01.07.2026 P&Z Minutescrry of
mmon
WHERE IC)MORRCDW BEGINS.
AGENDA
CALL TO ORDER: Chairman Chris Schmalz
Pledge of Allegiance: Josh Rydalch
MINUTES: December 3, 2025
PUBLIC HEARINGS:
1. 2026-001 Kartchner Future Land Use Map Amendment
2. 2026-002 Kartchner R2 -A Rezone
ACTION ITEMS:
Election of Chairman
Election of Vice Chairman
2026-001 Kartchner Future Land Use Map Amendment
2026-001 Recommendation for additional public hearing
2026-001 Adoption of Reasoned Statement
2026-002 Kartchner R2 -A Rezone
2026-002 Recommendation for additional public hearing
2026-002 Adoption of Reasoned Statement
Caliber Heights Final Plat
DISCUSSION ITEMS:
Billy Roeder—PhD Study
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
Ashley Winters -Glenn
MINUTES
Commission Members Absent
None
January 7, 2026 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
Staff Present
P&Z Director: Cindy Donovan
Assistant Planner: Heather McBride
City Engineer: Morgan Stewart
Admin Assistant: Shari Ockerman
CALL TO ORDER: Chairman Schmalz called the meeting to order at 7:00 p.m. Rydalch led the Pledge of Allegiance
MINUTES: December 3, 2025
Commissioner Randall moved to approve the December 3, 2025 minutes, as presented. Commissioner Roth 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 both public hearings.
1. 2026-001 Kartchner Future Land Use Map Amendment
Compliance:
- Request and noticing are compliant with Comprehensive Plan Chapter 6 —Amendment Process
- Request is generally compliant with the Comprehensive Plan
Planning and Zoning Commission Minutes January 7, 2026 - Pg.1
ACITY OF A MON PLANNING AN ZONING
mInonJanuary 7, 2026 - 7:00pm
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2135 S Ammon Road, Ammon, ID 83406
- Request is not in compliance with 10-5-27 due to access to public greenspace
Criteria for Decision:
1. Comprehensive Plan Chapter 10
2. Title 10 Chapter 5, Section 27 — Medium and High-Density Location Criteria
Summary of Analysis:
1. Comprehensive Plan Future Land Use Map shows the property as light commercial.
2. Applicant is requesting Medium Density Residential, which allows for a maximum of twelve (12.0)
dwelling units per acre (R-2, R2-A, MU, and PUD)
3. This property is located within the 1st Street Urban Renewal District
4. Amending the map to a residential classification will result in the loss of commercial property.
5. Surrounding land uses are existing low density residential homes to the north and northwest,
commercial to the west, high density residential to the east, and heavy commercial to the south.
6. The current designation, Light Commercial, is compliant with the Comprehensive Plan
a. Comprehensive Plan Chapter 10, Page 29: 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.
7. A small part of the property is shown as High-Density Residential, which is due to the curve of Curlew
Drive
8. The requested designation, Medium Density Residential, is generally compliant with the
Comprehensive Plan
a. Comprehensive Plan Chapter 10, Page 21: In limited and newer locations, high-density
residential uses buffer low-density residential uses from commercial uses (figure 3).
b. Comprehensive Plan Chapter 10, Page 22: In new developments, density declines as
development moves further away from arterial and collector streets, with higher densities
transitioning to lower densities.
9. Comprehensive Plan Chapter 10, page 27—Medium Density Residential:
0 1. The maximum density for medium density is twelve (12.0) dwelling units per acre.
0 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.
0 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.
0 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.
Parcel Characteristics:
- General Location: north of 1st Street, east of North 25th East, south of East 14th North, and west of
North Curlew Drive
- Acreage: 10.90 acres
Notice of Hearing:
- This hearing was noticed as Public Hearing #2026-001
- Published in the Post Register on Friday, December 19, 2025
- Mailed letters to 20 public entities on Friday, December 19, 2025
- No sign posting is required, was posted with public hearing #2026-002 on December 23, 2025.
- Public Comment: No public comment was received.
Applicant's Request:
- Approval of the Future Land Use Map amendment from Light Commercial and High Density Residential
to Medium Density Residential
- Presented by Michael Henderson, Continental Holdings LLC
Planning and Zoning Commission Minutes January 7, 2026 - P9.2
CITY OF 1`1^_' AMMON PLANNING AN ZONING
mmonWHERE TOMORROW BEGINS AmmonJanuary Road, Ammo pm
2135 S Ammon Road, Ammon, ID 83406
2. 2026-002 KartchnerR2-A Rezone
Recommendation:
— Staff recommends denial of the rezone based on the following staff report.
Compliance:
- Title 10 Chapter 4 — allows for individuals or the Commission to petition for amendments to the Zoning
Map
- Request is not in compliance with City Ordinance 10-5-27 due to access to public greenspace
- Request is not in compliance with the Comprehensive Plan Future Land Use Map, applicant is
requesting an amendment to the map
Criteria for Decision:
1. Comprehensive Plan Chapter 10
2. Title 10 Chapter 5, Section 27 — Medium and High -Density Location Criteria
3. Title 10 Chapter 16 — R2 -A Residence Zone
Summary of Analysis:
1. This property is located within the 1st Street Urban Renewal District
2. Rezoning to a residential classification will result in the loss of commercial property.
3. R2 -A Residence Zone allows for up to 12 units per acre with up to 8 attached units
4. Title 10 Chapter 5, Section 27: Medium and High -Density Location Criteria: The following criteria
pertains to all property developments zoned R-2 or higher.
(A) Criteria Applicable to ALL Medium and High -Density Projects.
1. Principal or Arterial Street Location. High-density projects
Compliant, property has access to 1't Street
must be located directly on a principal or arterial street, as
Compliant, property is 10.90 acres
defined by the currently adopted definitions of the Bonneville
Metropolitan Planning Organization (BMPO); and
2. Collector Streets. Collector Streets may be considered if
Not applicable
projects meet all other criteria; and
review.
3. Prohibited Access. A high-density development shall not
Compliant
require access to an arterial through a lower density residential
Compliant, property is located 0.09 miles from the
development; and
gas station located at 1't Street and 25" East.
4. Design Review. All high-density projects require Design Review
Would be completed before a building
approval prior to seeking a building permit; and
permit is issued
5. Maximum Density. Developments shall not exceed the
Would be completed with site plan review
maximum density allowed by the underlying zoning district; and
6. School District Comments. Prior to any consideration by the
Notice of the meeting was mailed to School
Planning and Zoning Commission, comments shall be requested
District 93 on December 19, 2025. City staff
from Bonneville School District 93.
emailed School District 93 on December 29,
2025 for comments regarding the request.
Superintendent Woolstenhulme stated
they did not have any comments regarding
the request.
(B) R2 -A: Criteria Applicable to Medium density Project in R2 -A Zone
1. All criteria as required by Section 1; and
Compliant
2. Minimum Development Acreage. Development shall
Compliant, property is 10.90 acres
be a minimum of three (3) acres. (Note: Minimum
acreage does not apply to infill projects); and
3. Maximum Development Density. R2 -A development
Would be completed with final plat and site plan
shall not exceed one hundred twenty (120) units total
review.
per development; and
4. Required Amenities. Developments shall be within
Compliant, property is located 0.09 miles from the
one-half (1/2) mile walking distance, as measured along
gas station located at 1't Street and 25" East.
Planning and Zoning Commission Minutes January 7, 2026 - P9.3
clry of
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wnERI, TOMORROW BEGINS
January 7, 2026 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
any line that meets the definition of Pedestrian Access,
to a commercial area that provides grocery shopping
and either retail shopping or dining. Development shall
have or provide direct and uninterrupted Pedestrian
Access to the required amenities; and
5. Public Green Space. If the development does not
Not compliant without significant improvement
provide public green space, the development must:
- Bridgewater Park is the closest public park
a) Be located within one-half (1/2) mile walking
with pedestrian access.
distance of a city park, as measured along any
- Property is located 0.58 miles from
line that meets the definition of Pedestrian
Bridgewater Park via the canal pathway
Access; and
and 0.55 miles from Bridgewater Park via
b) Have or provide direct Pedestrian Access to the
the Curlew Drive sidewalk.
park; and
- Tiebreaker Park is located .35 miles from
c) Contribute financially to enhancing park
this property but does not have a
infrastructure; and
pedestrian infrastructure at this time.
6. Platting of Units. All units must be individually
Would be required during the platting process.
platted.
Parcel Characteristics:
- General Location: north of 1st Street, east of North 25th East, south of East 14th North, and west of
North Curlew Drive
Acres: 10.90 acres
- Current Zoning: C-1 Limited Business Zone and R3 -A Residence Zone
- Requested Zoning: R2 -A Residence Zone
Applicant's Request:
- Approval of the rezone request from C-1 and R3 -A to R2 -A
- Presented by Michael Henderson, Continental Holdings LLC
Notice of Hearing:
- This public hearing was noticed as public hearing #2026-002
- Notice was published in the Post Register on December 19, 2025
Notice was mailed to 36 property owners and 20 public entities on Friday, December 19, 2025
Property was posted on Tuesday, December 23, 2025
Public comment: 1 response was received from Bonneville School District 93
Applicant: Michael Henderson/Continental Holdings LLC., 601 W 1700 S. Logan, UT. The issue of greenspace non-
compliance was discussed. The parcel in question is situated near Tiebreaker and Bridgewater Parks, which are
anticipated to become more accessible as infrastructure improvements are made.
The developers indicated an interest in potentially partnering with the City to construct a park. McBride noted that the
City only accepts parks that are 5 acres or larger, and this parcel is too small to meet that requirement. Henderson
mentioned that the specific amenities for the development are still being determined, but a small playground remains a
possibility.
Applicant: Dan Larsen, 601 W 1700 S. Logan, UT. The request for a rezone to residential is due to a lack of commercial
development interest at the site, despite the property being listed for sale twice. The offers received were considered
too low. Residents of the proposed development may have access to a private park located in the Simplicity subdivision,
but it would require coordination of homeowners' associations. The walking trail along the Sand Creek Canal will still be
installed, and several other greenspace options are available nearby.
Opposing Testimony:
Ruthanne Sortor, 3080 Fennec Ln., voiced concerns about the anticipated increase in traffic and the lack of a traffic light.
She also asked how many townhomes are planned for construction and inquired about the site's access points.
Planning and Zoning Commission Minutes January 7, 2026 - PgA
CITY of "� AMM®N PLANNING AND ZONING
MmOn--BEGINS January 7, 2026-7:OOpm
WHERE MOO
2135 S Ammon Road, Ammon, ID 83406
Applicant Rebuttal - Henderson confirmed that two access points along Curlew Drive will be used for traffic entering and
exiting the property. He did not provide a specific number of units planned, but indicated the density would be lower
than the 1st Street Apartments yet higher than the single-family portion, based on units per acre. A traffic light is
planned for the intersection of 1st Street and Curlew Drive, and a corner of the property has already been dedicated for
its installation.
Chairman Schmalz closed the Public Hearings and opened the Commission's deliberation. The Commission engaged in a
discussion regarding the loss of commercial zoned property and the need for affordable housing within the area. One
member of the public testified against the rezone. Commissioners weighed the pros and cons of denying the rezone to
explore the property's potential for commercial use. The Commission determined the rezone is a good fit for the
surrounding neighborhoods and has adequate access to surrounding parks and greenspaces.
ACTION ITEMS:
1. Election of Chairman: Commissioner Randall nominated Chairman Schmalz to remain as Chairman. Commissioner
Caldwell seconded. The motion passed unanimously by voice vote.
2. Election of Vice Chairman: Commissioner Roth nominated Vice Chairman Rydalch to remain as Vice Chairman.
Commissioner Randall seconded. The motion passed unanimously by voice vote.
3. 2026-001 Kartchner Future Land Use Map Amendment:
Carlquist moved to recommend to City Council approval of the Comprehensive Plan Future Land Use Map amendment of
approximately 10.90 acres from light commercial and high-density residential to medium density residential, finding it is
generally in compliance with the Comprehensive Plan, based upon applicant's proposals, and current land uses.
Commissioner Eslinger seconded. The motion passed unanimously by voice vote.
4. 2026-001 Recommendation for additional public hearing: Commissioner Roth moved an additional hearing is not
needed for 2026-001 and 2026-002. Commissioner Caldwell seconded. The motion passed unanimously by voice vote.
5. 2026-001 Adoption of Reasoned Statement: Commissioner Carlquist moved to provide the following findings to the
City Council as the reasoning for the recommendation to approve. Commissioner Caldwell seconded. The motion passed
unanimously by voice vote. Findings for Recommendation:
• Location makes an ideal buffer between surrounding land uses
• Highest and best use of land
• Lack of commercial interest
• Compliant with Figure 3 in the Comprehensive Plan
6. 2026-002 Kartchner R2 -A Rezone: Carlquist moved to recommend to City Council approval of the Kartchner R2 -A
Rezone of approximately 10.90 acres rezoned to 132-A, finding it is not fully in compliance with the Comprehensive Plan, and
City ordinances, based upon applicant's proposals, and Commission's discussion during deliberation. Commissioner Caldwell
seconded. The motion passed unanimously by voice vote.
7. 2026-002 Recommendation for additional public hearing: Commissioner Roth moved an additional hearing is not
needed for 2026-001 and 2026-002. Commissioner Caldwell seconded. The motion passed unanimously by voice vote.
8. 2026.002 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 Eslinger seconded. The motion passed
unanimously by voice vote. Findings for Recommendation:
• Improved safety and maintenance to Sand Creek pathway
• The property will have ample access to City Parks with future improvements to Curlew Dr.
• Affordable housing option with lack of public opposition
• Upcoming improvements to 1st street support this land use
9. Caliber Heights Final Plat:
Recommendation:
- Staff recommends approval of the final plat based on the following staff report.
Compliance:
- This application is in compliance with City Ordinance Title 10 Chapters 13, 29, and 37.
Criteria for Decision:
- Title 10 Chapter 13 — RP -A Residence Zone
- Title 10 Chapter 29 — Subdivisions
Planning and Zoning Commission Minutes January 7, 2026 - Pg.5
clTY Or "� AMMON N PLANNING AND NING
mmonw1icaE -i C'!$at c>rx��x cs vv sEciNs January 7, 2026-7:00pm
2135 S Ammon Road, Ammon, ID 83406
- Title 10 Chapter 37 Section 2 (A) Dimensional Standards by Zone
Summary of Analysis:
1. The Planning and Zoning Commission recommended approval of the Caliber Heights Master Plan and
Preliminary Plat on October 1, 2025
2. The City Council approved the Caliber Heights Master Plan and Preliminary Plat on October 16, 2025
3. The property was rezoned to RP-A with Ordinance #736 on August 8, 2025
4. This zone allows single -family detached homes with a density of up to 2.5 units per acre
5. There will be no access to Ammon Road, subdivision will access Greenwillow Lane
6. The property is serviced by Falls Water and Iona Bonneville Sewer District.
® Falls Water provided a Will Serve for the project on December 5, 2025
® Iona Bonneville Sewer District provided a Will Serve for the project on November 21, 2025
® The Department of Environmental Quality (DEQ) approved the water and wastewater
improvements for construction on December 29, 2025
7. Developer has bonded for infrastructure to move forward with the project
a Developer provided a subdivision bond for public improvements on December 30, 2025
Parcel Characteristics:
- General Location: north of Greenwillow Lane, east of Red Robin Avenue, south of Lincoln Road, west
of Ammon Road
- Acres: 4.467 acres
- Zoning: RP -A
- Lots: 10
- Density: 2.50 units/acre
- Average lot size: 17,415 sq. ft/0.400 acres
Applicant's Request:
- Approval of the Caliber Heights Final Plat
- Presented by Jason Carlyle and Mike McCarty, Caliber Customs LLC
Developer Contributions:
- Parks — Developer shall pay the amount in the current City of Ammon Fee Resolution per residential
unit for all lots within the division prior to issuance of a building permit
- Law Enforcement — Developer shall pay the amount in the current City of Ammon Fee Resolution at
the time of the issuance of the building permit, per residential unit
Commissioner Rydalch moved to recommend to City Council approval of the Caliber Heights Final Plat, finding it is in
compliance with the Comprehensive Plan and City Ordinance. Commissioner Winters -Glenn seconded. The motion passed
unanimously by voice vote.
DISCUSSION ITEMS:
1. Billy Roeder— PhD Study on Affordable Housing
Roeder introduced his PhD research and asked for 30 -minute interviews with interested Commissioners. The interviews
would focus on topics related to affordable housing, including the need for it, current zoning practices, and strategies for
increasing available options. He acknowledged the current difficulties in the Idaho housing market and mentioned he
would be interviewing public officials from several Idaho cities. McBride volunteered to share the contact information of
interested Commissioners with Mr. Roeder, who stated he plans to return to the Commission after finishing his
dissertation to present his findings.
REPORTS: attached in packet
City Council — Cindy Donovan
Traffic Commission —Cindy Donovan
City of Idaho Falls — Cindy Donovan
Bonneville County — Frances Rice — was not present
Planning and Zoning Commission Minutes January 7, 2026 - Pg.6
Ammon
WHERE TOMORROW BEGINS
CALL FOR ADJOURNMENT: The meeting was adjourned at 8:53 PM.
`V
Chris Schmalz, Chairman
AMMON PLANNING AND ZONING
January 7, 2026 - 7:O0pm
2135 S Ammon Road, Ammon, ID 83406
Joanna ahm, City Clerk
Planning and Zoning Commission Minutes January 7, 2026 - Pg.7