891,59610,641,993 11,067,673 11,510,38012,369,821 12,864,61413,379,19914,363,217156,255,053General Commercial 2,093,949 2,890,3872,305,943 2,440,9542,583,213 2,686,541 2,842,1172,955,801 3,126,233 3,305,4043,437,6203,633,663 3,840,0763,993,679 4,219,273 46,354,852Subtotal 76,370,949105,048,23584,023,79788,302,21793,826,21497,579,263 103,308,763107,441,113114,069,010120,686,143 125,513,588132,188,776139,164,923 144,731,519153,469,0891,685,723,598Property Tax RevenueS.F. NBHD @ 80% H.O.E. 36,517 37,303 30,557 31,902 34,028 35,528 37,861 39,511 42,216 44,916 46,836 48,828 51,90454,092 57,461S.F. Village @ 80% H.O.E. 46,196 47,723 38,778 41,429 44,253 46,425 49,675 52,05455,46459,20461,958 65,902 69,488 72,643 77,310Townhomes @ 75% H.O.E. 7,067 7,352 6,128 6,478 7,053 7,448 7,857 8,281 8,986 9,458 9,948 10,91411,458 12,022 12,977General Commercial 3,289 3,357 2,704 2,855 3,015 3,129 3,303 3,427 3,617 3,816 3,960 4,177 4,405 4,571 4,818Total Property Tax Revenue 93,07095,735 78,16782,663 88,35092,52998,695 103,273110,283117,395122,701129,821137,254143,327152,566Sales Tax RevenueState Base ‐ Ammon Population 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115 17,115State Total Population ‐ <Avg 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345 666,345Ammon Share 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57% 2.57%Annual Excess Distribution 15,050,552 15,351,563 15,658,59415,971,76616,291,202 16,617,02616,949,36617,288,353 17,634,12017,986,803 18,346,53918,713,47019,087,73919,469,49419,858,884Ammon Sales Tax ‐ Excess 386,572 394,303 402,189 410,233 418,438 426,807 435,343 444,050452,930461,989 471,229 480,653 490,267 500,072 510,073Ammon Revised Population 17,660 18,381 18,936 19,496 20,070 20,643 21,226 21,809 22,40423,009 23,613 24,228 24,848 25,469 26,102Revised State Total Pop. ‐ <Avg 666,890667,611 668,166668,726669,300669,873 670,456671,039 671,634672,239 672,843 673,458 674,078 674,699 675,332Revised Ammon Share 2.65% 2.75% 2.83% 2.92% 3.00% 3.08% 3.17% 3.25% 3.34% 3.42% 3.51% 3.60% 3.69% 3.77% 3.87%Revised Ammon Sales Tax ‐ Excess 398,555 422,674443,762 465,649 488,510512,075 536,595 561,865 588,226615,633 643,872 673,219 703,623 734,942 767,557Sales Tax Increment 11,983 28,37041,573 55,41670,07285,269101,252117,816135,295153,644172,643192,565213,356234,870257,483Liquor Tax RevenueBase Liquor Tax 275,000283,756295,716305,295 315,296325,858 336,773 348,240360,097 372,623 385,791 399,424413,759 428,761 444,307Liquor Tax Per Capita 16.1 16.6 17.3 17.8 18.4 19.0 19.7 20.3 21.0 21.8 22.5 23.3 24.2 25.1 26.0New Residents 545 721 554 561 573 573 583 583 595 605 605 614 621 621 633Incremental Liquor Tax8,756 11,960 9,579 10,002 10,561 10,915 11,467 11,857 12,526 13,168 13,633 14,335 15,002 15,546 16,437New Liquor Tax Revenue 8,75620,71630,295 40,29650,85861,773 73,24085,09797,623 110,791123,958137,591151,926166,928182,47411/18/2021Flagship Fiscal Impact ‐ AddendumPage 5
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisImpact on ExpendituresOperational Impact2022 2023 20242025 2026 2027 2028 2029 2030 2031 2032 2033 20342035 2036Expenditures ‐ TotalLegislative 188,305 193,954199,773 205,766211,939 218,297224,846231,592 238,539 245,696253,066260,658268,478276,533 284,829Executive 720,759 742,382 764,654787,593 811,221 835,558860,624886,443 913,036940,428968,640997,7001,027,6311,058,4591,090,213Finance 889,191 915,867943,343 971,643 1,000,7921,030,8161,061,7411,093,5931,126,4011,160,1931,194,9991,230,8491,267,7741,305,8071,344,981Clerk 141,974146,234150,621 155,139 159,793 164,587169,525 174,611 179,849 185,244190,802 196,526202,422 208,494214,749Planning & Zoning190,723 196,444202,338208,408214,660221,100227,733 234,565 241,602 248,850256,315 264,005 271,925 280,083 288,485Engineering 146,324150,713 155,235 159,892 164,688169,629 174,718179,960185,358190,919 196,647202,546208,622 214,881 221,328Parks & Rec Fund Tsfr706,761 727,964749,803 772,297795,466819,330843,910869,227895,304922,163 949,828978,323 1,007,6721,037,9021,069,039Law Enforcement1,920,5121,978,1282,037,4722,098,5962,161,5542,226,4002,293,1922,361,9882,432,8482,505,8332,581,0082,658,4382,738,1922,820,3372,904,947Subtotal 4,904,5505,051,6875,203,2375,359,3345,520,1145,685,7185,856,2896,031,9786,212,9376,399,3256,591,3056,789,0446,992,7167,202,4977,418,572Expenditures ‐ Variable %Legislative 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0%Executive 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0%Finance 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0%Clerk 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Planning & Zoning50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Engineering 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Parks & Rec Fund Tsfr65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0%Law Enforcement42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4% 42.4%Absorption By TypeS.F. NBHD 5.5% 12.8% 18.4% 24.1% 29.9% 35.7% 41.6% 47.5% 53.5% 59.6% 65.7% 71.9% 78.2% 84.5% 90.9%S.F. Village 5.5% 12.8% 18.4% 24.1% 29.9% 35.7% 41.6% 47.5% 53.5% 59.6% 65.7% 71.9% 78.2% 84.5% 90.9%Townhomes 5.5% 12.8% 18.4% 24.1% 29.9% 35.7% 41.6% 47.5% 53.5% 59.6% 65.7% 71.9% 78.2% 84.5% 90.9%General Commercial 5.5% 12.8% 18.4% 24.1% 29.9% 35.7% 41.6% 47.5% 53.5% 59.6% 65.7% 71.9% 78.2% 84.5% 90.9%Proportionate ShareS.F. NBHD 36% 36% 36% 36% 36% 36% 36% 36% 36% 36% 36% 36% 36% 36% 36%S.F. Village 52% 52% 52% 52% 52% 52% 52% 52% 52% 52% 52% 52% 52% 52% 52%Townhomes 9% 9% 9% 9% 9% 9% 9% 9% 9% 9% 9% 9% 9% 9% 9%General Commercial 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3%Residential Expenditure ShareLegislative 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0% 60.0%Executive 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Finance 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0%Clerk 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0%Planning & Zoning45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0% 45.0%Engineering 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0% 80.0%Parks & Rec Fund Tsfr100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%Law Enforcement65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0% 65.0%Commercial Expenditure ShareLegislative 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0% 40.0%Executive 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%Finance 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%Clerk 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%Planning & Zoning55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0% 55.0%Engineering 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%Parks & Rec Fund Tsfr0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%Law Enforcement35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0% 35.0%11/18/2021Flagship Fiscal Impact ‐ AddendumPage 6
Flagship Homes ‐ Ammon, IdahoFiscal Impact AnalysisImpact on ExpendituresOperational Impact2022 2023 20242025 2026 2027 2028 2029 2030 2031 2032 2033 20342035 2036S.F. NBHD Variable ExpendituresLegislative 112 269 399 538 686 844 1,013 1,191 1,382 1,587 1,803 2,0302,2742,531 2,805Executive 717 1,715 2,545 3,429 4,379 5,382 6,461 7,6008,819 10,125 11,501 12,952 14,509 16,149 17,894Finance 708 1,693 2,512 3,3844,322 5,312 6,377 7,501 8,7049,993 11,351 12,783 14,32015,93817,660Clerk 1,1302,703 4,011 5,4046,9008,482 10,182 11,977 13,897 15,955 18,12420,41022,86425,44828,197Planning & Zoning854 2,042 3,031 4,083 5,2146,409 7,6949,05010,501 12,05613,695 15,423 17,277 19,229 21,307Engineering 1,1642,785 4,1345,569 7,112 8,741 10,49412,34414,323 16,44418,679 21,035 23,565 26,227 29,061Parks & Rec Fund Tsfr9,138 21,863 32,44643,713 55,819 68,611 82,367 96,886112,419 129,067146,613 165,106184,959 205,855 228,098Law Enforcement10,53425,202 37,402 50,39064,34479,091 94,947 111,684129,589 148,780169,006190,323 213,209 237,297262,937Subtotal 24,35658,272 86,480116,510148,776182,873 219,536258,234299,634344,007390,773 440,062 492,979 548,674607,959S.F. Village Variable ExpendituresLegislative 161 387 571 772 986 1,213 1,456 1,712 1,986 2,278 2,586 2,917 3,268 3,637 4,029Executive 1,029 2,468 3,646 4,923 6,2907,736 9,286 10,922 12,66814,53416,50018,607 20,845 23,20025,701Finance 1,016 2,436 3,598 4,858 6,208 7,635 9,165 10,78012,502 14,34416,285 18,36420,573 22,89825,366Clerk 1,622 3,889 5,745 7,757 9,913 12,191 14,633 17,211 19,962 22,902 26,001 29,322 32,84836,56040,501Planning & Zoning1,226 2,939 4,341 5,862 7,4909,212 11,05813,00615,08417,30619,64822,157 24,821 27,62630,604Engineering 1,672 4,009 5,921 7,995 10,21612,56415,082 17,739 20,573 23,60426,79830,22033,85437,68041,741Parks & Rec Fund Tsfr13,12031,46446,473 62,75080,18898,616118,375 139,230161,480185,266210,334237,193 265,721 295,746327,626Law Enforcement15,12436,269 53,571 72,33492,436113,678136,455 160,496186,145 213,564242,460273,422 306,306340,918377,667Subtotal 34,97083,861 123,865 167,250213,729 262,845 315,509 371,095 430,400493,798560,612 632,201 708,236788,264873,234Townhomes Variable ExpendituresLegislative 28 69 102 138 176 217 260 306 355 407 462 521 583 649 720Executive 182 437 651 878 1,125 1,386 1,661 1,951 2,266 2,596 2,9443,323 3,722 4,141 4,593Finance 179 432 642 866 1,1101,368 1,639 1,926 2,236 2,562 2,906 3,279 3,673 4,087 4,533Clerk 286 689 1,025 1,383 1,772 2,1842,617 3,075 3,5704,091 4,6405,236 5,8646,526 7,238Planning & Zoning216 521 775 1,045 1,339 1,6501,978 2,323 2,698 3,091 3,506 3,957 4,431 4,931 5,469Engineering 295 710 1,057 1,426 1,827 2,251 2,698 3,169 3,6804,216 4,782 5,396 6,0446,726 7,459Parks & Rec Fund Tsfr2,315 5,576 8,295 11,189 14,33817,66621,173 24,873 28,881 33,093 37,532 42,357 47,44052,79058,549Law Enforcement2,669 6,428 9,562 12,89816,52820,365 24,407 28,672 33,292 38,147 43,265 48,82654,68660,853 67,492Subtotal 6,171 14,863 22,10829,822 38,21647,087 56,432 66,29676,977 88,204100,036112,895 126,444140,704156,053General Commercial Variable ExpendituresLegislative 6 14 20 27 35 43 51 61 70 81 91 103 115 129 142Executive 54 131 193 261 334 410 493 579 672 770 874 986 1,105 1,2301,363Finance 13 32 48 64 82 101 122 143 166 190 216 243 273 303 336Clerk 21 51 76 103 131 162 194 228 265 303 344 388 435 484 537Planning & Zoning79 190 281 380 486 597 717 843 978 1,121 1,272 1,4341,607 1,7901,983Engineering 22 53 78 106 135 167 200 235 273 313 355 400 448 499 553Parks & Rec Fund Tsfr000000000000000Law Enforcement430 1,033 1,529 2,066 2,6403,247 3,897 4,5845,315 6,095 6,918 7,798 8,7409,73010,781Subtotal 626 1,5042,226 3,007 3,8444,728 5,6746,673 7,737 8,873 10,071 11,353 12,723 14,16615,695Total Variable ExpendituresLegislative 308 738 1,093 1,4741,8842,317 2,7803,2703,793 4,353 4,942 5,571 6,241 6,946 7,696Executive 1,982 4,751 7,035 9,49012,12814,915 17,901 21,053 24,42428,025 31,82035,867 40,18044,72049,550Finance 1,916 4,593 6,8009,173 11,722 14,41617,303 20,349 23,60827,089 30,757 34,67038,83843,22647,895Clerk 3,059 7,333 10,857 14,647 18,717 23,01827,627 32,491 37,69443,252 49,109 55,35662,012 69,01876,472Planning & Zoning2,375 5,692 8,428 11,37014,53017,86821,44625,222 29,261 33,575 38,121 42,97048,137 53,57659,363Engineering 3,153 7,558 11,19015,09619,29023,723 28,473 33,487 38,849 44,577 50,61457,052 63,912 71,132 78,815Parks & Rec Fund Tsfr24,57458,903 87,213 117,652 150,345 184,894221,914260,989 302,780347,426394,479 444,656498,120554,392 614,273Law Enforcement28,757 68,932 102,063 137,688175,949 216,381 259,706305,436354,340406,587461,649 520,370582,941 648,799 718,877Total Variable Expenditures 66,124158,499234,679316,591 404,565 497,532 597,151 702,298814,748934,882 1,061,491 1,196,5121,340,3821,491,8081,652,94111/18/2021Flagship Fiscal Impact ‐ AddendumPage 7