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PZ Packet 08082022 CITY OF AMMON 2135 SOUTH AMMON ROAD PLANNING AND ZONING COMMISSION MEETING HILLCREST HIGH SCHOOL AUDITORIUM 2800 OWEN STREET, AMMON, ID 83406 WEDNESDAY, AUGUST 3, 2022 MEETING HAS BEEN MOVED TO MONDAY, AUGUST 8, 2022 7:00 P.M. AGENDA THERE WILL BE NO ZOOM LINK AVAILABLE FOR THIS MEETING CALL TO ORDER: Chairman Nick Torman Pledge of Allegiance: Jay Danielson MINUTES: July 6, 2022 PUBLIC HEARINGS: 1. 2021-032 Comprehensive Plan Land Use Map Amendment (21st Street to 1st Street) CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2,2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022. 2. 2021-030 Flagship Homes Annexation CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022. ACTION ITEMS: 1. Action on Comprehensive Plan Land Use Map Amendment 21st Street to 1st Street CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022 2. 2021-032 Recommendation for additional public hearing CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1,2022, JULY 6, 2022 3. 2021-032 Adoption of Reasoned Statement CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022 4. Action on Flagship Homes Annexation CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022 5. 2021-030 Recommendation for additional public hearing CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022 6. 2021-030 Adoption of Reasoned Statement CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022, JUNE 1, 2022, JULY 6, 2022 CALL FOR ADJOURNMENT: 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, JULY 6, 2022 7:00 P.M. AGENDA THIS MEETING WILL ALSO BE HELD VIA ZOOM TELECONFERENCING. PLEASE JOIN THE MEETING BY USING THE INFORMATION BELOW. §³³¯²Ȁȝȝ´²ΏΑ¶¤¡ȁ¹®®¬ȁ´²ȝ©ȝΑΏΗΕΐΑΓΏΏΏȈ¯¶£ώ£ΐ.&,ΐ1µ-Ώ.02¬6Β642²9¬.±¡¨³5:¹ΏΘ MEETING ID: 208 612 4000 PASSWORD: 26666 Phone-in Number: 1 669 900 6833 CALL TO ORDER: Chairman Nick Torman Pledge of Allegiance: Jason Randall MINUTES: June 1, 2022 and June 15, 2022 PUBLIC HEARINGS: HEARING #2021-030 AND #2021-032 WILL BE CONTINUED UNITL AUGUST 8, 2022 1. 2021-032 Comprehensive Plan Land Use Map Amendment (21st Street to 1st Street) CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2,2022, MAY 4, 2022 and JUNE 1, 2022. 2. 2021-030 Flagship Homes Annexation CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022 and JUNE 1, 2022. 3. 2022-015 Romero Comprehensive Plan Land Use Map Amendment 4. 2022-016 Romero Property Rezone from R3-A to R-1 ACTION ITEMS: HEARING #2021-030 AND #2021-032 WILL BE CONTINUED UNITL AUGUST 8, 2022 1. Action on Comprehensive Plan Land Use Map Amendment 21st Street to 1st Street CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022 2. 2021-032 Recommendation for additional public hearing CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022 3. 2021-032 Adoption of Reasoned Statement CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022 4. Action on Flagship Homes Annexation CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022 5. 2021-030 Recommendation for additional public hearing CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022 6. 2021-030 Adoption of Reasoned Statement CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022 7. 2022-015 Action on Romero Comprehensive Plan Land Use Map Amendment 8. 2022-015 Recommendation for additional public hearing 9. 2022-015 Adoption of Reasoned Statement 10. 2022-016 Action on Romero Property Rezone from R3-A to R-1 11. 2022-016 Recommendation for additional public hearing 12. 2022-016 Adoption of Reasoned Statement 13. Hillcrest Ranch Division 2 Final Plat 14. Legacy Village Final Plat 15. Village Green Division 2 Final Plat CALL FOR ADJOURNMENT: MINUTES Commission Members Present: Commission Members Absent: City Staff Present: Chairman Nick Torman Commissioner Kristi Carlquist Planning Director Cindy Donovan Vice Chairman Bond Eslinger Assistant City Engineer Morgan Stewart Commissioner Patrick Malone Administrative Assistant Shari Ockerman Commissioner Josh Rydalch Commissioner Debra Clapp Commissioner Jay Danielson Commissioner Chris Schmalz - Planning and Zoning Minutes 07.06.2022 Page 1 of 6 Arrived 7:09 P.M. Commissioner Jason Randall CALL TO ORDER: Chairman Torman opened the meeting at 7:00 p.m. Commissioner Randall led the Pledge of Allegiance. MINUTES: June 1, 2022 and June 15, 2022 Commissioner Danielson moved to approve the June 1, 2022 minutes. Commissioner Randall seconded. The motion passed by voice vote with 5 approving and 3 abstaining (Torman, Rydalch and Clapp). Commissioner Randall moved to approve the June 15, 2022 minutes. Commissioner Malone seconded. The motion passed by voice vote with 5 approving and 3 abstaining (Torman, Danielson and Clapp). PUBLIC HEARINGS: HEARING #2021-030 AND #2021-032 WILL BE CONTINUED UNITL AUGUST 8, 2022 Donovan read a prepared statement recommending to continue Public Hearings #2021-032 and #2021-030 to August 8, 2022. A larger venue has been acquired. The meeting is scheduled to be held in the Hillcrest High School Auditorium. 1.2021-032 Comprehensive Plan Land Use Map Amendment (21st Street to 1st Street): CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2,2022, MAY 4, 2022 and JUNE 1, 2022. 2.2021-030 Flagship Homes Annexation: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022 and JUNE 1, 2022. 3.2022-015 Romero Comprehensive Plan Land Use Map Amendment: Torman read a prepared statement regarding the public hearing process and opened the public hearing. Compliance - This action is in compliance with the Comprehensive Plan and Title 10, Chapter 4 Parcel Characteristics - General Location: north of Sunnyside Road, east of Meadow Lane, south of Molen Street, and west of 35th East (Ammon Road) - Acres: 0.41 acres - Zoning: High Density Residential/R3-A - To amend the Comprehensive Plan Land Use Map from High Density Residential to Low Density Residential - Presented by Juan Romero, Property Owner Notice - Published in the Post Register on Friday, June 17, 2022 - Mailed letters to 20 public entities on Friday, June 17, 2022 - No sign posting required, was posted with public hearing #2022-016 on Tuesday, June 28, 2022 - Public Comment: No written testimony was received, received 2 phone calls asking for clarification on zoning Applicant: Juan Romero, 3210 S. Ammon Road, stated the property is not large enough for apartments or duplexes. He is requesting the amendment to the land use map to rezone the property and construct an accessory dwelling unit behind his existing home. No public testimony requests were submitted. Chairman Torman closed the public hearing and opened the deliberation. 4. 2022-016 Romero Property Rezone from R3-A to R-1: Chairman Torman opened the Public Hearing. Compliance - This action is in compliance with the Comprehensive Plan, Title 10, Chapter 4 Amendments, Title 10 Chapter 14 R-1 Residence Zone, Title 10 Chapter 37, Section 2 (A) Residential Zone Planning and Zoning Minutes 07.06.2022 Page 2 of 6 - This action is not in compliance with the Comprehensive Plan Land Use Map, applicant has made a request to amend the Comprehensive Plan Land Use Map to Low Density Residential Parcel Characteristics - General Location: north of Sunnyside Road, east of Meadow Lane, south of Molen Street, and west of 35th East (Ammon Road) - Acres: 0.41 acres - Zoning: R3-A - Approval of rezone from R3-A to R-1 to allow for placement of an accessory dwelling unit - Presented by Juan Romero, property owner Notice - Published in the Post Register on Friday, June 17, 2022 - Mailed letters to 20 public entities and 24 property owners on Friday, June 17, 2022 - Property was posted on Tuesday, June 28, 2022 - Public Comment: No written comment was received; received 2 phone calls asking for clarification on zoning Applicant/ Romero stated the majority of the surrounding properties are owned by the same person. There is not any intent to sell or rezone the other properties at this time. No public testimony requests were deliberation. ACTION ITEMS: HEARING #2021-030 AND #2021-032 WILL BE CONTINUED UNITL AUGUST 8, 2022 1.Action on Comprehensive Plan Land Use Map Amendment 21st Street to 1st Street: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022 Commissioner Danielson moved to continue Public Hearing 2021-032 until August 8, 2022. Commissioner Eslinger seconded. The motion passed unanimously by voice vote. 2.2021-032 Recommendation for additional public hearing: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022 3.2021-032 Adoption of Reasoned Statement: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022 and MARCH 2, 2022, MAY 4, 2022 4.Action on Flagship Homes Annexation: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022 Commissioner Malone moved to continue Public Hearing 2021-030 until August 8, 2022. Commissioner Rydalch seconded. The motion passed unanimously by voice vote. 5.2021-030 Recommendation for additional public hearing: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022 6.2021-030 Adoption of Reasoned Statement: CONTINUED FROM NOVEMBER 17, 2021, DECEMBER 1, 2021, JANUARY 5, 2022, FEBRUARY 2, 2022, MARCH 2, 2022, MAY 4, 2022 7.2022-015 Action on Romero Comprehensive Plan Land Use Map Amendment: Commissioner Schmalz moved to recommend approval to City Council the Comprehensive Plan Land Use Map amendment, finding it is in compliance with the Comprehensive Plan and meets the City ordinance. Commissioner Clapp seconded. The motion passed unanimously by voice vote. 8.2022-015 Recommendation for additional public hearing: Commissioner Danielson moved an additional hearing is not needed for Public Hearing 2022-015. Commissioner Clapp seconded. The motion passed unanimously by voice vote. 9.2022-015 Adoption of Reasoned Statement: Commissioner Clapp moved to provide the following findings to the City Council as the reasoning for the recommendation to approve, Commissioner Randall seconded. The motion passed unanimously by voice vote. Findings for Recommendation: Fits in the City 10. 2022-016 Action on Romero Property Rezone from R3-A to R-1: Commissioner Malone moved to recommend approval to City Council the Romero Property Rezone from R3-A to R-1, finding it is in compliance with the Comprehensive Plan and meets the City ordinance. Commissioner Schmalz seconded. The motion passed unanimously by voice vote. 11. 2022-016 Recommendation for additional public hearing: Commissioner Malone moved an additional hearing is not needed for Public Hearing 2022-016. Commissioner Schmalz seconded. The motion passed unanimously by voice vote. Planning and Zoning Minutes 07.06.2022 Page 3 of 6 12. 2022-016 Adoption of Reasoned Statement: Commissioner Rydalch moved to provide the following findings to the City Council as the reasoning for the recommendation to approve, Commissioner Clapp seconded. The motion passed unanimously by voice vote. Findings for Recommendation: The property is adjacent to R-1, reflects what is already there. Establishes of record of actual zone that is there. (City Staff researched archived minutes and could not find any references zoning the property R3-A) Donovan read a prepared statement explaining wastewater treatment for the City is provided by Eastern Idaho Regional Waste Water Authority (EIRWWA) and in the future will be provided by the newly created Eastern Idaho Regional Sewer District (EIRSD) has isNo building permits or Certificates of Occupancy can be issued by the City until such time if or when EIRWWA/EIRSD issues the required ERU for the subject property. The City staff is recommending all applications for F Thomas Hunsaker, 2925 Carolyn Lane, asked a time limit on the approve plats. Donovan said the timeline begins when a Development Agreement is executed, signed and recorded. Kurt Roland, Eagle Rock Engineering, 1331 Fremont Avenue, Idaho Falls, Idaho, stated his clients would like to keep the process moving forward. They understand building permits will not be issued until the sewer moratorium is lifted. They could delay recording the plat so none of the lots could be sold. Brad Brown, 1708 E 5550 S, Suite 18, Ogden, UT 84403said he would like to purchase property already platted. He is aware of the EIRWWA moratorium will prohibit building at this time. He is hoping the process will not be stalled unnecessarily. Todd Timmons, 2265 E Murray Holladay Road, Holladay, UT 84117 has been through five moratoriums in other cities. He explained how those cities handled the situation. The developers are aware they do not know when or if they can build. Caden Fuhriman, Horrocks Engineering, 2194 Snake River Parkway, Idaho Falls, Idaho, said the Commissioner is a recommending body the plats would need to be approved by Council. The Commission continuing to review plats saves time on the process. The developers have spoken to EIRWWA and are aware of the risk. The plat cannot be recorded without a will to serve letter from EIRWWA. The Commission discussed the pros and cons of tabling final plats during the EIRWWA moratorium. The Commission decided they did not want to be a bottleneck and would continue to review plats with the understanding that developers are aware of the EIRWWA/EIRSD moratorium. 13. Hillcrest Ranch Division 2 Final Plat: Compliance - This application is in compliance with City Ordinance 10-5-27 High Density Location Criteria, 10-18 R-3A Residence Zone, 10-37-2A Residential District Uses, 10-29-8 Final Plat Requirements, the Comprehensive Plan, and the Comprehensive Plan Land Use Map Summary of Analysis 1. City Council approved the rezone of the property on May 5, 2022 2. There is a unit cap of 192 apartments for this development 3. Plat for entire Ammon Ranch property was recorded in March 2001 4. This Final Plat is for the 9.608 acres that have been subdivided from the Ammon Ranch property. 5. This property is subject to the current EIRWWA moratorium on building permits Parcel Characteristics - General Location: north of 49th South (Township Road), east of 35th East (Ammon Road), south of Sunnyside Road, and west of Ross Avenue - - Zoning: R-3A - Density: 19.98 units/acre - Average Lot Size: 4.356 acres Planning and Zoning Minutes 07.06.2022 Page 4 of 6 - Lots: 2 - Approval of Hillcrest Ranch Division 2 Final Plat - Presented by Sky Hazlehurst, Brad Brown, Steward Land Holdings and Caden Fuhriman, Horrocks Engineering Applicant - Caden Fuhriman/ Horrocks Engineering, 2194 Snake River Parkway, Idaho Falls, Idaho, a cap of 192 units was placed on this development. The plat is simple. Commissioner Danielson expressed concern about the amount of multi-family housing being brought to the City. Commissioner Malone moved to recommend approval to City Council of the Hillcrest Ranch Division 2 Final Plat finding it is in compliance with the Comprehensive Plan and City Ordinance, subject to technical review, the current EIRWWA moratorium, and the Developer acknowledges there is no guarantee any ERU will be available now or in the future. Commissioner Randall seconded. The motion passed by voice vote with 6 approvals and 2 abstains (Danielson and Clapp). 14. Legacy Village Final Plat: Compliance - This application is in compliance with City Ordinance 10-5-27 High Density Location Criteria, 10-15 R-2 Residence Zone, 10-37-2A Residential District Uses, 10-29-8 Final Plat Requirements, the Comprehensive Plan, and the Comprehensive Plan Land Use Map Summary of Analysis - Design Review was approved by City Council on April 12, 2022 - Conditional Rezone Agreement was approved by City Council on October 21, 2021 - Preliminary Plat was recommended for approval by the Planning and Zoning Commission on June 15, 2022 - Gator Alley will provide connectivity to the north and south developments - This property has a cap of 110 residential units and only single-story townhomes are permitted along the east side of the property - This property is subject to the current EIRWWA moratorium on building permits. Parcel Characteristics - General Location: north of 49th South (Township), east of 25th East (Hitt Road), south of Sunnyside Road, west of Wackerli Avenue - Acres: 19.308 acres total, 15.190 acres residential, 4.118 commercial - Zoning: R-2 and HC-1 - Residential Density: 7.24 units per acre - Average Lot Size: 1,215 sf townhouse units, 6,297 sf twin home units, 75,315 sf commercial - Lots: 92 Townhouse units, 18 Twin home units, 1 public lot (pool area), and 2 commercial lots - Approval of Legacy Village Final Plat - Presented by Curtis Johnson, Rockwell Homes and Kurt Roland, Eagle Rock Engineering Applicant - Kurt Roland, Eagle Rock Engineering, 1331 Fremont Avenue, Idaho Falls, Idaho, the development will be forty percent greenspace. The commercial lots are located on Hitt Road. The sewer permits have already been issued for each unit. Commissioner Danielson moved to recommend approval to City Council of the Legacy Village Final Plat finding it is in compliance with the Comprehensive Plan and City Ordinance, subject to technical review. Commissioner Schmalz seconded. The motion passed unanimously by voice vote 15. Village Green Division 2 Final Plat: Donovan stated the Preliminary plat has not been approved by City Council. They are waiting for the results of the traffic study. Compliance - Application is in compliance with 10-29-8 Requirements of a Final Plat and 10-16 R2-A Residence Zone - This property was zoned and platted prior to the inclusion of the High-Density Criteria in 10-5-27 Summary of Analysis Planning and Zoning Minutes 07.06.2022 Page 5 of 6 - 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 - Preliminary Plat was recommended for approval on November 3, 2021 - Approximately 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 - This property is subject to the current EIRWWA moratorium on building permits. 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 - Approval of the Village Green Division 2 Final Plat - Application being presented by Brandt Monette and Kade Clinger, Concordia Development, and Kurt Roland, Eagle Rock Engineering Applicant Kurt Roland, Eagle Rock Engineering, 1331 Freemont Avenue, Idaho Falls, Idaho the development will consist of eighteen townhomes. It is an expansion of Division one. The results of the traffic study should be submitted by next week. The project is capped at eighteen units and is a down zone from the original zoning. Applicant - Kade Clinger, 5292 Remember Drive. finishing touches to the project. Commissioner Danielson moved to recommend approval to City Council of the Village Green Division 2 Final Plat finding it is in compliance with the Comprehensive Plan and City Ordinance, subject to technical review, the current EIRWWA moratorium, and the Developer acknowledges there is no guarantee any ERU will be available now or in the future. Commissioner Clapp seconded. The motion passed unanimously by voice vote. Danielson reported on the Ammon Kids Triathlon. It was a fun event and a good fundraiser for the pool. Torman 4th of July fireworks. The view at McCowin Park was great and there were not any issues with traffic. The next meeting will be Monday, August 8th at Hillcrest High School Auditorium. Hunsaker shared points of interest from the Bonneville County Planning and Zoning meeting. There was not any effect to CALL FOR ADJOURNMENT: The meeting adjourned at 8:38 p.m. _______________________________ Nick Torman, Chairman ________________________________ Kristina Buchan, City Clerk Planning and Zoning Minutes 07.06.2022 Page 6 of 6 Ammon Planning and Zoning Commission August 8, 2022 Chairman Nick Torman and Commissioners: Public Hearing #2021-032 Flagship Homes Comprehensive Plan Land Use Map Amendment Staff Presenting: Cindy Donovan Planning Director Compliance The request is not in compliance with the Comprehensive Plan Land Use Map adopted in October, 2020 based on acreage of property shown. This Comprehensive Plan Land Use Map allows for an area of Medium High Density Residential (up to 12 units per acre), Medium Density (up to 4 units per acre) and Low Density Residential (up to 2.5 units per acre) The request is not in compliance with the Comprehensive Plan adopted in May, 2018 due to the average residential density being above 4.0 units per acre. Summary of Analysis: This request is governed by the Comprehensive Plan adopted in May, 2018 and the Comprehensive Plan Land Use Map adopted in October, 2020 This request was continued on November 17, 2021, December 1, 2021, January 5, 2022, February 2, 2022, March 2, 2022, May 4, 2022, June 1, 2022, and July 6, 2022. All records from the previous meetings are available on the City of Ammon website, www.cityofammon.us, in the Planning and Zoning Meeting Agendas. Items not in Compliance ominantly 50 units/acre. Items in Compliance 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. This project is in compliance as all units are considered single family dwelling units, provided all unit comply with the single-family residence definition. Single Family Residence: A single-family residence includes fully detached, semi- detached (semi-attached, side-by-side), row houses, and townhouses. In the case of attached units, each must be separated from the adjacent unit by a foundation-to-roof wall in order to be classified as a single-family structure. Said units must not share heating/air-conditioning systems or utilities. Units built one on top of another and those built side-by-side that do not have a foundation-to-roof wall and/or have common facilities (i.e., attic, basement, heating plant, plumbing, etc.) shall not be classified as single-fami Λ/źƷǤ /ƚķĻ źƷƌĻ ЊЉͲ /ŷğƦƷĻƩ Ћ 5ĻŅźƓźƷźƚƓƭΜ 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. 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 1 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. Parcel Characteristics Located north of East 21st South, east of South 52nd East, south of 1st Street, west of Foothill Road. Acreage: 624.81 acres to be annexed, 658.85 acres overall development Located within the City's Area of Impact To amend the Comprehensive Plan Land Use Map from Low, Medium, and Medium-High Density Residential to Low, Medium, Medium-High Residential acreages and from Heavy Commercial to Light Commercial Notice August 8, 2022 meeting Published in the Post Register on Friday, July 1, 2022 Mailed letters to 20 public entities on Friday, July 1, 2022 No sign posting required, was posted with public hearing #2021-030 on July 5, 2022 Public comment: received 2 letters in opposition Notice June 1, 2022 meeting Published in the Post Register on Friday, April 29, 2022 Mailed letters to 20 public entities on Friday, April 29, 2022 No sign posting required, was posted with public hearing #2021-030 on Monday, May 16, 2022 Public Comment: received 200 letters opposed prior to 5:00 p.m. Thursday, May 26, 2022 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 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 2 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 the September 7, 2022 meeting. Attachments: 1. Vicinity Map 2. Comprehensive Plan Land Use Map adopted October, 2020 3. Comprehensive Plan adopted May, 2018 4. Written Comment for Comprehensive Plan Land Use Map are attached to Annexation staff report 5. Title 10 Section 4 - Amendments 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 3 Property Location 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. tğŭĻ Њ ƚŅ Њ wĻǝźƭĻķ ЊЊΏЊВΏЋЉЋЉ Ammon Planning and Zoning Commission August 8, 2022 Chairman Nick Torman and Commissioners: Public Hearing #2021-030 Annexation of 624.81 acres with initial zoning of R-2, R2-A, R-1, R1-A, RP-A RP, RE, PB, MU, LC/PB, and C-1 Staff Presenting: Cindy Donovan Planning Director Compliance The request is not in compliance with the Comprehensive Plan Land Use Map adopted in October, 2020. This Comprehensive Plan Land Use Map allows for an area of Medium High Density Residential (up to 12 units per acre), Medium Density (up to 4 units per acre) and Low Density Residential (up to 2.5 units per acre) The request is not in compliance with the Comprehensive Plan adopted in May, 2018. The applicant has made a request to amend the Comprehensive Plan Land Use Map. Planning and Zoning Commission Criteria for Decision: Section 11-1-10 1. and policies of applicable components of the Ammon Comprehensive Plan; and 2. 3. Council regarding the annexation. This recommendation must include a zoning recommendation. Summary of Analysis This request is governed by the Comprehensive Plan adopted in May, 2018 and the Comprehensive Plan Land Use Map adopted in October, 2020 This request was continued on November 17, 2021, December 1, 2021, January 5, 2022, February 2, 2022, March 2, 2022, May 4, 2022, June 1, 2022, and July 6, 2022. All records from the previous meetings are available on the City of Ammon website, www.cityofammon.us, in the Planning and Zoning Meeting Agendas. Parcels are currently agriculture in Bonneville County Connects the City of Ammon to property east of South 52nd East and north of 1st Street Acreage: 624.81 acres for annexation (658.85 acres overall development) Dwelling Units: 2,966 (15 year build out) Single Family Detached on large lots: 266 units, zoned RP-A Single Family Detached on small lots: 1,170 units, zoned R-1 and RS Single Family Attached: 1531 units, zoned R-2 and R2-A Commercial Space: 7.9 acres, zoned PB, LC/PB, C-1 Open Space: 26.4-acre public park Items not in Compliance less than four units per aproject is 4.50 units/acre. Items in Compliance 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 1 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. This project is in compliance as all units are considered single family dwelling units, provided all units comply with the single-family residence definition. -family residence includes fully detached, semi- detached (semi-attached, side-by-side), row houses, and townhouses. In the case of attached units, each must be separated from the adjacent unit by a foundation-to-roof wall in order to be classified as a single-family structure. Said units must not share heating/air-conditioning systems or utilities. Units built one on top of another and those built side-by-side that do not have a foundation-to-roof wall and/or have common facilities (i.e., attic, basement, heating plant, plumbing, etc.) shall not be classified as single-Λ/źƷǤ /ƚķĻ źƷƌĻ ЊЉͲ /ŷğƦƷĻƩ Ћ 5ĻŅźƓźƷźƚƓƭΜ 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. 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. Annexation Procedures and Compliance 1. Purpose of Title 11: Annexation Procedures: a. considering any application for annexation request in order to arrive at ƷŷĻ ƒƚƭƷ ƭǒƭƷğźƓğĬƌĻ ƚǒƷĭƚƒĻ ŅƚƩ ƷŷĻ ĭƚƒƒǒƓźƷǤ͵ 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. Application Requirements (11-1-6): 1. Application and Fees (Application submitted July 21, 2021) a. Discussions began in early 2021 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 2 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: the proposed project and the impact on all public streets within a three (3) mile radius of the -1-6.L.1). The study shall be prepared and stamped by a Professional Engineer (PE) licensed in the State of -1-6.L.1). existing (2021), future (2026), and future (2040) conditions with and without the proposed Based on the Traffic Study: Developer shall construct or contribute to the construction of 31 traffic infrastructure improvements. The need for these improvements is a direct result of the traffic generated from the proposed project. The traffic improvements are currently located in the City of Ammon (16), Bonneville County (11), and the City of Idaho Falls (4) Traffic Improvements Required (no City assistance): Background Improvements 1. Lincoln Rd / Ammon Rd: Extend 5-lane cross-section to 500' south of intersection and implement signage (2.0%) 2. Lincoln Rd / Hitt Rd: Signalize (5.2%) 3. 1st St from Hitt Rd to Ammon Rd: Widen to 5 lanes (21.1%) 4. Hitt Rd: Coordinate signal timing (8.9%) 5. 17th St / Hitt Rd: Increase EB & WB left-turn storage (8.6%) 6. Sunnyside Rd / Crowley Rd: Signalize (26.5%) 7. 1st St / Ammon Rd: Extend EB left-turn storage (15.0%) 8. Sunnyside Rd / Ammon Rd: Extend 5-lane cross-section to 500' to the east of the intersection (17.2%) 9. Ammon Rd: Widen to 5 lanes from Lincoln Rd to 17th St (1.1%) 10. 17th St: Widen to 5 lanes from Ammon Rd to Crowley Rd (27.6%) 11. 17th St / Ammon Rd: Install SB dual left-turn lanes (14.1%) Plus Project Improvements 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 3 12. Sunnyside Rd: Widen to 3 lanes between Ammon Rd and Crowley Rd (6.7%) 13. Lincoln Rd / Ammon Rd: Signalize and extend 5-lane cross-section to 500' north and east of intersection (8.4%) 14. 17th St / Hitt Rd: WB right-turn pocket (5.3%) 15. 21st St / Crowley Rd: Install roundabout (21.5%) 16. Sunnyside Rd / Crowley Rd: EB & WB left-turn lanes and SB right-turn lane (21.3%) 17. Crowley Rd: Widen to 3 lanes from Sunnyside Rd to 21st St (28.1%) 18. Crowley Rd: Widen to 3 lanes from 21st St to 17th St (8.6%) 19. Crowley Rd: Widen to 3 lanes from 17th St to 1st St (3.5%) 20. Crowley Rd: Widen to 3 lanes from 1st St to Lincoln Rd (23.5%) 21. 1st St: Widen to 3 lanes from Crowley Rd to 52nd East (67.3%) 22. Lincoln Rd / Crowley Rd: Upgrade to turbo-style roundabout with SB & EB right-turn pockets and a NB left-turn pocket (26.7%) 23. 1st St / Crowley Rd: Upgrade to dual-lane roundabout (40.0%) 24. 17th St / Crowley Rd: Upgrade to dual-lane roundabout (29.2%) 25. 21st St / Crowley Rd: Install NB right-turn pocket (28.3%) 26. Sunnyside Rd / Crowley Rd: Extend EB left-turn storage (26.3%) 27. 52nd East / 1st St: Signalize (65.6%) 28. 1st St from Ammon Rd to Crowley Rd: Widen to 5 lanes (33.3%) 29. 55th East / 1st St: Install roundabout (62.8%) 30. 1st St: Widen to 3 lanes from 52nd East to 55th East (60.7%) 31. 21st St: Widen to 3 lanes from Crowley Rd to 52nd East (46.5%) 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 ($4,152,400 total) Wastewater Study Recommendations: 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 4 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 $3,855,800 4. Connection Fees (EIRWWA) a. Required to pay EIRWWA connection fees b. Currently, this fee is $5,639/unit for a total of $16,725,274 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. ķźƭĭŷğƩŭĻķ Ʒƚ ķƚǞƓƭƷƩĻğƒ ƦƩƚƦĻƩƷǤ ƚǞƓĻƩƭ źƓ ğƓ ğĭĭĻƦƷğĬƌĻ ƒğƓƓĻƩͲ Ǟŷźĭŷ ƒĻğƓƭ ƷŷğƷ ğƓǤ ğķǝĻƩƭĻ ĭŷğƓŭĻ źƓ ƨǒğƓƷźƷǤͲ ŅƚƩƒͲ ƚƩ ƌƚĭğƷźƚƓ ƚŅ ķźƭĭŷğƩŭĻ Ʒƚ ƚƷŷĻƩ ƦƩƚƦĻƩƷǤ ƒǒƭƷ ĬĻ (Page 4, Floodplain Study) Level I Environment Study Recommendations: Findings: 1. No concerns were observed. 2. From the study, ŷźƭ ğƭƭĻƭƭƒĻƓƷ ŷğƭ ƩĻǝĻğƌĻķ Ɠƚ ĻǝźķĻƓĭĻ ƚŅ ƩĻĭƚŭƓźǩĻķ ĻƓǝźƩƚƓƒĻƓƷğƌ (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. 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 $3,781,633 with a 3% discount rate 2. Nominal value of $5,344,550.00 (without a discount rate) 3. Study shows positive net fund balance after Years 1 and 2. a. Negative balance in Year 1 due to delay in property tax collections. 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 5 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: 624.81 acres requested to annex, 658.85 acres total development Requested initial residential zonings of R-2, R2-A, R-1, R1-A, RP-A RP, RE, and initial commercial zonings of MU, PB, LC/PB, and C-1 Request being presented by Pete Evans, Nate Hutchinson, and Bronson Tatton, Flagship Homes Annexation of 624.81 acres with 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 Notice August 8, 2022 meeting Published in the Post Register on Friday, July 1, 2022 and Tuesday, July 11, 2022. Second publication was scheduled to be published on July 8, 2022 but was published later due to an error by the Post Register. Mailed letters to 20 public entities and 86 property owners on Friday, July 1, 2022 Posting: Property was posted July 5, 2022 Public Comment: 2 letters received in opposition Notice for June 1, 2022 meeting Published in the Post Register on Friday, April 29, 2022 and May 6, 2022 Mailed letters to 20 public entities and 86 property owners on Friday, April 29, 2022 No sign posting required, was posted with public hearing #2021-030 on Monday, May 16, 2022 Public Comment: 200 letters were received in opposition prior to 5:00 p.m. Thursday, May 26, 2022. Any additional letters will be presented at the Public Hearing. 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 August 19, 2021 Public comment: 17 written comments in opposition were received Motion Approve I move to recommend approval of the annexation of 624.81 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 624.81 acres, finding it does not comply with the Comprehensive Plan or City ordinance. Continue 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 6 I move to continue the annexation of 624.81 acres to the August 8, 2022 meeting. Attachments: 1. Vicinity Map attached to the staff report for Public Hearing #2021-032 2. Concept Plan 3. PowerPoint Presentation 4. Written testimony regarding the Comprehensive Plan Lan Use Map amendment and Annexation 2 letters for the August, 8, 2022, letters received after the deadline for the June 1, 2022 meeting, and letters received for the June 1, 2022 5. 10-37-2(A) Residential District Uses 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 7 ! Tvcnju!b!Sfrvftu! ! Uijt!pomjof!sfrvftu!tztufn!qspwjeft!djuj{fot!3508!bddftt!up!tvcnju!rvftujpot!ps!sfrvftut!up!Djuz! Benjojtusbujpo/!!Rvftujpot!ps!Sfrvftut!nbz!cf!botxfsfe!cz!Benjojtusbujpo!ps!gpsxbsefe!up! uif!sftqpotjcmf!efqbsunfou/!!Qmfbtf!bmmpx!bu!mfbtu!pof!cvtjoftt!ebz!gps!b!sftqpotf!ps!dbmm!uif! nbjo!Djuz!ovncfs!bu!319.723.5111!gps!ifmq/! ! Obnf;! ! Beesftt;! ! Qipof;! ! Fnbjm;! ! Sftqpotf!eftjsfe;! ! Rvftujpo!ps!sfrvftu;! ! ! ! ! ! ! ! ! ! ! ! ! Uibol!zpv!gps!zpvs!tvcnjttjpo"! Zpvs!eftjsf!up!qbsujdjqbuf!boe!jnqspwf!pvs!dpnnvojuz!jt!bqqsfdjbufe/! DATE: May 25, 2022 TO: The City of Ammon, Planning and Zoning Commission FROM: Shawn Boyle, 6029 Pheasant Dr., Ammon, ID 83401 SUBJECT: Public Comment on Hearing Notice #2021-030 and #2021-032 As an Ammon resident, I oppose the annexation of approximately 1 square mile in the foothills for high- density development as outlined in Public Hearing #2021-030. The proposed development with 3,100+ units does not generally comply with the Ammon Comprehensive Plan and is not harmonious with and in accordance with specific goals and policies of applicable components of the Plan. Idaho Code §67-6500 et al. grants Cities the right to protect against undesirable development With the express authority in Idaho Code, the City of Ammon developed a Comprehensive Plan to provide changes that will happen to the City, rather than allowing the future Ammon residence can rely on the Comprehensive Plan to set the standards for proposed annexations and future growth. Indeed, Ammon City Ordinance 11-1-10 addressing Annexation Procedures and specifically the Commission Review states, "The Commission shall conduct a public hearing to review the application for annexation. The Commission shall review the particular facts and circumstances of a proposed annexation for the purpose of determining the following: (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. Chapter 2. Kind of Place Citizens Want to Call Home Chapter 2 of the Comprehensive Plan calls for "planning that is designed to ensure that Ammon can remain the kind of place its citizens want to call home." The proposed annexation with its extremely high concentration of units in the foothills is not the kind of growth that Ammon citizens want. In November 2021, I created an online petition in opposition to the proposal which received over 816 signatures in less than a few days. The overwhelming opposition to the development was also manifest by the attendance at the first Commission hearing. After filling Ammon City building, many were turned away and their due process rights were assigned to a Zoom platform. Chapter 10. Value Small-Town Atmosphere Chapter 10 of the Comprehensive Plan further describes the kind of place that Ammon citizens want to call home. It states, "the citizens of Ammon overwhelmingly value the small-town atmosphere provided by their neighborhoods and communities." Small-town atmosphere is directly correlated with population. This Chapter indicates that in 2016 the population of Ammon was 15,252. In 2040, the projected population is 24,297 a 1.88% Annual Growth Rate. The proposed Annexation would turn our small-town on its head. Using a standard average of 3.09 people per unit, the proposal would bring in just short of 10,000 people. (3,142*3.09=9,708.78) Accordingly, the projected development would impose an approximate 63.7% growth (9,708.78/15,252) on the City and the Plan's recommended population growth would be exceeded with just one development. The proposed density would transform our community. The population density of Ammon according to the Comprehensive Plan is approximately 3.15 people per acre (15,252 people in 4,831 acres). To the contrary, the proposed annexation would have a population density of 15.16 people per acre (9,708.78*640). The proposal is not harmonious with the small-town atmosphere that Ammon citizens "overwhelmingly value." Another policy from the Comprehensive Plan Accordingly, development on the foothills is generally proposed to be lower density; therefore, residential densities generally decrease further from regional commercial th land uses and 25 -density development in the foothills is anything but economic and efficient planning. Approving such a clear and drastic deviation from the Comprehensive Plan would permanently change the nature of Ammon. Chapter 12. Schools Chapter 12 addresses the communities concerns about overcrowding of schools. It is particularly concerning that the proposed development does NOT address this topic. Such an oversight appears to support the concern among citizens that the Utah based developer does not care about our community, rather its focus is on maximizing returns. The Comprehensive Plan states that as new annexation and development occurs, "placement of future schools and access to those schools should be a primary consideration." It is appalling that a high-density development bringing 9,700+ people into one square mile would not have place for one school. Similar populated communities such as Blackfoot or Burley need at least one high school, one junior high and three elementary schools to provide basic education to a community of approximately 10,000 people. Chapter 16. Viewshed of the Foothills Chapter 16 states that "Many Ammon residents enjoy the viewshed of the foothills to the east of Ammon. Maintaining this viewshed should be given consideration in development decisions as the city continues to expand toward the foothills." The proposed annexation with its extremely aggressive density would significantly alter the foothills and Ammon citizens views thereof. Chapter 16 also states, the foothills and land further east provide abundant wildlife habitat. Efforts to understand and maintain connectivity of migration corridors should also be a consideration for developments expanding toward and into the foothills." Summary The proposed high-density development in the foothills is contrary to the Ammon Comprehensive Plan and simply not what Ammon citizens want. It is certainly not what Ammon citizens and staff envisioned when it created the Comprehensive Plan. In my opinion, there are only two ways that the proposal can be approved by the Commission, 1) completely ignore Ammon City Ordinances and the Comprehensive Plan, or 2) completely revise the Comprehensive Plan to allow for such drastic deviation from the current community standards. I trust that the Commission has greater integrity than to succumb to either of these options. I respectfully urge the Ammon Planning & Zoning Commission to oppose the proposed annexation as it is does not generally comply with the Ammon Comprehensive Plan, nor is it harmonious and in accordance with specific goals and policies of applicable components of the Plan. 10-37-2 (A) RESIDENTIAL DISTRICT USES RE1.0043,560125'70%50'20'25'1,5002,60035'30'PP1.00 RP2.50 12,000 100'70%30'10'25'1,4002,40035'30'PP1.00 P6, P7 RP-A2.50 10,000 90'70%30'10'25'1,2002,00035'30'PP1.00 R-14.00 5,000 50'70%30'8'25'1,0001,50035'30'PP1.00 P6, P7 R-1 prior to 6-27-13 4.00 8,000 80'70%30'8'25'1,0001,50035'30'PP1.00 P6, P7 R1-A4.00 5,000 sq ft/unit 100'70%30'P1, 8'25'1,0001,50035'30'PP2.00 P6, P7 14' total with a minimum of 4' on one side RS6.00 4,000 50'50%25'20'800 1,20035'20'P1.00 R-28.00 P2 100'65%30'P1, 8'25'900 1,30035'30'P4.0010'P6, P7 R2-A12.00 P3 100'65%30'P1, 8'25'1,100 40'30'Pup to 8.0010'Fence P6, P7 P R-316.00 P4 100'65%30'P1, 8'25'1,000 40'30'Pup to 16.0010'Fence P6, P7 P R3-A20.00 P5 100'65%30'P1, 8'25'1,000 40'30'Pup to 20.0010'Fence P6, P7 P RMH4.00 8,000 sq ft 50'70%30'P1, 8'25'1,000 35'30'P1.00 MU20' Not Permitted PPermitted P1There 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 ness 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 P2 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 P3 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. P4For 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. 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 P5 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. P6Family Child Care Facility - five (5) or fewer children P7Group Child Care Facility - six (6) to twelve (12) children######