07.10.2025 City Council Packet
AMMON CITY COUNCIL MEETING
July 10, 2025 - 4:30 pm
Ammon City Hall
2135 S Ammon Road, Ammon, ID 83406
PUBLIC COMMENT WORK SESSION AGENDA
CALL TO ORDER:
- Mayor Sean Coletti at 4:30 p.m.
ACTION ITEMS:
1. Applicant Requested Reconsideration of Granite Creek Commercial Standard
Development Agreement (Cindy Donovan, Planning Director) - Page 2
2. Consideration of Ron’s Tire Standard Development Agreement (Cindy
Donovan, Planning Director) - Page 17
DISCUSSION ITEMS:
1. Presentation by Paul Baker regarding a proposed Community Infrastructure
District (CID) within the City of Ammon (no documents)
2. Discussion regarding the benefits of the Business License program and service
(no documents)
3. Preliminary Adoption of the Fiscal Year 2026 Budget for Publication (documents
will be presented at the meeting)
EXECUTIVE SESSION:
1. None.
ADJOURN
The following guidelines for public
comment have been adopted:
1. Before an individual may be
heard, the Mayor, Council
President, or Commission Chair
must recognize them.
2. Individuals recognized for
comment shall provide their name
and address for the record.
Individuals must utilize the podium
at the front of the room and not
speak from their seat.
3. Individuals must direct comments
to the Commission or Council, not
other individuals within the room.
Individuals must limit comments to
three (3) minutes or less.
4. Individuals must avoid repetitious
comments or ideas that have
already been presented.
5. All comments shall be made
courteously, respectfully, and civilly.
Inflammatory, disrespectful,
degrading statements, heckling,
applause, or obscene or indecent
language will not be tolerated.
Individuals that violate these
guidelines may be asked to leave
the meeting.
UPCOMING
- July 10, 2025 Work Session
- July 17, 2025 City Council Meeting
ACCESS TO MEETINGS
MEETINGS WILL BE AVAILABLE VIA
ZOOM:
- http://zoom.cityofammon.us/
- Meeting ID: 208 612 4000
- Passcode: 26666
INDIVIDUALS NEEDING ACCOMMODATION DUE TO DISABILITY MUST CONTACT CITY HALL
NO LATER THAN 1:00 P.M. THE DAY BEFORE THE SCHEDULED MEETING TO ARRANGE ASSISTANCE
Next Resolution Number: 2025-008; Next Ordinance Number: 736
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon City Council Meeting
July 10, 2025
Mayor Coletti and City Council Members:
Granite Creek Commercial Division 1 Standard Development Agreement
Staff Presenting:
Cindy Donovan – Planning Director
Summary of Analysis:
1. On July 3, the developer requested an amendment to the Standard Development Agreement
based upon the Rocky Mountain Power timeline for moving the power poles.
2. On June 12, 2025 the City Council approved the Granite Creek Division 1 Standard Development
Agreement. Developer has concern with deadline for completion of 49th South prior to the first
Certificate of Occupancy and is requesting an amendment to the agreement.
3. Division 1 will have one lot containing two buildings with three units each
4. Property will be accessed via Thousand Springs Drive
5. No direct access to 25th East or 49th South will be permitted
6. Developer will be required to construct Thousand Springs Drive to the full street width,
providing curb, gutter, and sidewalk
Development Agreement:
- SC-1: Developer shall pay to the City of Ammon the amount of $789.61 per unit for the incurred
costs of the well, storage tank, and property.
- SC-2: Developer shall enter into an agreement with the City of Idaho Falls regarding
improvements to South 25th East, the intersection of South 25th East and East 49th South. This
may include but not be limited to the construction of the road on the furthest south side of the
property zoned commercial to South 25th East. The signed agreement with Idaho Falls shall be
provided to the City of Ammon prior to first building permit.
- SC-3: Developer shall improve the East 49th South (Township Road) right of way including: curb,
gutter, sidewalk, and asphalt to the standards of the City of Ammon up to a maximum of sixty
(60) feet, as stated in the annexation agreement that was recorded on October 31, 2014 within
twelve (12) months of power poles being relocated or prior to the first building permit
for Division 2. prior to the first Certificate of Occupancy. Should this frontage be completed by
the Granite Creek Division 3 developer prior to the first Certificate of Occupancy of the Granite
Creek Commercial Division 1 a frontage fee shall be paid in lieu of construction.
- SC-4: Developer shall provide a cross-access easement connecting to the commercially zoned
property to the south.
- SC-5: Developer shall construct the west half of Thousand Springs Drive to the full width
including but not limited to curb, gutter, sidewalk, and asphalt to the standards of the City of
Ammon.
- SC-6: This commercial property shall have no direct access to South 25th East or East 49th
South. Developer acknowledges that at some time in the future access may be limited to right
in/right out as determined by the City Engineer.
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 2
Applicant’s Request:
- Amendment of Granite Creek Commercial Division 1 Standard Development Agreement
regarding construction of 49th South timeline.
- Presented by Randy Virgil, Representative, and Jeff Freiberg, Freiberg Engineering
Parcel Characteristics:
- General Location: north of 65th South, east of 25th East, south of 49th South, west of Thousand
Springs Road, west side of Granite Creek subdivision
- Acres: 1.08 acres
- Zoning: HC-1
- Average Lot Size: 1 acre
- Lots: 1
Development Contributions:
- Water Rights – Development will use pressurized irrigation or pay fee in lieu
- Road Construction – Improvements to East 49th South frontage and improvements to South
25th East and South 25th East/East 49th South intersection as required by the City of Idaho Falls
- Parks – Commercial Development, no contribution required
- Law Enforcement – required in 6.34 of the Standard Development Agreement based on the
current fee resolution. This calculation is based on the square footage and use of the property.
Motion:
Approve
I move to amend the Granite Creek Commercial Division 1 Standard Development Agreement
(state amended condition).
Deny
I move to deny the amendment to the Granite Creek Commercial Division 1 Standard
Development Agreement (state reasons for denial).
Continue
I move to continue the discussion of the Granite Creek Commercial Division 1 Standard
Development Agreement until further information can be obtained. (state information required)
Attachments:
1. Granite Creek Commercial Division 1 Standard Development Agreement
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 1 of 13
STANDARD DEVELOPMENT AGREEMENT
(CITY OF AMMON/GRANITE CREEK COMMERCIAL DIVISION 1)
THIS AGREEMENT, made and entered into this 10th day of July, 2025, by and between
the CITY OF AMMON, a municipal corporation, of the County of Bonneville, State of Idaho,
Party of the First Part, hereinafter called the “City,” and Blueskies and Tailwinds LLC, a Limited
Liability Corporation, Party of the Second Part, hereinafter called the “Developer.”
RECITALS:
WHEREAS, the Developer is the sole owner, in law and/or equity, of a certain tract of land
in Bonneville County, Idaho, more particularly described on Exhibit “A” attached hereto and made
a part hereof; and
WHEREAS, the Developer, as sole owner of said land, has made request to the City of
Ammon to have the same accepted as a subdivision to said City and has submitted to the City a
plat thereof which has been approved by the Planning and Zoning Commission and the City
Engineer of the City, and
WHEREAS, the tract of land described in Exhibit A is located within the City of Ammon;
and
WHEREAS, on May 7, 2025, the Granite Creek Commercial Master Plan was approved
by the Planning and Zoning Commission; and
WHEREAS, on May 7, 2025, the Granite Creek Commercial Division 1 Preliminary Plat
was approved by the Planning and Zoning Commission; and
WHEREAS, on May 15, 2025, the Granite Creek Commercial Master Plan was approved
by the City Council; and
WHEREAS, on June 5, 2025, the Granite Creek Commercial Division 1 Preliminary Plat
was approved by the City Council; and
WHEREAS, the City Engineer has recommended to the City Council of the City that such
subdivision be accepted subject to certain requirements and obligations on the part of the
Developer;
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 2 of 13
WHEREAS, on June 12, 2025, the Mayor and City of Council of the City of Ammon,
Idaho, considered the Granite Creek Commercial Division 1 Standard Development Agreement
for approval; and;
WHEREAS, on July 3, 2025, the Mayor and City of Council of the City of Ammon, Idaho,
considered amending the Granite Creek Commercial Division 1 Standard Development
Agreement for approval; and;
WHEREAS, on July 10, 2025, the Mayor and City of Council of the City of Ammon,
Idaho, considered the Granite Creek Commercial Division 1 Standard Development Agreement
for approval; and;
WHEREAS, the City Council has agreed to accept platting of said lands subject to the
following terms and conditions:
NOW THEREFORE, in consideration of the above recitals and the mutual covenants and
agreements herein contained and other good and valuable consideration, the sufficiency of which
is hereby acknowledged, the parties hereto agree as follows:
AGREEMENT
1. INCORPORATION OF RECITALS. The Recitals set forth above are hereby
incorporated into and made an integral part of this Agreement.
2. EFFECTIVE DATE OF AGREEMENT. This Agreement shall be effective as of the
date approved by the City Council.
3. TERM OF AGREEMENT. All rights related to this agreement, including all
Developer’s rights herein, shall expire if no building permit has been issued within five (5)
years of the Effective Date.
4. DEVELOPER. The term “Developer” and the language of this agreement, whether it is
more than one developer, shall be construed as plural, and if there are any parties that are
feminine or are firms or corporations, the masculine shall include the feminine and the
neuter. All terms and conditions of this agreement shall run with the land.
5. INCORPORATION OF RELATED AGREEMENTS, APPROVALS, PLANS,
PERMITS AND OTHER DOCUMENTS.
5.1. The following agreements, approvals, plans, permits and other documents are
hereby incorporated into and made an integral part of this Agreement by reference
as if restated herein in full.
5.1.1. Annexation Agreement approved by the Ammon City Council on: October
30, 2014.
5.1.2. Master Plan approved by the Ammon City Council on May 15, 2025.
5.1.3. Preliminary Plat approved by the Ammon City Council on June 5, 2025.
5.1.4. Improvement Drawings approved by the City Engineer on
_____________2025.
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 3 of 13
5.2. Any material failure to comply with the terms and conditions of any of the above-
referenced agreements, approvals, plans, permits and other documents shall
constitute a breach of this Agreement.
5.3. In the event of any inconsistency between the terms and conditions of this
Agreement and the agreements, approvals, plans, permits and other documents
listed above, the terms and conditions of this Agreement shall govern.
5.4. Except as provided otherwise in this Agreement, development of the Project shall
be vested and governed by policies, procedures, guidelines, ordinances, codes and
regulations of the City governing land use in effect as of the Effective Date of this
Agreement. Any amendments or additions made during the term of this Agreement
to City policies, procedures, guidelines, ordinances, codes or regulations shall not
apply to or affect the conditions of development of the Project; provided, however,
the following are exempt from vesting under this Agreement:
5.4.1. Plan review fees and inspection fees;
5.4.2. Amendments to building, plumbing, fire and other construction codes;
5.4.3. City enactments that are adopted pursuant to State or federal mandates that
preempt the City’s authority to vest regulations.
6. GENERAL REQUIREMENTS OF DEVELOPMENT. That Developer, jointly and
severally, for himself, his heirs, representatives, itself, their successors and assigns, does
hereby covenant, agree, and represent as follows:
6.1. That Developer will, before any construction is commenced, file or cause to be filed
with the City Engineer a complete set of street, sewer, water, and drainage
improvement plans for each proposed plat. Said improvement plans shall also show
the proposed location of other utilities, i.e., telephone, gas, electricity, and irrigation
facilities, and such others as may affect or be affected by the subdivision
development on such property. Such plans and utility improvements shown thereon
shall meet the approval of the City Engineer and shall be incorporated herein and
made a part hereof by reference. The Developer shall construct and install all such
improvements in accordance with the current Edition of the Idaho Standards for
Public Works Construction adopted by the City of Ammon including compliance
with all other City codes and ordinances including the City of Ammon standards as
adopted. Acceptance of improvements to be determined by the City of Ammon only
after completed inspections and certification provided by Developer from a
licensed, professional engineer certifying that said subdivision construction has
been completed in compliance with the published standards. The Developer shall
make a formal request in writing to the City of Ammon City Engineer for final
acceptance of all said improvements.
6.2. That Developer, shall, at their own expense, construct and install all sanitary
sewers, storm drains, pumping stations, water lines and appurtenances, fire
hydrants, curbs and gutters, sidewalks, landscaping, off-street parking, cross drains,
streets, street surfacing, street and regulatory signs, parks, recreation amenities,
open spaces, and/or other needed street or utility improvements as shown on the
improvement plans. The Developer shall have the option to create a “dark sky”
community, conforming with the International Dark Sky Guidelines. If, the
Developer chooses to create a “dark sky” community this must be disclosed
throughout the design and development process. The Developer will phase the
construction of roads and utilities as shown on the development drawings.
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 4 of 13
Acceptance by the City, will be given for each improvement, upon the City
Engineer finding the improvement meet standards, can be maintained by the City
of Ammon, and will provide public benefits to the Ammon community.
6.3. That Developer, its successors or assigns will, at their own expense, construct and
install all storm drainage systems and storm drain retention pond(s) as shown on
the improvement plans. Retention ponds shall be sprinkled and landscaped
following the standards for sprinklers and landscaping of retention ponds in the
City of Ammon. Acceptance and conveyance of any parcel in which a retention
area is located will occur only after completion and acceptance of drainage
infrastructure, landscaping, sprinkling, and any public amenities necessary for the
retention pond to be of benefit to the City of Ammon. Additional improvements
shall be required by the City on a case-by-case basis to ensure that the retention
areas are a public benefit to the Ammon community. Additional improvements
may include playground equipment, park amenities, walking paths, park structures,
recreation amenities, or other improvements that enhance the public open space and
provide benefit to the Ammon community. Satisfactory acceptance by the City of
any above-grade improvements to retention areas shall be determined by the City
Administrator.
6.4. That Developer shall require all contractors involved in constructing the
subdivision improvements to furnish a minimum two (2) year warranty on all
materials and workmanship involved. Additional warranty periods may be required
in writing by the City on certain materials and products. Said period of warranty
shall run from written acceptance given by City
6.5. That Developer shall comply with all City requirements in effect at the time
construction is commenced on each said lot. That the Developer shall sell no lots
at less than the size required in the zoning for such property. Lot lines may be
changed by owners, but no additional building sites may be created without first
amending the plat of record. All building and zoning codes must be complied with
in the event of any change.
6.6. That Developer will obtain easements, design and construct the sanitary sewer lines
as shown in the improvement drawings within the development. An 8” diameter
sewer line is the general city standard. However, size of sewer line for the subject
property will have to be individually established based upon the topography of the
development and engineering standards, as approved by the City Engineer. Should
City elect to have installed sewer line in excess of the size needed for this subject
development, to accommodate development beyond the subject development, the
City may agree to reimburse the Developer only for the material upsizing cost.
Developer shall provide the City Engineer with clearly itemized costs of the
materials as provided by the pipe supplier. City shall approve the oversized sewer
line in writing in advance of said project going forward. Reimbursement shall
occur upon written acceptance by the City Engineer of said lines. All sanitary sewer
design and installation shall comply with the Idaho Standards for Public Works
Construction (ISPWC) or other standards as adopted by the City at the time of
construction. The property described herein will be serviced by the City of Ammon
sewer system, unless specifically agreed to by both developer and the City of
Ammon.
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 5 of 13
6.7. That Developer will obtain easements, design and construct the water line as shown
in the improvement drawings within the Development. An 8” diameter water line
is the general city standard. However, size of water line for the subject property
will have to be individually established based upon the topography of the
development and engineering standards, as approved by the City Engineer. Should
the City elect to have installed water line in excess of the size needed for this subject
development to accommodate development beyond the subject development, the
City may agree to reimburse the Developer only for the material upsizing cost.
Developer shall provide the City Engineer with clearly itemized costs of the
materials as provided by the pipe supplier. City shall approve the oversized water
line in writing in advance of said project going forward. Reimbursement shall
occur upon written acceptance by the City Engineer of said lines. That the
Developer shall be responsible for extending City water lines to said development
through adjacent property if water is required prior to adjacent developers
extending water lines to Developer’s property. The property described herein will
be serviced by the City of Ammon water system, unless specifically agreed to by
both Developer and the City of Ammon.
6.8. Developer shall construct a temporary access for all construction related to the
project and shall not use existing streets for accessing the development. If no
temporary access can be constructed and Developer must use existing streets for
access, Developer shall complete a pre-construction survey of the street conditions
for all public streets and related infrastructure that provide access to the
development prior to commencement of all construction. The street survey shall be
completed by a Professional Engineer licensed in the State of Idaho assessing the
existing conditions prior to commencement of any construction. At the conclusion
of the project, a post-construction survey shall be completed by a Professional
Engineer licensed in the State of Idaho assessing any damages caused by
construction of the development. Developer shall mitigate and pay or otherwise
reimburse City for all damages to the streets caused by construction of the
development as directed by the City Engineer.
6.9. That Developer will reimburse the City for all costs associated with checking and
approval of subdivision plats and improvement drawings.
6.10. That Developer shall prepare, execute, and record protective covenants that are not
in variance with the zoning established by the City.
6.11. That Developer shall construct and install all such improvements in strict
accordance with the filed and approved street (including adjacent arterial and
collector roads), sewer, water, and drainage improvement plans and the City
standard drawings and construction specifications current and in effect at the time
the construction of said improvements is accomplished, or as otherwise agreed
between the Developer and the City if the standards and specifications are more
restrictive and onerous at the time of construction than at the time of the execution
of this document.
6.12. That Developer shall pay or reimburse City for its reasonable share of all street
improvements adjacent to the development, including water mains and lines, sewer
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 6 of 13
lines, street paving, bridges, and other improvements such as but not limited to curb,
gutter, sidewalks, and street lights, and does covenant that the City shall not have
any maintenance responsibilities for the same until expiration of the two (2) year
warranty period as provided for in the paragraph above, provided such
improvements are constructed by Developer.
6.13. That Developer shall provide the City Engineer with at least fifteen (15) days
advance written notification of when and of what portion or portions of said street
or utility improvements he intends to complete at that time. Developer agrees to
make such modifications and/or construct any temporary facilities necessitated by
such phase construction work as shall be required and approved by the City
Engineer.
6.14. That Developer shall immediately upon the completion of any such constructed
portion, portions, or the entirety of said development, notify the City Engineer and
request his inspection and written acceptance of such completed utility or street
construction.
6.15. That Developer hereby agrees that, upon a finding based upon the sole discretion
of the City Council, duly entered in the official minutes of the proceedings of the
City Council, that a portion or portions or the entirety of said utility or street
improvements described in item 6.1. above, need to be completed, in the interest of
the health, welfare, and/or safety of the inhabitants of the City, the Developer will
within thirty days or such other reasonable time as defined by the City, construct
said needed utility or street improvement. If Developer does not construct within
said time after written notification of by the Council, the Developer will pay to the
City the cost of such construction as the City shall order after conference with the
Developer. Provided, however, the City Council shall not make the findings set
forth in this paragraph except at a regular or special meeting of the Council and
unless the Developer has been notified in writing of the time and place of such
meeting of the City Council at least ten (10) days prior thereto and has been given
an opportunity to be present in person or by counsel and to be heard on the merits
of the proposed finding. At or before such hearing, the City Engineer shall furnish
the Developer a cost estimate for completing said improvement. In the event the
City elects to construct the utilities or street improvements as provided for in this
Development Agreement and in the site plan, this Development Agreement shall,
upon recording this Development Agreement, constitute a lien against all property
in said Development other than those portions for which an occupancy permit has
been issued.
6.16. That Developer further agrees that upon his having received written notification
from the City Engineer that any of the requirements herein specified have not been
complied with, the City shall have the right to withhold the issuance of any
certificates of occupancy and the issuance of building permits within such annexed
area until such time as all requirements specified herein have been complied with;
provided, however, that the Developer shall have the right to appear before the City
Council at any regular meeting after any Certificate of Occupancy shall have been
denied and shall have the right to be heard as to why such certificate or certificates
should be issued. The Council shall then decide whether such certificate or
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 7 of 13
certificates shall be issued and its decision shall be final, except that the rights of
parties are preserved at law and equity.
6.17. That Developer agrees and covenants that prior to any construction or any
improvements upon any of the area herein agreed, there shall be a preliminary plat
approved by the Planning and Zoning Commission and approved by the City
Council and the City Engineer, as to any areas where improvements are to be
commenced.
6.18. That Developer shall dedicate to the City that portion of the proposed property
shown on the plats as public streets, easements, and public ways.
6.19. That Developer shall reimburse City for all past and future costs of publications
relative to this development until the development is completed in full. Said costs
shall include but are not limited to publication costs for notices of public hearings
for development agreement and zoning changes, ordinance publication costs for
development and public hearings, etc.
6.20. In accordance with Idaho Code 67-6537, surface water is required as the primary
water source for irrigation. Developer shall construct said pressurized irrigation
system consistent with pressurized irrigation system standards and based on
approval by the City Engineer. Developer shall construct a pressurized irrigation
system to service all lots, parcels, and common areas within the subdivision.
Developer shall receive approval of the pressurized irrigation system design prior
to installing any components of the system. Pressurized Irrigation system shall
become property of the City of Ammon, provided the following criteria are met: 1)
Construction of the system is complete; 2) Developer has shown the system is fully
operational for one (1) full operational season; and 3) Developer has shown the
system is capable of providing the primary water source for irrigation to all lots and
parcels within the subdivision. Developer shall be responsible for all defects and
deficiencies in the pressurized irrigation system for two (2) years from the date it
is turned over to the City of Ammon. A guarantee of completion in accordance with
City Code 10-29-17 shall be provided prior to issuance of building permits within
the subdivision. Upon transfer of the system to the City of Ammon, the City shall
be responsible for all operations and maintenance of the pressurized irrigation
system. If surface water is not deemed reasonably available minimum
compensatory groundwater rights, deemed acceptable by the City of Ammon, may
be purchased and transferred to the City of Ammon in accordance with City Code
8-10.
6.21. That Developer agrees no well to provide culinary, irrigation or water for any other
use without the written permission by the City Engineer, shall be drilled upon said
property after the recording date of this development agreement. Further that any
ground water rights including any existing well, lines or other infrastructure on the
property shall be dedicated or transferred to the City of Ammon.
6.22. That prior to the approval of a final plat in said subdivision, Developer shall
construct and install all Public improvements as required by the approved
improvement drawings for said subdivision. Public improvements shall include but
not be limited to: roads, phone, electric, public water, public sewer, fire protection,
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 8 of 13
cable, fiber ducts, fiber vaults, lighting and required landscaping, curb, gutter,
sidewalks and drainage systems.
6.23. That Developer shall be required to construct and install all Public improvements
as required by the approved improvement drawings for each subdivision or division
thereof prior to the issuance of any building permit for said subdivision or produce
a guarantee of completion in compliance with City Code 10-29-17. This guarantee
of completion shall be provided in lieu of completing all infrastructure
improvements prior to issuance of building permits within a subdivision as required
in the City of Ammon.
6.24. That when arterial roadway or infrastructure is required as part of a preliminary plat
on property located within this agreement; the Developer shall install street lights
as required by the City Engineer on the improvement drawings for the development.
Those lights shall meet the most current standards for arterial street lighting as
adopted by the City of Ammon or the equivalent as offered by Rocky Mountain
Power.
6.25. That Developer shall pay any front footage fees applicable to said property.
6.26. That Developer shall request that the City form a lighting district upon recording
of a final plat related to this agreement. Said district shall include all public
street/security lighting related to the property within the boundaries of this
agreement. Developer agrees to pay for or reimburse City for all costs associated
with the formation of said lighting district.
6.27. That Developer shall conduct and provide a traffic study in accordance with the
current BMPO Access Management Plan Section 6.3. The traffic study shall be
prepared and stamped by a Professional Engineer (PE) licensed in the State of Idaho
which has expertise in traffic studies. See Exhibit B at the end of this document.
The developer shall pay for all traffic improvements recommended by the traffic
study that are necessary to address public health, safety and welfare. Prior to
issuance of any Certificate of Occupancy for the Development, all traffic
improvements recommended by the traffic study shall be complete and approved
by the City Engineer.
6.28. That Developer shall provide required street markings and signage to match city
standards and BMPO Connecting Our Communities directives to include such
markings and signage as required by the City Engineer.
6.29. That Developer shall petition the Eastern Idaho Regional Sewer District (EIRSD)
for approval to service the wastewater requirements of the subdivision. That
Developer agrees to pay the EIRSD fee as constituted by EIRSD prior to the time
of the building permit application. Developer shall provide proof of payment to the
City. Developer acknowledges that the City of Ammon cannot guarantee sewer
capacity will be sufficient for the development and cannot award capacity on behalf
of EIRSD. Developer acknowledges that EIRSD provides wastewater treatment for
this development and that the City of Ammon provides no representation to the
Developer, by the signing of this agreement or otherwise, as to the availability of
wastewater treatment. City shall not issue building permits until EIRSD provides
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 9 of 13
written verification that the development can be served for wastewater treatment.
All other requirements necessary for the issuance of building permits, as required
by the city, must also be met.
6.30. Developer shall install fiber duct and handhold boxes as provided for by City
standards for fiber installation at the time of construction. In addition, thereto, the
City shall collect and the Developer/property owner shall pay, the amount set by
the fee schedule as adopted by the City Council when the building permit is issued.
6.31. Developer and/or property owner shall designate on the required building site plan
the location where fiber duct end will terminate. All installation of fiber duct and
related infrastructure shall be installed pursuant to the standards adopted by the City
of Ammon.
6.32. City shall, upon notification that the fiber duct has been installed, schedule
installation of fiber and any other related equipment and infrastructure.
6.33. Developer shall pay the Law Enforcement Contribution Fee, as provided in the
current City of Ammon Fee Resolution at the time of the issuance of the building
permit, for each commercial unit.
7. SPECIAL CONDITIONS. That this Development Agreement shall be subject to the
following special conditions. To the extent otherwise inconsistent, special conditions shall
take the precedent over all other terms:
7.1. SC-1: Developer shall pay to the City of Ammon the amount of $789.61 per unit
for the incurred costs of the well, storage tank, and property.
7.2. SC-2: Developer shall enter into an agreement with the City of Idaho Falls
regarding improvements to South 25th East, the intersection of South 25th East and
East 49th South. This may include but not be limited to the construction of the road
on the furthest south side of the property zoned commercial to South 25th East. The
signed agreement with Idaho Falls shall be provided to the City of Ammon prior to
first building permit.
7.3. SC-3: Developer shall improve the East 49th South (Township Road) right of way
including: curb, gutter, sidewalk, and asphalt to the standards of the City of Ammon
up to a maximum of sixty (60) feet, as stated in the annexation agreement that was
recorded on October 31, 2014 within twelve (12) months of power poles being
relocated or prior to the first building permit for Division 2. prior to the first
Certificate of Occupancy. Should this frontage be completed by the Granite Creek
Division 3 developer prior to the first Certificate of Occupancy of the Granite Creek
Commercial Division 1 a frontage fee shall be paid in lieu of construction.
7.4. SC-4: Developer shall provide a cross-access easement connecting to the
commercially zoned property to the south.
7.5. SC-5: Developer shall construct the west half of Thousand Springs Drive to the full
width including but not limited to curb, gutter, sidewalk, and asphalt to the
standards of the City of Ammon.
7.6. SC-6: This commercial property shall have no direct access to South 25th East or
East 49th South. Developer acknowledges that at some time in the future access
may be limited to right in/right out as determined by the City Engineer.
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 10 of 13
8. MISCELLANEOUS PROVISIONS.
8.1. Covenant Running with the Land/Successors and Assigns. Unless this
Agreement is modified by mutual written agreement of the Parties or terminated by
City, this Agreement and all conditions, terms, duties and obligations included in
this Agreement shall be binding upon Owner, each subsequent owner of the
Property and every person or entity acquiring any interest in the Property. This
Agreement shall constitute a covenant running with the land burdening the Property
in favor of City and shall be binding upon Owner, its successors in interest, personal
representatives, heirs, vendees and assigns.
8.2. Waiver. Any waiver of any of the terms or conditions of this Agreement by City
or Owner must be in writing to be effective and shall apply solely to the breach and
breaches waived and shall not bar any other rights or remedies of City or Owner of
applying to any subsequent breach of any such or other covenants and conditions.
8.3. Notices. Any and all notices, demands, requests, and other communications
required to be given hereunder by either of the parties hereto shall be in writing and
be deemed properly served or delivered if delivered by hand to the party to whose
attention it is directed, or when sent, seven (7) days after deposit in the U.S. Mail,
postage pre-paid, or upon the sending of a facsimile, followed by a copy sent by
U.S. Mail as provided herein, addressed as follows:
City:
City of Ammon
c/o City Administrator
2135 South Ammon Road
Ammon, Idaho 83406
(208) 612-4051 Phone
(208) 612-4009 Fax
Owner:
Blueskies and Tailwinds LLC
13975 South 1st East
Idaho Falls, ID 83404
(404) 917-3405
Or at such other address, or facsimile number, or to such other party which any
party entitled to receive notice hereunder designates to the other in writing as
provided above.
8.4. Attorney Fees. In the event either party to this Agreement is required to retain the
services of an attorney to enforce its rights hereunder, the defaulting party shall pay
to the non-defaulting party reasonable attorney fees and costs incurred as a result
of such default whether or not litigation is commenced and including reasonable
attorney fees and costs on appeal.
8.5. Time is of the Essence. The parties hereto acknowledge and agree that time is
hereby made expressly of the essence with respect to each and every term,
condition, and provision hereof, and that the failure to timely perform any of the
obligations hereunder shall constitute a breach of and a default under this
Agreement by the party so failing to perform.
8.6. Requirement for Recordation. The City shall record this document, including all
of the Exhibits, and submit proof of such recording to the Developer. This
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 11 of 13
agreement must be signed within thirty (30) days of City approval. Failure to sign
within thirty (30) days will result in this entire agreement being null and void.
8.7. No Precedent. Approval of the Standard Development Agreement shall not be
considered a binding precedent for the issuance of other development agreements.
The Standard Development Agreement is not transferable from one parcel of land
to another.
8.8. Police Powers. Nothing contained herein is intended to limit the police powers of
the City. This Agreement shall not be construed to modify or waive any law,
ordinance, rule, or regulation, including without limitation, applicable building
codes, fire codes, zoning ordinances, subdivision ordinances, or comprehensive
plan provisions, unless expressly provided herein.
8.9. Invalid Provisions. If any provision of this Agreement is held not valid, such
provision shall be deemed to be excised there from and the invalidity thereof shall
not affect any of the other provisions contained herein.
8.10. Choice of Law. This Agreement shall be governed by the laws and decisions of
the state of Idaho.
8.11. Certification of Compliance. Developer hereby certifies pursuant to Section 67-
2346, Idaho Code, that the Developer, its wholly owned subsidiaries, majority
owned subsidiaries, parent companies and affiliates, are not currently engaged in,
and will not for the duration of this Agreement, knowingly engage in, a boycott of
goods or services from Israel or territories under its control.
Developer hereby certifies pursuant to Section 67-2359, Idaho Code, that the
Developer, its wholly owned subsidiaries, majority owned subsidiaries, parent
companies and affiliates, are not currently wholly or partly owned or operated by
the Government of China or any company that is owned or operated by the
Government of China.
IN WITNESS WHEREOF, the City has by motion duly passed, executed this agreement
by the signature of the Mayor, attested by the City Clerk, and the Developer has caused this
agreement to be duly executed the day and the year first above written.
CITY OF AMMON, IDAHO DEVELOPER
By:___________________________ By: ____________________________
Sean Coletti, Mayor Lauren Mosteller, Managing Member LLC
ATTEST:
_______________________________
Micah Austin, Interim City Clerk
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 12 of 13
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Sean Coletti, known or identified to me to me be the Mayor of
Ammon, the municipal corporation that executed the attached Development Agreement and
acknowledged to me that such corporation executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date: __________
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Lauren Mosteller, known or identified to me to be the individual
that executed the attached Development Agreement and acknowledged to me that such corporation
executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date:
GRANITE CREEK COMMERCIAL NORTH STANDARD DEVELOPMENT AGREEMENT - Page 13 of 13
EXHIBIT A
TO
DEVELOPMENT AGREEMENT
LEGAL DESCRIPTION
Commencing at the Northwest corner in Section 3, Township 1 North, Range 38 East of the
Boise Meridian, Bonneville County, Idaho; running North 89°41'54" East along the Section line
677.68 feet; thence South 00°24'38" East 50.00 feet to the TRUE POINT OF BEGINNING, said
TRUE POINT OF BEGINNING being on the Southerly Right-of-Way line of 49th South;
running thence S00°12'38"E, 360.36 feet; thence S89°41'54"W, 128.50 feet; thence
N00°12'38"W, 360.29 feet; thence N89°41'54"E, 127.84 to the TRUE POINT OF BEGINNING.
Parcel contains 1.06 Acres
EXHIBIT B
TO
DEVELOPMENT AGREEMENT
BMPO ACCESS MANAGEMENT PLAN
JULY 2012
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 1
Ammon City Council Meeting
July 10, 2025
Mayor Coletti and City Council Members:
Ron’s Tire Ammon Subdivision
Standard Development Agreement
Staff Presenting:
Cindy Donovan – Planning Director
Summary of Analysis
1. The plat was approved by the City Council on April 17, 2025 and subdivides the area to the north
of Briar Creek Lane into 3 commercial lots
2. The Standard Development Agreement was discussed the same evening. The City Council
requested the developer provide traffic generation information regarding the future installation
of the traffic signal at the intersection of Ammon Road and John Adams Parkway.
3. SC-4 has been amended to show the amendment requested by the City Council on July 3.
4. SC-5 has been added regarding a traffic analysis being completed when development occurs on
Lots 2 and 3 to determine their proportionate share of costs regarding the future installation of
the traffic signal at the intersection of Ammon Road and John Adams Parkway.
5. Right-of-way for Briar Creek Lane and Ammon Road are already deeded to the City of Ammon
6. No access will be allowed directly onto Ammon Road, as an access would be too close to Briar
Creek Lane and the future connection of John Adams Parkway.
Development Agreement:
- SC-1: Developer shall dedicate to the City the fifty (50) foot Right of Way (ROW) and a fifteen
(15) foot Public Utility Easement (PUE), to be constructed to the current City standards as
required by the City Engineer. This Right of Way has been dedicated to the City.
- SC-2: Developer shall improve Ammon Road to specifications provided by the City Engineer prior
to Certificate of Occupancy.
- SC-3: Developer agrees there will be no direct access from the site to Ammon Road.
- SC-4: Developer shall pay 0.8% reflecting their proportionate share of participation in the
traffic signal to be installed at the corner of John Adams Parkway and Ammon Road
prior to a Certificate of Occupancy for Lot 1 based on the total cost of the traffic signal.
- SC-5: Lots 2 and 3 shall be required to update the traffic analysis to determine
proportionate share participation in the traffic signal to be installed at the corner of
John Adams Parkway and Ammon Road prior to Certificate of Occupancy.
Parcel Characteristics
- General Location: north of Briar Creek Lane, east of Midway Avenue, south of 1st Street, west of
Ammon Road
- Acres: 4.689 acres
- Zoning: CC-1 Central Commercial Zone
- Lots: 3 commercial lots
- Average Lot Size: 1.563 acres/68,084 sq ft
2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000
www.cityofammon.us Page | 2
Development Contributions:
- Water Rights – Development will use pressurized irrigation or pay fee in lieu
- Road Construction – Improvements to Ammon Road frontage and proportionate share of John
Adams Parkway/Ammon Road traffic signal
- Parks – Commercial Development, no contribution required
- Law Enforcement – required in 6.34 of the Standard Development Agreement based on the
current fee resolution. This calculation is based on the square footage and use of the property.
Applicant’s Request
- Approval of the Ron’s Tire Ammon Subdivision Standard Development Agreement
- Presented by Chris Rogers, Ron’s Tire and Steve Heath, Mountain West Engineering
Motion
Approve
I move to approve the Ron’s Tire Ammon Subdivision Standard Development Agreement subject
to the following special conditions. (state conditions)
Deny
I move to deny the Ron’s Tire Ammon Subdivision Standard Development Agreement (state
reasons for denial)
Continue
I move to continue the Ron’s Tire Ammon Subdivision Standard Development Agreement until
further information can be obtained. (state information required)
Attachments:
1. Ron’s Tire Ammon Standard Development Agreement
2. Ron’s Tire Traffic Analysis
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 1 of 14
STANDARD DEVELOPMENT AGREEMENT
(CITY OF AMMON/RON’S TIRE INC.)
THIS AGREEMENT, made and entered into this 10th day of July, 2025, by and between
the CITY OF AMMON, a municipal corporation, of the County of Bonneville, State of Idaho,
Party of the First Part, hereinafter called the “City,” and Ron’s Tire Inc., an Idaho Corporation,
DBA Ron’s Tire & Motorsports, Party of the Second Part, hereinafter called the “Developer.”
RECITALS:
WHEREAS, the Developer is the sole owner, in law and/or equity, of a certain tract of land
in Bonneville County, Idaho, more particularly described on Exhibit “A” attached hereto and made
a part hereof; and
WHEREAS, the Developer, as sole owner of said land, has made request to the City of
Ammon to have the same accepted as a subdivision to said City and has submitted to the City a
plat thereof which has been approved by the Planning and Zoning Commission and the City
Engineer of the City, and
WHEREAS, the tract of land described in Exhibit A is located within the City of Ammon;
and
WHEREAS, on April 2, 2025, the Ron’s Tire Inc. Final Plat was approved by the Planning
and Zoning Commission; and
WHEREAS, on April 17, 2025, the Ron’s Tire Inc. Final Plat was approved by the City
Council; and
WHEREAS, the City Engineer has recommended to the City Council of the City that such
subdivision be accepted subject to certain requirements and obligations on the part of the
Developer;
WHEREAS, on July 10, 2025, the Mayor and City of Council of the City of Ammon,
Idaho, considered the Standard Development Agreement for approval; and;
WHEREAS, the City Council has agreed to accept platting of said lands subject to the
following terms and conditions:
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 2 of 14
NOW THEREFORE, in consideration of the above recitals and the mutual covenants and
agreements herein contained and other good and valuable consideration, the sufficiency of which
is hereby acknowledged, the parties hereto agree as follows:
AGREEMENT
1. INCORPORATION OF RECITALS. The Recitals set forth above are hereby
incorporated into and made an integral part of this Agreement.
2. EFFECTIVE DATE OF AGREEMENT. This Agreement shall be effective as of the
date approved by the City Council.
3. TERM OF AGREEMENT. All rights related to this agreement, including all
Developer’s rights herein, shall expire if no building permit has been issued within five (5)
years of the Effective Date.
4. DEVELOPER. The term “Developer” and the language of this agreement, whether it is
more than one developer, shall be construed as plural, and if there are any parties that are
feminine or are firms or corporations, the masculine shall include the feminine and the
neuter. All terms and conditions of this agreement shall run with the land.
5. INCORPORATION OF RELATED AGREEMENTS, APPROVALS, PLANS,
PERMITS AND OTHER DOCUMENTS.
5.1. The following agreements, approvals, plans, permits and other documents are
hereby incorporated into and made an integral part of this Agreement by reference
as if restated herein in full.
5.1.1. Annexation Agreement approved by the Ammon City Council on: October
6, 2005.
5.1.2. Final Plat approved by the Ammon City Council on April 17, 2025.
5.1.3. Improvement Drawings approved by the City Engineer on
_____________,2025.
5.2. Any material failure to comply with the terms and conditions of any of the above-
referenced agreements, approvals, plans, permits and other documents shall
constitute a breach of this Agreement.
5.3. In the event of any inconsistency between the terms and conditions of this
Agreement and the agreements, approvals, plans, permits and other documents
listed above, the terms and conditions of this Agreement shall govern.
5.4. Except as provided otherwise in this Agreement, development of the Project shall
be vested and governed by policies, procedures, guidelines, ordinances, codes and
regulations of the City governing land use in effect as of the Effective Date of this
Agreement. Any amendments or additions made during the term of this Agreement
to City policies, procedures, guidelines, ordinances, codes or regulations shall not
apply to or affect the conditions of development of the Project; provided, however,
the following are exempt from vesting under this Agreement:
5.4.1. Plan review fees and inspection fees;
5.4.2. Amendments to building, plumbing, fire and other construction codes;
5.4.3. City enactments that are adopted pursuant to State or federal mandates that
preempt the City’s authority to vest regulations.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 3 of 14
6. GENERAL REQUIREMENTS OF DEVELOPMENT. That Developer, jointly and
severally, for himself, his heirs, representatives, itself, their successors and assigns, does
hereby covenant, agree, and represent as follows:
6.1. That Developer will, before any construction is commenced, file or cause to be filed
with the City Engineer a complete set of street, sewer, water, and drainage
improvement plans for each proposed plat. Said improvement plans shall also show
the proposed location of other utilities, i.e., telephone, gas, electricity, and irrigation
facilities, and such others as may affect or be affected by the subdivision
development on such property. Such plans and utility improvements shown thereon
shall meet the approval of the City Engineer and shall be incorporated herein and
made a part hereof by reference. The Developer shall construct and install all such
improvements in accordance with the current Edition of the Idaho Standards for
Public Works Construction adopted by the City of Ammon including compliance
with all other City codes and ordinances including the City of Ammon standards as
adopted. Acceptance of improvements to be determined by the City of Ammon only
after completed inspections and certification provided by Developer from a
licensed, professional engineer certifying that said subdivision construction has
been completed in compliance with the published standards. The Developer shall
make a formal request in writing to the City of Ammon City Engineer for final
acceptance of all said improvements.
6.2. That Developer, shall, at their own expense, construct and install all sanitary
sewers, storm drains, pumping stations, water lines and appurtenances, fire
hydrants, curbs and gutters, sidewalks, landscaping, off-street parking, cross drains,
streets, street surfacing, street and regulatory signs, parks, recreation amenities,
open spaces, and/or other needed street or utility improvements as shown on the
improvement plans. The Developer shall create a “dark sky” community,
conforming with the International Dark Sky Guidelines. The Developer will phase
the construction of roads and utilities as shown on the development drawings.
Acceptance by the City, will be given for each improvement, upon the City
Engineer finding the improvement meet standards, can be maintained by the City
of Ammon, and will provide public benefits to the Ammon community.
6.3. That Developer, its successors or assigns will, at their own expense, construct and
install all storm drainage systems and storm drain retention pond(s) as shown on
the improvement plans. Retention ponds shall be sprinkled and landscaped
following the standards for sprinklers and landscaping of retention ponds in the
City of Ammon. Acceptance and conveyance of any parcel in which a retention
area is located will occur only after completion and acceptance of drainage
infrastructure, landscaping, sprinkling, and any public amenities necessary for the
retention pond to be of benefit to the City of Ammon. Additional improvements
shall be required by the City on a case-by-case basis to ensure that the retention
areas are a public benefit to the Ammon community. Additional improvements
may include playground equipment, park amenities, walking paths, park structures,
recreation amenities, or other improvements that enhance the public open space and
provide benefit to the Ammon community. Satisfactory acceptance by the City of
any above-grade improvements to retention areas shall be determined by the City
Administrator.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 4 of 14
6.4. That Developer shall require all contractors involved in constructing the
subdivision improvements to furnish a minimum two (2) year warranty on all
materials and workmanship involved. Additional warranty periods may be required
in writing by the City on certain materials and products. Said period of warranty
shall run from written acceptance given by City
6.5. That Developer shall comply with all City requirements in effect at the time
construction is commenced on each said lot. That the Developer shall sell no lots
at less than the size required in the zoning for such property. Lot lines may be
changed by owners, but no additional building sites may be created without first
amending the plat of record. All building and zoning codes must be complied with
in the event of any change.
6.6. That Developer will obtain easements, design and construct the sanitary sewer lines
as shown in the improvement drawings within the development. An 8” diameter
sewer line is the general city standard. However, size of sewer line for the subject
property will have to be individually established based upon the topography of the
development and engineering standards, as approved by the City Engineer. Should
City elect to have installed sewer line in excess of the size needed for this subject
development, to accommodate development beyond the subject development, the
City may agree to reimburse the Developer only for the material upsizing cost.
Developer shall provide the City Engineer with clearly itemized costs of the
materials as provided by the pipe supplier. City shall approve the oversized sewer
line in writing in advance of said project going forward. Reimbursement shall
occur upon written acceptance by the City Engineer of said lines. All sanitary sewer
design and installation shall comply with the Idaho Standards for Public Works
Construction (ISPWC) or other standards as adopted by the City at the time of
construction. The property described herein will be serviced by the City of Ammon
sewer system, unless specifically agreed to by both developer and the City of
Ammon.
6.7. That Developer will obtain easements, design and construct the water line as shown
in the improvement drawings within the Development. An 8” diameter water line
is the general city standard. However, size of water line for the subject property
will have to be individually established based upon the topography of the
development and engineering standards, as approved by the City Engineer. Should
the City elect to have installed water line in excess of the size needed for this subject
development to accommodate development beyond the subject development, the
City may agree to reimburse the Developer only for the material upsizing cost.
Developer shall provide the City Engineer with clearly itemized costs of the
materials as provided by the pipe supplier. City shall approve the oversized water
line in writing in advance of said project going forward. Reimbursement shall
occur upon written acceptance by the City Engineer of said lines. That the
Developer shall be responsible for extending City water lines to said development
through adjacent property if water is required prior to adjacent developers
extending water lines to Developer’s property. The property described herein will
be serviced by the City of Ammon water system, unless specifically agreed to by
both Developer and the City of Ammon.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 5 of 14
6.8. Developer shall construct a temporary access for all construction related to the
project and shall not use existing streets for accessing the development. If no
temporary access can be constructed and Developer must use existing streets for
access, Developer shall complete a pre-construction survey of the street conditions
for all public streets and related infrastructure that provide access to the
development prior to commencement of all construction. The street survey shall be
completed by a Professional Engineer licensed in the State of Idaho assessing the
existing conditions prior to commencement of any construction. At the conclusion
of the project, a post-construction survey shall be completed by a Professional
Engineer licensed in the State of Idaho assessing any damages caused by
construction of the development. Developer shall mitigate and pay or otherwise
reimburse City for all damages to the streets caused by construction of the
development as directed by the City Engineer.
6.9. That Developer will reimburse the City for all costs associated with checking and
approval of subdivision plats and improvement drawings.
6.10. That Developer shall prepare, execute, and record protective covenants that are not
in variance with the zoning established by the City.
6.11. That Developer shall construct and install all such improvements in strict
accordance with the filed and approved street (including adjacent arterial and
collector roads), sewer, water, and drainage improvement plans and the City
standard drawings and construction specifications current and in effect at the time
the construction of said improvements is accomplished, or as otherwise agreed
between the Developer and the City if the standards and specifications are more
restrictive and onerous at the time of construction than at the time of the execution
of this document.
6.12. That Developer shall pay or reimburse City for its reasonable share of all street
improvements adjacent to the development, including water mains and lines, sewer
lines, street paving, bridges, and other improvements such as but not limited to curb,
gutter, sidewalks, and street lights, and does covenant that the City shall not have
any maintenance responsibilities for the same until expiration of the two (2) year
warranty period as provided for in the paragraph above, provided such
improvements are constructed by Developer.
6.13. That Developer shall provide the City Engineer with at least fifteen (15) days
advance written notification of when and of what portion or portions of said street
or utility improvements he intends to complete at that time. Developer agrees to
make such modifications and/or construct any temporary facilities necessitated by
such phase construction work as shall be required and approved by the City
Engineer.
6.14. That Developer shall immediately upon the completion of any such constructed
portion, portions, or the entirety of said development, notify the City Engineer and
request his inspection and written acceptance of such completed utility or street
construction.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 6 of 14
6.15. That Developer hereby agrees that, upon a finding based upon the sole discretion
of the City Council, duly entered in the official minutes of the proceedings of the
City Council, that a portion or portions or the entirety of said utility or street
improvements described in item 6.1. above, need to be completed, in the interest of
the health, welfare, and/or safety of the inhabitants of the City, the Developer will
within thirty days or such other reasonable time as defined by the City, construct
said needed utility or street improvement. If Developer does not construct within
said time after written notification of by the Council, the Developer will pay to the
City the cost of such construction as the City shall order after conference with the
Developer. Provided, however, the City Council shall not make the findings set
forth in this paragraph except at a regular or special meeting of the Council and
unless the Developer has been notified in writing of the time and place of such
meeting of the City Council at least ten (10) days prior thereto and has been given
an opportunity to be present in person or by counsel and to be heard on the merits
of the proposed finding. At or before such hearing, the City Engineer shall furnish
the Developer a cost estimate for completing said improvement. In the event the
City elects to construct the utilities or street improvements as provided for in this
Development Agreement and in the site plan, this Development Agreement shall,
upon recording this Development Agreement, constitute a lien against all property
in said Development other than those portions for which an occupancy permit has
been issued.
6.16. That Developer further agrees that upon his having received written notification
from the City Engineer that any of the requirements herein specified have not been
complied with, the City shall have the right to withhold the issuance of any
certificates of occupancy and the issuance of building permits within such annexed
area until such time as all requirements specified herein have been complied with;
provided, however, that the Developer shall have the right to appear before the City
Council at any regular meeting after any Certificate of Occupancy shall have been
denied and shall have the right to be heard as to why such certificate or certificates
should be issued. The Council shall then decide whether such certificate or
certificates shall be issued and its decision shall be final, except that the rights of
parties are preserved at law and equity.
6.17. That Developer agrees and covenants that prior to any construction or any
improvements upon any of the area herein agreed, there shall be a preliminary plat
approved by the Planning and Zoning Commission and approved by the City
Council and the City Engineer, as to any areas where improvements are to be
commenced.
6.18. That Developer shall dedicate to the City that portion of the proposed property
shown on the plats as public streets, easements, and public ways.
6.19. That Developer shall reimburse City for all past and future costs of publications
relative to this development until the development is completed in full. Said costs
shall include but are not limited to publication costs for notices of public hearings
for development agreement and zoning changes, ordinance publication costs for
development and public hearings, etc.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 7 of 14
6.20. In accordance with Idaho Code 67-6537, surface water is required as the primary
water source for irrigation. Developer shall construct said pressurized irrigation
system consistent with pressurized irrigation system standards and based on
approval by the City Engineer. Developer shall construct a pressurized irrigation
system to service all lots, parcels, and common areas within the subdivision.
Developer shall receive approval of the pressurized irrigation system design prior
to installing any components of the system. Pressurized Irrigation system shall
become property of the City of Ammon, provided the following criteria are met: 1)
Construction of the system is complete; 2) Developer has shown the system is fully
operational for one (1) full operational season; and 3) Developer has shown the
system is capable of providing the primary water source for irrigation to all lots and
parcels within the subdivision. Developer shall be responsible for all defects and
deficiencies in the pressurized irrigation system for two (2) years from the date it
is turned over to the City of Ammon. A guarantee of completion in accordance with
City Code 10-29-17 shall be provided prior to issuance of building permits within
the subdivision. Upon transfer of the system to the City of Ammon, the City shall
be responsible for all operations and maintenance of the pressurized irrigation
system. If surface water is not deemed reasonably available minimum
compensatory groundwater rights, deemed acceptable by the City of Ammon, may
be purchased and transferred to the City of Ammon in accordance with City Code
8-10.
6.21. That Developer agrees no well to provide culinary, irrigation or water for any other
use without the written permission by the City Engineer, shall be drilled upon said
property after the recording date of this development agreement. Further that any
ground water rights including any existing well, lines or other infrastructure on the
property shall be dedicated or transferred to the City of Ammon.
6.22. That prior to the approval of a final plat in said subdivision, Developer shall
construct and install all Public improvements as required by the approved
improvement drawings for said subdivision. Public improvements shall include but
not be limited to: roads, phone, electric, public water, public sewer, fire protection,
cable, fiber ducts, fiber vaults, lighting and required landscaping, curb, gutter,
sidewalks and drainage systems.
6.23. That Developer shall be required to construct and install all Public improvements
as required by the approved improvement drawings for each subdivision or division
thereof prior to the issuance of any building permit for said subdivision or produce
a guarantee of completion in compliance with City Code 10-29-17. This guarantee
of completion shall be provided in lieu of completing all infrastructure
improvements prior to issuance of building permits within a subdivision as required
in the City of Ammon.
6.24. That when arterial roadway or infrastructure is required as part of a preliminary plat
on property located within this agreement; the Developer shall install street lights
as required by the City Engineer on the improvement drawings for the development.
Those lights shall meet the most current standards for arterial street lighting as
adopted by the City of Ammon or the equivalent as offered by Rocky Mountain
Power.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 8 of 14
6.25. That Developer shall pay any front footage fees applicable to said property.
6.26. That Developer shall request that the City form a lighting district upon recording
of a final plat related to this agreement. Said district shall include all public
street/security lighting related to the property within the boundaries of this
agreement. Developer agrees to pay for or reimburse City for all costs associated
with the formation of said lighting district.
6.27. That Developer shall conduct and provide a traffic study in accordance with the
current BMPO Access Management Plan Section 6.3. The traffic study shall be
prepared and stamped by a Professional Engineer (PE) licensed in the State of Idaho
which has expertise in traffic studies. See Exhibit B at the end of this document.
The developer shall pay for all traffic improvements recommended by the traffic
study that are necessary to address public health, safety and welfare. Prior to
issuance of any Certificate of Occupancy for the Development, all traffic
improvements recommended by the traffic study shall be complete and approved
by the City Engineer.
6.28. That Developer shall provide required street markings and signage to match city
standards and BMPO Connecting Our Communities directives to include such
markings and signage as required by the City Engineer.
6.29. That Developer shall petition the Iona Bonneville Sewer District (IBSD) for
approval to service the wastewater requirements of the subdivision. That
Developer agrees to pay the IBSD fee as constituted by IBSD at prior to the time
of the building permit application. Developer shall provide proof of payment to the
City. Developer acknowledges that the City of Ammon cannot guarantee sewer
capacity will be sufficient for the development and cannot award capacity on behalf
of IBSD. Developer acknowledges that IBSD provides wastewater treatment for
this development and that the City of Ammon provides no representation to the
Developer, by the signing of this agreement or otherwise, as to the availability of
wastewater treatment. City shall not issue building permits until IBSD provides
written verification that the development can be served for wastewater treatment.
All other requirements necessary for the issuance of building permits, as required
by the city, must also be met.
6.30. Developer shall install fiber duct and handhold boxes as provided for by City
standards for fiber installation at the time of construction. In addition, thereto, the
City shall collect and the Developer/property owner shall pay, the amount set by
the fee schedule as adopted by the City Council when the building permit is issued.
6.31. Developer and/or property owner shall designate on the required building site plan
the location where fiber duct end will terminate. All installation of fiber duct and
related infrastructure shall be installed pursuant to the standards adopted by the City
of Ammon.
6.32. City shall, upon notification that the fiber duct has been installed, schedule
installation of fiber and any other related equipment and infrastructure.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 9 of 14
6.33. Developer shall pay the amount, as provided in the current City of Ammon Fee
Resolution at the time of the issuance of the building permit, per residential unit to
be dedicated to parks and open space improvements within the general vicinity of
the proposed development. All of the Parks Contribution Fees for the entire
development shall be paid prior to issuance of any building permit.
6.34. Developer shall pay the Law Enforcement Contribution Fee, as provided in the
current City of Ammon Fee Resolution at the time of the issuance of the building
permit, for each commercial and/or residential unit.
7. SPECIAL CONDITIONS. That this Development Agreement shall be subject to the
following special conditions. To the extent otherwise inconsistent, special conditions shall
take the precedent over all other terms:
7.1. SC-1: Developer shall dedicate to the City the fifty (50) foot Right of Way (ROW)
and a fifteen (15) foot Public Utility Easement (PUE), to be constructed to the
current City standards as required by the City Engineer. The Right of Way has been
dedicated.
7.2. SC-2: Developer shall improve Ammon Road to specifications provided by the City
Engineer prior to Certificate of Occupancy.
7.3. SC-3: Developer agrees there will be no direct access from the site to Ammon Road.
7.4. SC-4: Developer shall pay 0.8% reflecting their proportionate share of participation
in the traffic signal to be installed at the corner of John Adams Parkway and
Ammon Road prior to a Certificate of Occupancy for Lot 1 based on the total cost
of the traffic signal.
7.5. SC-5: Lots 2 and 3 shall be required to update the traffic analysis to determine
proportionate share participation in the traffic signal to be installed at the corner of
John Adams Parkway and Ammon Road prior to Certificate of Occupancy.
8. MISCELLANEOUS PROVISIONS.
8.1. Covenant Running with the Land/Successors and Assigns. Unless this
Agreement is modified by mutual written agreement of the Parties or terminated by
City, this Agreement and all conditions, terms, duties and obligations included in
this Agreement shall be binding upon Owner, each subsequent owner of the
Property and every person or entity acquiring any interest in the Property. This
Agreement shall constitute a covenant running with the land burdening the Property
in favor of City and shall be binding upon Owner, its successors in interest, personal
representatives, heirs, vendees and assigns.
8.2. Waiver. Any waiver of any of the terms or conditions of this Agreement by City
or Owner must be in writing to be effective and shall apply solely to the breach and
breaches waived and shall not bar any other rights or remedies of City or Owner of
applying to any subsequent breach of any such or other covenants and conditions.
8.3. Notices. Any and all notices, demands, requests, and other communications
required to be given hereunder by either of the parties hereto shall be in writing and
be deemed properly served or delivered if delivered by hand to the party to whose
attention it is directed, or when sent, seven (7) days after deposit in the U.S. Mail,
postage pre-paid, or upon the sending of a facsimile, followed by a copy sent by
U.S. Mail as provided herein, addressed as follows:
City:
City of Ammon
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 10 of 14
c/o City Administrator
2135 South Ammon Road
Ammon, Idaho 83406
(208) 612-4051 Phone
(208) 612-4009 Fax
Owner:
Ron’s Tire Inc.
DBA Ron’s Tire & Motorsports
1255 N Holmes Ave.
Idaho Falls, ID 83401
(208) 523-4442
Or at such other address, or facsimile number, or to such other party which any
party entitled to receive notice hereunder designates to the other in writing as
provided above.
8.4. Attorney Fees. In the event either party to this Agreement is required to retain the
services of an attorney to enforce its rights hereunder, the defaulting party shall pay
to the non-defaulting party reasonable attorney fees and costs incurred as a result
of such default whether or not litigation is commenced and including reasonable
attorney fees and costs on appeal.
8.5. Time is of the Essence. The parties hereto acknowledge and agree that time is
hereby made expressly of the essence with respect to each and every term,
condition, and provision hereof, and that the failure to timely perform any of the
obligations hereunder shall constitute a breach of and a default under this
Agreement by the party so failing to perform.
8.6. Requirement for Recordation. The City shall record this document, including all
of the Exhibits, and submit proof of such recording to the Developer. This
agreement must be signed within thirty (30) days of City approval. Failure to sign
within thirty (30) days will result in this entire agreement being null and void.
8.7. No Precedent. Approval of the Standard Development Agreement shall not be
considered a binding precedent for the issuance of other development agreements.
The Standard Development Agreement is not transferable from one parcel of land
to another.
8.8. Police Powers. Nothing contained herein is intended to limit the police powers of
the City. This Agreement shall not be construed to modify or waive any law,
ordinance, rule, or regulation, including without limitation, applicable building
codes, fire codes, zoning ordinances, subdivision ordinances, or comprehensive
plan provisions, unless expressly provided herein.
8.9. Invalid Provisions. If any provision of this Agreement is held not valid, such
provision shall be deemed to be excised there from and the invalidity thereof shall
not affect any of the other provisions contained herein.
8.10. Choice of Law. This Agreement shall be governed by the laws and decisions of
the state of Idaho.
8.11. Certification of Compliance. Developer hereby certifies pursuant to Section 67-
2346, Idaho Code, that the Developer, its wholly owned subsidiaries, majority
owned subsidiaries, parent companies and affiliates, are not currently engaged in,
and will not for the duration of this Agreement, knowingly engage in, a boycott of
goods or services from Israel or territories under its control.
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 11 of 14
Developer hereby certifies pursuant to Section 67-2359, Idaho Code, that the
Developer, its wholly owned subsidiaries, majority owned subsidiaries, parent
companies and affiliates, are not currently wholly or partly owned or operated by
the Government of China or any company that is owned or operated by the
Government of China.
IN WITNESS WHEREOF, the City has by motion duly passed, executed this agreement
by the signature of the Mayor, attested by the City Clerk, and the Developer has caused this
agreement to be duly executed the day and the year first above written.
CITY OF AMMON, IDAHO DEVELOPER
By:___________________________ By: ____________________________
Sean Coletti, Mayor Chris Rogers
________________________________
Ron Baxter
________________________________
Ross Baxter
________________________________
Jaxon Baxter
ATTEST:
_______________________________
Kristina Buchan, City Clerk
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 12 of 14
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Sean Coletti, known or identified to me to me be the Mayor of
Ammon, the municipal corporation that executed the attached Development Agreement and
acknowledged to me that such corporation executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date: __________
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Chris Rogers, known or identified to me to be the individual
that executed the attached Development Agreement and acknowledged to me that such corporation
executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date:
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Ron Baxter, known or identified to me to be the individual that
executed the attached Development Agreement and acknowledged to me that such corporation
executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date:
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 13 of 14
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Ross Baxter, known or identified to me to be the individual that
executed the attached Development Agreement and acknowledged to me that such corporation
executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date:
STATE OF IDAHO
County of Bonneville
On this _____ day of _______________, 2025 before me the undersigned, a Notary Public in and
for said State, personally appeared Jaxon Baxter, known or identified to me to be the individual
that executed the attached Development Agreement and acknowledged to me that such corporation
executed the same.
IN WITNESS WHEREOF: I have set my hand and affixed my official seal the day and year first
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date:
RON’S TIRE STANDARD DEVELOPMENT AGREEMENT - Page 14 of 14
EXHIBIT A
TO
DEVELOPMENT AGREEMENT
LEGAL DESCRIPTION
A PARCEL OF LAND THAT LIES FULLY WITHIN THE SOUTHEAST QUARTER OF SECTION 22,
TOWNSHIP 2 NORTH RANGE 38 EAST, BOISE MERIDIAN. BEING 4.689 ACRES OF LAND AS FOUND IN
THE WARRANTY DEED INSTRUMENT NUMBER 1721455 AS FOUND IN THE BONNEVILLE COUNTY
RECORDER'S OFFICE. BASIS OF BEARING FOR THE SUBJECT PROPERTY IS SOUTH 00° 28' 59” EAST
2629.03 FEET BETWEEN THE FOUND SOUTHEAST CORNER AND THE EAST QUARTER CORNER OF
SAID SECTION 22. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A SET
5/8" IRON ROD AND CAP MARKED PLS 20907, SAID POINT LIES 1496.54 FEET NORTH 00° 28' 59" WEST
ALONG THE SECTION LINE AND 286.83 FEET NORTH 00° 28' 59" WEST (287.04 FEET BY RECORD)
ALONG THE SECTION LINE AND 50.01 FEET NORTH 89° 22' 39" WEST (NORTH 89° 22' 56" WEST BY
RECORD) FROM THE SOUTHEAST CORNER OF SECTION 22. TOWNSHIP 2 NORTH, RANGE 38 EAST
OF THE BOISE MERIDIAN TO THE TRUE POINT OF BEGINNING; RUNNING THENCE SOUTH 00° 28' 59"
EAST 256.60 FEET, SAID LINE BEING 50 FEET WEST AND PARALLEL WITH THE SECTION LINE TO A
SET 5/8" IRON ROD AND CAP MARKED PLS 20907; THENCE SOUTH 44° 12' 34" WEST 42.20 FEET TO A
NON-TANGENTIAL CURVE AND TO THE NORTH LINE OF THE BURR SUBDIVISION, DIVISION NO. 1,
TO THE CITY OF AMMON, COUNTY OF BONNEVILLE, STATE OF IDAHO ACCORDING TO THE
RECORDED PLAT THEREOF AND TO A SET 5/8" IRON ROD AND CAP MARKED PLS 20907; THENCE
RUNNING THE FOLLOWING (4) FOUR COURSES ALONG THE NORTH LINE OF SAID BURR
SUBDIVISION (1) WESTERLY 170.26 FEET ALONG THE ARC OF A 830.00 FOOT RADIUS CURVE TO
THE LEFT THROUGH A DELTA ANGLE OF 11° 45' 13" (NOTE: LONG CHORD BEARS SOUTH 83° 01' 31"
WEST 169.97 FEET) TO A FOUND 5/8" IRON ROD WITH NO CAP; (2) SOUTH 77° 08' 53" WEST 234.79
FEET TO A TANGINTIAL CURVE AND TO A FOUND 5/8" IRON ROD AND CAP MARKED PLS 722; (3)
WESTERLY 174.00 FEET ALONG THE ARC OF A 740.00 FOOT RADIUS CURVE TO THE RIGHT
THROUGH A DELTA ANGLE OF 13° 28' 21" (NOTE: LONG CHORD BEARS SOUTH 83° 53' 04" WEST
173.60 FT) TO A FOUND 5/8" IRON ROD AND CAP MARKED PLS 722; (4) NORTH 89° 22' 46" WEST 9.99
FEET TO THE EAST LINE OF TRAILWOOD VILLAGE, DIVISION NO. 9 TO THE CITY OF AMMON,
COUNTY OF BONNEVILLE, STATE OF IDAHO, ACCORDING TO THE RECORDED PLAT THEREOF AND
TO A FOUND 1/2" IRON ROD AND CAP MARKED PLS 722; THENCE NORTH 00° 22' 06" West 384.73 FEET
(NORTH 00° 23' 19" WEST 384.88 FEET) ALONG SAID LINE TO A FOUND 1/2" IRON ROD AND CAP
MARKED PLS 10944; THENCE SOUTH 89° 22' 39" EAST 609.99 FEET (SOUTH 89° 22' 56" EAST BY
RECORD) TO THE TRUE POINT OF BEGINNING
THE ABOVE-DESCRIBED PARCEL OF LAND CONTAINS 204,254 SQUARE FEET OR 4.689 OF AN ACRE
OF LAND
EXHIBIT B
TO
DEVELOPMENT AGREEMENT
BMPO ACCESS MANAGEMENT PLAN
JULY 2012
MOUNTAIN WEST ENGINEERING
P.O. Box 244, Rigby, ID 83442 208-541-1155 steve@mwengr.com
June 25th 2025
Mr. Tracy Bono
Public Works Director & City Engineer
City of Ammon Public Works
3451 Ard Dr
Ammon, Idaho 83406
TBono@citofammon.us
cc:
Subject: Traffic Impact Memorandum – Ron’s Tire and Motorsports, Point S
Mr. Tracy Bono,
This Traffic Impact Memorandum (TIM) is prepared by Mountain West Engineering (MWE) in support of the subject
property, ‘Ron’s Tire & Motorsports, Point S’ (RTM).
Project Detail:
RTM is a tire store and service center (Land Use Code 848), with net main floor gross square feet (Gsqft)14,821, and
access off Briar Creek Ln, and notional access off John Adams Pkwy, via an N-S easement, along the East lot line. Located
in Bonneville County, Ammon ID, 83406 at the intersection of S. Ammon Rd and Briar Creek Ln; Legal description:
located in the SE quarter of section 22, township 2 N, Range 38, East Boise Meridian, shown in the construction
documents as Lot 1, Block 1, Ron’s Tire Ammon Subdivision. Parcel number: RPB00000227585.
Summary of (TIM) Need:
As can been seen below in exhibits 1-4, the projected increase in net new peak-hour vehicle trips attributed to RTM does
not necessitate the completion of a formal TIS per BMPO 25’ standards. While a formal TIS is not required, a simple TIM
has been requested to evaluate the projected additional Daily Trips generated by RTM, the traffic impact those Daily
Trips would have on the proposed John Adams & Ammon Rd. traffic light, and to establish a “fair share contribution.
Calculation Detail:
On the approval of Tracy Bono, 2019 BMPO historical counts for Ammon Rd. were increased by 20% to project to 2025,
producing a final AADT for Ammon Rd. of 19,868. As a result of continued coordination with the city, the AADT for the
proposed John Adams Pkwy. Extension was projected to be approx. 2000. Exhibits 1-3 illustrate AM, PM, and Adjacent
Street Peak-Hour traffic periods, respectively. Exhibit 4 illustrates Weekday Average Daily Trips (ADT). Using the above
AADT’s for both Ammon Rd (19,868). & John Adams Pkwy (2000), and the RTM generated ADT’s found in exhibit 4 (410),
the proposed directional percentages were then illustrated on the attached exhibit.
Calculations (Exhibit 1 – Exhibit 4 and the attached Rons Tire- Traffic Signal “Fair Share” Contribution Analysis):
A. Peak Counts
a. Peaks:
i. AM Peak: 53 trips (27/entry 26/exit)
ii. PM Peak: 55 trips (25/entry 30/exit)
2
iii. Adjacent Street Peak: 56 trips (24/entry 32/exit)
b. Average Daily Trips: 410 (205/entry 205/exit)
B. Directional Percentage Distribution (See attached Exhibit)
C. Projected Traffic Light Activity (minus RTM contribution)
a. Ammon Rd., North/South- 19, 868 trips
b. John Adams Pkwy., East/West- 2000 trips
c. Total Trips= 21,868 trips
D. RTM generated Traffic Light Contribution
a. Ammon Road, North/South traffic- 131 trips
b. John Adams, East/West traffic- 41 trips
c. Total RTM contribution- 171 trips
Conclusion:
The purpose of this TIM is to evaluate the projected additional Daily Trips generated by RTM, the traffic impact
those Daily Trips would have on the proposed John Adams & Ammon Rd. traffic light, and to establish a “fair share
contribution, as stated above. It has been shown that RTM will generate approx. 172 new trips traveling through the
intersection in question. 172 new trips equate to 0.8% of the total 21,868 trips. The approx. cost of the proposed traffic
light is $750,000.00. It is our recommendation that RTM be asked to contribute 0.8% of the approx. total cost of
installation or $6,000.00 as a “fair share contribution”, as required by current City of Ammon & BMPO standards.
Regards,
Ryan Singleton
Project Engineer
Mountain West Engineering
3
Exhibit 1: Hourly Distribution of Entering and Exiting Vehicle Trips by Land Use for Category 848, Tire Store. Weekday,
AM Peak Hour.
4
Exhibit 2: Hourly Distribution of Entering and Exiting Vehicle Trips by Land Use for Category 848, Tire Store. Weekday,
PM Peak Hour.
5
Exhibit 3: Hourly Distribution of Entering and Exiting Vehicle Trips by Land Use for Category 848, Tire Store. Weekday,
Peak Hour of Adjacent Street.
6
Exhibit 4: Hourly Distribution of Entering and Exiting Vehicle Trips by Land Use for Category 848, Tire Store. Weekday.