02.04.2026 P&Z MinutesCITY OF / \^,00_�
Ammon
WHERE TOMORROW BEGINS
AMMON PLANNING AND ZONING
AGENDA
CALL TO ORDER: Chairman Chris Schmalz
Pledge of Allegiance: Jeff Caldwell
MINUTES: January 7, 2025
PUBLIC HEARINGS:
1. 2026-003 Rivera Park Master Plan Amendment
ACTION ITEMS:
1. 2026-003 Rivera Park Master Plan Amendment
2. 2026-003 Recommendation for additional public hearing
3. 2026-003 Adoption of Reasoned Statement
DISCUSSION ITEMS:
Title 10 Chapter 29 —Amendment to Subdivision Master Plans
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
Rod Hudman
MINUTES
Commission Members Absent
None
February 4, 2026 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
Staff Present
P&Z Director: Cindy Donovan
Assistant Director: 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. Commissioner Caldwell led the Pledge of
Allegiance.
MINUTES: January 7, 2025 - Commissioner Roth moved to approve the January 7, 2026 minutes. Commissioner Winters -
Glenn seconded. The motion passed by voice vote.
PUBLIC HEARINGS: Chairman Schmalz outlined the public hearing procedure and the process for offering public
testimony. Schmalz opened the public hearing.
1. 2026-003 Rivera Park Master Plan Amendment:
Compliance:
- This application is in compliance with the Comprehensive Plan, Comprehensive Plan Future Land Use
Map, Title 10, Chapter 35 - Multi -Use Zone.
Criteria for Decision:
1. Title 10, Chapter 35 — Multi -Use Zone, see attached
2. Title 10, Chapter 37, Section 1— Commercial District Uses, see attached
Planning and Zoning Minutes February 4, 2026 — Page 1
CITY OF/ \^I__-,
Ammon
WHERE TOMORROW BEGINS
Summary of Analysis:
1. Changes to the Master Plan include:
AMMON PLANNING AND ZONING
February 4, 2026 - 7:00pm
2135 S Ammon Road, Ammon, ID 83406
• Within Commercial Use (red): adding Motor Vehicle Service
• Within Commercial Use (pink): adding Hotel, Motel
• No changes have been made to the residential section of the Master Plan
2. This is the second requested amendment to the Riviera Park Master Plan. The previous amendments
included specifying two commercial lots for gym and car wash use and adding a note that uses with
buildings over 5,000 square feet as permitted on all commercial lots.
3. "The purpose of the Multi -Use zone is to provide for a variety and mixture of uses, such as professional
offices, small scale retail, restaurants, recreational, personal services including public facilities, and
residential both single family and multi -family." (10-35-1)
4. The Master Plan may be submitted for approval as part of a public hearing for an annexation with the
multi -use zone requested as the designated zone. Master plans are not required to show the exact
locations of commercial and residential areas, rather it will be required to provide general locations of
these areas within the master plan. (10-35-6)
5. The Comprehensive Future Land Use Map shows the property as Heavy Commercial, Multi -Use Zone
(MU) is an applicable zone for the Heavy Commercial land use category.
6. The master plan shows 58% commercial acreage and 42% residential acreage, which includes the
Grand Peaks development. This percentage has not changed.
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. The first amendment to the Riviera Park Master Plan was approved by the City Council on April 18,
2024
8. Commission recommended approval of the Amended Plat on November 5, 2025
9. Amended Plat was approved by the City Council on November 20, 2025
Parcel Characteristics:
- General Location: north of Lincoln Road, east of North 25th East (Hitt Road), south of Iona Road, and
west of Ammon Road
- Acreage: 66.226 acres
o Commercial Acreage: 35.038 acres (58% of total plat acreage)
o Residential Acreage: 31.188 acres (42% of total plat acreage)
- Zoning: Multi -Use (MU)
Applicant's Request:
To recommend approval of the Riviera Park Master Plan amendment
Presented by Jonny Arbuckle, Riviera Park LLC and Daniel Goodwin, AWA Engineering
Notice:
- Published in the Post Register on Friday, January 16, 2026
- Mailed letters to 20 public entities and 44 property owners on Wednesday, January 14, 2026
- Property was posted on Friday, January 16, 2026
- Public Comment: No written testimony was received, we did receive a couple phone calls with
questions
Applicant/Jonny Arbuckle, 352 N. 3475 W. Layton, UT., the proposed master plan amendments seek to increase the
range of permitted uses. This modification is intended to provide greater flexibility for the location of new businesses
and to reduce subsequent Commission reviews. Arbuckle indicated the retail areas that these changes will affect.
Planning and Zoning Minutes February 4, 2026 — Page 2
C/TY OF/ \^#***� AMMON PLANNING AND ZONING
Ammon
--------------------_ February 4, 2026 - 7:00pm
WHERE TOMORROW BEGINS
2135 S Ammon Road, Ammon, ID 83406
Supporting Testimony
Tom Hunsaker, 2925 Carolyn Lane, expressed concern regarding allowing the car service use to the retail pads near the
townhomes due to potential noise issues. Donovan clarified that "car service" in this context refers to businesses like
tire stores or oil change establishments, not auto repair shops.
Schmalz closed the public hearing and opened the Commission's deliberation.
ACTION ITEMS:
1. 2026-003 Rivera Park Master Plan Amendment - Commissioner Winters -Glenn moved to recommend to City Council
approval of the Riviera Park Master Plan, finding it is in compliance with the Comprehensive Plan and meets the City
ordinance based upon the staff report. Commissioner Corlquist seconded. The motion passed by voice vote.
2. 2026-003 Recommendation for additional public hearing - Commissioner Caldwell moved an additional hearing is
not needed for 2026-003. Commissioner Eslinger seconded. The motion passed by voice vote.
3. 2026-003 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 Caldwell seconded. The motion passed by
voice vote. Findings for recommendation: In compliance with the Comprehensive Plan, Comprehensive Plan Future Land Use
Map and Title 10, Chapter 35 - Multi Use Zone. Not a substantial material change to the development.
DISCUSSION ITEMS:
1. Title 10 Chapter 29 — Amendment to Subdivision Master Plans: McBride explained the need for the proposed
amendments. Amendments included an update of the Idaho Code reference, added exclusions to requiring a plat. The
proposed exclusions are the acquisition of street right of way and lot line adjustments. Removing specific reference to
the 2012 BMPO Access Management Plan because it was updated in 2025. If a subdivision has only one division, the
applicant can request doing the Master Plan and Preliminary Plat as one request instead of two separate documents
since Preliminary Plat and Master Plan are essentially the same document if there is only one division.
Rydalch inquired about the residential density discussion that took place at the City Council meeting. Donovan
summarized the key points of the discussion, noting that the Council is creating an agenda for a meeting with the
Bonneville County Commissioners, tentatively scheduled for March.
Caldwell voiced concerns regarding traffic and pedestrian safety on Judy Street following the opening of a new
restaurant. He urged the Commission to exercise caution in approving any future development near Judy Street until the
current traffic issues in the area have been resolved.
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: The meeting was adjourned at 7:57 PM
Chris Schmalz, Chairman
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Planning and Zoning Minutes February 4, 2026 — Page 3