10.01.2025 P&Z MinutesCITY of
WHERE 'T 0 M 0 jR R O WW BEGINS
CALL TO ORDER: Chairman Chris Schmalz
Pledge of Allegiance: Bond Eslinger
MINUTES: September 3, 2025
PUBLIC HEARINGS:
NONE
ACTION ITEMS:
1. Caliber Heights Master Plan
2. Caliber Heights Preliminary Plat
3. Stosich Commercial Properties First Amended Plat
4. Sunnyside Commercial Final Plat
DISCUSSION ITEMS:
1. Lot Coverage percentages
REPORTS: attached in packet
City Council — Cindy Donovan
Traffic Commission — Cindy Donovan
City of Idaho Falls — Cindy Donovan
Bonneville County — Frances Rice
CALL FOR ADJOURNMENT:
Commissioner Members Present
Chairman Chris Schmalz
Vice Chairman Josh Rydalch
Bond Eslinger
Jeff Caldwell
Kristi Carlquist
Gable Roth
Ashley Jo Winters -Glenn
October 1, 2025 - 7 00pm
2135 S Ammon Road, Ammon, ID 83406
AGENDA
MINUTES
Commission Members Absent
Patrick Malone
Jason Randall
Staff Present
P&Z Director: Cindy Donovan
Asst. Planner: Heather McBride
Asst. City Engineer: Morgan Stewart
CALL TO ORDER: Chairman Schmalz called the meeting to order at 7:00 p.m. Commissioner Eslinger led the Pledge of
Allegiance.
MINUTES: September 3, 2025
Commissioner Caldwell moved to approve the September 3, 2025 Minutes, as presented. Commissioner Roth seconded.
The motion passed unanimously by voice vote.
PUBLIC HEARINGS: None
Planning and Zoning Minutes October 1, 2025 Page 1 of 5
CITY a� � AMMON PLANNING AND ZONING
mmonOctober 1, 2025 - 7:00pm
WHERE W:OM- RRCD_ BEGINS 2135 S Ammon Road, Ammon, ID 83406
ACTION ITEMS:
1. Caliber Heights Master Plan
Recommendation:
Staff recommends approval of the master plan and preliminary plat based on the following staff report.
Compliance:
- This application is in compliance with the Comprehensive Plan and City Ordinance.
Criteria for Decision:
- Comprehensive Plan Chapter 10 Land Use
- Title 10 Chapter 13 — RP -A Residence Zone
- Title 10 Chapter 29 — Subdivisions
Summary of Analysis:
1. The property was rezoned to RP -A with Ordinance 4736 on August 8, 2025
2. This zone allows single-family detached homes with a density of up to 2.5 units per acre
3. There will be no access to Ammon Road, subdivision will access Greenwillow Lane
4. The property is serviced by Falls Water and Iona Bonneville Sewer District.
Parcel Characteristics:
- General Location: north of Greenwillow Lane, east of Red Robin Avenue, south of Lincoln Road, west of
Ammon Road
- Acres: 4.467 acres
- Current Zoning: RP -A
- Lots: 10
- Density: 2.50 units/acre
- Average lot size: 17,415 sq. ft/0.400 acres
Applicant's Request:
- Approval of the Caliber Heights Master Plan and Preliminary Plat
- Presented by Jason Carlyle and Mike McCarty, Caliber Customs LLC
Developer Contributions:
- Parks — Developer shall pay the amount in the current City of Ammon Fee Resolution per residential unit
for all lots within the division prior to issuance of a building permit
- Law Enforcement — Developer shall pay the amount in the current City of Ammon Fee Resolution at the
time of the issuance of the building permit, per residential unit
Jason Carlyle, 3744 E 20th N, Idaho Falls, not concerned with meeting the requirements of the Bridgewater HOA that
surrounds the property.
Commissioner Eslinger moved to recommend approval to City Council the Caliber Heights Master Plan finding it is in
compliance with the Comprehensive Plan and City Ordinance. Commissioner Rydalch seconded. The motion passed
unanimously by voice vote
2. Caliber Heights Preliminary Plat
Planning and Zoning Minutes October 1, 2025 Page 2 of 5
'ACITY OF /` AMMN PLANNING AND ZONING
MM011 October 1, 2025 - 7:OOpm
WHERE TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
Commissioner Winters -Glen moved to recommend approval to City Council the Caliber Heights Preliminary Plat finding
it is in compliance with the Comprehensive Plan and City Ordinance. Commissioner Carlquist seconded. The motion
passed unanimously by voice vote
3. Stosich Commercial Properties First Amended Plat
Recommendation:
Staff recommends approval based on the following staff report
Compliance:
- This application is in compliance with Title 10 Chapter 21 HC -1 Highway Commercial Zone, Title 10
Chapter 29 Section 9 Final Plat Requirements, Title 10 Chapter 37 Chapter 1 (A) Permitted Uses by Zone,
and the Comprehensive Plan
Criteria for Decision:
- 10-21-1: GENERAL OBJECTIVES AND CHARACTERISTICS OF ZONE: The HC -1 Highway Commercial Zone has
been established as a district in which the primary use of the land is for retail stores and service
establishments to serve the traveling public. This zone is usually located at specific locations along arterial
roadways throughout the City, and is characterized by buildings set back from the right-of-way line and
having a wide variety of architectural forms and shapes.
- The objectives in establishing this zone are:
To encourage the development and continued use of the land within the zone for business
purposes.
To promote safety on the roadways.
To maintain maximum use of high right-of-way for travel purposes.
To prohibit uses which tend to prevent the continued use and development of the land within
the zone for its primary purpose.
10-29-9 Final Plat Requirements
10-37-1 (A) Permitted Uses by Zone — matrix shows allowed uses within the HC -1 zone
Summary of Analysis:
1. The amended plat proposes re -platting Stosich Commercial Properties Lot 1, Block 1 and Lot 2, Block 1
into 86 commercial lots
2. Anew Standard Development Agreement will need to be approved since no building permit was pulled
within 5 years of the agreement effective date.
3. Property will be served by Ammon Water and Eastern Idaho Sewer District (EIRSD)
Parcel Characteristics:
General Location: north of Judy Street, east Hazen Drive, south of Sunnyside Road, west of South 35th
East (Ammon Road)
Acres: 8.80 acres
Zoning: HC -1
Average Lot Size: 1200 sq. ft.
Lots: 86 commercial lots and 1 common area lot
Applicant's Request:
Approval of Stosich Commercial Properties First Amended Plat
Planning and Zoning Minutes October 1, 2025 Page 3 of 5
CITY OF�1 \
'AM -Mon
WHERE TomORROW BEGINS
Presented by Kurt Roland, Eagle Rock Engineering
Financial Impacts:
October 1, 2025 - 7:OOpm
2135 S Ammon Road, Ammon, ID 83406
The existing Standard Development Agreement— South Commercial Park, approved May 7, 2020 has
expired since no building permit was pulled within five (5) years of the effective date.
Commissioner Caldwell expressed concerns regarding the number of units within the development. The Commission
discussed that it may be similar to a new commercial development on Hitt Road in Idaho Falls.
Ryan Webster, 3525 Merlin Drive, Idaho Falls, described that the units will be small condo shops. Has done a similar
development north of town that has been successful. Has seen an increased demand for smaller units at a lower price.
Appeals to contractors, small office space, and other small businesses. Each unit will have an overhead door. Webster
presented building renderings for the development.
Commissioner Eslinger moved to recommend approval to City Council the stosich Commercial Properties First
Amended Plat finding it is in compliance with the Comprehensive Plan and City Ordinance, subject to technical review.
Commissioner Caldwell seconded. The motion passed unanimously by voice vote
4. Sunnyside Commercial Final Plat
Recommendations
- Staff recommends approval of the final plat based on the following staff report
Compliance
- This plat is in compliance with City Ordinance 10-20 C-1 Limited Business Zone, 10-37-1A Commercial
District Uses, 10-29-9 Final Plat Requirements, the Comprehensive Plan, and the Comprehensive Plan
Land Use Map
Summary of Analysis
1. Sunnyside Commercial final plat was approved by the City Council on September 5, 2024 but has not been
recorded with Bonneville County. The time limit to have a final plat recorded is one year. No amendments
have been made to the plat from what had been approved previously.
2. The Sunnyside Commercial Standard Development Agreement was approved by the City Council on
September 5, 2024
3. Sunnyside Commercial final plat was recommended for approval by the Planning and Zoning Commission
on April 3, 2024
4. This plat includes 3 commercial lots
5. Plat is shown as three lots with a Public Utility Easement (PUE) and Cross Access Easement (CAE) within
the drive aisle around future buildings.
6. This property currently has a commercial building near Sunnyside Road that will remain on Lot 1.
7. No repair shops will be allowed within this commercial park
Parcel Characteristics
General Location: north of 49th South, east of Rich Lane, south of Sunnyside Road, west of 35th East
(Ammon Road)
Acres: 3.858 acres
Zoning: C-1
Density: 0.778 lots per acre
Planning and Zoning Minutes October 1, 2025 Page 4 of 5
Arrimon
WHERE TOMORROW BEGINS
- Average Lot Size: 1.286 acres
Development Contributions:
AMMON PLANNING AND ZONING
October 1, 2025 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
Water Rights — Development will use pressurized irrigation or pay fee in lieu
Road Construction — not applicable
Parks — Commercial Development, no contribution required
Law Enforcement — required in 6.34 of the Standard Development Agreement
Applicant's Request
- Approval of Sunnyside Commercial Park Final Plat
- Presented by Steve Heath, Mountain West Engineering and Collin Hunter, property representative
Commissioner Rydalch moved to recommend approval to City Council the Sunnyside Commercial Final Plat finding it is
in compliance with the Comprehensive Plan and City Ordinance, subject to technical review. Commissioner Eslinger
seconded. The motion passed unanimously by voice vote.
DISCUSSION ITEMS:
1. Lot Coverage percentages -The developer, OLO Builders, has not provided more information on this topic.
The Commission discussed the Simplicity neighborhood which would be a similar comparison to the
proposal by OLO Builders. The Commission expressed support for the current standards.
REPORTS: attached in packet
City Council — Cindy Donovan
Traffic Commission — Cindy Donovan
City of Idaho Falls — Cindy Donovan
Bonneville County— Frances Rice — did not attend
CALL FOR ADJOURNMENT: The meeting adjourned at 7:58 p.m.
Chris Schmalz, Chairman
4on a Da m, City Clerk
Planning and Zoning Minutes October 1, 2025 Page 5 of 5