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12.18.2025 City Council Packet AMMON CITY COUNCIL MEETING December 18, 2025 - 6:00 pm Ammon City Hall 2135 S Ammon Road, Ammon, ID 83406 PUBLIC COMMENT AGENDA CALL TO ORDER: - Mayor Sean Coletti at 6:00 p.m. - Pledge of Allegiance – Council Member Boyle - Prayer – Council Member Wessel CONSENT AGENDA: 1. Accounts Payable Report: Exhibit A 2. Minutes: December 4 and 11, 2025 – Regular Meetings - Page 2 PUBLIC COMMENT REGARDING ITEMS NOT ON AGENDA (3-minute limit) ACTION ITEMS: 1. Odyssey Model Home Conditional Use Permit - (Cindy Donovan, City Planner) - Page 8 2. Comprehensive Plan Future Land Use Map amendment - (Cindy Donovan, City Planner) - Page 27 3. Clark Property Rezone R-1 to I&M-1 - (Cindy Donovan, City Planner) - Page 43 DISCUSSION ITEMS: 1. Miscellaneous 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 - January 08, 2026, City Council - January 15, 2026, Work Session - January 22, 2026, City Council 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: 2025-015; Next Ordinance Number: 744 Ammon City Council December 18, 2025 Page 1 of 52 AMMON CITY COUNCIL MINUTES THURSDAY, DECEMBER 04, 2025 – 6:00 P.M. 2135 SOUTH AMMON ROAD AGENDA CALL TO ORDER: Council Member Wessel at 6:00 p.m. Pledge of Allegiance – Council Member Fullmer Prayer – Council Member Boyle CONSENT AGENDA: 1. Accounts Payable Report: Exhibit A 2. Minutes: November 20, 2025 – Regular Meetings PUBLIC COMMENT REGARDING ITEMS NOT ON AGENDA (3-minute limit) ACTION ITEMS: 1. Consideration of the Building Department Electrical Inspection Services Contract - (Greg McBride, Building Official) 2. Consideration of the Building Department Plumbing Inspection Services Contract - (Greg McBride, Building Official) 3. Consideration of Resolution 2025-013-Meeting Schedule - (Micah Austin, City Administrator) 4. Consideration of Resolution 2025-014 - Authorizing the City of Ammon to join AFFF Class Action Lawsuit (Scott Hall, City Attorney) 5. Appointment of Planning & Zoning Commissioners - (Cindy Donovan, City Planner) DISCUSSION ITEMS: 1. Miscellaneous ADJOURN MINUTES City Officials Present: Councilmember Jeff Fullmer Councilmember Scott Wessel Councilmember Kris Oswald Councilmember Sid Hamberlin- (via Zoom) Councilmember Heidi Boyle City Attorney Scott Hall City Administrator Micah Austin City Clerk Joanna Dahm City Planner Cindy Donovan Assistant City Planner Heather McBride City Engineer Morgan Stewart Water/Wastewater Division Director Nathan Riblett City Officials Absent: Mayor Sean Coletti Council President Russell Slack CALL TO ORDER: Ammon City Council Regular Meeting 12.04.2025 Page 1 of 4 Ammon City Council December 18, 2025 Page 2 of 52 Council Member Scott Wessel called the meeting to order at 6:01 p.m. Council Member Fullmer led the pledge of allegiance and Council Member Boyle gave a prayer. CONSENT AGENDA: 1. Accounts Payable Report: Exhibit A 2. Minutes: November 20, 2025 – Regular Meeting It was moved by Council Member Fullmer and seconded by Council Member Oswald to approve the Consent Agenda. Wessel, yes; Oswald, yes; Fullmer, yes; Slack, absent; Boyle, yes; Hamberlin, yes. Motion passes unanimously with vote by roll call. PUBLIC COMMENT REGARDING ITEMS NOT ON AGENDA (3-minute limit) No public comment was presented. ACTION ITEMS: 1. Consideration of the Building Department Electrical Inspection Services Contract - (Greg McBride, Building Official) Recommendation: - Rejection of Bid due to budget, go out to Rebid It was moved by Council Member Boyle and seconded by Council Member Oswald to Reject the Electrical Inspection Service Bid and go out to Rebid Wessel, yes; Oswald, yes; Fullmer, yes; Slack, absent; Boyle, yes; Hamberlin, yes. Motion passes unanimously with vote by roll call. 2. Consideration of the Building Department Plumbing Inspection Services Contract - (Greg McBride, Building Official) Recommendation: - Approval of bid It was moved by Council Member Fullmer and seconded by Council Member Oswald to approve the Plumbing Inspection Services Bid received from Dereck Hill at D Hill Plumbing. Wessel, yes; Oswald, yes; Fullmer, yes; Slack, absent; Boyle, yes; Hamberlin, yes. Motion passes unanimously with vote by roll call. 3. Consideration of Resolution 2025-013-Meeting Schedule - (Micah Austin, City Administrator) Recommendation: - Approval of Resolution 2025-013-Meeting Schedule in accordance with State Statute It was moved by Council Member Boyle and seconded by Council Member Fullmer to approve Resolution 2025-013- Meeting Schedule in accordance with state statute Wessel, yes; Oswald, yes; Fullmer, yes; Slack, absent; Boyle, yes; Hamberlin, yes. Motion passes unanimously with vote by roll call. Ammon City Council Regular Meeting 12.04.2025 Page 2 of 4 Ammon City Council December 18, 2025 Page 3 of 52 4. Consideration of Resolution 2025-014 - Authorizing the City of Ammon to join AFFF Class Action Lawsuit (Scott Hall, City Attorney) It was moved by Council Member Oswald and seconded by Council Member Wessel to approve Resolution 2025-014- Authorizing the City of Ammon to join AFFF Class Action Lawsuit Wessel, yes; Oswald, yes; Fullmer, yes; Slack, absent; Boyle, yes; Hamberlin, yes. Motion passes unanimously with vote by roll call. 5. Appointment of Planning & Zoning Commissioners - (Cindy Donovan, City Planner) It was moved by Council Member Fullmer and seconded by Council Member Oswald to approve the Appointment of Planning & Zoning Commissioners Jeff Caldwell and Ashlee Jo-Glenn Wessel, yes; Oswald, yes; Fullmer, yes; Slack, absent; Boyle, yes; Hamberlin, yes. Motion passes unanimously with vote by roll call. DISCUSSION ITEMS: 1. Miscellaneous- Water/Wastewater Division Director Nathan Riblett - Stated the leak on Ammon Road had been fixed. City Administrator Micah Austin stated crews were home around 2am and back at work at 8am. Council Member Scott Wessel asked Nathan if any residents were affected, Nathan stated yes Liberty Square was out of water and on Fire Watch, as well as another dozen residents were out of water. City Clerk Joanna Dahm - stated there is a snow event in effect and let the Council know alerts have been sent out through text and social media. We have gained another 120 residents who have signed up for text alerts within the last month. City Planner Cindy Donovan - There was a joint meeting with Rocky Mountain Power, talked about how they can only put conduit, they can’t put active wires in until they have a public utility easement. The way the city is doing platts currently isn’t working for them. We are going to look at development agreements and city code. Cindy stated they should have also received an email concerning a study with Liberty University in regards to affordable housing. If you would like to participate please respond to the email. All responses are anonymous. City Engineer Morgan Stewart - Lincoln is getting cleaned up today. The round-a-bout on Curlew is getting big rocks in the middle and the stamped concrete should be getting done next week. Got confirmation on 1st Street that SHPO hasn’t received the contract yet. We have emails in with everyone trying to track it down. LHTAC is working on getting the updated schedule out to us. City Administrator Micah Austin - We received a grant from the Governor’s Office, it is for $66,000 to replace the Public Works roll up doors with insulated doors. We wanted to replace Ammon City Council Regular Meeting 12.04.2025 Page 3 of 4 Ammon City Council December 18, 2025 Page 4 of 52 the Fiber Department doors as well. The grant had to be used on energy efficiency items. The deadline is May 31st to have it done. Council Member Jeff Fullmer - He stated we still have a railroad light on Sunnyside, it was going off the other day, just wondering if that can be disconnected or removed, since it is no longer an active railroad crossing. City Administrator Micah Austin stated that it is all handled by the railroad. Decorative lamps on Crown Crescent and Sunnyside, it is a very dark corner because the lamps are out. On the January 15th worksession agenda, we should discuss GIFT, set up a committee. ADJOURN at 6:48 pm ______________________________ Sean Colletti, Mayor ______________________________ Joanna Dahm, City Clerk Ammon City Council Regular Meeting 12.04.2025 Page 4 of 4 Ammon City Council December 18, 2025 Page 5 of 52 AMMON CITY COUNCIL MINUTES THURSDAY, DECEMBER 11, 2025 – 4:30 P.M. 2135 SOUTH AMMON ROAD AGENDA CALL TO ORDER: - Mayor Sean Coletti at 4:30 p.m. DISCUSSION ITEMS: 1. City Savings & Investments- (Jennifer Belfield, Finance Director) ADJOURN MINUTES City Officials Present: Mayor Sean Coletti Council President Russell Slack Councilmember Jeff Fullmer Councilmember Scott Wessel Councilmember Kris Oswald Councilmember Heidi Boyle City Attorney Scott Hall City Administrator Micah Austin City Clerk Joanna Dahm City Planner Cindy Donovan Assistant City Planner Heather McBride City Engineer Morgan Stewart Water/Wastewater Division Director Nathan Riblett Parks Director Tyler Draney City Officials Absent: Councilmember Sid Hamberlin CALL TO ORDER: Mayor Sean Coletti called the meeting to order at 4:34 p.m. Mayor Sean Coletti presented Council Member President Russell Slack with a picture of Ammon City Hall signed by all employees and council members. Mayor Coletti thanked Council President Slack for his service to the City. City Administrator Micah Austin presented Russell Slack with a plaque recognizing his service and then presented Mayor Coletti with his signed picture of Ammon City Hall and a plaque. DISCUSSION ITEMS: 1. City Savings & Investments- (Jennifer Belfield, Finance Director) Finance Director Jennifer Belfield reviewed the city’s financial standing, going over City of Ammon Tax Distributions and possible options for a possible permanent levy. Finance Director Belfield explained the variations in rates and how they would add up over the years to give the city the ability to continue improving systems and covering rising costs. Discussion of a local option tax if it was an option to the City of Ammon in the future. Ammon City Council Regular Meeting 12.11.2025 Page 1 of 2 Ammon City Council December 18, 2025 Page 6 of 52 Miscellaneous- City Planner Cindy Donovan- meeting with the school district in January, going to talk about bus loops and at Woodland Hills Elementary, Rimrock Elementary and Tie Breaker. As well as the issue at Woodland Hills Elementary bus loop causing flooding issues because the bus loop is built up higher. Council Member Jeff Fullmer - Calls coming in due to confusion from the Progressive Canal Company telling residents they will be required to use pressurized irrigation. City Administrator Micah Austin stated he also received a couple calls from residents. Mayor Sean Coletti - Stated he saw a public hearing sign up on Lincoln, just wondering if it is contiguous to the City. City Planner Donovan stated no, it is for a house. Parks Director Tyler Draney - stated employee Randall Miller is amazing, we struggle during this time of year to get donations and we are very close to getting $125,000 donated to go towards the new playground at McCowin Park. Is there an issue to having a committed donation letter, to receive a portion up front and then payments over the next few years. Attorney Scott Hall stated yes that can be done. Water/Wastewater Regional Director Nathan Riblett - two operators nominated at the Operator’s Conference for operator of the year - Michael Nash and Ethan Clapp, they didn’t win but it is awesome that we had two operators nominated. City Engineer Morgan Stewart - Round-a-bout on Curlew and John Admas should have concrete finished by next Wednesday. We did get an update on 1st Street, SHPO has signed off, we should be out to bid the 1st of August. It does have to go back to ITD to sign off on. ADJOURN at 6:00 pm ______________________________ Sean Colletti, Mayor ______________________________ Joanna Dahm, City Clerk Ammon City Council Regular Meeting 12.11.2025 Page 2 of 2 Ammon City Council December 18, 2025 Page 7 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 1 Ammon City Council Meeting December 18, 2025 Mayor Coletti and City Councilmembers: Odyssey Homes Model Home Conditional Use Permit Staff Presenting: Cindy Donovan – Planning Director Compliance: - This application is in compliance with Title 10 Chapter 9 and Title 10 Chapter 7 Section 13. Recommendation: − Staff recommends approval of a conditional use permit with the following condition and based upon the following staff report. o Valid for 4 years from approval date or 30 days from discontinued use, whichever occurs first. Criteria for Decision: 1. 10-7-13: MODEL HOMES: Model homes may be allowed in any residential zone under the following conditions: (A) One (1) to five (5) model homes are permitted in any currently under development subdivision containing a minimum of twenty (20) buildable lots at the time of opening of the model homes. These allowed model homes shall not contain an office that operates more than twenty-four (24) hours per week or (B) A model home with an office that operates in excess of twenty-four (24) hours per week may be allowed after granting of a conditional use permit, which has been approved following the procedures in the City Code regarding conditional use permits or (C) More than five (5) model homes may be allowed in a subdivision under development after a granting of a conditional use permit, which have been approved following the procedures in the City Code regarding conditional use permits or (D) A model home may be allowed in any subdivision after a granting of a conditional use permit, which has been approved following the procedures in the City Code regarding conditional use permits. 2. 10-9-7: NOTICE OF HEARING: The Planning and Zoning Commission shall hold a public hearing and make a recommendation to the Board of Adjustment in regards to granting or denying a conditional use permit as provided in Section 67-6509 of the Idaho Code. 3. 10-9-8-C-15: Grant Other Conditional Use Permits Authorized by Ordinance. The Board of Adjustment may grant other conditional use permits as deemed acceptable in the sole discretion of the board and after considering all relevant facts and with the intent of creating uniformity in granting of conditional use permits. Summary of Analysis: 1. City Code allows model homes that operate for less than 24 hours per week, but requires the granting of a conditional use permit for a model home to operate more than 24 hours per week. Ammon City Council December 18, 2025 Page 8 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 2 2. The request is to operate the model home Monday-Saturday from 10am-5pm with a 1-hour lunch break each day. ● Staff at the model home will include 1-2 employees and a Sales Agent ● Employees will typically work from 8am-5pm Monday-Friday but will be doing office work from 8am-10am. ● The request is for 36 hours open to customers and 10 hours for office work. The total hours of operation would be 46 hours per week. 3. There are no other model homes within the Hawks Landing development 4. 2999 Lancer Avenue received a certificate of occupancy on July 23, 2025 5. The property is located in Hawks Landing Division 4. This division has had 3 certificates of occupancy issued, 6 building permits are currently issued, and 50 buildable lots remain. Parcel Characteristics: - General Location: southeast corner of Sunnyside Road and Lancer Avenue - Lot Size: 0.522 acres/22,723 sq. ft. - Zoning: RP Applicant’s Request: - Approval of Conditional Use Permit to operate a model home in excess of twenty-four (24) hours per week at 2999 Lancer Avenue - Presented by Derek Thompson, Odyssey Homes Planning and Zoning Commission: 1. Public Hearing #2025-018 was held before the Commission on Wednesday, December 3, 2025 2. No verbal testimony was presented by residents 3. The Commission unanimously recommends approval based on the following Reasoned Statement: − No negative impact − Located at the beginning of neighborhood − Encourage additional building − In compliance with 10-7-13 − Property will be well maintained Notice of Hearing: - This public hearing was noticed as public hearing #2025-018 - Notice was published in the Post Register on November 14, 2025 - Notice was mailed to 12 property owners and 20 public entities on Friday, November 14, 2025 - Property was posted on Tuesday, November 18, 2025 - Public comment: No written comments were received Motion: Approve I move to approve a Conditional Use Permit to operate a model home in excess of twenty-four (24) hours per week at 2999 Lancer Avenue for a period of (include number of years) finding it is in compliance with the City Ordinance (state any conditions for recommending approval). Ammon City Council December 18, 2025 Page 9 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 3 Deny I move to deny a Conditional Use Permit to operate a model home in excess of twenty-four (24) hours per week at 2999 Lancer Avenue, finding it does not comply with the City Ordinance based upon (state the reasons for recommending denial based on deliberations). Continue I move to continue the request for a Conditional Use Permit to operate a model home at 2999 Lancer Avenue, until addition information can be obtained (state information needed). Attachments: 1. Vicinity Map 2. 2999 Lancer Avenue Site Plan 3. Hawks Landing Division 4 Plat 4. Letter of Request from Odyssey Homes 5. Public Hearing #2025-018 Reasoned Statement 6. Title 10 Chapter 7 Section 13 – Model Homes 7. Title 10 Chapter 9 – Board of Adjustment Ammon City Council December 18, 2025 Page 10 of 52 Public Hearing 2025-018 – Vicinity Map Odyssey Homes – Model Home Conditional Use Permit Ammon City Council December 18, 2025 Page 11 of 52 N 30' 2 0 '30'30'25'1 6 1 '-7 "133'-5" 1 6 4 '-3 "26'-1 1/2"30'-5" 5 1 '3 5 '-1 1 1 /2 "73'-6" 5 4 '1 11 SQFTS U N N Y S ID E R O A D LANCER AVEHAWKS LANDING DIV.4 NW1/4 SEC 32, T 2N R 39 BLOCK 11 LOT 2 2999 LANCER AVE, AMMON ID BONNEVILLE COUNTY, ZONE: RP RPB3225011002O GP HAWKS LLC GUARDIAN HOMES CONTRACTOR TO VERIFY FOOTPRINT LOCATION MEETS ALL SITE CONDITIONS, SETBACKS AND CC&R REQUIREMENTS P L S B P L P L P L S B S B S B 1 609 SQFTDUMPSTER CONCRETE WASHOUT OUTHOUSE SILT FENCE CONSTRUCTION ENTRANCE FIBER 3/16" = 1' SCALESITE PLAN & SWPPP22999 Lancer AveAmmon ID 83406DRAWN BY:TAYLORDATE: 12/5/2024SHEET NUMBERHawks Spec 2Revision #:© 2020SUMMERHAYS DESIGN & CONSTRUCTIONAmmon City Council December 18, 2025 Page 12 of 52 Ammon City Council December 18, 2025 Page 13 of 52 Ammon City Council December 18, 2025 Page 14 of 52 Ammon City Council December 18, 2025 Page 15 of 52 11/17/2025 To: City of Ammon RE: Model Home Usage City of Ammon, Listed below are answers to your questions about how we intend to use our model home located at 2999 Lancer Ave, Ammon, ID: • How we are planning on using our model home o To show selective buyers what we can offer to them as a builder o Help buyers pick colors and selections for their Odyssey Home o Office Work • Number of Employees present o 1-2 Employees & Sales Agent • Normal Hours of Operation o Monday-Saturday from 10am-5pm with a 1-hour lunch break each day. ▪ This will be our advertised hours of operation on Google, social media & signage o The 1-2 Employees will typically work from 8am-5pm Monday-Friday but will be doing office work from 8am-10am and won’t advertise that Odyssey Homes is open during this time. • Length of time that property will be used as a model home o 2-4 years Please review this information and let me know if you have any questions or concerns. Sincerely, Derek Thompson CEO/Owner Odyssey Homes derek@buildodyssey.com 208-241-7173 Ammon City Council December 18, 2025 Page 16 of 52 Ammon City Council December 18, 2025 Page 17 of 52 Page 5 of 5 SPECIAL PROVISIONS REVISED 04-17-2025 (A) The activity to be carried on must not generate an amount of vehicular traffic that will be detrimental to values in surrounding area. (B) Lights which may be used must be directed away from surrounding residential area. (C) In the opinion of the City Council, the development will be in harmony with the objectives of the zoning ordinance and with the characteristics of the zone in which the development is located. 10-7-9: CIRCUSES AND CARNIVALS: A circus or carnival may be permitted on a temporary basis in any zone, but only after a valid conditional use permit has first been issued by the City Council. 10-7-10: FENCES: No fence, wall, hedge, or other sight obscuring object or structure which is more than three (3) feet in height shall be constructed or allowed to exist above said height within fifteen (15) feet of any front lot line along any street. This section shall not be construed to permit any structure, shrub, hedge or sight obscuring object to exist in violation of Section 10-5-8 of this ordinance. 10-7-11: HOSPITALS: Hospitals may be permitted in any zone, but only after a valid Conditional Use Permit has first been issued by the City Council. 10-7-12: CORNER LOT SETBACKS: Corner lot setbacks shall comply with the requirements of Section 10-5-8 which relates to the clear view of intersecting streets and ways, and Section 10-5-19 which relates to the exceptions to front and side yard setback requirements. In addition, setback requirements for accessory buildings from internal lot lines of corner lots shall be the same as the setback requirements for the adjacent lots which share the common interior lot line or as required for similar lots within the same zone. 10-7-13 MODEL HOMES: Model homes may be allowed in any residential zone under the following conditions: (A) One (1) to five (5) model homes are permitted in any currently under development subdivision containing a minimum of twenty (20) buildable lots at the time of opening of the model homes. These allowed model homes shall not contain an office that operates more than twenty-four (24) hours per week or (B) A model home with an office that operates in excess of twenty-four (24) hours per week may be allowed after granting of a conditional use permit, which has been approved following the procedures in the City Code regarding conditional use permits or (C) More than five (5) model homes may be allowed in a subdivision under development after a granting of a conditional use permit, which have been approved following the procedures in the City Code regarding conditional use permits or (D) A model home may be allowed in any subdivision after a granting of a conditional use permit, which has been approved following the procedures in the City Code regarding conditional use permits. Ammon City Council December 18, 2025 Page 18 of 52 Page 1 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 CHAPTER 9 BOARD OF ADJUSTMENT SECTION: 10-9-1: Creation of Board of Adjustment 10-9-2: Organization of the Board 10-9-3: Duties of the Board of Adjustment 10-9-4: Decision on Appeals 10-9-5: Who May Make Appeals--Application--Fee--Form 10-9-6: Papers and Records to be Submitted to Board of Adjustment 10-9-7: Notice of Hearing 10-9-8: Powers and Duties of Board of Adjustment 10-9-9: Vote 10-9-10: Recourse From Decision 10-9-11: Authority to Create Separate Board 10-9-1: CREATION OF BOARD OF ADJUSTMENT: There is hereby created a Board of Adjustment to be composed of the Mayor and members of the City Council to aid in the administration of this ordinance, with powers and duties as hereinafter set forth. 10-9-2: ORGANIZATION OF THE BOARD: The Board of Adjustment shall adopt rules in accordance with the provisions of this ordinance. Meetings of the Board shall be held at times as the Board may determine. All meetings of the Board shall be open to the public. The Board shall keep minutes of its proceedings, showing the vote of each member upon each question or, if absent or failing to vote, indicating such facts and shall keep records of its examinations and other official acts, all of which shall be filed immediately in the office of the Board of Adjustment and shall be a public record. The City Clerk shall serve as Secretary of the Board, but shall have no vote at the meetings of the Board. 10-9-3: DUTIES OF THE BOARD OF ADJUSTMENT: The Board shall consider testimony given at a hearing held before the Planning and Zoning Commission and the recommendation of the Planning and Zoning Commission and review appeals from any order, requirement, decision or determination made by the Zoning Administrator and shall have appellate jurisdiction over all decisions and rulings of the Zoning Administrator. It shall also have original jurisdiction over the issuance of conditional use permits. It shall also perform such other duties as are provided by this ordinance as may be assigned to the Board by the City Council. 10-9-4: DECISION ON APPEALS: The Board of Adjustment shall hear and decide appeals from any decision or requirement made by the Zoning Administrator, shall hear and decide applications for conditional use permits and other matters as specified by the terms of this ordinance within forty-five (45) days from the date on which the Zoning Administrator receives the appeal or request for a determination in writing from the appellant. Ammon City Council December 18, 2025 Page 19 of 52 Page 2 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 10-9-5: CONDITIONAL USE APPLICATIONS AND APPEALS: Any citizen or person or any officer or department of the City may appeal to the Board of Adjustment by filing a request in written form clearly addressing the appeal request. All appeal requests must be submitted in completed form along with any required fees, meeting the current requirements for the required hearing procedures. Such appeal shall be made within thirty (30) days from the grant or refusal of a building permit by the Zoning Administrator. The Board of Adjustment may consider only three (3) types of cases. The Powers of the Board of Adjustment are as follows: A. The Board of Adjustment shall consider appeals of the type of case where the applicant alleges the Zoning Administrator is interpreting the zone map incorrectly. (See paragraph 10-9-8-(A) of the zoning ordinance.) B. The Board of Adjustment may upon application consider the type of case known as a variance, where the person making the application can show that the strict application of the regulation would result in peculiar and exceptional difficulties or unnecessary hardship upon the property because of exceptional narrowness, shallowness or shape of his property at the time of the enactment of the controlling regulation, or because of exceptional topographic conditions or other conditions peculiar to the lot. However, the Board of Adjustment cannot grant a request which would be contrary to the spirit of the zoning ordinance or its objectives and purposes. (See paragraph 10-9-8-(B) of the zoning ordinance.) C. The Board of Adjustment upon application may approve special or conditional use permits and special exceptions, which are specifically set out in the zoning ordinance. (See paragraph 10-9-8-(C) of the zoning ordinance.) The Board of Adjustment may approve, deny, in whole or in part, or may attach conditions to the grant of the request. (See paragraph 10-9-8-(D) and 10-9-8-(E) of the zoning ordinance). D. Any person or business that violates the terms and conditions of a conditional use permit shall be subject to the revocation of the conditional use permit. Revocation of a conditional use permit shall be done by the City Council at a regular City Council meeting. The holder of the conditional use permit subject to revocation shall be notified of the time and place the City Council will review said conditional use permit. E. Any violation of the terms of a conditional use permit shall be deemed an infraction and subject to penalties for such violations under section 1-4-2 of the City Code. Each day such violation continues, shall be a separate violation, which shall be deemed as a separate infraction and a citation may be issued therefore. Violations shall be assessed on a per violation per day basis. 10-9-6: PAPERS AND RECORDS TO BE SUBMITTED TO BOARD OF ADJUSTMENT: Upon the filing of the application, the Zoning Administrator shall schedule a hearing date and prepare all papers, records and other pertinent data pertaining to the appeal. Ammon City Council December 18, 2025 Page 20 of 52 Page 3 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 10-9-7: NOTICE OF HEARING: The Planning and Zoning Commission shall hold a public hearing and make a recommendation to the Board of Adjustment in regards to granting or denying a conditional use permit as provided in Section 67-6509 of the Idaho Code. The Board of Adjustment may order a public hearing before deciding any other matter within its jurisdiction under the provisions of this ordinance. If a public hearing is required hereunder, or ordered by said Board, a notice of the time and place of such hearing shall be published in the official newspaper of the City at least fifteen (15) days before the date of the hearing as provided in Section 67-6509 of the Idaho Code. 10-9-8: POWERS AND DUTIES OF THE BOARD OF ADJUSTMENT: The Board of Adjustment shall have the following powers and duties: A. Alleged Error. The Board of Adjustment shall hear and decide appeals wherein it is alleged that there is error in any order, requirement, decision, or determination made by the Zoning Administrator, or other administrative officers, in the enforcement of this ordinance and shall decide questions involving interpretation and determination of zone boundary lines, subject to review and approval by the City Council. B. Variance. The Board of Adjustment may grant variances from the strict letter of this ordinance where a property owner can show that: 1. Because of exceptional narrowness, shallowness or shape of a specific lot or parcel of land, or 2. By reason of peculiar topographical features or other special circumstances peculiar to the particular lot or parcel of land, the strict application of the terms of this ordinance would deprive him of privileges commonly enjoyed by other properties in the same zone. Before a variance can be granted, the Board of Adjustment must find upon the evidence before it that: 1. Special circumstances do actually attach to the particular property which do not apply generally to the other properties in the same zone. 2. Because of some special circumstances the appellant's property is deprived of privileges possessed by other properties in the same zone. 3. The granting of such variance will not adversely affect the comprehensive plan of zoning in the City. 4. Adherence to the strict letter of the ordinance will cause difficulties and hardships, the imposition of which is unnecessary in order to carry out the purposes of the zoning plan. 5. The hardship has not been caused by an action of the property owner taken after the effective date of this ordinance. Ammon City Council December 18, 2025 Page 21 of 52 Page 4 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 C. Conditional Use Permits. The Board of Adjustment may grant the following conditional use permits: 1. The Board of Adjustment may authorize a dwelling to face upon a private driveway, subject to the following conditions: (a) The structure in which such dwelling is situated will be at least twenty feet (20') from the nearest other building on the same or adjoining lot. (b) It is readily accessible by emergency vehicles. (c) It has side, front, and rear yards at least as great as those required in the RP-A zone. (d) In the opinion of the Board of Adjustment, the dwelling is located in harmony with the objectives and characteristics of the zone in which the dwelling is located. 2. Flood Channels. The Board of Adjustment may permit buildings to be constructed within seventy-five (75) feet from the banks of a natural flood channel, subject to conditions set forth in paragraph 10-5-11 of this ordinance. 3. Permit temporary use of certain lands and structures. (a) The Board of Adjustments may permit the temporary use of certain lands and buildings as set forth in paragraph 10-5-22 of this ordinance. (b) The Board of Adjustment may allow and authorize the issuance of a building permit and/or conditional certificate of occupancy for the use of land and/or the erection and use of buildings for a use which the Board determines is in harmony with the objectives and characteristics of the zone in which such use is to be located. Such conditional use permit shall be for a limited time and may be renewed in the discretion of the Board but shall not survive the change of ownership of the property or of the use. As a condition to granting any special use permit, the Board may require the written consent of all property owners who own property contiguous and adjacent to the subject property and may require a notification of all land owners within five hundred (500) feet of the subject property. Notification of the application of the special use permit to all property owners within five hundred (500) feet of the subject property with the notice of the hearing date and time thereon, shall be made by the petitioner by first class mail with an affidavit of mailing naming the addressees and the date of mailing. Ammon City Council December 18, 2025 Page 22 of 52 Page 5 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 Any such permit shall be granted only after public notice and hearing as provided in Section 67-6509 of the Idaho Code. 4. Reduce off-street Parking Requirements in CC-1 Zone. The Board of Adjustment may reduce off-street parking requirements in the CC-1 Central Commercial Zone, subject to conditions set forth in paragraph 10-5-23-(D)- (2) of this ordinance. 5. Permit Off-street Parking to be Provided on Adjacent Lots. The Board of Adjustment may permit off-street parking facilities required in connection with dwellings to be located on adjacent or nearby lots, subject to conditions set forth in paragraph 10-5-23-(D)-1-(b) of this ordinance. 6. Determine Off-street Parking Requirements for Uses Not Mentioned in Ordinance. The Board of Adjustment may determine the number of off-street parking spaces required for uses not specifically mentioned in this ordinance, subject to the conditions set forth in paragraph 10-5-23-(D)-5 of this ordinance. 7. Authorize Off-street Loading Facilities in the CC-1 Zone to be provided on Adjacent or Nearby Lots. The Board of Adjustment may permit required off-street loading facilities in the CC-1 Zone to be located on adjacent or nearby lots, subject to conditions set forth in paragraph 10-5-23-(S) of this ordinance. 8. Authorize the Moving of Buildings. The Board of Adjustment may authorize the Zoning Administrator to issue a permit for the moving of buildings, subject to conditions as set forth in paragraph 10-6-1 of this ordinance. 9. Authorize a Permit for Mortuaries and Funeral Homes. The Board of Adjustment may authorize the Zoning Administrator to issue a permit for a mortuary or funeral home, as required by Chapter 18 of this Title and subject to conditions set forth in paragraph 10-7-7 of this ordinance. 10. Authorize a Permit for Cemeteries, Mausoleums, and Columbaria. The Board of Adjustment may authorize the Zoning Administrator to issue a permit for a cemetery, mausoleum or columbarium, subject to conditions set forth in paragraph 10-7-5 of this ordinance. 11. Grant Permit for Shooting Range. The Board of Adjustment may grant a permit for the construction of a shooting range in the I&M Zone, provided satisfactory evidence is presented to the Board that the safety of the surrounding area will be fully safeguarded. 12. Authorize a Permit for Dwelling Groups. It shall have the power to authorize the issuance of a permit for a dwelling group (planned), subject to Ammon City Council December 18, 2025 Page 23 of 52 Page 6 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 conditions and standards as set forth in paragraph 10-27-4 of this ordinance. 13. Authorize a Permit for Parks. It shall have the power to authorize the issuance of permits for public and semi-public parks, playgrounds and schools, subject to conditions and standards as set forth in paragraph 10- 7-1 this ordinance. 14. Authorize a Permit for Churches, Clubs, and Lodges. The City Planning Commission shall have the power to authorize the issuance of a permit for churches, clubs, lodges and similar buildings, subject to conditions as set forth in paragraph 10-7-6 of this ordinance. 15. Grant Other Conditional Use Permits Authorized by Ordinance. The Board of Adjustment may grant other conditional use permits as deemed acceptable in the sole discretion of the board and after considering all relevant facts and with the intent of creating uniformity in granting of conditional use permits. 16. In approving or denying a request for a conditional use permit on which the Board is requested to pass, evidence must be presented to the Board that the objectives and characteristics of the ordinance and the zone in which the development is located shall not be adversely affected. D. May Attach Reasonable Conditions. The Board of Adjustment may attach reasonable conditions or requirements to the grant of a variance, exception, or conditional or special use permit which the petitioner must comply with as a condition of the grant or approval and may attach a time limit on the exercise non- exercise of any grant. If the petitioner fails or refuses to comply with any of the conditions within the time specified, the grant or permit shall become null and void. Those conditions may include but are not limited to, those that: 1. Minimize adverse impact on other development; 2. Control the sequence and timing of use/development; 3. Control the duration of the use/development; 4. Assure that the use/development is maintained properly; 5. Designate the exact location and nature of use/development; 6. Require the provision for on-site or off-site public facilities or services; 7. Require more restrictive standards than those generally required in an ordinance; Ammon City Council December 18, 2025 Page 24 of 52 Page 7 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 8. Require mitigation of effects of the proposed development upon service delivery by any political subdivision, including school districts, providing services within the planning jurisdiction; 9. Prior to granting a special use permit, studies may be required of the social, economic, fiscal, and environmental effects of the proposed special use. E. May Reverse or Affirm Zoning Administrator. In performing the duties as set forth herein, the Board of Adjustment is hereby empowered to reverse or affirm, wholly or party, or modify the order, requirement, decision or determination of the enforcing officer, and may make such order or requirement as ought to be made; provided, however, the Board of Adjustment shall not have power to amend this ordinance nor to permit nor prohibit any actions which would have the effect of amending this ordinance. F. Authority Limited. The powers and duties of the Board of Adjustment are limited to administrative matters as herein set forth which shall be strictly construed. It shall not be the function of the Board of Adjustment to grant a request which would have the effect of amending the zoning ordinance or of correcting what it may consider to be an unwise requirement in the zoning ordinance. Nevertheless, the Board of Adjustment shall have administrative duties as set forth in this ordinance and, within the meaning of the provisions of this ordinance, shall perform its duties and shall have the power to perform those acts as herein set forth; and such administrative actions shall not be interpreted as unauthorized amendments to this ordinance. G. Precedent. A special use permit shall not be considered as establishing a binding precedent to grant other special use permits. H. Non-transferable. A special use permit is site and use specific and not transferable from one parcel of land to another. 10-9-9: VOTE: The concurring vote of one-half plus one of the members present of a quorum from the total membership of the Board shall be necessary to decide upon any matter upon which it is required to pass. 10-9-10: RECOURSE FROM DECISION OF BOARD OF ADJUSTMENT: A. Recourse from Decision of the Board of Adjustment. The determination of the Board of Adjustment shall be final unless a written appeal is made to the City Council within fifteen (15) days from the date of the written determination. The written notice of appeal shall be filed with the City Clerk and shall set forth specifically wherein the Board of Adjustment erred in its determination. Upon the receipt of an appeal, the City Council shall refer one copy of the appeal to the Board of Adjustments; and thereupon, the Board of Adjustment shall make a report to the City Council disclosing in what respect the application and facts offered in support thereof met or failed to meet the necessary requirements. The concurring vote of a majority of the members of the City Council shall be required to reverse any order, requirement, decision or determination of the Board of Adjustment. Ammon City Council December 18, 2025 Page 25 of 52 Page 8 of 8 BOARD OF ADJUSTMENT Revised 04-21-2022 B. Recourse From Decision of City Council. Any person aggrieved by a decision of the City Council may have and maintain a plenary action for relief therefrom in any court of competent jurisdiction. 10-9-11: AUTHORITY TO CREATE SEPARATE BOARD: The City Council may, in lieu of acting as Board of Adjustment for the City, appoint a separate Board to aid in the administration of this ordinance, with powers and duties as hereinabove set forth. Said Board shall consist of five (5) members, each to be appointed by the Mayor, with the consent of the City Council, for a term of four (4) years, provided that the terms of the members of the first Board so appointed shall be such that the term of not more than two (2) members shall expire in any one year. One member of the Board shall also be a member of the planning commission. Any member may be removed for cause by the City Council upon written charges and after a public hearing, if such public hearing is requested. Vacancies shall be filled for the unexpired term of any member whose term is not completed. Ammon City Council December 18, 2025 Page 26 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 1 Ammon City Council Meeting December 18, 2025 Mayor Coletti and City Councilmembers: Comprehensive Plan Future Land Use Map Amendment Staff Presenting: Cindy Donovan – Planning Director Compliance - Request is in compliance with the Comprehensive Plan but is not in compliance with the Comprehensive Plan Future Land Use Map - Applicant is making the request to amend the Comprehensive Plan Future Land Use Map Summary of Analysis 1. Current Comprehensive Plan Land Use Map shows the property as low density residential. 2. Surrounding land uses are existing low density residential homes to the north and west, medium density residential is shown on the Future Land Use Map to the east, and industrially zoned property to the south. 3. Comprehensive Plan Chapter 10: Page 30 - “Locate industrial lands near major arterials with good access to highways, and/or adjacent to railroad facilities.” 4. The property is adjacent on the east to the Eastern Idaho Railroad 5. The most viable access for the requested property is through property to the south that is zoned I&M-1 Parcel Characteristics - General Location: north of East Sunnyside Road, east of Ross Avenue, south of Wanda Street, and west of South 45th East - Acreage: 5 acres Planning and Zoning Commission: 1. Public Hearing #2025-019 was held before the Commission on Wednesday, December 3, 2025 2. The Commission unanimously recommends approval based on the following Reasoned Statement: − In compliance with location near railroad and arterial − In compliance with Comprehensive Plan − Property to south is Industrial I & M-1 and is the only available access Notice of Hearing - This hearing was noticed at Public Hearing #2025-019 - Published in the Post Register on Friday, November 14, 2025 - Mailed letters to 20 public entities on Friday, November 14, 2025 - No sign posting is required, was posted with public hearing #2025-020 on Tuesday, November 18. Ammon City Council December 18, 2025 Page 27 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 2 - Public Comment: no written comment was received. Written testimony was received for public hearing #2025-020. Applicant’s Request - Approval of the Future Land Use Map amendment from Low Density Residential to Industrial - Presented by Jeremiah Clark, Applicant, Ed Easterling, Property Owner Motion Approve I move to approve the Comprehensive Plan Future Land Use Map amendment of approximately 5 acres from low density residential to industrial, finding it is in compliance with the Comprehensive Plan based upon (state the reasons for recommending approval based on deliberations). Deny I move to deny the Comprehensive Plan Future Land Use Map amendment finding it is not in compliance with the Comprehensive Plan based upon (state the reasons for recommending denial based on deliberations). Continue I move to continue the Comprehensive Plan Future Land Use Map amendment until further information can be attained (state information needed). Attachments: 1. Public Hearing #2025-019 Reasoned Statement 2. Current Comprehensive Plan Future Land Use Map 3. Comprehensive Plan Chapter 10 Land Use Ammon City Council December 18, 2025 Page 28 of 52 Ammon City Council December 18, 2025 Page 29 of 52 Hollow DrPrincess DrR ustle RdSFrontierDrWilliamsLnRazorback RdBarton LnGator AlyEagle Dr S Clearfield LnHugo DrBoulder Creek LnJudy StValery Cir Barton CirMillcreek Ln FieldstoneDrSalmon S tEagle DrTreyden DrCourt PlTie Breaker DrIndian Hollow Dr John Adams PkwyBlue GrassLnCastelliDrFe n n ec Ln PurpleSageDrVirginia DrCurlew DrSydneyDrLakefieldLnTabithaTrlClara CtBitternDrFalconDr Cabellaro DrLuv Pl Empire LnAdam LnVeilDrJordan Cir Treyden CirVilla Vista LnBaylor DrManchester United Rd Benchmark CirOrchard CirRidgeview Cir DakotaLnMarsala CtE 17th StDiamond CirJo hn A d a m s P k w y Lancer AveTalmageStHobble Creek DrTeton StThousand SpringsDr Bent Grass DrEagle Dr Marsala CirStillCreek DrGraniteFallsDr Torcello DrCasa Gran d e D rMagellan LnSpring Gulch Dr Fenwood LnBarton CtTawzer WayAmarillo DrSunburst DrKatie CtHazelwood Way Ramble Rd Hillsdale LnJohnAdamsPkwyHazenDrCopper Bottom DrRawson St Willow Canyon DrCircle S Dr RememberDrMidway AveHidden Valley Dr Riata LnHidden HvnGator AlleyCassidyDrJessica LnFoothill RdB a rt on PlWanda St RawhideLnRobisonDrAshland DrGranger StLeroy Dr Ridgewood DrE Clearfield Ln Liberty DrWindsorDrThunder DrHidden HutchDrStonehaven DrWildwood LnEaglesHomesteadDrCr o w n C r e s c e n tSharptailRdSilkwoodCirLakefield CirRo ssAveE 21st S SFoundersPointeDrPearce Dr SGenevaDrCross Ln Racquet Pl PtarmiganWayConela Cir BungalowDrSilverwood CirCabellaroDr K l a math Falls StChasewood Dr Bergeso n D rRoss AveGreenfield DrHeatherLn Edinburg CirG r e e n w i l l o w Ln Heartland Cir Stafford CvHeather Cir Fieldstone Ct KlamathFalls StCoopersHawkWayNCurlewDrBrooklyn St Georgia Ln Pheasant DrSenoma Cir Rulon DrDel Rio CirTerrillDrMatch Point DrEnsign DrAmmon Park DrSawtooth St SummerwoodLnSamuel St Castelli DrMandalay DrBridger DrSilver Cir Roundup LpStafford CirEHighDesertDrEastwood CirJournee CirNewgate DrStafford DrJackson DrBirchwood CirHolladay DrE 21st SE 1st StLilyLnCottontree LnGoldfinch WayRa y StBrennan PlSapphire DrOak Ridge Dr Coulter Way SparrowH awk DrMidway AvePartridgeCtTarghee St Rulon CirMarket WayRed Fox DrRidge River DrTaylorviewLnStonegate DrSunflower Cir QuailRidgeDrMansionHill DrAcorn LnStoneridge CirBrookstone Cir Dry Creek WayRomrell LnB riar Creek Ln Cedarwood LnP a rtridgeW a yHomewood Dr Winchester DrBackhandDr Pine Hen LnRockyRidgeRdWasatch CirOakhaven Lindee LnJudy St Courtyard CirCommodore Rd SydneyDr Tildy CirBriar Creek CirStonehaven Cir Kingswood CirMajestic CirAdvantageLnRed Robin AveLin RdCross CirOwen St GatewayCirMornin g Mi s t D r Hungarian WayMolen St W indmi llDrLuxor DrJudyCirSouthwick LnPinecrest TrlRemington TrlWimbledonCir Hazelwood Way Alison AveRose Dale LnNorthwind DrAvocet DrE Founders Pointe D rAston Villa Rd Oakmeadow CirEdgewood CirCobie LnAmber LnChristy Ln BroganCreekLnGlenn Cove CtBrettonwoodDevonwood Ileen CirGuila Dr ClackamasCreekDrE 21st SMajestic View DrAbigailCtVictoria StFalconDrPond View DrE Sunnyside RdYvonneWayLa u ra CirK a th away Ln SBobwhiteDrE Fro n t i e r Dr Remuda RdHolladayCir Triumph Dr47th StSFoundersPointeDrKit LnStonewoodCirSteinfeldDrHillamDrTrappers RidgeTonaquint Dr Clearview Ln Brennan B n dMason St C a b a n a D rWhiting WayEagle Pointe DrE Bobwhite DrLadyHawkLnForest Glen Dr SageHenCtDerrald Ave Dal AveFolsom Ln Mirinda Ln Tildy LnArd DrSan Carlos St M alhe u rRiver St SageHenLnRocky Mountain DrLiverpool RdChurch StPurple Sage DrE Geneva Dr E 21st SRich LnE 21st SS Robison Dr Chartwell GdnM aizyW ayVaughn St S60thEMadeline Dr Bracken WayMathews DrAspen Ln Bellagio DrCentral AveMeadow LnWestern AveFairview DrModestoDrRomrell LnHighlandSpringsDrGrassy Banks LnChesterDrCurrant Creek LnAggie WayRebel RdBrianne Ave Sweet Water WaySHighDesertDrAnnAveVintage LnDove DrNCurlewDrPorter DrBarnWoodDrHillcrest Ranch Rd DryRidgeLaneJudy St Cory LnGre y Fox LnWesternTanagerWayMountainBluebirdWayTennisCourtDrJuniper Creek DrTowerCastleLoopSilvermaple DrTrailwood DrAutum nwoodD rSpencerLnPinfireCreekDrMarlene StE 14th N Maiben AveMountain Bend DrCarolyn LnSabin DrW illo w Ridge DrBrookfield Ln N45thEN 25th EE Lincoln Rd E 17thE 17th SFoothillRdE 1stE 49th SE 1stN 66th EE SunnysideRdE Sunnyside RdN 25th EN Ammon RdE Sunnyside Rd E 65th SS25thE S 60th EE Iona Rd E 65th SS 47th StE Lincoln Rd E 1stS Ammon RdN 41st ES 45th ES 52nd EN 55th EHillsideCanal Tracy Bono, City Engineer, tbono@cityofammon.us (208) 612-4028 ~ Carol Ellison, GIS Specialist, cellison@cityofammon.us (208) 612-4056 THE CITY OF AMMON DISCLAIMS ANY WARRANTY OF FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESS OR IMPLIED, WITH RESPECT TO THIS PRODUCT. Adopted May 17, 2018 - Resolution 2018-005R, Hearing 2018-006Adopted Jan 16, 2020 - Resolution 2020-001R, Hearing 2020-001Adopted Oct 1, 2020 - Resolution 2020-012R, Hearing 2020-018Adopted Feb 4, 2021 - Resolution 2021-001R, Hearing 2021-002Adopted Apr 15, 2021 - Resolution 2021-007R, Hearing 2020-036Adopted Dec 16, 2021 - Resolution 2021-013R, Hearing 2021-037Adopted May 5, 2022 - Resolution 2022-002R, Hearing 2022-009Adopted July 21, 2022 - Resolution 2022-005R, Hearing 2022-015Adopted May 18, 2023 - Resolution 2023-003R, Hearing 2023-020Adopted Sep 7, 2023 - Resolution 2023-007R, Hearing 2023-022Adopted Jan 18, 2024 - Resolution 2024-003R, Hearing 2024-001Future Land UseIndustrialLight CommercialHeavy Commercial Low Density Residential Medium Density Residential High Density Residential Park Cemetery Church SchoolHillside ResidentialMixed Use Impact Boundary Ammon Boundary Railroad Street Canal/Stream/River 1/23/2024 Ammon City Council December 18, 2025 Page 30 of 52 2018 City of Ammon Comprehensive Plan 20 Adopted by 2018-005R. Amended by Resolution 2023-003R. Chapter 10. Land Use This section of the Comprehensive Plan lays out the policies to be used in Ammon’s future land use decisions. This section also contains the future land use map. The future land use map is a graphic representation of the policies within this chapter. The map is created by using the policies, existing land use patterns, proposed transportation systems, natural features such as the foothills and flood hazard areas/floodplains, population projections, and the ideas and opinions contributed during the citizen participation process. The comprehensive land use map can be found at www.cityofammon.us. Since the future land use map is a generalized representation of the following policies, the policies are controlling. The policies outlined in this chapter are to be consulted and used when staff, the Planning and Zoning Commission and the City Council are reviewing: • Requests for zoning changes, • Requests for annexations and initial zoning, • Plans and expenditures for expansion of major infrastructure such as water and sewer trunk lines and transportation facilities which encourage growth, • Plans for new major infrastructure such as parks, schools, and fire stations which will channel growth to certain locations, and • Requests or investments in major public buildings such as city halls, libraries, recreation centers or city center facilities. Projected Population Growth The Bonneville Metropolitan Planning Organization (BMPO) has projected an estimated growth rate of 1.88% annually from 2014 to 2040 for the metropolitan area in its 2040 Long Range Transportation Plan. The U.S. Census Bureau estimates the 2016 population of Ammon at 15,252 (Table 8). According to the U.S. Census Bureau, the population of Ammon was 17,694 in 2020. If this population is projected to 2040 using the BMPO estimated growth rate of 1.88%, the 2040 population of Ammon is projected to be 25,680. If the densities of Ammon do not increase beyond their 2016 densities, the amount of land required to hold the 2040 population and businesses ranges from approximately 3,900 acres to 4,700 acres. Today Ammon contains 4,831 acres, of which almost one-half is vacant. Although it appears as if the future growth until 2040 may be accommodated within the present boundaries of the city, not all of this vacant land may be easily or economically developed. Therefore, it is likely future annexations may be required to ensure both public and private investments are made in locations where private investments and public costs, including maintenance, are economically sound. Table 8. Projected Ammon Population, 2040. 2010 Population 2016 Population Estimate 2020 Population 2021 Population Estimate 2014-2040 Annual Growth Rate Projected 2040 Population Ammon 13,816 15,252 17,694 18,673 1.88% 25,680 SOURCE: U. S. Census Bureau and BMPO 2040 Long-Range Transportation Plan. Census count of 7,016 for 2000 population. The area of impact contains over 11,000 acres and has sufficient land for growth beyond 2040. However, as with the presently annexed lands within Ammon, not all lands within the area of impact may be suitable for economic and efficient future municipal development. As Ammon grows into its area of impact, the natural features of the land, proximity to the existing infrastructure, the cost o f maintenance of existing or proposed public facilities, the cost of development, and impact on neighboring land uses should be considered prior to approval of annexation and new development. Ammon City Council December 18, 2025 Page 31 of 52 2018 City of Ammon Comprehensive Plan 21 Adopted by Resolution 2018-005R TABLE 9. 2017 ACRES BY LAND USE CATEGORIES AND 2040 ANTICIPATED DEMAND. Land Use and (Zone) Developed Acres, 2017 Vacant Acres, 2017 Percentage Vacant, 2017 Additional Acres Needed to Meet 2040 Demand, 24,297 Additional Acres Needed to Meet 2040 Demand, 29,598 Residential (R-1, R1-A, R-2, R2-A, R-3, R3-A, RE, RMH, RP, RPA) 1,958 1,347 41% 1,123 1,782 Commercial (C-1, CC-1, GC-1, HC-1) 291 355 55% 172 272 Office (PB) 26 17 65% 5 8 Industrial (IM1) 149 105 44% 140 223 Parks/Schools/ Churches 188 4.5 3% - - SOURCE: Table of acres in zones, City Administrator, City of Ammon, January, 2018. Ammon’s land use goal should be to foster a community which continues to recognize and respect its rural roots yet provides a variety of housing types and styles for its residents; encourages shopping opportunities for the region, community, and neighborhood; continues to support and enhance the infrastructure necessary to work and live successfully in the 21st Century; works to attract tech and professional businesses to the community; uses its natural features for open space and recreation; and through a public/private partnership, builds a city center or gathering place which provides a walkable environment of mixed-uses including community event space, small shops, public buildings, and mixed housing types housing and offices. Policies Based on Existing Land Use Patterns The land use policies and, therefore, future land use map reflect these existing patterns in land use in Ammon: 1. Regional and community commercial uses line 25th East and portions of 17th Street, one a major arterial street and the other a minor arterial street. 2. In limited and newer locations, high-density residential uses buffer low-density residential uses from commercial uses (Figure 3). 3. Community and neighborhood commercial uses have been channeled to the intersections of major or minor arterial streets. 4. Secondary school facilities buffer residential uses from regional commercial uses. 5. Elementary schools are generally located in the center of the residential neighborhoods they serve. Ammon City Council December 18, 2025 Page 32 of 52 2018 City of Ammon Comprehensive Plan 22 Adopted by 2018-005R. Amended by Resolution 2023-003R. 6. In certain limited locations, parks reflect natural features or limitations to development. 7. Development on the foothills is generally proposed to be lower density; therefore, residential densities generally decrease further from regional commercial land uses and 25th East. Densities decrease as one travels farther from commercial land uses. 8. Residential densities are predominantly less than four units per acre. Ammon’s land use policies and strategies should be to accomplish the following: 1. In new developments, density declines as development moves further away from arterial and collector streets, with higher densities transitioning to lower densities. 2. Recognize natural features, such as topography, floodplains, drainage areas, and wildlife corridors, may be amenities to development and may be used to enhance the community and neighborhood (Figures 4 and 5). 3. Encourage completion and submission of site analysis, including topography, hydrology including water table, soil suitability, drainage patterns, slope and similar natural features, prior to submission of preliminary development designs. 4. Protect life and property from natural hazards through, but not limited to, identification of such areas, open space and park plans and acquisition, reduction of densities in such areas, and enforcement of construction codes. 5. Preserve and protect the major transportation corridors in Ammon and enhance the experience of the visitor and resident by ensuring such corridors are attractive and inviting. 6. Protect the public investment in major transportation corridors through land use decisions which discourage strip commercial development; discourage mid-block commercial uses except on designated arterial roadways; require, when necessary due to anticipated traffic demand, traffic studies and related improvements; control highway access; and use landscaping to beautify as well as control traffic movement. FIGURE 3. RECOMMENDED LAND USE PATTERNS AT THE INTERSECTION OF MAJOR AND MINOR ARTERIAL STREETS. Ammon City Council December 18, 2025 Page 33 of 52 2018 City of Ammon Comprehensive Plan 23 Adopted by Resolution 2018-005R 7. Recognize the benefits of different residential street layouts and encourage the use of the one which is most beneficial to the public in the proposed location. Grid layouts disperse local traffic, enhance walkability, and connect neighborhoods. Circular street layouts reduce costs for construction and maintenance, reduce the amount of impermeable cover, discourage through traffic, and encourage layouts which protect sensitive lands. Cul-de-sacs share the benefits of circular street layouts but should be used only when staff, Planning and Zoning and the City Council agree it to be in the best interest of the residents. Cul-de-sacs, while providing benefits, also provide significant issues when considering parking and snow removal. 8. If developments are constructed with circular street layouts or cul-de-sacs, pedestrian pathways should be provided to ensure neighborhood connectivity and to ensure convenient pedestrian access to schools, parks, and open space. Such paths might also provide access to small commercial facilities needed for daily goods. 9. Encourage infill development to ensure development is compact, economic and efficient. 10. Establish land use patterns which build on existing water and sewer facilities. 11. Link homes, schools, parks and shopping areas with bicycle and pedestrian paths. Consider using sensitive lands in such linkages. 12. Continue to require adequate storm water management for new development and explore methods to safely allow multi-use of such facilities. This sketch illustrates one approach to steep slopes and a floodplain. The private lots encompass a portion of the steep slopes and are partially covered with a no-build easement. The floodplain may be owned and included as a part of a platted lot with a no- build easement within the floodplain portion, in common by the homeowner association or is a natural park owned by the city. Another approach is to extend the lot lines to the stream and encompass the steep slopes and the floodplain within the no-build easement. SOURCE: Based on Figure 25 from Land Development 2 . FIGURE 4. ONE APPROACH TO LAND USE ASSOCIATED WITH STEEP SLOPES AND FLOODPLAINS. Ammon City Council December 18, 2025 Page 34 of 52 2018 City of Ammon Comprehensive Plan 24 Adopted by 2018-005R. Amended by Resolution 2023-003R. FIGURE 5. TWO DIFFERENT APPROACHES TO ADDRESSING STEEP SLOPES AND A FLOODPLAIN. Ammon City Council December 18, 2025 Page 35 of 52 2018 City of Ammon Comprehensive Plan 25 Adopted by Resolution 2018-005R 13. Develop site and design review standards to increase depth of yards adjacent to major streets and railroad. Encourage design treatments such as building orientation, height limitations, fencing, and landscaping to reduce land use conflicts, especially adjacent to major streets, the railroad, or heavier commercial and industrial areas. 14. To ensure open space on sensitive lands or to reduce conflicts with neighboring land uses, consider encouraging clustering of homes. Clustering reduces the cost of site preparation, provision of streets and utilities, and maintenance of streets and utilities. Housing clusters of 40 to 80 homes are safer for residents and offer the developer an economic unit. 15. Locate commercial and higher density residential uses at or near intersections of major roads, provided the layout of such uses allows sufficient land for safe ingress and egress not interfering with traffic flow near intersections. 16. Explore the development of a tech/research park to increase employment opportunities in Ammon. 17. Encourage land uses which generate major traffic to locate near major and minor arterial streets, provided the design of such uses reduces the impact on the street system by controlling access. 18. To retain the rural nature of Ammon, discourage lot splits in established subdivisions and protect existing farm operations from land use conflicts with proposed developments. The policies by land use categories found on the future land use plan are as follows, pursuant to regulations in Title 10 of City Code: High Density Residential 1. The maximum density for high density residential is twenty (20) dwelling units per acre. 2. High-density land uses are proposed adjacent to or near arterial roadways and commercial areas. High-density developments not located near an arterial roadway are not recommended. 3. High-density residential uses should be located within walking distance of commercial developments. 4. High-density residential uses offer flexibility in design. Parking, garages, storm water retention areas, landscaping, outdoor amenities, and larger yards can be used to buffer the dwelling units from the noise of neighboring land uses. Such buffering techniques should be encouraged in new high-density development. 5. Developments built at these densities should be walkable and, when available, can be served by transit. Site design should ensure such developments have walkways which connect housing with neighboring uses such as shopping areas, offices, schools, churches, and public facilities. 6. High-density developments that do not provide walking access to essential amenities, such as grocery stores and retail establishments, are not recommended. 7. A mixture of housing types should be encouraged that may include, walk-up buildings, twin homes and/or duplexes, town homes and/or row houses, and condominiums and/or apartments within one development which broadens the occupant mix, fosters a neighborhood environment, and reduces the monotony of multiple buildings of the same exterior design and scale. If done on a smaller scale or mixed, different housing types do not overwhelm one another. Ammon City Council December 18, 2025 Page 36 of 52 2018 City of Ammon Comprehensive Plan 26 Adopted by 2018-005R. Amended by Resolution 2023-003R. 8. To create a walkable neighborhood, destinations should be within ¼ mile or five minutes walking time, sidewalks in residential areas should be at least five feet in width and wider in commercial areas, sidewalks should be separated from public roadways by a six- to seven-foot-wide planting strip, and vehicle speeds should be 15 to 25 MPH. Traffic calming measures such as narrow traffic lanes, gateways, landscaping, and corner flares also create a pleasant environment. 9. High density residential should be located near or provide for transit pickups as they are available. As high-density developments are created in the City, there should be a review of the current transit stops for the potential of offering pickup on site or near the high density developments 10. Clustering buildings also offers the ability to buffer dwellings from major roads and neighboring land uses as well as offering an opportunity to create open space on sensitive lands. 11. Each living unit in a high-density residential development should be individually platted to encourage homeownership. Ammon City Council December 18, 2025 Page 37 of 52 2018 City of Ammon Comprehensive Plan 27 Adopted by Resolution 2018-005R Medium Density Residential 1. The maximum density for medium density is twelve (12.0) dwelling units per acre. 2. Town homes offer flexibility in design. Parking, garages, storm water retention areas, landscaping, fencing, outdoor amenities, and larger yards can be used to buffer the dwelling units from the noise of neighboring uses. Such buffering techniques should be encouraged in proposed medium density development. 3. Clustering buildings also offers the ability to buffer dwellings from major roads and neighboring land uses as well as offering an opportunity to create open space on sensitive lands. 4. Medium density is envisioned to consist of single-family attached townhomes. Often homes built at such densities will be a buffer between commercial or residential developments of higher densities and single-family homes on large lots or will be located on entrance ways to residential subdivisions. Low Density Residential 1. The maximum density is six (6.0) units per acre for detached housing. 2. Arterial corridors east of 45th E along 45th E, 1st Street, Sunnyside Road, 49th South, and 65th South shall not exceed 500 feet from the arterial, measured from the Right-of-Way. 3. Low-density residential may consist of single-family detached homes on larger sized lots with wider side yard setbacks. Low density may also consist of single-family detached homes on smaller lots as well as single-family attached twin-homes. Other creative solutions may exist in low-density developments, provided the maximum density is not exceeded. Hillside Residential 1. The maximum density is two and a half (2.5) units per acre. 2. Hillside residential consists of single-family detached homes on larger sized lots with wider side yard setbacks. 3. This designation is used for development east of 45th East, excluding the arterial corridor as defined in Low Density Residential. Institutional Uses (Schools and Churches) 1. Institutional uses such as elementary schools and churches should be located in residential neighborhoods on collector streets. Secondary schools should be located near minor or major arterial streets. 2. Shared use agreements should be pursued with schools to allow the playgrounds to be used outside of school hours by the surrounding neighborhood as park and open space. 3. A line of communication should be maintained between school and city personnel to regularly discuss population projections and anticipated growth patterns, needs for school facilities, and impacts of school location on municipal utilities and facilities. Discussions should also include potential requirements by the City as placement of schools are considered. Ammon City Council December 18, 2025 Page 38 of 52 2018 City of Ammon Comprehensive Plan 28 Adopted by 2018-005R. Amended by Resolution 2023-003R. Heavy Commercial Table 10. shows the general characteristics associated with heavy commercial developments. Not all numbers in this table fit eastern Idaho. These numbers are based on national numbers. Locally the market area is likely to be larger than found in the tables below while the population served is often smaller. As a result of a larger market area and longer distance to the shopping centers both the minutes of driving time and the distance in miles will likely be increased for this market. TABLE 10. CHARACTERISTICS OF REGIONAL AND SUPER-REGIONAL SHOPPING CENTERS Types of Shopping Center Site Area Population Served Radius of Market Area Leading Tenant Number of Stores Minutes of Driving Time Distance in Miles Regional 10 - 60 acres 50-acre average 150,000 20-30 8+ Full-line department store 40-80 Super-regional 15-100 acres 300,000 30+ 12+ Three or more department stores 100+ SOURCE: Kaiser, Edward J. and others, Urban Land Use Planning, Chicago: University of Illinois Press, 1995. 1. Regional and super-regional shopping areas should be located on major and minor arterial streets (Figure 6). 2. Access from such shopping areas shall meet the standards of the Bonneville Metropolitan Planning Organization Access Management Plan, July 2012. 3. The clustering of major commercial developments should be encouraged at intersections. The continuation of commercial development along the frontage of arterial roadways should maintain low access egress for businesses along the frontage at major points or roadway intersections. A shared access traffic aisle should be required throughout developments along the entirety of the arterial roadway. Landscaping within all commercial developments should meet the requirements of Ammon Code Title 10, Chapter 5, Section 24. 4. Require perimeter landscaping for new commercial development. Landscaping not only reduces the visual impact of parking lots; it also directs traffic movement through the parking area and defines access to the neighboring street network. The Urban Land Institute states a reasonable amount of landscaping is 10% of the total site and 20% of the parking area. Such landscaping can be used for storm water retention and snow storage. 5. Shopping areas should buffer adjacent residential areas from the lights and noise of commercial areas by landscaping, fencing, and building placement. 6. Professional offices offer an effective buffer between major commercial areas and apartments and homes. If high density residential is located next to major commercial areas, the location of parking areas, garages, landscaping and fences for such residential uses should buffer the dwelling units from the noise and light of the commercial areas. Ammon City Council December 18, 2025 Page 39 of 52 2018 City of Ammon Comprehensive Plan 29 Adopted by Resolution 2018-005R FIGURE 6. RECOMMENDED LOCATIONS FOR SITING COMMERCIAL DEVELOPMENT AT THE INTERSECTIONS OF ARTERIAL STREETS. Light Commercial Community and Neighborhood Shopping Areas and Professional Offices As with the table above under regional shopping areas, not all the numbers fit eastern Idaho. These numbers are based on national numbers. Locally the market area is likely to be larger than found in the tables above while the population served is often smaller. As a result of a larger market area and longer distances to shopping centers, both the minutes of driving time and the distance in miles will likely be increased for this market. However, the table still provides a framework for commercial locations and provides fairly realistic numbers for the site area necessary for stores and shopping centers (Table 11). TABLE 11. CHARACTERISTICS OF COMMUNITY AND NEIGHBORHOOD SHOPPING CENTERS. Types of Shopping Center Site Area Population Served Radius of Market Area Leading Tenant Number of Stores Minutes of Driving Time Distance in Miles Community 10 - 30 acres 40,000 - 150,00 50,000 average 10-20 3-5 Variety store 15-40 Neighborhood 2.5 - 10 acres 2,500-40,000 10,000 average 5-10 1.5 Grocery store 5-20 SOURCE: Kaiser, Edward J. and others, Urban Land Use Planning, Chicago: University of Illinois Press, 1995. 1. Neighborhood centers should be located in clusters at the intersections of arterial streets. Since they serve the immediate residential area, they may be located at intersections with minor arterials or with major collectors. Ammon City Council December 18, 2025 Page 40 of 52 2018 City of Ammon Comprehensive Plan 30 Adopted by 2018-005R. Amended by Resolution 2023-003R. 2. If neighborhood centers are located at the major arterial intersections, pedestrian access to the neighboring residential areas should be provided to allow residents to shop without having to use the arterial street to access the shopping area. 3. Access from such shopping areas shall meet the standards of the Bonneville Metropolitan Planning Organization most current Access Management Plan. 4. Shopping areas adjacent to residential areas should be required to use exterior lighting designs that shield the residential area from light pollution, as well as using fencing and landscaping to reduce noise from commercial areas. Industrial 1. When reviewing requests by heavy industries that may have major off-site impact costs and infrastructure needs beyond what is available at the time of the request, those cost should be included as part of any approval and passed on to the developer as a required development cost. 2. When zoning for industrial uses, consider the predominant wind patterns from the southwest. 3. Locate industrial lands near major arterials with good access to highways, and/or adjacent to railroad facilities. Regional airport access is available by accessing the east and west arterial roadways and accessing either I-15 or Highway 20. 4. Buffer residential areas from industrial lands by roadways, office and shopping areas, open space, landscaping, berms, and fencing. Such buffering should be tailored to the industrial use. The buffering required for a food processing plant is likely to be different than the buffering required for a research laboratory or light assembly plant. Parks and Open Space 1. The existing parks are shown on the future land use map as parks. 2. Future parks are shown symbolically on the future land use map to suggest a park or open space needed to serve the neighborhood as it develops. 3. Sensitive lands such as floodplains, wetlands, steep slopes, and drainages, plus exhausted gravel pits, may be shown as open space. Ammon City Council December 18, 2025 Page 41 of 52 2018 City of Ammon Comprehensive Plan 31 Adopted by Resolution 2018-005R Land Use Categories and Applicable Zones TABLE 12. LAND-USE CATEGORIES AND APPLICABLE ZONES. Land Use Category Applicable Zones - Pursuant to Regulations in Title 10 of City Code High Density Residential A maximum of twenty (20.0) dwelling units per acre (R-3, R3-A, MU, PUD) Medium Density Residential A maximum of twelve (12.0) dwelling units per acre (R-2, R2-A, MU, PUD) Low Density Residential A maximum of six (6.0) dwelling units per acre (RE, RP, RP-A, R-1, R1-A, RS, MU, PUD, RMH) Hillside Residential A maximum of two and a half (2.5) units per acre (RE, RP, RP-A) Institutional uses By Conditional Use Permit and/or allowed by zone Heavy commercial C-1, HC-1, CC-1, GC-1, MU Light commercial PB, LC/PB, MU Industrial I&M1, I&M2, M-1 Parks, open space All zones. Ammon City Council December 18, 2025 Page 42 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 1 Ammon City Council Meeting December 18, 2025 Mayor Coletti and City Councilmembers: Clark I&M-1 Rezone Request Staff Presenting: Cindy Donovan – Planning Director Compliance - Request is in compliance with the Comprehensive Plan but is not in compliance with the Comprehensive Plan Land Use Map - Applicant is making the request to amend the Comprehensive Plan Land Use Map Recommendation − Staff recommends approval of the rezone based on the following staff report. − If approved, considerations regarding uses adjacent to the residential properties may need to be included in a Development Agreement. Criteria for Decision 1. Title 10 Chapter 14 – R-1 Residence Zone 2. Title 10 Chapter 25 – I&M-1 Industrial and Manufacturing Zone 3. 10-4-1: ORDINANCE AND MAP MAY BE AMENDED: This zoning ordinance, including the map, may be amended, supplemented, changed or modified from time to time, consistent with Idaho Code Title 67, Chapter 65. Summary of Analysis 1. Comprehensive Plan Chapter 10: Page 30 - Locate industrial lands near major arterials with good access to highways, and/or adjacent to railroad facilities. 2. Comprehensive Plan Chapter 10: Page 30 - Buffer residential areas from industrial lands by roadways, office and shopping areas, open space, landscaping, berms, and fencing. Such buffering should be tailored to the industrial use. 3. The property is adjacent on the east to the Eastern Idaho Railroad 4. The most viable access for the requested property is through property to the south that is zoned I&M-1 Parcel Characteristics - General Location: north of East Sunnyside Road, east of Ross Avenue, south of Wanda Street, and west of South 45th East - Acres: 5 acres - Current Zoning: R-1 Residence Zone - Requested Zoning: I&M-1 Industrial and Manufacturing Zone Applicant’s Request - Approval of the rezone request from R-1 to I&M-1 - Presented by Jeremiah Clark, Applicant, Ed Easterling, Property Owner Ammon City Council December 18, 2025 Page 43 of 52 2135 South Ammon Rd., Ammon, Idaho 83406 City Hall: (208) 612-4000 www.cityofammon.us Page | 2 Planning and Zoning Commission 1. The Commission held public hearing #2025-020 on Wednesday, December 3, 2025 2. Public Comment: 2 residents had neutral comments regarding the project. Their main concerns were noise and odors. 3. The Commission unanimously recommended approval based on the following Reasoned Statement: − Only access through I & M-1 property to the south − Access to arterial and railroad − Highest and best use based on access − Special Conditions to protect neighboring properties within the development agreement − No opposing testimony Notice of Hearing - This public hearing was noticed as public hearing #2025-020 - Notice was published in the Post Register on November 14, 2025 - Notice was mailed to 22 property owners and 20 public entities on Friday, November 14, 2025 - Property was posted on Tuesday, November 18, 2025 - Public comment: received several questions from residents, 1 letter in support of the application was received from a representative of the current property owner. Motion Approve I move to approve the Clark Rezone of approximately 5 acres to I&M-1, finding it is in compliance with the Comprehensive Plan and meets the City ordinance based upon (state the reasons for recommending approval based on deliberations). Deny I move to deny the Clark Rezone, finding it does not comply with the Comprehensive Plan or City ordinance based upon (state the reasons for recommending denial based on deliberations). Continue I move to continue the request for the Clark Rezone until addition information can be obtained (state information needed). Attachments: 1. Vicinity Map 2. Project Description from the Applicant 3. Written Testimony 4. Public Hearing #2025-020 Reasoned Statement 5. Title 10 Chapter 14 – R-1 Residence Zone 6. Title 10 Chapter 25 – I&M-1 Industrial and Manufacturing Zone 7. 10-37-1(A) Permitted Uses by Zone Ammon City Council December 18, 2025 Page 44 of 52 Public Hearing 2025-020 – Vicinity Map Clark I&M-1 Rezone Request Ammon City Council December 18, 2025 Page 45 of 52 Project Description Jeremiah and Amanda Clark propose to purchase the property currently owned by Edward Easterling, identified as Parcel #RPB00000265138, and integrate it with their adjoining land for development into industrial lots. A portion of their existing property is already zoned industrial and borders the railroad tracks, making it well-suited for light industrial and storage-related uses. The combined parcels will primarily be developed into storage rental units, which will generate minimal traffic and noise. This project is designed to align with the surrounding land use and infrastructure while maintaining a low environmental and community impact. Although the Easterling parcel is currently zoned residential, it has no direct traffic connection to any residential neighborhood, minimizing the potential for disruption. Rezoning the property to industrial use would allow for consistent land use across both parcels and promote cohesive development along the rail corridor. Overall, the proposed development supports responsible growth, enhances local industrial capacity, and makes efficient use of underutilized land without affecting nearby residential areas. Ammon City Council December 18, 2025 Page 46 of 52 Ammon City CouncilDecember 18, 2025Page 47 of 52 Ammon City Council December 18, 2025 Page 48 of 52 Page 1 of 1 REVISED 05062021 CHAPTER 14 R-1 RESIDENCE ZONE SECTION: 10-14-1: General Objectives and Characteristics of Zone 10-14-1: GENERAL OBJECTIVES AND CHARACTERISTICS OF ZONE: The objective in establishing the R-1 Residence Zone is to provide a residential environment within the City which is characterized by somewhat smaller lot width and a somewhat denser residential environment. Also characteristic of this zone are residential amenities adequate to maintain desirable residential neighborhoods. The principal permitted uses in the R-1 Residence Zone shall be single family dwelling units and certain other public facilities which are necessary to promote and maintain stable residential neighborhoods. This zone does not allow density that will exceed four (4.0) living units per acre. In order to accomplish the objectives and purposes of this ordinance and to promote the essential characteristics of this zone, the following regulations shall apply in the R-1 Residence Zone (see also §10-5 Supplementary Regulations to Zones, §10-7 Special Provisions Applying to Miscellaneous Uses, §10-29 Subdivision Regulations, and §10-37 District Use Matrix). Ammon City Council December 18, 2025 Page 49 of 52 Page 1 of 2 REVISED 5-2-2019 CHAPTER 25 I&M-1 INDUSTRIAL AND MANUFACTURING ZONE SECTION: 10-25-1: General Objectives and Characteristics of Zone 10-25-2: Use Requirements 10-25-3: Area Requirements 10-25-4: Special Provisions 10-25-1: GENERAL OBJECTIVES AND CHARACTERISTICS OF ZONE: The I&M1 Industrial and Manufacturing Zone has been established as a district in which the primary use of the land is for manufacturing, fabricating, processing and warehousing establishments. This zone is suited for industrial uses because of the proximity to railroad tracks and streets and the availability of utilities necessary for successful industrial use. While much of the land within this zone is currently devoted to agriculture and other open-land uses, it is intended that manufacturing and industrial uses shall be directed into this zone as the needs arise. Representative of the uses within this zone are manufacturing and fabrication and processing, storage, warehousing and wholesale distribution and railroad trackage, switchyards and terminal facilities. Uses which give rise to excessive noise, vibration, smoke, odor or dust, fumes or danger of explosion have been excluded from this zone. As a means of attracting manufacturing and industrial establishments into this zone, certain regulations concerning the external appearance of building and structures and the maintenance and use of land have been adopted. Also, dwellings and other uses, which tend to thwart or prevent the use of the land for its primary purposes have been excluded from this zone. The objectives in establishing the I&M-1 Zone are: (A) To provide space for manufacturing and industrial uses within the City in appropriate locations and to discourage uses which tend to thwart the use of land for industrial purposes from locating within this zone. (B) To encourage the expansion of industrial establishments already existing within the zone. (C) To encourage new industry to locate within the zone to the end that the economic well being of the City and its inhabitants shall be enhanced thereby. (D) To prevent the encroachment of industrial uses into non-industrial zones. (E) To prevent the commingling of incompatible uses and the attending depreciation of property values and the unwholesome social conditions resulting therefrom. (F) In order to accomplish the objectives and purposes of this ordinance and to encourage the most appropriate use of land within this zone, the following regulations shall apply in Ammon City Council December 18, 2025 Page 50 of 52 Page 2 of 2 REVISED 5-2-2019 the I&M-1 Industrial and Manufacturing Zone (see also Supplementary Regulations to Zones). 10-25-2: USE REQUIREMENTS: SEE 10-37-1. MATRIX 10-25-3: AREA REQUIREMENTS: There shall be no area requirements except as set forth in Title 10, Chapters 5 and 29 of this code. An area sufficient to accommodate off-street parking, loading and unloading and vehicular access shall be provided and maintained. 10-25-4: SPECIAL PROVISIONS: All off-street parking spaces shall be hard surfaced except as provided below: (A) A designated portion of the property used exclusively as a heavy truck yard, or (B) For vehicle repair facilities only – storage of vehicles currently under repair, or (C) An alternative “green” parking surface proven to be compatible with east Idaho weather conditions (including snow plow operations), when approved by the City Engineer and the City Planning Director. (D) Properties where the entire property is enclosed by a fence may, by approval of the City Engineer provide gravel base parking under the guidelines of the City Engineer. (E) All entry driveways from public roads to all parking areas shall be hard surfaced. (F) Off street parking shall be provided, as required in this ordinance, and shall be hard surfaced. Ammon City Council December 18, 2025 Page 51 of 52 10-5-26 COMMERCIAL AND RESIDENTIAL USES USE RE RP RP-A R-1 R-1A R-2 R-2A R-3 R-3A RMH PSC Multi Use LC/PB PB C-1 HC-1 CC-1 GC-1 M-1 I &M-1 I & M-2 Dwelling, Single Family P P P P P P P P P P P Dwelling, Multi Family P P P M Group Homes P P P P P P P P P P P Residential Care Facility P P P P M Short-term rentals P P P P P P P P P P P Agriculture, Commercial P P P P P P P Agriculture, Urban P P P P P P P P P P P P P P P P P P P P P Assembly/Light Manufacturing Facility P P P P P P P Car Wash M P P P P P P P Childcare Facility P P P P P P P P P P P P P P P P P P P P Communications Facility P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P P P P P P P P P P Contractor Shop P P P P10 P10 P10 P10 Drive-through Facility P P P P P P P P P P Equestrian Facility P P P P P P P Financial Institutions P P P P P P P P P P Food Service P P P P P P P P P P Golf Course M P P P P P P P P Health and Fitness Facility P P P P6 P6 P6 P6 P6 P6 Home Occupation P P P P P P P P P P P Hotel/Motel M P P P P P P P Kennel, Commercial Boarding M C C C P P P P P P Lodging/Boarding House M P P P P Manufacturing P P P Motor Vehicle Repair C P P9 P9 P9 P9 Motor Vehicle Sales P P P P P P Motor Vehicle Service M C P P9 P9 P9 P9 Office, Business P P P P P P P P P P Outdoor Entertainment M P P P P P P P Parking Facility, Off-Site M P P P P P P P P P Professional Services M P P P P8 P8 P8 P8 P8 P8 Private EV Charging Station P P P P P P P P P P P P P P P P P P P P P Public EV Charging Station P P P P P P P P P P P Recreational Facility M P P P P P P Restaurants less than 30 seats, no beer/wine/alcohol service permitted P P P P P P P P P Restaurants - max of 5000 sq ft, Beer/Wine allowed by use, Liquor allowed pursuant to HC-1 Requirements P P P P P P P Restaurants - over 5000 sq ft, Beer/Wine/Alcohol allowed by use pursuant to HC- 1 Requirements M P P P P P P Retail store - Small scale (max of 5000 sq feet) P P P P P P P P P Retail store - Large scale (over 5000 sq feet)M P P P P P P P Self-Service Storage Facility P P P Service Industry P P P P P P P P P P Sexually Oriented Business/Adult Business P P Service Station P P4 P5 P5 P5 P5 P5 P5 Studio Commercial P P P P P P P P P P Transportation Facility M P P P P P P Television and Radio Broadcasting Station M P P P P P P P Wholesale P P P P Assembly, Place of C C C C C C C C C C C P P P P P P P P P P Cemetery C C C C C C C C C C C C P P P P P P P P Cultural Facility M P P P P P P P P P Government P P P P P P P P P P P P P P P P P P P P P Hospital C C C C C C C C C C M C C P P P P P P P Medical Care Facility P P P P P7 P7 P7 P7 P7 P7 Parking Facility, Off-Site M P P P P P Performing Arts Production M P P P P P P P Public Use C C C C C C C C C C C M C P P P P P P P Semi-Public Use C P P P P P P P PERMITTED IN DESIGNATED ZONE P NOT PERMITTED IN DESIGNATED ZONE PERMITTED WHEN APPROVED ON MASTER PLAN IN MIXED USE ZONE (ORIGINAL OR AMENDED)M CONDITIONAL USE PERMIT C Notes to Commercial and Residential Chart P1 REPEALED P2 REPEALED P3 Allowed for Amateur Radio Operators P4 Service Station - no more than twelve (12) vehicles simultaneously P5 Super Service Station - thirteen (13) or more vehicles simultaneously P6 Health & Fitness Facility over 5,000 square feet P7 Medical Care Facility over 5,000 square feet P8 Professional Services over 5,000 square feet P9 Major Motor Vehicle Repairs - emit odors, noise P10 Major Repair Shops - emit odors, noise 11/20/2025 10-37-1 (A) PERMITTED USES BY ZONE RESIDENTIALCOMMERCIALPUBLIC & INSTITUTIONALAmmon City Council December 18, 2025 Page 52 of 52