11.05.2025 P&Z MinutesCITY OF,00�,-'�
141TImon
WHERE TOMORROW BEGINS
November 5, 2025 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
y 71
CALL TO ORDER: Chairman Chris schmalz
Pledge of Allegiance: Kristi Carlquist
MINUTES: October 1, 2025
PUBLIC HEARINGS:
2025-017 Title 10 Amendments
ACTION ITEMS:
1. 2025-017 Title 10 Amendments
2025-017 Recommendation for additional public hearing
2025-017 Adoption of Reasoned Statement
Riviera Park Amended Plat
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:
Commissioner Members Present
Chairman Chris Schmalz
Vice Chairman Josh Rydalch
Bond Eslinger
Jeff Caldwell
Kristi Carlquist
Jason Randall
Gable Roth
IP,IIII Ilk 0Y9
Commission Members Absent
Patrick Malone
Ashley Jo Winters -Glenn
Staff Present
P&Z Director: Cindy Donovan
Asst. Planner: Heather McBride
Asst. City Engineer: Morgan Stewart
Admin Assistant: Shari Ockerman
CALL TO ORDER: Chairman Schmalz called the meeting to order at 7:00 p.m. Commissioner Carlquist led the
Pledge of Allegiance.
MINUTES: October 1, 2025
Commissioner Roth moved to approve the October 1, 2025 minutes, as presented. Commissioner Eslinger
seconded. The motion passed unanimously by Voice vote.
PUBLIC HEARINGS:
2025-017 Title 10 Amendments
Summary of Analysis:
— Chapter 2: Definitions
• Change Adult Business to Sexually Oriented Business
• Amend definition for Child Care Facilities
• Amend zones within Commercial (Heavy) and Commercial (Light)
• Add definition of Contractor Shop
• Remove definition for Kennel, we currently require additional dog permits in ordinance
• Add definition for Motor Vehicle Repairs to differentiate between service and major repairs to
vehicles
• Amend Motor Vehicle Service - facility for minor vehicle services
Planning and Zoning Minutes November 5, 2025 - Pg. 1
CITY aF ^� AMMON PLANNING AND ZONING
AmmonNovember 5, 2025 - 7:OOpm
WHERE TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
® Remove repair shop, replace with Contractor Shop and Motor Vehicle Repairs
® Add School, Elementary -grades K-6
® Add School, Elementary/Secondary - grades K-12
® Add School, Secondary - grades 7-12
— Chapter 29: Subdivision Regulations
® Add section for Water Right Disclosure to address water rights for subdivisions using pressurized
irrigation
— Chapter 35: Multi -Use Zone
® Remove the Allowed Uses table, add clarifying language to allowed uses
® Add clarifying language regarding Accessory Dwelling Units (ADU)
— Chapter 37: District Use Matrix
® Amend 10-37-1 (A) Permitted Uses by Zone to reflect amendments to Chapter 35 MU zone
® Add Car Wash, Contractor Shop, Boarding/Lodging House, and Motor Vehicle Repair
® Remove Repair Shop as the definition was removed in Chapter 2 Definitions
— Chapter 41: Parks, Schools, and Churches Zone (PSC)
® Add school setback of 25 feet plus 4 feet for every 1 foot of building height for structures near
low density residential property
e Limit elementary schools to 1 story in height
® Add 3 -acre minimum lot size for schools
® School sites under 6 acres must provide 1 acre per 35 students - over 6 acres remains 1 acre per
65 students
® Require schools to have primary access on an arterial or collector street
ACTION ITEMS:
1. 2025-017 Title 10 Amendments:
Commissioner Eslinger moved to recommend to City Council approval the Title IOAmendments. Commissioner
Roth seconded. The motion passed unanimously by voice vote.
2. 2025-017 Recommendation for additional public hearing:
Commissioner Rydalch moved an additional public hearing is not needed for 2025-017. Commissioner Carlquist
seconded. The motion passed unanimously by voice vote.
3. 2025-017 Adoption of Reasoned Statement:
Commissioner Rydalch moved to provide the following findings to the City Council as the reasoning for the
recommendation to approve, Commissioner Roth seconded the motion. The motion passed unanimously by
voice vote.
Findings for Recommendation:
a. No public comment
b. Thorough review of the amendments at previous P&Z meetings
c. Clarity to the multi -use zoning ordinance
d. Clear definitions that fit a more modern city
e. Simplify the Multi Use zoning ordinance through removal of the chart
4. Riviera Park Amended Plat
Recommendation:
- Staff recommends approval of the Riviera Park Amended Plat based on the following staff report.
Compliance:
- This application is in compliance with the Comprehensive Plan and City Ordinance.
- Riviera Park Standard Development Agreement Special Condition 5: There shall be a maximum of
twenty (20) residential units per acre. Maximum of S58 dwelling units, as proposed, not to exceed
173 townhome units and 385 apartment units for an average residential density of 17.86 units per
acre. Density could decrease due to setbacks and lot size when the site is engineered.
Criteria for Decision:
- Comprehensive Plan Chapter 10 Land Use
- Title 10 Chapter 29 Subdivision Regulations
Planning and Zoning Minutes November 5, 2025 - Pg. 2
CITY OFO' AMM®N PLANNING AND ZNING
mmonNovember 5, 2025 - 7:OOpm
WHERE TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
- Title 10 Chapter 35 Multi -Use Zone
- Title 10 Chapter 37 District Use Matrix
Summary of Analysis:
1. Plat contains 173 townhome units.
2. Lot 28 is the common area lot for the townhomes which will contain private streets and green
space.
3. Lots 29 and 30 are designated for apartments
4. Lot 26 is where the Iona Bonneville Sewer District lift station is located.
5. Lot 27 is an open space lot near the lift station and future City of Ammon fiber hut.
6. A preliminary site plan is included in the attachments showing the proposed layout for the
townhomes and apartments. The attachment includes an amenity plan.
a. Proposed amenities: 1 playground, 3 pickleball courts, 1 clubhouse, 1 mile walking path
in addition to sidewalks
7. Private streets and green space are used in calculating the density. Density for this area will be
calculated combining the townhomes and apartments.
8. Townhomes and apartments will be subject to design review.
9. All roads within the development will be private and will be maintained privately through a
common area maintenance agreement among property owners
10. Sewer mains will be the responsibility of Iona Bonneville Sewer District (IBSD) and water mains
will be the responsibility of Falls Water
Entitlement Process:
1. Commission recommended approval of the annexation including the Master Plan on May 3, 2023
2. Annexation including the Master Plan was approved by the City Council on June 1, 2023
3. Commission recommended approval of the Preliminary Plat on November 1, 2023.
4. Preliminary Plat and the Standard Development Agreement were approved by the City Council on
December 7, 2023.
5. Commission recommended approval of the Final Plat on February 7, 2024
6. Final Plat was approved by the City Council on February 15, 2024
7. Public Hearing #2024-005 was held before the Commission on April 3, 2024. Commission
recommended approval of the Amended Master Plan.
8. Amended Master Plan was approved by the City Council on April 18, 2024
Parcel Characteristics:
- General Location: north of Lincoln Road, east of North 25th East (Hitt Road), south of Iona Road,
west of Ammon Road
Acres: Total = 31.128 acres
- Townhomes = 14.316, Apartments = 16.302, Utility lot = 0.297, Open Space lot = 0.213
- Zoning: Multi -Use (MU)
- Density: 17.85 units per acre (556 units / 31.157 acres)
- 383 apartment units and 173 townhome units
- Average Townhome Lot Size: 1,037 sq ft
- Lots: 178 total lots
Townhomes = 173 townhome lots, 1 common area lot
Apartments = 2 lots
Utility = 1 lot
Open Space (near utility lot) = 1 lot
Applicant's Request:
- Approval of Riviera Park Amended Plat
- Presented by Jenny Arbuckle, Riviera Park LLC and Daniel Goodwin, AWA Engineering
Development Contributions:
- Water Rights - Development is located in Falls Water jurisdiction
- Road Construction - raised median divider on Lincoln Road (SC -1), traffic improvements as
required within the agreement with Idaho Falls (SC -2)
Planning and Zoning Minutes November 5, 2025 - Pg. 3
CITY of ``1_-, AMM®N PLANNING AN ZONING
mmonNovember 5, 2025 - 7:OOpm
>vnenE TOMORROW BEGINS 2135 S Ammon Road, Ammon, ID 83406
- Parks - Developer shall pay a reduced Parks Contribution Fee of $400/unit (6.33) and provide 1.5
acres of owner -maintained park space per residential unit type and linear park space (SC -3)
- Law Enforcement - Developer shall pay $370/unit as required in 6.34 of the Standard
Development Agreement
- Sanitation - Property will be serviced by commercially obtained sanitation services and dumpsters
(SC -7)
- Fiber - Developer shall donate an access easement and an area of 875 square feet for placement
of the fiber but with connections to natural gas and electricity (SC -6)
Applicant - Jonny Arbuckle/Riviera Park, LLC., The City of Ammon is not involved in the decision to keep the
roundabout on Lincoln Rd. and S. 25th E., as this intersection is under the purview of Idaho Falls. Traffic studies
commissioned by the developer indicate that a traffic signal would be the more suitable option for the
intersection. Mr. Arbuckle provided a description of the development's amenities, which will include a walking
path. The combination of the walking path and sidewalks will offer over two miles of pedestrian access. The
entrance of the apartments will face the parking area. The apartment component of the development will be
constructed in two phases. The initiation of construction for the townhomes is scheduled for the spring. A
masonry wall and requisite setbacks will be implemented adjacent to the gravel pit.
Commissioner Rydalch moved to recommend to City Council approval of the Riviera Park Amended Plat, subject to
technical review. Commissioner Eslinger seconded the motion. The motion passed unanimously by voice vote.
DISCUSSION ITEMS: Donovan inquired if the Commission wished to maintain their meeting schedule for 2026 as
the first Wednesday of the month at 7:00 p.m. The Commission affirmed this proposal.
REPORTS: attached in packet
City Council - Cindy Donovan
Traffic Commission - Cindy Donovan
City of Idaho Falls - Cindy Donovan
Bonneville County- Frances Rice (not present)
CALL FOR ADJOURNMENT: The meeting adjourned at 7:53 p.m.
Schmalz, Cfi man
Planning and Zoning Minutes November 5, 2025 - Pg. 4
Joanna Dahm, City Clerk