01.19.19P&Z Minutes01.16.19 Planning and Zoning Minutes Page 1 of 4
PLANNING AND ZONING COMMISSION
January 16, 2019
2135 South Ammon Road 7:00 P.M.
AGENDA
CALL TO ORDER: Chairman Patrick Malone
Pledge of Allegiance: Robert Taylor
MINUTES: November 7, 2018 and December 5, 2018
PUBLIC HEARINGS:
1. 2019-001 Comprehensive Plan Land Use Map Revision
2. 2019-002 Bridgewater Division Rezone
3. 2019-004 Title 10 Revisions
ACTION ITEMS:
1. Election of Chairman
2. Election of Vice Chairman
3. Action on Comprehensive Plan Land Use Map
4. Action on Bridgewater Division Rezone
5. Action on Title 10 Revisions
6. 2019-001 Recommendation on additional public hearing
7. 2019-002 Recommendation on additional public hearing
8. 2019-004 Recommendation on additional public hearing
9. Silver Springs Preliminary Plat
10. 2019-001 Adoption of Reasoning Statement
11. 2019-002 Adoption of Reasoning Statement
12. 2019-004 Adoption of Reasoning Statement
DISCUSSION ITEMS:
Residential ordinances – change of guest house size, change of side yards for RP zone
REPORTS: City Council – Cindy
City of Idaho Falls – Cindy
Bonneville County - Tom
Parks, Recreation and Trails Commission – Sarah
Call for Adjournment:
MINUTES
Members Present: Patrick Malone, Chairman
Tom Hunsaker, Vice Chairman
Steve Taylor
Robert Taylor
Josh Rydalch
Nick Torman – was absent from 8:10pm to 9:22pm
Members Absent: Sarah Jones
Staff Present: Cindy Donovan, Planning and Zoning
Shari Ockerman, Deputy City Clerk
Staff Absent: None
CALL TO ORDER: The meeting was called to order by Chairman Malone, at 7:00 p.m. at the
Ammon City Hall building located at 2135 South Ammon Road. Commissioner Robert Taylor led the
Pledge of Allegiance.
MINUTES: November 7, 2018 and December 5, 2018
Commissioner Steve Taylor moved to approve the November 7, 2018 minutes. Commissioner Robert
Taylor seconded. Roll Call: Commissioner Steve Taylor –yes, Commissioner Robert Taylor – yes,
Commissioner Rydalch – yes, Commissioner Hunsaker – yes, Commissioner Malone – abstain (absent) and
Commissioner Torman – yes. The motion passed.
Commissioner Robert Taylor moved to approve the December 5, 2018 minutes. Commissioner Torman
seconded. Roll call vote: Commissioner Robert Taylor –yes, Commissioner Torman – yes, Commissioner
Rydalch – yes, Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, and Commissioner
Malone – yes. The motion passed.
PUBLIC HEARINGS:
Chairman Malone explained the public hearing process to the audience.
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1. 2019-001 Comprehensive Plan Land Use Map Revision: Cindy said this item has been placed
on the Thursday, Feb 7th Council Meeting agenda. The request is to change the Comprehensive Plan Land
use map from low density residential to medium density residential in the Bridgewater subdivision. The
Bridgewater subdivision is 148.23 acres. The original area of the subdivision zoned R1-A was 25.35 acres,
this area was rezoned in June, 2017 to RP-A. The request is to change 9.774 acres from low density to
medium residential.
Blake Jolley, Connect Engineering, 1150 Hollipark, Dr. Idaho Falls, ID. In 2017, 25 acres in
Bridgewater division 7 was rezoned to RPA to avoid having split plats. The intent was to move the R1-A to
the west and to develop less acres as R1-A. This request is next to the higher density Kartchner
Development. Commissioner Torman asked if there would be a road over the canal. Blake said no.
Commissioner Torman disclosed he was approach by neighbors and discussed the map revision
Steve Duff, 465 Clover Ave, is opposed to the proposed change. It would place a medium density
island in a low density area. It is an illogical use of the land and inconsistent with the normal use of the
surrounding area. Medium density would fit in better closer to the Kartchner property to the South which is
already R-1. He has not found any other medium density island on the current land use map.
Blake Jolley, Connect Engineering, 1150 Hollipark, Dr. Idaho Falls, ID. the property is surrounded
by medium density and fits within the nearby area.
Chairman Malone closed the public hearing one opened the discussion.
2. 2019-002 Bridgewater Division Rezone: The request is to rezone 9.774 acres in the
Bridgewater Subdivision from RP-A to R-1. The zone change is to allow single family attached dwellings.
Chairman Malone opened the public hearing.
Blake Jolley, Connect Engineering, 1150 Hollipark, Dr. Idaho Falls, ID. He did a quick calculation
which showed the rezone from RP-A to R-1 will allow 15 more homes. The subdivision is 148 acres so this
will be a 4 percent increase. The developer would like to have an option for people that would like to
downsize homes, and live in the Bridgewater subdivision. There is a market for homes this size.
Steve Duff, 465 Clover Ave, is opposed to the rezone request. His concern is an increase in traffic.
The Fox Hollow addition is home to families with small children. The Bridgewater subdivision has a good
path for traffic leaving the neighborhood, but the streets in Fox Hollow have a more country feel and are
not designed for large traffic flow. He is concerned with the safety of the neighborhood.
Blake Jolley, Connect Engineering, 1150 Hollipark, Dr. Idaho Falls, ID – He agrees with Mr. Duff,
in the older subdivision the roads were not built for future development. The City is trying to improve 1st
St. The City looks for ways to improve traffic conditions. The City engineer has not presented any
concerns. We do have multiple accesses in and out of the development for safety.
Chairman Malone Closed the public hearing and opened the discussion.
3. 2019-004 Title 10 Revisions: Title 10 repeal of Chapter 19 RSC-1, Residential Shopping center.
An addition of Chapter 37- District Use Matrix and changes to Chapter 2, 11, 20, 21, 22, 23, 24, 25, 26, 29,
31, 36. A summary of the changes are Title 10 Chapter 2 Definitions, Chapter 11 Establishment of Zones,
Repeal of Chapter 19 RSC-1 Residential Shopping Center, Chapter 20 C-1 Limited Business, Chapter 21
HC-1 Highway Commercial, Chapter 22 CC-1 Central Commercial, Chapter 23 GC-1 General
Commercial, Chapter 24 M-1 Manufacturing, Chapter 25 I & M-1 Industrial and Manufacturing, Chapter
26 I & M-2 Industrial and Manufacturing, Chapter 29 Subdivisions, Chapter 31 PB Professional Business,
Chapter 36 LC-PB Light Commercial and Professional Business, Addition of Chapter 37 District Use
Matrix.
Chairman Malone opened the public hearing. There was not any testimony request or written testimony
submitted. Chairman Malone closed the public hearing and opened the discussion.
Cindy introduced Jay Danielson. He will join the Commission next month. The Commission
discussed the language of the new definitions. Cindy noted the requested changes to the definition language
regarding car wash, government, manufacturing, medical facility, motor vehicle service, professional
services, recreational facility, repair shop, service station, television and radio broadcast station,
transportation and wholesale.
ACTION ITEMS:
1. Election of Chairman:
2. Election of Vice Chairman:
Commissioner Steve Taylor moved to elect Patrick Malone as Chairman and Tom Hunsaker as Vice Chairman.
Commissioner Robert Taylor seconded. Roll Call: Commissioner Steve Taylor –yes, Commissioner Robert
Taylor – yes, Commissioner Rydalch – yes, Commissioner Hunsaker – yes, Commissioner Malone – yes, and
Commissioner Torman – yes. The motion passed.
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3. Action on Comprehensive Plan Land Use Map:
Commissioner Robert Taylor moved to recommend approval to City Council for the Comprehensive Plan
Land Use Map Revision of 9.744 acres in the Bridgewater Subdivision from low density to medium density.
Commissioner Rydalch seconded. Roll Call: Commissioner Robert Taylor –yes, Commissioner Rydalch – yes,
Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, Commissioner Malone – yes, and
Commissioner Torman – no. (It needs to stay as is). The motion passed.
4. Action on Bridgewater Division Rezone:
Commissioner Robert Taylor moved to recommend approval to City Council for the Bridgewater Division
rezone from RP-A to R-1. Commissioner Steve Taylor seconded. Roll Call: Commissioner Robert Taylor –yes,
Commissioner Steve Taylor – yes, Commissioner Rydalch – yes, Commissioner Hunsaker – yes, Commissioner
Malone – yes, and Commissioner Torman – no. (Twin homes are not a good fit for the neighborhood). The
motion passed.
5. Action on Title 10 Revisions:
Commissioner Rydalch moved to recommend approval to City Council for the Title 10 Revisions.
Commissioner Torman seconded. Roll Call: Commissioner Rydalch –yes, Commissioner Torman – yes,
Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, Commissioner Malone – yes, and
Commissioner Robert Taylor - yes. The motion passed.
6. 2019-001 Recommendation on additional public hearing:
Commissioner Hunsaker moved an additional hearing is not needed for Public Hearing 2019-001.
Commissioner Robert Taylor seconded. Roll Call: Commissioner Rydalch –yes, Commissioner Torman – yes,
Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, Commissioner Malone – yes, and
Commissioner Robert Taylor – yes. The motion passed.
7. 2019-002 Recommendation on additional public hearing:
Commissioner Rydalch moved an additional hearing is not needed for Public Hearing 2019-002. Commissioner
Torman seconded. Roll Call: Commissioner Rydalch –yes, Commissioner Torman – yes, Commissioner Steve
Taylor – yes, Commissioner Hunsaker – yes, Commissioner Malone – yes, and Commissioner Robert Taylor –
yes. The motion passed.
8. 2019-004 Recommendation on additional public hearing:
Commissioner Torman moved an additional hearing is not needed for Public Hearing 2019-004.
Commissioner Robert Taylor seconded. Roll Call: Commissioner Torman –yes, Commissioner Robert Taylor –
yes, Commissioner Rydalch – yes, Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, and
Commissioner Malone – yes. The motion passed.
9. Silver Springs Preliminary Plat: The property is located west of Crowley Rd, south of 49th S.,
north of 65th S. and east of Ammon Road. The plat is 31.961 acres and zoned R-1. The subdivision will
participate in the water project cost sharing with the Woodland Hills subdivision. There will not be any
Certificate of Occupancy issued until the completion of the water project. Cindy displayed the preliminary plat
to the Commission.
Kurt Roland, Eagle Rock Engineering, 1331 Fremont Ave, Idaho Falls, Id. The Silver Springs subdivision
was previously named Highland Springs, division 2. The name has been changed to Silver Springs division 1.
They are proposing 56 lots; most lots will be a half acre. There are some smaller lots, the average lot size is
20,000 square feet. The fire department would not allow the division to be started until the road was extended to
Crowley Rd. There was a school lot on the previous plat. The school has been moved to the Woodland Hills
subdivision. The school lot being removed has created more lots. Kurt pointed out on the plat the five accesses
for the subdivision.
Discussion ensued regarding the preliminary plat.
Commissioner Rydalch moved to recommend to City Council approval of Silver Springs preliminary plat,
subject to technical review. Commissioner Steve Taylor seconded the motion. Roll Call: Commissioner
Rydalch –yes, Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, Commissioner Malone – yes,
and Commissioner Robert Taylor– yes. The motion passed.
10. 2019-001 Adoption of Reasoning Statement:
Commissioner Robert Taylor moved to provide the following finding to City Council as the reasoning for
the recommendation to approve hearing 2019-001. Commissioner Steve Taylor seconded the motion. Roll Call:
Commissioner Robert Taylor –yes, Commissioner Steve Taylor – yes, Commissioner Rydalch – yes,
Commissioner Hunsaker – yes, Commissioner Malone– yes, and Commissioner Torman – yes. The motion
passed.
Findings for Recommendation: One letter in opposition, one testimony in opposition. Primary concern was
increase in traffic and change in density. The Commission felt request was consistent with the surrounding
area. Planned future improvements on 1st street will alleviate traffic.
11. 2019-002 Adoption of Reasoning Statement:
01.16.19 Planning and Zoning Minutes Page 4 of 4
Commissioner Steve Taylor moved to provide the following finding to City Council as the reasoning for
the recommendation to approve hearing 2019-001. Commissioner Robert Taylor seconded the motion. Roll
Call: Commissioner Steve Taylor –yes, Commissioner Robert Taylor – yes, Commissioner Rydalch – yes,
Commissioner Hunsaker – yes, Commissioner Malone– yes, and Commissioner Torman – yes. The motion
passed.
Findings for Recommendation: One letter in opposition, one testimony in opposition. Primary concern was
increase in traffic and change in density. The Commission felt request was consistent with the surrounding
area. Planned future improvements on 1st street will alleviate traffic.
12. 2019-004 Adoption of Reasoning Statement:
Commissioner Rydalch moved to provide the following finding to City Council as the reasoning for the
recommendation to approve hearing 2019-004. Commissioner Steve Taylor seconded the motion. Roll Call:
Commissioner Rydalch –yes, Commissioner Steve Taylor – yes, Commissioner Hunsaker – yes, Commissioner
Malone– yes, Commissioner Robert Taylor – yes, and Commissioner Torman – yes. The motion passed.
Findings for Recommendation: No public testimony. This simplifies the code and updates definitions. This
completes the extensive work on the commercial district matrix.
DISCUSSION ITEMS:
Cindy said she has done research on the allowed size of guest houses in other Cities. The common
name used was accessory dwelling units. The majority of places allowed a range of space from 300 to 1200
square feet. The utilities would still need to go through the main house, there would not be a secondary
address given to the property and only one driveway is allowed. The driveway width will be changed to
allow only 30 to 32 ft. The wider driveways are causing issues with drainage. Commissioner Malone said
he feels the one driveway only rule is restrictive for corner lots. Discussion ensued regarding driveways.
Cindy reviewed the current guest house regulations. Cindy said an accessory dwelling unit cannot use more
than 30% of the space which will limit the building’s size.
REPORTS:
City Council – Cindy shared points of interest from the January 3rd, January 10th & January 17th City
Council meetings.
City of Idaho Falls – Cindy – There was not anything to report.
Bonneville County – Tom – There was nothing to report the County did not meet
Parks, Recreation and Trails Commission – Sarah was absent.
Call for Adjournment:
The meeting adjourned at 10:40 pm.
________________________________
Patrick Malone, Chairman
____________________________
Rachael Sanders, City Clerk