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mmon
WHERE TOMORROW BEGINS
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AGENDA
CALLTOORDER: Chairman Chris Schmalz
Pledge of Allegiance: Jeff Caldwell
MINUTES: November 5, 2025
PUBLIC HEARINGS:
1. 2025-018 Odyssey Homes Model Home Conditional Use Permit
2. 2025-019 Clark Property Future Land Use Map Amendment
3. 2025-020 Clark Property Rezone
ACTION ITEMS:
1.
2025-018 Odyssey Homes Model Home Conditional Use Permit
2.
2025-018 Recommendation for additional public hearing
3.
2025-018 Adoption of Reasoned Statement
4.
2025-019 Clark Property Future Land Use Map Amendment
5.
2025-019 Recommendation for additional public hearing
6.
2025-019 Adoption of Reasoned Statement
7.
2025-020 Clark Property Rezone
8.
2025-020 Recommendation for additional public hearing
9.
2025-020 Adoption of Reasoned Statement
DISCUSSION ITEMS:
REPORTS: attached in packet
City Council — Cindy Donovan
Traffic Commission — Cindy Donovan
City of Idaho Falls— Cindy Donovan
Bonneville County — Frances Rice
CALL FOR ADJOURNMENT
Commission Members Present
Chairman Chris Schmalz
Vice Chairman Josh Rydalch
Bond Eslinger
Jeff Caldwell
Kristi Carlquist
Jason Randall
Gable Roth
Ashley 10 Winters -Glenn
MINUTES
Commission Members Absent
Patrick Malone
December 3, 2025 7:00pm
2135 S Ammon Road, Ammon, ID 83406
Staff Present
P&Z Director: Cindy Donovan
City Engineer: Morgan Stewart
Admin Assistant: Shari Ockerman
CALL TO ORDER: Chairman Schmalz called the meeting to order at 7:00 p.m. Commissioner Caldwell led the Pledge of Allegiance.
MINUTES: November 5, 2025
Commissioner Eslinger moved to approve the November 5, 2025 minutes, as presented. Commissioner Carlquist
seconded. The motion passed unanimously by voice vote.
PUBLIC HEARINGS: Chairman Schmalz outlined the public hearing procedure and the process for offering public testimony.
Schmalz then opened public hearing tl2025-018.
Planning and Zoning Minutes December 3, 2025 - Pg. 1
CITY
mmon
WHERE TOMORROW BEGINS
December 3, 2025 7:OOpm
2135 S Ammon Road, Ammon, ID 83406
1. 2025-018 Odyssey Homes Model Home Conditional Use Permit:
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 condition
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.
2. The request is to operate the model home Monday -Saturday from 10am-Spm 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 Sam-
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 Minutes December 3, 2025 - Pg. 2
CITY OF � AMMON PLANNING AN ZONING
mmonDecember 3, 2025 - 7:00pm
WHERE TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
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
Applicant: Derek Thompson, 2999 Lancer Ave, the model home will be operational from 10:00 AM to 5:00 PM, Monday
through Saturday. Its primary function will be as an office for reviewing house plans and selecting home amenities
options. Onsite parking is provided, and the home will be professionally landscaped and maintained.
Chairman Schmalz closed the public hearing and opened the Commission's deliberations.
2. 2025-019 Clark Property Future Land Use Map Amendment
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
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.
- 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
3. 2025-020 Clark Property Rezone
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.
Planning and Zoning Minutes December 3, 2025 - Pg. 3
CITY OF °'`1"'� AMMON PLANNING AND ZONING
.trimonDecember 3, 2025 - 7:00pm
wileaE-TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
- 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
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.
Chairman Schmalz opened Public Hearings #2025-019 and #2025-020 explaining they would run concurrently as they are related
in nature.
The applicant was not present.
Neutral Testimony -
Jim Bingham, 3945 Georgia Lane: asked what the owners were planning to build. Stewart read a letter submitted by the
applicant stating they intended to build storage units, with ingress and egress planned via Sunnyside Road, Commissioner
Caldwell subsequently noted that any use permissible under that specific zoning designation could ultimately be realized, not
solely the construction of storage facilities.
Mark Schultz, 2815 Ross Avenue: asked if the land sale was proceeding. Donovan responded that despite some complications,
the owner wished to continue with the rezone request.
Chairman Schmalz closed the Public Hearings and opened the Commission's deliberation. The Commission discussed the
requested zone's permitted uses and explored various options to mitigate any negative impact on the surrounding existing
neighborhoods. Commissioners also voiced concern about the applicant's absence.
Planning and Zoning Minutes December 3, 2025 - Pg. 4
CITY OF ^� AMM®N PLANNING AND ONING
mmonDecember 3, 2025 - 7:00Pm
WHERE rOl° OR€dOW BEGINS 2135 S Ammon Road, Ammon, ID 83406
ACTION ITEMS:
1. 2025-018 Odyssey Homes Model Home Conditional Use Permit
Commissioner Caldwell moved to recommend to City Council approval of a Conditional Use Permit to operate a model
home in excess of twenty-four (24) hours per week at 2999 Lancer Avenue finding it is in compliance with the City
Ordinance. Commissioner Winters -Glenn seconded. The motion passed unanimously by voice vote.
2. 2025.018 Recommendation for additional public hearing
Commissioner Rydalch moved that an additional public hearing is not needed for Public Hearing #2025-018. Commissioner
Roth seconded. The motion passed unanimously by voice vote.
3. 2025-018 Adoption of Reasoned Statement
Commissioner Caldwell moved to provide the following findings to the City Council as the reasoning for the recommendation
to approve, Commissioner Randall seconded. The motion passed unanimously by voice vote.
Findings for Recommendation: No negative impact, located at beginning of neighborhood, encourage additional building, in
compliance with 10-7-13, property will be well maintained.
4. 2025-019 Clark Property Future Land Use Map Amendment
Commissioner Eslinger moved to recommend to City Council approval of 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. Commissioner Randall seconded. The motion passed unanimously by voice vote.
S. 2025-019 Recommendation for additional public hearing
Commissioner Randall moved that an additional public hearing is not needed for Public Hearing #2025-019. Commissioner
Caldwell seconded. The motion passed unanimously by voice vote.
6. 2025-019 Adoption of Reasoned Statement
Commissioner Randall moved to provide the following findings to the City Council as the reasoning for the recommendation
to approve, Commissioner Eslinger seconded. The motion passed unanimously by voice vote.
Findings for Recommendation: in compliance with location near railroad and arterial, in compliance with Comprehensive
Plan, property to south is industrial and is the only available access.
7. 2025-020 Clark Property Rezone
Commissioner Rydalch moved to recommend to City Council approval of 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 conditions in
the development agreement to reduce negative impact to residential neighbors. Commissioner Roth seconded. The
motion passed unanimously by voice vote.
8. 2025-020 Recommendation for additional public hearing
Commissioner Eslinger moved that an additional public hearing is not needed for Public Hearing #2025-020. Commissioner
Winters -Glenn seconded. The motion passed unanimously by voice vote.
9. 2025.020 Adoption of Reasoned Statement
Commissioner Caldwell moved to provide the following findings to the City Council as the reasoning for the recommendation
to approve, Commissioner Roth seconded. The motion passed unanimously by voice vote.
Findings for Recommendation: only access through I&M 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.
DISCUSSION ITEMS:
Donovan announced an opportunity for Commissioners to participate in a doctorate study on affordable housing; interested
individuals should email her. An employee lunch is on December 10th. This is Patrick Malone's final meeting Donovan expressed
appreciation for Malone's dedication and hard work as a Commissioner. Donovan mentioned that the City is seeking a new
Commissioner, ideally located in the area of Hitt Road, Ammon Road, 17th Street, and 1st Street, and asked for
recommendations.
REPORTS: attached in packet
Planning and Zoning Minutes December 3, 2025 - Pg. 5
Ammon
W14ERE TOMORROW BEGINS
AMMON PLANNING AND ZONING
December 3, 2025 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
City Council — Cindy Donovan
Traffic Commission — Cindy Donovan
City of Idaho Falls — Cindy Donovan
Bonneville County— Frances Rice, did not attend
CALL FOR ADJOURNMENT: The meeting adjourned at 8:46 p.m.
Chn chmalz, Chairman
SL'
1461
IoAm?
Planning and Zoning Minutes December 3, 2025 - Pg. 6
nna Dahm, City Clerk