Document Jerome_doc_1ad119104f

City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser REGULAR MEETING February 11th, 2025 7:00 p.m. Please Note: Speakers who have been given the floor may be limited to three minutes of discussion. Any item can be added or removed from the consent calendar prior to the meeting. 1. Call to Order & Roll Call 2. Public Hearing for a request from Juan Gonzalez for a Special Use Permit renewal allowing a commercial entertainment facility (indoors), on the property described as Lots 16 & 17, Block 76 Jerome Townsite SE (13-8-16), more commonly known as 160 West Main Street, Jerome, Idaho. 3. Consider a request from Juan Gonzalez for a Special Use Permit renewal allowing a commercial entertainment facility (indoors), on the property described as Lots 16 & 17, Block 76 Jerome Townsite SE (13-8-16), more commonly known as 160 West Main Street, Jerome, Idaho- action item 4. Public Hearing for a request from Lytle Signs representing Today’s Dental for a Special Use Permit allowing an Electronic Message Display sign, on the property described as Lots 3C and 3D Block 1 Country Corner Subdivision (Replat J.S.IND.PKII- Lots 3-4) (25-8-16), more commonly known as 138 Country Lane, Jerome, Idaho. 5. Consider a request from Lytle Signs representing Today’s Dental for a Special Use Permit allowing an Electronic Message Display sign, on the property described as Lots 3C and 3D Block 1 Country Corner Subdivision (Replat J.S.IND.PKII- Lots 3-4) (25-8-16), more commonly known as 138 Country Lane, Jerome, Idaho– action item 6. Public Hearing for a request from Body Balance for a Special Use Permit allowing signage to exceed 200 square feet, on the property described as Tax 2216694 of SESE (24-8-16) Jerome Unplatted, more commonly known as 1225 South Lincoln Avenue, Jerome, Idaho. 7. Consider a request for a request from Body Balance for a Special Use Permit allowing signage to exceed 200 square feet, on the property described as Tax 2216694 of SESE (24-8-16) Jerome Unplatted, more commonly known as 1225 South Lincoln Avenue, Jerome, Idaho- action item 8. Consider an exterior façade Design Review for Dairy Queen Grill and Chill, 505 South Lincoln Avenue, Jerome, Idaho- action item 9. Citizen Correspondence and Issues 10. Consent Agenda- action item The consent calendar consists of items that are considered to be routine in nature and will be enacted in the form of one motion. Any item can be removed from the consent calendar and heard in its regular order at the request of any commissioner or the chairman. A. Approve the minutes from the January 14th, 2024, regular meeting. ---PAGE BREAK--- City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser B. Findings and Conclusions for a request from Hay Boomer, LLC, for a 23 Lot Industrial Subdivision on the property described in Appendix A, more commonly known as the cultivated field on the northeast corner of South Tiger Drive (100 East) and East Yakima Avenue (200 South), Jerome, Idaho, containing approximately 153 acres. C. Findings and Conclusions for a request from Gateway Properties LLC (Rich Davis) for a Rezone from Mixed Use (MU) to High-Density Business (C-3) on the property described in Appendix B, more commonly known as the farmland on the northwest corner of South Tiger (100 East) and 300 South, Jerome, Idaho, containing 18.29 acres, more or less. D. Findings and Conclusions for a request from Jeff Couch for a front yard setback Variance on the property described as Lot 1 Blk 11, Stoney Ridge Subdivision #5 SE 7-8-17, more commonly known as 1012 23rd Avenue East, Jerome, Idaho. 11. Discussion Period & Staff Reports 12. Adjournment Note: Any person needing special accommodations to participate in the above-noted meeting should contact City Hall (City Planner [PHONE REDACTED] x 140) seven days before the meeting. ---PAGE BREAK--- City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser Appendix A: Being a portion of the SW ¼ of Section 29, Township 8 South, Range 17 East, Boise Meridian, Jerome County, Idaho, more particularly described as follows: Beginning at the Southwest corner of said Section 29 and being the REAL POINT OF BEGINNING; Thence, along the West boundary of said SW ¼ of Section 29, North 00°16’54” East 2641.03 feet to the Northwest corner of said SW ¼ of Section 29; Thence, along the North boundary of said SW ¼ of Section 29, South 89°32’53” East 2622.73 feet to the Northeast corner of said SW ¼ of Section 29; Thence, along the East boundary of said SW ¼ of Section 29, South 00°00’56” East 1320.29 feet to the Northeast corner of the SE ¼ SW ¼ of said Section 29; Thence, continuing along said East boundary, South 00°01’36” East 1091.71 feet; Thence, leaving said East boundary, North 89°33’30” West 228.64 feet; Thence, South 00°01’36” East 228.64 feet to a point on the South boundary of said SW ¼ of Section 29; Thence, along said South boundary, North 89°33’30” West 2408.04 feet to said REAL POINT OF BEGINNING. EXCEPTING THEREFROM, The following described parcel of land: Commencing at the Northwest corner of the SW ¼ of Section 29; Thence, along the West boundary of said SW ¼ of Section 29, South 00°16’54” West 540.00 feet; Thence leaving said West boundary, South 89°43’06” East 460.00 feet to the REAL POINT OF BEGINNING; Thence, South 89°43’06” East 460.00 feet; Thence, South 00°16’54” West 378.78 feet; Thence, North 89°43’06” West 460.00 feet; Thence, North 00°16’54” East 378.78 feet to said REAL POINT OF BEGINNING. more commonly known as the cultivated field on the northeast corner of 100 East (South Tiger Drive) and 200 South (East Yakima Avenue), Jerome, Idaho, containing approximately 153 acres. Appendix B: A parcel of land situated in the Southeast quarter of the Southeast quarter and a portion of the Southwest quarter of the Southeast quarter of Section 31, Township 8 South, Range 17 East, Boise Meridian, Jerome County, Idaho, being a portion of Grantor’s parcel (granted under Quitclaim Deed Instrument #2225529) more particularly described as follows: COMMENCING at the South quarter corner of Section 31 as described in Corner Record Instrument #2225476, thence along the southerly boundary of Section 31 South 89°31'03" East, 1,263.55 feet to the POINT OF BEGINNING; Thence North 00°28'57" East, 633.92 feet; Thence South 89°30'40" East, 962.76 feet; Thence South 00°12'51" West, 170.00 feet; Thence South 89°30'40" East, 400.00 feet to the easterly boundary of Section 31; Thence along said easterly boundary, South 00°12'51" West, 463.77 feet to the Southeast corner of Section 31 as described in Corner Record Instrument #2225473; Thence along the southerly boundary of Section 31, North 89°31'03" West, 1,365.73 feet to the POINT OF BEGINNING. more commonly known as the farmland on the northwest corner of South Tiger (100 East) and 300 South, Jerome, Idaho, containing 18.29 acres, more or less. ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit Renewal – Indoor Event Center 160 West Main St., Jerome, ID Current Zoning Designation: Central Business District (CBD) Subdivision: No Setbacks: N/A Summary: The applicant is requesting the renewal of the SUP for the fourth time for an indoor event center, with no changes to the application. ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING ---PAGE BREAK--- Planning & Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, City Planner Date: February 11, 2025 Subject: Staff report regarding a Special Use Permit renewal request from Juan Gonzalez to allow a commercial entertainment facility (indoor) on the property, commonly known as 160 West Main Street Jerome, ID. SPECIAL USE PERMIT REQUEST: STAFF REPORT I. Background: Mr. Gonzalez received a special use permit for a commercial entertainment facility (indoor) in 2019. Mr. Gonzalez has renewed in 2020, 2022, and 2023. He would like to request renewal with no changes to the application. This property and use remain compliant with the standards for a special use permit. II. Regarding Title 17 of the JMC, the Lan Use Ordinance a. The property, 160 West Main Street Jerome, ID, is zoned Central Business District (CBD). b. The proposed use, a commercial entertainment facility (indoor), requires a Special Use Permit from the Planning & Zoning Commission as detailed in 17.14.010 of the JMC. III. As it pertains to the City of Jerome’s Comprehensive Land Use Plan a. The request complies with Chapter 7, “Economic Development,” Policy 8, which is to “continue to provide an atmosphere for successful business development.” IV. As it pertains to Title 17 of the JMC, the ordinance addressing off-street parking a. 17.26.040: Location of Parking Spaces i. Parking spaces for retail or customer parking for commercial, industrial, or public/semipublic uses shall be located not more than seven hundred feet (700’) from the principal use measured along the sidewalk or walkway available for public use, from the primary entrance of the principal use to the furthest parking space within the parking lot. 1. Previously, Mr. Gonzalez verbally agreed with Mr. Webb, the owner of the parking lots directly north of 160 W Main, to allow parking on his lots. Mr. Gonzalez has no verbal agreement to park with the new owner of those lots. However, there is a parking lot on the southwest corner of 1st Avenue and North Lincoln, and at the southwest corner of West Main and South Alder St., both are less than 700 feet from the main entrance. V. Staff Comments: a. Police: There are no issues as long as all the required inspections and alcohol licensing have been met. b. Fire: Applicant is required to pass a fire inspection. c. Code Enforcement: Weeds must be kept down on the entire parcel. ---PAGE BREAK--- Planning & Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org VI. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the council may prescribe appropriate conditions, bonds, and safeguards in conformity with this title. Violations of such conditions, bonds, or safeguards, when made a part of the terms under which the special use is granted, shall be deemed a violation of this title. a. Recommended Conditions: • Schedule and pass fire department inspections; • Complete a parking lot inspection within 24 hours of an event; • Comply with all City, State, and Federal requirements; • Special Use Permit shall be allowed for five years, renewable upon expiration. ---PAGE BREAK--- Planning & ZoningDepartment 152 East Ave A, Jerome, ID 83338 Telephone :20g-324-g lg9 email: p lanni ng@cit),o{ erorne.org Special Use Permit Renewal Application Applicant Name: eL J z-7%a Applicant Addresr; PhonetCe[: JotZ_1/;A; _ e /o + Present Zoning: Present Use of Property: Nature of Special Use permit: Any requested changes to the Special Use Permit: Submit To: City of Sr (e-n uu* Penalty CIause: Any person found in violation of this section shall be guilty of an infraction and subject to a fine of g50. A second violation within one year ofthe previous offense shall constitute an infraction and be subject to a glOO fine. Any subsequent offense(s) within one year ofthe previous offense(s) shall constitute a misdemeanor, punishable by up to six months in jail, up to a $300 fine, or both such jail and fine. Signature of Applicant: I hereby certify that I am the applicant named herein, and that I have familiarized myself with the rules and regulations with respect to preparing and liling this application, and that the foregoing statements and answers herein contained, and the documentation and materials, are in all respects true and accurate to the best of my belief. Applicant's Pri lll. Penalty Clause and Applicant Sgnature ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 11th day of February 2025, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Juan Gonzalez for a Special Use Permit renewal allowing a commercial entertainment facility (indoors), on the property described as Lots 16 & 17, Block 76 Jerome Townsite SE (13- 8-16), more commonly known as 160 West Main Street, Jerome, Idaho. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by February 5th, 2025, or physically submitted by noon February 7th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 17th day of January 2025. Ida Clark City Planner PUBLISH: January 25th, 2025 ---PAGE BREAK--- 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 16 17 24 16 17 21 22 12 11 16 17 16 17 17 16 16 16 17 16 17 16 16 17 16 17 16 15 24 21 22 26 27 17 21 16 11 21 16 11 15 12 24 11 22 10 17 16 22 10 17 16 17 16 22 10 24 16 17 9 7 5 3 1 14 12 21 22 24 26 20 18 17 40 39 38 35 32 31 29 28 34 215 311 214 157 149 133 125 117 107 101 141 125 126 123 233 261 251 207 201 216 112 159 133 221 219 213 201 328 117 301 337 361 217 215 201 239 401 421 154 134 126 235 237 215 209 201 160 152 140 132 126 120 104 204 210 220 224 234 238 250 252 260 236 221 217 241 256 246 224 228 216 200 261 129 127 350 310 300 300 359 341 337 333 311 221 420 416 400 411 409 428 420 408 400 413 409 215 137 312 330 320 318 312 300 400 404 414 222 230 236 212 222 216 210 212 208 201 209 225 237 253 147 143 133 117 132 146 152 121 137 133 125 117 111 101 143 153 126 114 142 152 110 201 244 248 240 222 200 233 215 261 141 125 145 147 229 225 100 140 130 124 152 204 200 240 260 124 220 100 154 212 224 240 125 216 300 132 261C Office 93 94 95 96 88 73 68 53 87 74 67 54 86 75 66 55 85 76 65 56 97 98 84 77 64 57 83 78 63 58 EDS CSI Parking Shepherd Park National Guard Judicial Annex Bible Baptist Church Jerome County Courthouse St Jerome Catholic Church Library City Hall Glass Plus Post Office Pioneer Hall Tennis Court Douglas Tires China Village G & L Electric R & R Pharmacy Historical Society Commercial Creamery Commercial Creamery Commercial Creamery Big Trees Mobile Park W Main St W Avenue A N Birch St 1st Ave W N Alder St 1st Ave E E Main St 2nd Ave E N Cedar St E Avenue A E Avenue B S Birch St S Alder St N Lincoln Ave 2nd Ave W S Cedar St S Adams St S Lincoln Ave W Avenue B N Adams St W Avenue B 1st Ave W N Adams St 1 inch = 250 feet . 160 West Main Nearest Neighbor 750ft 160 West Main January 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PIJRI-IC NO]'ICI1 AITFIDAVIT I/We, the attached Notice of Public llearing was mailed to all property owners within certify that on Janua^ hyb date of mailing dleast l5 days pdor to hearing) l5D feet of the properly located at J-lgU tt[sr S and a notice was posted at said properly on Please attach: V{ 1. Public Hearing Notice 2. Property Owners within the designated map area A 3. Photo of Posted Notice Requested 7 f,__!zl__l_\11, ot' lcga I descl:iptiorr ys pdor to healing) R:\0'1 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of [)ublication- July'24.doc \\CTABP ,ou e--.f r o ---PAGE BREAK--- IRo^ar Planning and Zoning Department Public Hearing Comment Submittal Sheet Please note that comments postmarked after Februarv 5th, or physically submitted after 12:00 pM on Februarv 7th, will not be included in the public hearing record. Name and Request for public hearing: Juan Gonzalez for a Special Use Permit renewal allowing a commercial entertainment facilitv (indoors). Date of Hearing: Februarv 11th. 2025 Please Print Leeiblv _No _ Oppose the application yourName: JtyU t{trJiEY - C'ty of Residence and State: . do vou own propertv in Jerome: N* -(rroport the a ppl ication _ Neutral Choose One: Your comments noted below will be read into the record as tong as it is written legibly, is signed, and does not exceed the space allotted. City Hall 152 East Ave A Jerome, lD 83338 [PHONE REDACTED] www.cityofjerome.org JSLIbwt tc ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit – Electronic Message Display Sign 138 Country Lane, Jerome, ID (Facing Nez Perce) Current Zoning Designation: General Business (C-2) Subdivision: Yes, Country Lane is a private drive. Setbacks: 10 feet from Property Line Summary: The applicant requests to place an Electronic Message Display as part of a freestanding sign facing West Nez Perce. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, Planning & Zoning Manager Date: February 11, 2025 Subject: Staff report regarding the request from Peyton Lookingbill for a Special Use Permit, allowing an electronic message display sign on the property, more commonly known as 138 Country Lane, Jerome, Idaho. Special Use Request: Staff Report I. Project Summary: The applicant is requesting to install an electronic message display (EMD) sign for Today’s Dental Care. The business faces a private street, Country Lane. This sign will allow advertising from West Nez Perce. The parcels are zoned General Business which allows one freestanding sign not over 200 square feet and no higher than 35 feet. The EMD display area shall be over 60 feet or 75% of the sign area. a. The display area is approximately 20 square feet and less than 75% of the sign area. II. The proposed signs will be subject to Section 17.32.040 Section Q since it has an electronic display. “Electronic Message Display”: A sign or portion thereof capable of displaying words, symbols, figures or images that can be electronically or mechanically changed by remote or automatic means.” a. 17.032.040: GENERAL REQUIREMENTS FOR ALL SIGNS, Section Any animated sign, electronic message display (EMD), illuminated advertising device or advertising display shall conform to the following requirements: 1. Shall contain static messages only and shall not have movement, or the appearance of optical illusion of movement of any part of the sign structure, design, or pictorial segment of the sign, including the movement or appearance of movement of any illumination or the flashing/varying of light intensity. 2. Each message or frame must be displayed for a minimum of three seconds. 3. Area shall not occupy more than seventy five percent (75%) of the sign. 4. Shall emit a light of constant intensity, and shall be constructed of hardware capable of programming that will limit the nits output to five thousand (5,000) on clear days and five hundred (500) nits from dawn to dusk. In no event shall such an illuminated sign or device be placed or directed to permit the beams and illumination therefrom to be directed or beamed upon a public thoroughfare, highway, sidewalk or adjacent premises to cause glare or reflection that may constitute a traffic hazard or nuisance. 5. Text only single color message displays with letters no higher than twelve inches (12") may scroll or travel without the static message limitation. Maximum area for such displays is sixty (60) square feet. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org 6. Each parcel of real property may have one electronic message display. 7. Such signs, displays, or device may not be installed on a nonconforming sign. 8. Animated signs and EMD are allowed by special use permit only and in accordance with chapter 17.60 of this title. (Ord. 1149, 2016) • The applicant acknowledges the guidelines and intends to comply. Special Use Permit Criteria Staff Analysis III. 17.60.030: GENERAL STANDARDS FOR SPECIAL USES: The commission shall review the particular facts and circumstances of each proposed special use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: A. Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved; Staff Analysis: The Jerome Municipal Code allows an electronic message display sign with an approved special use permit in all zoning districts. B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title; Staff Analysis: The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff Analysis: The applicant has provided professionally designed renderings of the sign and the EMD portion. The sign, as designed, is appropriate and harmonious with the area's existing character. The surrounding area consists of other businesses. D. Will not be hazardous or disturbing to existing or future neighboring uses; Staff Analysis: The applicant is required to meet the electronic display criteria. They have provided a rendering and electrical outline that meets the current code. E. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services; Staff Analysis: An electronic message display sign will not require public facilities or services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff Analysis: As proposed, the electronic message display sign will not create additional requirements at public cost for public facilities nor be detrimental to the economic welfare of the community. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff Analysis: The request to include an EMD sign will not be detrimental to any persons, property, or the general welfare because of excessive production of traffic or glare. The applicant shall comply with the nit code requirement for illumination. H. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares; and Staff Analysis: The vehicular approaches to the property have remained unchanged. The sign is designed with automatic dimmers to decrease light during dust and at night. I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff Analysis: The sign will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. IV. The following Design Review Guidelines should be considered: 1. Promote sign design and placement that reflects the community’s desire for human scale regarding height, proposition, site features, shapes and materials. The electronic message display sign is professionally designed and meets the appropriate height and materials required. The freestanding sign is less than 35’ in height. 2. Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. The application indicates the sign will be professionally manufactured. 3. The primary sign(s) for a business must be constructed of permanent materials. Unacceptable temporary materials include but are not limited to paper, cardboard, vinyl banner, fabric, poster board, and unfinished wood. The pictures show it is constructed of durable, all-weather material. V. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the council may prescribe appropriate conditions, bonds and safeguards in conformity with this title. Violations of such conditions, bonds or safeguards, when made a part of the terms under which the special use is granted, shall be deemed a violation of this title. a. Recommended Conditions: • Electronic message display sign shall comply with the message restrictions; • Obtain the appropriate building and electrical permits; and • Comply with all City sign requirements. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Paul F Swenson 1343 S Lincoln Jerome, ID 83338 ELW Holdings LLC PO Box 8077 Twin Falls, ID 83303 Glen Leavitt PO Box 732 Jerome, ID 83338 State of Idaho Dept. of Highways 3311 W State St Boise, ID 83703 TVERDY Family LLC 7713 W Mooserun CT Boise, ID 83704 JP Property LLC 914 Main St Buhl, ID 83316 First Federal Savings Bank PO Box 249 Twin Falls, ID 83303 Higley Enterprises LLC PO Box 170 Jerome, ID 83338 Jerry Higley 2108 S Temple Twin Falls, ID 83301 Glassinger Land Holdings LLC 324 E 200 S Jerome, ID 83338 JG Ventures LLC 5183 E 21st S Idaho Falls, ID 83406 Jerome County Farm Bureau Inc 135 Country Lane Jerome, ID 83338 WyattFunkHoldings LLC 3573 N 3500 E Kimberly, ID 83341 Luis Enrique Montero Becerra 143 S 160 W Jerome, ID 83338 Casa Blanco & Co LLC 970 Green St Craig, CO 81625 City of Jerome 152 E Ave A Jerome, ID 83338 John W Weigand PO Box 580 Attn: Dan McDougall Blackfoot, ID 83221 Robinson Property Development LLC 124 S 160 W Jerome, ID 83338 Agropur Inc 3500 E Destination Dr Appleton, WI 54915 Petaluma United Group LLC PO Box 53 Petaluma, CA 94953 Cook Realty Inc 113 S Lincoln Jerome, ID 83338 Intermountain Gas Co 451 Alan Dr Jerome, ID 83338 Valley Co-Ops Inc 2114 N 20th St Nampa, ID 83687 Dyson Family Limited Partnership II 1880 Kimberly Road Twin Falls, ID 83301 Darigold Inc PO Box 80627 Seattle, WA 98108 Anita G Walz 1532 Lincoln Ave E Jerome, ID 8338 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Parcel RPJ1109001003CA ---PAGE BREAK--- 180' FT Country Lane Proposed illuminated monument sign W Nez Perce Ave ---PAGE BREAK--- 39.06 SQ FT ---PAGE BREAK--- ---PAGE BREAK--- 39.06 SQ FT 6'-1 1/2'' ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 11th day of February 2025, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Lytle Signs representing Today’s Dental for a Special Use Permit allowing an Electronic Message Display sign, on the property described as Lots 3C and 3D Block 1 Country Corner Subdivision (Replat J.S.IND.PKII- Lots 3-4) (25-8-16), more commonly known as 138 Country Lane, Jerome, Idaho. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by February 5th, 2025, or physically submitted by noon February 7th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 17th day of January 2025. Ida Clark City Planner PUBLISH: January 25th, 2025 ---PAGE BREAK--- 81 80 218 314 323 237 238 310 430 199 183 167 151 135 119 105 124 107 115 111 [PHONE REDACTED] 1441 1343 1555 1515 1731 1575 1720 1532 1703 1756 1466 1410 539 LS Lincoln Plaza Valley Country Store Jerome Cheese Company Rich Thompson Trucking Inc USDA Darigold Darigold Trailer Yard Napa Auto Parts First Federal Bank Caribou Construction Mountain View Equip Progressive Dairyman Intermtn. Fabrication First American Title Farmers National Bank Automated Dairy Systems Automated Dairy Systems Mountain West Components Wright Farm Bureau Dairy Health Plaza Mexico Family Health Today's Dental Farnsworth Mortuary S Lincoln Ave W Nez Perce Ave Bridon Way S Buchanan St E Nez Perce Ave Country Ln Pioneer Ct 1 inch = 300 feet . 138 Country Lane Nearest Neighbor 750ft 138 Country Lane January 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NO] lCIl AITITIDAVIT I/we, Kfthe [lliU+f , cerlirv that on rrarne(s) the attached Notice of Public l{earing was mailed to all properly owners within feet of the property located at and a notice was posted at said property ot-t t5 aays prior to hearing) date o1'post Witness: Please attach: W 1. Public l{earing Notice -l-Y 2. Properly Owners within the designated map area 1-n 3. Photo of Posted Notice Requested R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of Publication- July'24.doc ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit – Exceed 200 Square Feet of Signage 1225 South Lincoln Ave., Jerome, ID Current Zoning Designation: General Business (C-2) Subdivision: No Setbacks: N/A Existing Building Summary: Applicant requests to exceed the 200 square feet of signage facing a street. The existing building has three tenant spaces. Existing Signage ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, Planning & Zoning Manager Date: February 11, 2025 Subject: Staff report regarding the request from Body Balance Physical Therapy for a Special Use Permit, allowing signage to exceed 200 square feet on the property commonly known as 1225 South Lincoln Avenue, Jerome, Idaho. Special Use Request: Staff Report I. Project Summary: The building at 1225 South Lincoln has three tenant spaces. The existing signage for two tenants is 171.66 square feet and 245 square feet with the Urgent Care person outline. The applicant is the third tenant and wants to install a 74- square-foot sign. This would bring the overall signage facing south Lincoln to 319 square feet. II. The parcel at 1225 South Lincoln is zoned General Business Jerome Municipal code 17.32.050 allows up to 200 square feet facing a street without a special use permit. Special Use Permit Criteria Staff Analysis III. 17.60.030: GENERAL STANDARDS FOR SPECIAL USES: The commission shall review the particular facts and circumstances of each proposed special use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: A. Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved; Staff Analysis: The Jerome Municipal Code allows signage to exceed 200 square feet with an approved special use permit in the C-2 zoning districts. B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title; Staff Analysis: The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff Analysis: The applicant has provided professionally designed renderings of the sign. The sign is designed and installed by the same company as the existing signs. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org D. Will not be hazardous or disturbing to existing or future neighboring uses; Staff Analysis: The sign is illuminated; however, the sign will face the street, not the residence, and will not disturb existing or future uses. E. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services; Staff Analysis: This sign does not require public facilities or services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff Analysis: The sign will not create additional requirements at public cost for public facilities nor be detrimental to the community's economic welfare. G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff Analysis: The request to exceed 200 square feet for a sign will not impact any persons, property, or the general welfare because of excessive glare production. The applicant shall comply with the nit code requirement for illumination. H. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares; and Staff Analysis: There is no change to the vehicular approaches to the property. I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff Analysis: This is a new building. There is no loss or damage of natural or scenic features. IV. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the council may prescribe appropriate conditions, bonds and safeguards in conformity with this title. Violations of such conditions, bonds or safeguards, when made a part of the terms under which the special use is granted, shall be deemed a violation of this title. a. Recommended Conditions: i. Total signage shall not exceed 74 square feet for Body Balance and ii. Total signage for the overall building shall not exceed 319 square feet. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Parcel RPJ00000249002A Miracle Ear ---PAGE BREAK--- 0 7 7 1 0 DATE Drawn Laughlin Ricks Architecture PHONE: (208) 736-8050 134 3RD AVE E. * Twin Falls, Idaho 83301 architecture/planning DATE: Checked URGENT CARE JEROME, ID 83338 BRW 05/12/2023 A NEW FACILITY FOR: LBW ASPEN JOB: 23004 1619 N. Linder Rd, Suite 110 · Kuna, Idaho 83634 Phone: [PHONE REDACTED] · AspenEngineers.com 04/14/23 REVIEW 05/12/23 CITY ENGINEER  C4.1 CIVIL SITE PLAN 118' 10' Setback from ROW Proposed Signs 118' Proposed illuminated wall sign ---PAGE BREAK--- BUILDING COLOR TBD Body Balance Jerome, ID 12/5/2024 BB AS BODY BALANCE\Sign Pkg - J13528 J13528 12/9/2024 12/17/2024 LYTLE SIGNS © 2024 ALL RIGHTS RESERVED Twin Falls P.O. BOX 305 1925 KIMBERLY RD. TWIN FALLS, ID 83303 [PHONE REDACTED] 1.[PHONE REDACTED] fax [PHONE REDACTED] Boise/Meridian 2070 E. COMMERCIAL ST. MERIDIAN, ID 83642 [PHONE REDACTED] fax [PHONE REDACTED] THIS RENDERING IS CONCEPTUAL — COLORS MAY NOT REPRESENT ACTUAL FINISH — ILLUMINATED AND DAYLIGHT COLORS WILL VARY UNAUTHORIZED USE, REPRODUCTION AND/OR DISPLAY SHALL RENDER THE INFRINGER LIABLE FOR UP TO $150,000 IN STATUTORY DAMAGES, PLUS ATTORNEY FEES AND COSTS FOR EACH INFRINGEMENT UNDER THE U.S. COPYRIGHT ACT (17 U.S.C. 412 & 504) Items Required Before Production lytlesigns.com CLIENT: ADDRESS: DATE: ACCOUNT EXECUTIVE: DRAWN BY: FILE NAME: QUOTE: REVISIONS: PAGE OF 4 APPROVED BY: DATE: SCALE: 1/2” = 1’ 1 ILLUMINATED WALL SIGN LOGO & “BODY BALANCE”: 2” ALUMINUM RETURNS w/ ALUMINUM FACES PAINTED BLUE (PMS 287 C) INTERNAL WHITE L.E.D HALO ILLUMINATION MOUNTED TO BACKER PANELS w/ 1 1/2” STANDOFFS BACKER PANELS: 1/4” FCO ALUMINUM PANELS PAINTED METALLIC SILVER MOUNTED TO ALUMINUM RACEWAY PAINTED TO MATCH BUILDING (TBD) TAGLINE CABINET: ALUMINUM CABINET w/ ALUMINUM FACE PAINTED METALLIC SILVER INTERNAL WHITE L.E.D ILLUMINATION FACE ROUTED FOR COPY 1” CLEAR ACRYLIC PUSH-THROUGH 2ND SURFACE APPLIED WHITE DIFFUSER FILM 1ST SURFACE APPLIED “OLYMPIC BLUE” (#57) TRANSLUCENT VINYL FLUSH MOUNTED TO WALL 4’-9 1/2” 16’-0” 4’-0 1/4” 7’-6 1/4” 1’-4” SIMULATED NIGHT VIEW TO DEMONSTRATE ILLUMINATION ---PAGE BREAK--- Body Balance Jerome, ID 12/5/2024 BB AS BODY BALANCE\Sign Pkg - J13528 J13528 12/9/2024 12/17/2024 LYTLE SIGNS © 2024 ALL RIGHTS RESERVED Twin Falls P.O. BOX 305 1925 KIMBERLY RD. TWIN FALLS, ID 83303 [PHONE REDACTED] 1.[PHONE REDACTED] fax [PHONE REDACTED] Boise/Meridian 2070 E. COMMERCIAL ST. MERIDIAN, ID 83642 [PHONE REDACTED] fax [PHONE REDACTED] THIS RENDERING IS CONCEPTUAL — COLORS MAY NOT REPRESENT ACTUAL FINISH — ILLUMINATED AND DAYLIGHT COLORS WILL VARY UNAUTHORIZED USE, REPRODUCTION AND/OR DISPLAY SHALL RENDER THE INFRINGER LIABLE FOR UP TO $150,000 IN STATUTORY DAMAGES, PLUS ATTORNEY FEES AND COSTS FOR EACH INFRINGEMENT UNDER THE U.S. COPYRIGHT ACT (17 U.S.C. 412 & 504) lytlesigns.com CLIENT: ADDRESS: DATE: ACCOUNT EXECUTIVE: DRAWN BY: FILE NAME: QUOTE: REVISIONS: PAGE OF 4 APPROVED BY: DATE: SCALE: 1/2” = 1’ 2 SIDE VIEW 9’-7 1/4” 0’-10” NON-ILLUM. INTERIOR SIGN 1/4” FCO ALUMINUM COPY AND GRAPHICS LOGO AND “BODYBALANCE”: PAINTED BLUE (PMS 287 C) MOUNTED TO INTERIOR WALL w/ 1/2” STANDOFFS “PHYSICAL THERAPY”: PAINTED BLUE (PMS 287 C) OLYMPIC BLUE (#57) OPAQUE VINYL OVERLAYS FLUSH MOUNTED TO INTERIOR WALL 2’-8 1/2” 4’-4” 0’-7 1/4” ---PAGE BREAK--- Body Balance Jerome, ID 12/5/2024 BB AS BODY BALANCE\Sign Pkg - J13528 J13528 12/9/2024 12/17/2024 LYTLE SIGNS © 2024 ALL RIGHTS RESERVED Twin Falls P.O. BOX 305 1925 KIMBERLY RD. TWIN FALLS, ID 83303 [PHONE REDACTED] 1.[PHONE REDACTED] fax [PHONE REDACTED] Boise/Meridian 2070 E. COMMERCIAL ST. MERIDIAN, ID 83642 [PHONE REDACTED] fax [PHONE REDACTED] THIS RENDERING IS CONCEPTUAL — COLORS MAY NOT REPRESENT ACTUAL FINISH — ILLUMINATED AND DAYLIGHT COLORS WILL VARY UNAUTHORIZED USE, REPRODUCTION AND/OR DISPLAY SHALL RENDER THE INFRINGER LIABLE FOR UP TO $150,000 IN STATUTORY DAMAGES, PLUS ATTORNEY FEES AND COSTS FOR EACH INFRINGEMENT UNDER THE U.S. COPYRIGHT ACT (17 U.S.C. 412 & 504) lytlesigns.com CLIENT: ADDRESS: DATE: ACCOUNT EXECUTIVE: DRAWN BY: FILE NAME: QUOTE: REVISIONS: PAGE OF 4 APPROVED BY: DATE: SCALE: 1/2” = 1’ 3 EXISTING PROPOSED TENANT PANELS REMOVE EXISTING “WALK-IN URGENT CARE” PANELS FROM BOTH SIDES OF D/F ILLUM. POLE SIGN MANUFACTURE NEW: (2X) WHITE POLYCARBONATE PANELS COBALT BLUE (#157) TRANSLUCENT VINYL APPLIED INSTALLED IN BOTH SIDES OF EXISTING POLE SIGN CABINET 3’-5” 8’-3 1/4” ---PAGE BREAK--- Body Balance Jerome, ID 12/5/2024 BB AS BODY BALANCE\Sign Pkg - J13528 J13528 12/9/2024 12/17/2024 LYTLE SIGNS © 2024 ALL RIGHTS RESERVED Twin Falls P.O. BOX 305 1925 KIMBERLY RD. TWIN FALLS, ID 83303 [PHONE REDACTED] 1.[PHONE REDACTED] fax [PHONE REDACTED] Boise/Meridian 2070 E. COMMERCIAL ST. MERIDIAN, ID 83642 [PHONE REDACTED] fax [PHONE REDACTED] THIS RENDERING IS CONCEPTUAL — COLORS MAY NOT REPRESENT ACTUAL FINISH — ILLUMINATED AND DAYLIGHT COLORS WILL VARY UNAUTHORIZED USE, REPRODUCTION AND/OR DISPLAY SHALL RENDER THE INFRINGER LIABLE FOR UP TO $150,000 IN STATUTORY DAMAGES, PLUS ATTORNEY FEES AND COSTS FOR EACH INFRINGEMENT UNDER THE U.S. COPYRIGHT ACT (17 U.S.C. 412 & 504) lytlesigns.com CLIENT: ADDRESS: DATE: ACCOUNT EXECUTIVE: DRAWN BY: FILE NAME: QUOTE: REVISIONS: PAGE OF 4 APPROVED BY: DATE: SCALE: 1 1/2” = 1’ 4 Move More, Live More! Business Hours Mon & Wed Tue 8:00am-6:00pm 7:00am-1:00pm (208)324-9011 1’-6” DOOR VINYL WHITE OPAQUE VINYL COPY AND GRAPHICS CUT AND FIRST SURFACE APPLIED TO DOOR GLASS Thur Fri 7:00am-1:30pm 8:00am-5:00pm 1’-9 3/4” ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 11th day of February 2025, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Body Balance for a Special Use Permit allowing signage to exceed 200 square feet, on the property described as Tax 2216694 of SESE (24-8-16) Jerome Unplatted, more commonly known as 1225 South Lincoln Avenue, Jerome, Idaho. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by February 5th, 2025, or physically submitted by noon February 7th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 17th day of January 2025. Ida Clark City Planner PUBLISH: January 25th, 2025 ---PAGE BREAK--- 3 1 1 2 2 3 2 1 1 2 1 18 11 16 15 12 12 21 27 9 1 3 5 7 8 6 4 2 68 69 33 31 30 34 35 37 41 40 39 38 51 52 53 49 48 47 46 50 5957 55 65 62 61 64 74 75 76 77 79 80 85 86 87 92 91 96 97 10 27 25 23 19 17 15 13 11 12141618 20 222426 28 129 121 115 215 401 327 323 319 315 309 305 301 227 221 215 209 307 311 315 321 325 329 401 407 304 308 314 318 322 326 408 148 202 210 216 222 228 306 310 314 320 324 328 400 406 333 327 321 315 309 303 237 231 225 219 213 209 203 123 115 109 103 311 307 303 304 306 310 311 303 300 304 310 311 301 225 225 201 221 [PHONE REDACTED] 1005 1027 1343 1323 1285 1225 1410 1302 1016 1100 1210 1120 1102 1038 1030 1228 1 5 3 6 4 5 2 A-161 A-162 Ridley's D & B Supply Lincoln Plaza Rotary Park B & R Bearing Progressive Dairyman Family Dollar Retail Spaces Jerome Homes Plaza Mexico Links Properties Farnsworth Mortuary S Lincoln Ave W Avenue I W Avenue K E Avenue I S Birch St W Avenue J S Alder St E Avenue J E Avenue K W Avenue J 1 inch = 250 feet . 1225 S Lincoln Nearest Neighbor 500ft 1225 S Lincoln January 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PT]BLIC NO'IICE ATIFIDAVIT narne(s) the attached Notice of Public F{earing was mailed to all propefiy owners within I/we, BfJ , f llir* certirv that on and a notice was posted at said property on Please attach: feet of the propertv located at lJrt-.q*#t"ti*f,oJ**Jf,fDp,r',lel I " , witness 1. Public I-Iearing Notice -n 2. Property Owners within the designated rnap area -F 3. Photo of Posted Notice Requested date of nrailingrf at least I 5 days prior to healing) at ieast l 5 days ;xior to hearing) R:\01 - Planning & Zoning\1 a Forms & Templates\Affidavit Notice of Publication- July'24.doc My commissionS{Rifp,r,, Sllfi-^ I .-s-*lIF 9i;2 = *di gorAq y ;6i.oti'iro^jNi tnrl f ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Design Review 505 South Lincoln Ave. – Dairy Queen Grill and Chill Design Review Overlay: Yes Exterior Façade Update: Yes Request: The applicant would like to update the exterior façade with colors, valances, and one wall photo. Existing Facade ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org To: Planning & Zoning Commission Cc: BJ Hess, Legal Counsel From: Ida Clark, Planning & Zoning Manager Date: February 11, 2025 Subject: Exterior Façade Design Review for 505 South Lincoln Avenue, Jerome, ID The property is located at 505 South Lincoln Ave, Dairy Queen Grill and Chill. This is an existing building. The property is located in the Design Review Overlay District, within 150 feet of the right- of-way of Lincoln Ave. as defined in Jerome Municipal Code Chapter 17.10.020, M. The application proposes an exterior update, including paint, valence, and an exterior wall picture. The following Design Review Guidelines should be considered: 1. Section 5.0 Guidelines for All Projects a. Section 5.1 Site Planning i. Guideline #1 Adjacent Buildings and Uses The proposed building is stand-alone, and the proposed updates are standard with the Dairy Queen branding. Dairy Queen is surrounded by other businesses, a school, and multi-family housing. b. Section 5.2 Architecture i. Guidelines #13 & #14 Enhance Jerome Classic Styles and Minimize Scale The existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. ii. Guidelines #22 and #24 Wall Materials and Wall Colors The application proposes updated colors in tans, greys, and red. The brick will remain with valances added to enhance appeal while avoiding harsh colors and combinations. One painted picture has been chosen on northern elevation. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 0" 8'-0" 6'-7 1/4" 0'-8" Optional: replace center panel and existing lights with Blizzard Art and Valance w/ lighting detail. Install over H.1 cement bd to meet width and height shown. Relocated posters and lights to drive thru side of building. Valance shown aligned with bottom of black eyebrow 1'-1 1/4" 1'-4" Top of poster from center of elect. wall mount. 48" Recommend reduced ht. accent base for lower poster position related to accent finish. Align with brick joint nearest to 12-18" (min/max), consistently wrap rear of building as shown. Recommend reduced ht. accent base OPTIONAL: relocated posters and lights, install over C.2 accent paint as shown. Upgrade option: install valance with lighting at same height as shown at Blizzard art, carry C.2 finish up to bottom of valance and set posters detailed distance from bottom of valance. ---PAGE BREAK--- Planning & Zoning Meeting January 14, 2025 This regular meeting of the City of Jerome Planning & Zoning Commission was called to order at 7:00 p.m. Present were Chairman Rod Mink, Commissioner Benjamin Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. Also present were Legal Counsel BJ Hess, City Planner Ida Clark, and Secretary Katie Elliott. Chairman Mink led the audience in recitation of the pledge of allegiance. Chairman Mink called the Public Hearing to order at 7:00 p.m. Public Hearing for a request from Hay Boomer, LLC, for a 23-lot industrial subdivision on the property described in Appendix A, more commonly known as the cultivated field on the northeast corner of South Tiger Drive (100 East) and East Yakima Avenue (200 South), Jerome, Idaho, containing approximately 153 acres. Chairman Mink went over the rules of conduct for a subdivision hearing. The commission action findings: In determining the acceptance of a proposed subdivision, the commission shall consider the objectives of this title and at least the following: I. The subdivision conforms to the comprehensive plan; II. The availability of public services to accommodate the proposed development; III. The continuity of the proposed development with the city's capital improvement program; IV. The public financial capability of supporting services for the proposed development; and V. Other health, safety, or environmental problems may be brought to the commission’s attention. Comments shall be limited to three minutes per person. Comments must relate to the purpose of the public hearing as stated earlier and addressed to the Commission. The Commission, speakers, and audience members need to be respectful. Any statement made during the hearing shall not involve personal, impertinent, or slanderous statements. The use of profane, vulgar, inflammatory, threatening, abusive, or disparaging language or racial or ethnic slurs directed toward anyone in the room will not be tolerated. Staff Report: Ms. Clark stated the parcel was annexed into the City in August 2024 and zoned Light Industrial It has been cultivated pasture for years. The applicant wants to plat 23 lots on approximately 153 acres. The proposed project, a preliminary plat, requires review and recommendation from the Planning and Zoning Commission as detailed in Chapter 16.16 of the Jerome Municipal Code. The applicant requests preliminary approval on the complete plat with subdivision development in phases. The industrial zones do not have a minimum lot size; however, development must comply with setbacks, parking, and landscape requirements. Regarding the Jerome Comprehensive Plan, Ms. Clark stated the application meets Chapter 3 – Our Natural Environment: Objective 3.3: Ensure that new growth within the Area of City Impact considers ongoing agricultural uses and that new development supports the ---PAGE BREAK--- agricultural industry. It also meets Chapter 4 – Our Built Environment: Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future. The Future Land Use Map shows this area as Industrial. The application also meets Chapter 6 – Our Quality of Life: Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. Ms. Clark went over the Preliminary Plat Criteria with the commission. The applicant has provided a complete subdivision application with adequate information to review the preliminary plat. As required by code, a mailed notice was sent to adjacent property owners on December 20, 2024. Idaho Power, Intermountain Gas, the School District, Jerome County, North Side Canal Company (NCSS), and the Post Office were sent notices regarding the proposed subdivision. North Side Canal Company responded with a letter regarding the canal that has been sent to the developer. No comments have been received from other agencies. City departments, including Building, Engineering, Fire, Water, and Wastewater, were allowed to comment on this application. Comments have been addressed on the preliminary plat. Regarding 16.28.040: LOT REQUIREMENTS, lots range from 5.27 acres to 8.25 acres. There is no minimum lot size for industrial lots. Regarding 16.28.050 - .051: STREETS AND DEDICATION OF STREETS, the application proposes dedicating all streets to the public. They will construct half of East Ave T from South Tiger Drive for future connectivity. Another access will be from South Tiger Drive, which is Dairy Drive. South McKinley will be accessed from East Yakima Avenue, connecting to the internal streets of South Lyndon and South Nixon. Regarding 16.28.052 - .053: STREET LOCATION AND STREET SPECIFICATIONS, the streets are located accordingly to serve all proposed lots. The streets meet the required horizontal and vertical geometry and minimum and maximum grades. Regarding 16.28.054: STREET NAMES, the proposed street names conform to the existing city grid. Regarding 16.28.070: EASEMENTS, the plat proposes appropriate easements and includes the required irrigation easement for the canal. Regarding 16.28.100: STORMWATER RETENTION/DETENTION, the materials show the retention pond southwest of the development. Parcels are also required to retain water on-site when developed. Regarding 16.28.110: CURBS, GUTTERS AND SIDEWALKS, the development proposes a curb, gutter, and a five-foot wide sidewalk along South Tiger Drive and East Yakima Avenue. Ms. Clark stated that the city code is vague on the internal requirements for sidewalks within an industrial subdivision, but they will work with the property owners as the lots develop. ---PAGE BREAK--- Regarding 16.28.140: IRRIGATION LINES AND WATER RIGHTS, all lots will be provided with pressurized irrigation. The canal that runs diagonally through the property will be piped. They have acknowledged that, per municipal code, water shares will be transferred to the city for irrigation delivery. Regarding 16.28.150: REQUIRED IMPROVEMENTS, the preliminary plat includes fire hydrants and street lights where required, meeting the code's requirements. As the lots are developed, they must comply with the landscape ordinance. Ms. Clark reminded the commission of the objectives of this title when considering the subdivision. Ms. Clark went over the plat with the commission in more detail. She stated Lot 1 will have two access points the engineering department has reviewed. Upon inquiry from Commissioner Johnson, Ms. Clark stated the hearing is for the subdivision only. Upon inquiry from Commissioner Reed, Ms. Clark stated the property to the north of the proposed subdivision is in the county, and the property to the east side is the residential subdivision in the county. Ms. Clark showed the commission where the access points would be in the subdivision on the plat and on Google Maps. She affirmed the zoning for the property is zoned Light Industrial. Upon inquiry from Chairman Mink, Ms. Clark stated they are considering the entire 153 acres for a subdivision. Upon inquiry from Commissioner Reed, Ms. Clark stated the property not included in the subdivision is a house. Applicant testimony: David Thibault, Twin Falls, from EHM Engineers representing Hay Boomer, stated they were recently here for annexation and now want to subdivide the property. He stated they will build East Ave T out along the northern boundary. They will have northern access to the property just north of the access from Idaho Milk Products (IMP) and southern access from East Yakima or 200 South. Mr. Thibault showed the access points to the commission on the preliminary plat. The development is planned for industrial use, but they do not know the uses. He continued that all the lots would be accessed within the internal roads they build except for Lot 1. Mr. Thibault stated the hard corners on the mile roads are prime real estate, and they have worked with the City Engineering team to locate proposed access locations as far away from the intersection as possible due to future signals at the intersection. There are no plans for a signal now, but there may be a signal in the future. About Lot 1, Mr. Thibault stated they are proposing a “right in, right out” access on the south side of the property and a “full service” access to the north. The northern access will be approximately 650 feet from the intersection. He continued that the access was discussed and agreed upon as acceptable as presented by the Engineering Department and team. Mr. Thibault stated they are proposing a couple of stormwater retention areas on site until the property is developed. As the users come along, they will design their own sites for water retention. They are working with the NSCC to re-rout the canal along the property's perimeter instead of going diagonally through the property. All of the water deliveries will be preserved and relocated within concrete irrigation box structures, where the water will be diverted as necessary. Mr. Thibault stated he believes this preliminary plat conforms with the Comp Plan, is serviceable, and is in ---PAGE BREAK--- conformance with the Future Land Use Map and the planning the city has done for the industrial area. He continued that the subdivision would benefit the city. Chairman Mink inquired if the pivot had a current irrigation pond. Mr. Thibault showed where the current pivot is on Google Maps and that there is a diversion point on the northeast side of the property that diverts the water down the canal diagonally through the property to a pond and pump. They propose to intercept the water and pipe it down the property's perimeter for delivery. Upon inquiry from Commissioner Johnson, Mr. Thibault stated they would be doing pressurized irrigation and showed the commission where it would be located on the plat. It will be captured on the northeast boundary and go south along the boundary to the road, where it will then go west to South Tiger, where it will go under the road for delivery. Commissioner Reed stated he is concerned about traffic bottlenecking around Lot 1 and asked Mr. Thibault how they would mitigate the traffic. Mr. Thibault stated it is hard to forecast what traffic will be without a use for the property. Traffic volume and intensity will vary with each user. Valley Wide Country Store at the corner of South Lincoln and Nez Perce was used as an example of a use that could go on the property. This use is a higher volume of traffic than what would be on the proposed property. Valley Wide has a similar approach to what they are proposing. Mr. Thibault reviewed the approaches for Valley Wide and their proposed approaches in detail with the commission. The proposed subdivision will have a “right in and out” restriction for the access, 440 feet from South Tiger, on the southern boundary to help mitigate the issues that may come from traffic which Valley Wide does not. Discussion was held on stacking cars from the intersection. Mr. Thibault stated that this design and proposal are more conservatively designed than those already established in the community. Testimony in neutral: Ms. Clark read the following onto the record: Gerald Beasley, Jerome, Idaho Neutral I am agreeable to the application as long as the subdivision meets the definition of M-1 Light Industrial; and a proper barrier is installed before work begins. Absolutley againts any M-2 Heavy Industrial going into this property. Pat Beasley, Jerome, Idaho Neutral I am not against progress, but I am against M2 in our back yard. April Fluckinger, Jerome Neutral It’s a bit hard to say neutral or opposed with such little information. I am not opposed to the development as long as it remains light industrial and a properly designed barrier is included. This is residential by industrial. I would like a barrier designed showing calculations that there will be a reduced impact. What type of development is anticipated? If Mr. Thibault is not competent with this task then he should find someone who can do it. If this isn’t his job, than who’s is it? An engineer’s first duty is to the ---PAGE BREAK--- health, welfare and safety of the public. That is part of engineering ethics. If development is done then do it right. The barrier should be included on the plat. Kristine McDonald, Jerome resident, stated that nothing has been brought to her attention about the buffer. She heard it would be the minimum of what they have to do. She would like the developer and Mr. Thibault to meet with the residents from the subdivision as it would affect them to come up with an appropriate buffer. She would also like to have the buffer before breaking ground. An appropriate buffer that is aesthetically pleasing. She believes the applicant needs to sit down with the residents and agree on the buffer. Donell Fluckinger, Jerome resident, stated he also has not heard anything and mitigation is better than litigation. Health and safety have not been addressed. He believes that there should be a proper barrier built on the east side, and if Mr. Thibault isn’t competent, as he has said he is not an acoustic engineer, he needs to find one. It is better to be proactive than reactive. Residential is the opposite of industrial. Since there is not a proper setback, they need to get something in there. Aesthetics go both ways. He would like to see a six-foot berm with a six-foot wall and some vegetation for aesthetics and sound. He is not against development, but he is against negligence and giving the engineering profession a bad name. He would like them to build something that another engineer would do in the same situation. The wall should be designed and evidence based. It should show that it will work. He has worked with Scott Jackson Excavation Company for over 20 years and they have always done things right. He assumes that Mr. Jackson wants to do things right. It might cost more upfront, but it is worth it. The berm should go in when everything else goes in. It should go in before the buildings go in. Those are his concerns. Kim Cornwell, Jerome resident, stated she is neutral as long as it stays light industrial. She stated she believes a berm should be built. She would like to know where the irrigation will be. If it is near homes, she would like to see it protected from the kids. She is for the Light Industrial. Skyler Hill, Jerome resident, stated his home faces to the west. He is not opposed to the development as it helps the city and county grow, but he would like to see a barrier before the construction starts. He stated he has been getting trash and trees from the construction site across South Tiger in his yard. He would like to see a berm and a fence built or something that looks decent. He has been at his house for 17 years, thought it would be his forever home, and hopes to keep it that way. He is not opposed to construction but would like it to stay M-1. Mr. Hill stated it is a good plan and would like to see a barrier before construction starts. He also would like the berm to be uniformed, not a Lincoln log home that someone uses scraps to build. Alejandro Magallon, Jerome resident, stated he will be a neighbor to this. He has kids that like to play outside. He stated it is a good plan, but would like a wall built first before they build the subdivision. ---PAGE BREAK--- Rebuttal testimony: Dave Thibault, representing EHM Engineering, regarding the buffer, the preliminary plat has a landscape utility easement setback that will be established. Through the process of working with the neighbors through the annexation and public meeting settings, there was no conclusion for fencing. The Jerome Code does not require fencing to go around a subdivision project. There is a 50-foot right of way from the property line regarding the setbacks. Measuring from the property line going west, they are anticipating a 40-foot-wide easement for the NSCC. They propose an 18” – 24” high berm within that easement over the top of the buried irrigation line. They are taking the open channel irrigation to a buried line, making it safer for the neighbors. They are not proposing fencing as it can pose challenges to the canal company’s operations, access, and maintenance. But they do include landscaping and planting trees that will be 100 feet apart. The total width for a buffer will be 90 feet. They believe this is a sufficient buffer zone. Mr. Thibault stated the City’s Fire Department, Engineering Department, his department, and the code regulations all have requirements that have been reviewed by City Staff and have been satisfied. They believe it is a safe project and meets the standards. Mr. Thibault went over the location of the proposed pressurized irrigation box. He stated it is along the east boundary but is some distance to the north of the north boundary of the residential subdivision. The irrigation will be placed on private property within concrete irrigation diversion structures with grated tops for safety and pumps on top of the grates. Mr. Thibault stated he understands the concern for trash and debris. There needs to be some level of enforcement when wind events occur, and he knows that they try to use best management practices, but they are not 100%. Mr. Thibault stated that regarding the comment to “give them something,” he does not believe there is anything that states they need to “give” anyone something. They have tried to be good neighbors as the zone is light industrial, and they have a plan that meets the requirements. He is seeking approval from the commission to move forward with the development. Ms. Clark stated she would speak with the contractors at IMP regarding the trash. She also stated that the City Code requires the quietest use of the property to go toward the residential area when commercial use is up against a resident's use. An example would be a parking lot or storage. The new use will also be held to the landscaping standards. They will be required to put in landscaping that will be additional to the trees on the eastern boundary. There are additional requirements for users entering the subdivision where they will have more restrictive codes. The uses that come in must complete a complete landscape plan. Mr. Thibault again stated they do show the landscaping plan on the plat. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:45 p.m. Consider a request from Hay Boomer, LLC, for a 23-lot industrial subdivision on the property described in Appendix A, more commonly known as the cultivated field on the northeast corner of South Tiger Drive (100 East) and East Yakima Avenue (200 South), Jerome, Idaho, containing approximately 153 acres—action item. ---PAGE BREAK--- Chairman Mink went over the commission's actions for this hearing. The commission must find the following: The conformance of the subdivision with the comprehensive plan, the availability of public services to accommodate the proposed development, the continuity of the proposed development with the capital improvement program of the city, the public financial capability of supporting services for the proposed development, and the other health, safety, or environmental problems that may be brought to the commission's attention. Commissioner Reed stated there is not much they can do with a berm. He wants to see a berm but is unsure if they can enforce it. Commissioner Fraser stated she does not see anything they can deny and believes they comply with the standards. Commissioner Schroeder stated he agrees they comply. He also acknowledges some controversy about the berm and the trash around it. He stated the application meets the code, which is what we are looking at, and when it is developed, they may be able to place more conditions. Commissioner Johnson made a motion approve the request from Hay Boomer, LLC, for a 23-lot industrial subdivision on the property described in Appendix A, more commonly known as the cultivated field on the northeast corner of South Tiger Drive (100 East) and East Yakima Avenue (200 South), Jerome, Idaho, containing approximately 153 acres, finding that the subdivision is in conformance with the Comp Plan and adequate public services are available to accommodate the proposed subdivision. Second to the motion by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Shonna Fraser and Commissioner Paul Johnson. NAYE: None. Commissioner Ben Reed abstained from voting by stating present. Chairman Mink called the Public Hearing to order at 7:50 p.m. Public Hearing for a request from Gateway Properties LLC (Rich Davis) for a rezone from Mixed Use (MU) to High-Density Business (C-3) on the property described in Appendix B, more commonly known as the farmland on the northwest corner of South Tiger (100 East) and 300 South, Jerome, Idaho, containing 18.29 acres, more or less. Staff Report: Ms. Clark reminded the commission that they recently saw this property regarding a lot split. The parcel is currently zoned Mixed-Use. It has been farmland for years. The 80 acres were split by aliquot and rezoned from High-Density Business to Mixed-Use. The remaining 40 acres were approved for a lot split at the December 10th Planning and Zoning meeting. The Record of Survey and deeds have been recorded. The request is to rezone the southern parcel to C-3, which would be contiguous with the parcels to the west. Ms. Clark went over the adjacent land use and zoning with the commission. To the north is farmland/trucking, with the zoning being MU/Area of Impact-Industrial. To the south is Farmland/Houses, with the zoning being Area of Impact- Industrial. To the east is ---PAGE BREAK--- Farmland/Houses, with the zoning being Area of Impact- Residential. To the west is Farmland/Commercial, with the zoning being High-Density Business. Ms. Clark stated the Comprehensive Plan: The Future Land Use Map designates this parcel as Residential High. Residential high is allowed in the C-3 zone with an approved special use permit. Ms. Clark stated the parcel is currently zoned Mixed-Use (MU), which allows convenience stores without fuel, restaurants, banks, professional office space, retail, and many other uses with an approved special use permit like an RV Park and multi-family dwellings, and health care services are allowed. The proposed zone for High-Density Business (C-3) would permit uses like professional services, offices, restaurants, health clinics, emergency services, convenience stations with or without fuel, and hotels. Multi-family housing and many other uses are allowed with an approved special use permit. All land use regulations detailed in Title 17 of the JMC will apply to the property, including setbacks and minimum lot size. The current MU zoning has setbacks at 25’ front, 20’ rear, 20’ interior side, and 20’ street side, with a minimum lot size of 7,000 square feet. The setbacks for C-3 are 25' front, 10' rear, 12' interior side, and 25' street side, and there is no minimum lot size, but you cannot cover more than 80% of the lot. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the Commission shall review the application for a rezone to determine if the request Is in accordance with the Comprehensive Plan; will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; is compatible with the zoning uses in the surrounding areas; and will not create non-conforming uses. Regarding the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request is in accordance with Chapter 1: Property Rights. There is no “taking,” and the request is from the landowner. The request is in accordance with Chapter 4, Our Built Environment, “Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future.” This area of the City is still developing. There are established businesses along North Frontage Road. With the new interchange, this area will see more growth and development. A rezone for High-Density Business would allow many uses appropriate for the area due to its proximity to the interstate. Regarding the demand for public infrastructure that is not currently available, including municipal sewer and water services, water and sewer would be available to extend in North Frontage Road (300 South) at the developer's expense. As stated above, this area of the City is mostly farmland with some established businesses along North Frontage Road. This parcel is contiguous to High-Density Business to the west, which is compatible with the zoning uses in the surrounding areas. ---PAGE BREAK--- Regarding the creation of non-conforming uses, no non-confirming uses will be created as this is farmland. Ms. Clark stated that the staff is neutral to this request as it is presently farmland and contiguous to C-3 zoning. Applicant testimony: Rich Davis, a Twin Falls resident, stated they would like to rezone the parcel to C-3, as it would give them more flexibility to find users and plan for the property. They want to be cohesive with the surrounding properties. Ideally, they would like to have office spaces. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:58 p.m. Consider a request from Gateway Properties LLC (Rich Davis) for a rezone from Mixed Use (MU) to High-Density Business (C-3) on the property described in Appendix B, more commonly known as the farmland on the northwest corner of South Tiger (100 East) and 300 South, Jerome, Idaho, containing 18.29 acres, more or less- action item. Commissioner Reed made a motion recommending the rezoning request for property described in Appendix B, more commonly known as the farmland on the northwest corner of South Tiger (100 East) and 300 South, from Mixed Use (MU) to High-Density Business (C-3) be approved, finding that the rezone Is in accordance with the goals of the comprehensive plan; Adequate public facilities exists; The proposed zone is compatible with the zoning and uses of the surrounding area; and no nonconforming uses will be created. Second to the motion by Commissioner Schroeder and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 8:00 p.m. Public Hearing for a request from Jeff Couch for a front yard setback variance on the property described as Lot 1 Blk 11, Stoney Ridge Subdivision #5 SE 7-8-17, more commonly known as 1012 23rd Avenue East, Jerome, Idaho. Staff Report: Ms. Clark stated the house is currently being built in the new phase of the Stoney Ridge subdivision. The applicant measured from the incorrect stake. The foundation has been poured. The applicant has noted they can use the landscape area to blend the setback with the other lots. The front setback should be 25 feet and is currently at 21.5 feet. ---PAGE BREAK--- The property in question is currently zoned Residential 1 Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 20’; Interior Side- and Side Street- 15’. Ms. Clark stated the Jerome Municipal Code defines a variance as: A modification of the requirements of this title as to lot size, lot coverage, width, depth, front yard, side yard, rear yard, setbacks, parking space, height of buildings, or other provisions of this title affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots. A variance shall not be considered a right or special privilege, but may be granted to an applicant only upon a showing of undue hardship because of the site's characteristics and that the variance is not in conflict with the public interest. Ms. Clark went over the Variance Criteria with the commission. Regarding Criteria A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district. The application notes that nothing is placed in the utility easement, and he did not realize that the subdivision plans include a landscape border along the sidewalk. Staff notes that this building lot has no special conditions or circumstances. The lot is a corner lot; however, it is 8,167 square feet, allowing all setbacks to be met. Regarding Criteria B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. A literal interpretation of the title would not deprive the applicant of any rights enjoyed by other properties. The applicant is asking for a 21.5-foot setback because they measured from the incorrect place. No other variances for a front yard setback have been requested or approved in this subdivision phase. Regarding Criteria C- That special conditions and circumstances do not result from the actions of the applicant. The request for a front yard setback variance directly results from the applicant's actions. Unfortunately, the applicant measured from the incorrect stake when establishing the setback line. Staff also noted that they measured from the incorrect line at first. When inspecting another foundation, they noticed that something wasn’t correct. When city staff re-measured, the correct stake was used, and the 3.5-foot discrepancy was found. Regarding Criteria D- That granting the variance requested will not confer on the applicant any special privilege denied by this title to other lands, structures, or buildings in the same district. Variances are typically granted when the applicant proves undue hardship because of the site's characteristics and the variance does not conflict with the public interest. While the variance does not conflict with the public interest, the applicant has not proven an undue hardship. The applicant stated to City staff that they could meet the setback by reducing the garage by 3.5 feet, as they have done this in Twin Falls in a similar situation. Ms. Clark stated staff has reviewed this request and they recommend the variance request be denied as there are no special conditions or circumstances peculiar to the land or structures. There is also a solution to fix the setback error. The Building Official, Kortnie Kent ---PAGE BREAK--- stated after reviewing the situation, I realized I used the incorrect reference point for my measurements. I sincerely apologize for this oversight. I have taken immediate steps to correct the measurement point and have verified that all other homes in this subdivision are accurate and compliant. It's important to note that the Approved City Plan Set states, "The Contractor shall verify and is responsible for all dimensions." When I issue a building permit, the Contractor must sign at the bottom, agreeing to "comply with all applicable provisions and ordinances governing this type of work." Regarding Jerome Municipal Code 17.70.040: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: Under no circumstances shall a variance or an appeal of a variance be granted to allow a use not permissible under the terms of this title and the zoning district involved, or any use expressly or by implication prohibited by the terms of this title in said district. (Ord. 1070, 2010) Ms. Clark stated this is an unfortunate situation, where the property line is usually the sidewalk, but within this subdivision, they added a landscaping strip, so there was an error on both sides. Unfortunately, the variance code does state a variance is not given when it is at the applicant's actions. Ms. Clark showed the picture of the foundations to the commission. Ms. Clark stated the applicant can take 3 ½ feet off the garage. If the variance is approved, the applicant has stated they can take some of the landscaping to blend. Upon inquiry from Commissioner Reed, Ms. Clark stated the stakes were set, and it is up to the developers or contractors to measure correctly. Once they have measured, the City will come out and measure. They were given permission to continue to pour the foundation. When staff went out and looked to verify it was correct, they found the discrepancy. Commissioner Reed stated there was an error on both sides. Upon inquiry from Commissioner Schroeder regarding the pictures, Ms. Clark confirmed the second foundation was at the correct 25 feet. Applicant Testimony: Jeff Couch, a Twin Falls resident, stated they normally measure from the sidewalk back. When the (City) inspector came back when the foundation was framed and before the foundation was poured, they were good. It wasn’t until the neighbor started pouring their foundation that they noticed the property pin was back. It was both their faults. With three feet, they will landscape the property to help. Commissioner Johnson inquired what the applicant would do for landscaping. Mr. Couch stated since it was on the corner, he would like to go back three feet in the yard, put a retaining wall, and berm it out with landscaping. He stated he owned a landscaping company and would make it look good. Commissioner Reed stated it may be more work to take the three feet off the of garage. Upon inquiry from Commissioner Reed, Mr. Couch stated a full-sized pickup may not fit into the garage if three feet is taken. Mr. Couch stated that is why he picked the variance route, as they can continue the build and blend it with the rest of the neighborhood. He stated most people will not see the difference unless they look from the side. Commissioner Reed stated he liked having a little bit of character with staggering the houses. Mr. Couch stated they are not within the easements for utilities, and Ms. Clark confirmed they were not. Upon inquiry from Chairman Mink regarding a full-sized pickup in the driveway, Mr. Couch stated that the driveway is still 22 feet and the garage would be 23 feet. ---PAGE BREAK--- There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 8:13 p.m. Consider a request from Jeff Couch for a front yard setback variance on the property described as Lot 1 Blk 11, Stoney Ridge Subdivision #5 SE 7-8-17, more commonly known as 1012 23rd Avenue East, Jerome, Idaho- action item. Commissioner Fraser inquired if there is anything saying they cannot legally approve the request. Mr. Hess stated no and went over the variance criteria with the commission. Commissioner Fraser stated that since they had already poured the concrete where they would have to tear up the three feet, she did not see any harm to the neighbors or concerns over this application. Commissioner Reed stated that even though the contractor initially measured wrong, the City allowed them to pour. He would be concerned if the City had not given them the green light. Chairman Mink inquired what they would say if the house was complete? Commissioner Reed stated it is an unfortunate mistake and agrees to approve the application. Commissioner Schroeder stated he somewhat concurs with staff as it is the contractor’s actions that resulted in, but he also favors varied setbacks. He does not believe a 3 ½ foot variance will hurt anything. He also does not want other contractors to pour incorrectly, and then come in for a variance. Commissioner Johnson stated he thinks that it is a one-off. Commissioner Reed stated that the inspector was now going and ensuring the contractors knew it was just a human error. Ms. Clark stated she looked into the cost of re-pouring the concrete, which would be a significant cost to the applicant. There is an undue hardship. Commissioner Schroeder made a motion to approve a front yard setback variance from Jeff Couch on the property described as Lot 1 Blk 11, Stoney Ridge Subdivision #5 SE 7-8-17, more commonly known as 1012 23rd Avenue East, finding granting the variance will not confer on the applicant any special privilege that is denied by this title to other lands or structure. Variance would be granted at 3 ½ feet. Second to the motion by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Discussion- Zoning Code Update Ms. Clark went over a few zoning code updates. Regarding the noise ordinance, this is only for commercial and industrial zones only. A discussion was the restrictions the commission can add to a special use permit; accuracy of decibels on the equipment used to measure noise; measuring with a having specific equipment referenced in the code to make sure measuring is done the same; the cost of equipment for smaller companies; having industry- standard equipment; speaking with industries that are already regulated by OSHA; adding ---PAGE BREAK--- verbiage to building permits for enforcement as the city grows; making sure enforcement can be kept up with; using Fluke decibel meters; commissioners did not want this addressing concerts & events at the fairgrounds or parks; and making sure the code does not conflict with other codes that are already in place. Ms. Clark stated she would like to have the Police Chief, property owners, and industries review the draft code and take everyone’s comments and concerns. Upon inquiry from Commissioner Johnson regarding industries built out in the county, but the noise/smell comes into the City. Ms. Clark stated they have had concerns about industries like hot plants, which is a possibility. Ms. Clark stated that the City Council was not opposed to the application for the Canal Subdivision final plat, but they had a lot of questions regarding the four-lot subdivision. A few council members asked Ms. Clark to research wider lots widths. Discussion was held on different city zoning and the minimum lot width. Ms. Clark stated she was given directions to look into lot sizes and widths regarding our code that may need updating. Commissioner Reed stated he does not like it when there are varying access widths within a contiguous area. Ms. Clark stated the average access width in the newer subdivision exceeds 35-40 feet. They do have some of the original townsite lots that are narrower. Commissioner Reed stated he would like to look into a two or three block areas. Discussion- 2025 Meeting Dates Ms. Clark stated they would continue to have the month's first meeting. However, for the meeting on November 11th, City Hall will be closed for Veterans Day, and inquired about moving the meeting to Wednesday if necessary. The commission agreed to move it to Wednesday, November 12th. Ms. Clark stated they would hold one meeting in both February and March. CITIZEN CORRESPONDENCE AND ISSUES None Consent Agenda The consent calendar consists of items that are considered to be routine in nature and will be enacted in the form of one motion. Any item can be removed from the consent calendar and heard in its regular order at the request of any commissioner or the chairman. A. Approve the minutes from the December 10th, 2024 regular meeting. B. Findings and Conclusions for a request from Quadrant Investments LLC for Annexation and Initial Zoning of the property described as Tax 2303219 (County Portion) of NENE SEC 31 T8 R17, more commonly known as the pasture on the south side of 200 South between 715 East Yakima Avenue and 79 East 200 South, Jerome, Idaho, containing approximately 9.4 acres. ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON APPLICATION OF QUADRANT INVESTMENTS LLC FOR ANNEXATION AND INITIAL ZONING OF THE PROPERTY DESCRIBED AS TAX 2303219 (COUNTY PORTION) OF NENE SEC 31 T8 R17, MORE COMMONLY KNOWN AS THE PASTURE ON THE SOUTH SIDE OF 200 SOUTH BETWEEN 715 EAST YAKIMA AVENUE AND 79 EAST 200 SOUTH, JEROME, IDAHO, CONTAINING APPROXIMATELY 9.94 ACRES A Public Hearing at the request from Quadrant Investments, LLC for annexation and initial zoning of the property described as Tax 2303219 (County Portion) of NENE Sec 31, T8, R17, more commonly known as the pasture on the south side of 200 South between 715 East Yakima Avenue and 79 East 200 South, Jerome, Idaho containing approximately 9.94 (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday, December 10, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by commissioners and other speakers addressing the commission, whether in person or via virtual connection, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, gave a staff report and brief background on the application. Ms. Clark stated that the application requests to annex a bare parcel containing approximately 9.94 acres on the south side of East Yakima Avenue. The Applicant is proposing the land zoned High-Density Business The application states the property is currently uncultivated; however, interest is in the land being developed. The land is contiguous to the boundary of the City of Jerome and is within the Area of City Impact. The proposed Area of City Impact map identifies the land as Area of City Impact - Commercial. This parcel has been in the Area of City Impact Commercial since 2005. City utilities can serve the site if the utilities are extended to the site at the owner’s expense. Idaho State Code, Section 50-222(5)(a) states, “Annexation with consent. In the case of a prospective annexation where all landowners of the subject property have requested annexation or where the landowner or landowners of a contiguous parcel have given consent…. Upon determining that a proposed annexation meets the requirements of this subsection, a city may initiate the planning and zoning procedures outlined in, Chapter, Idaho Code to establish the comprehensive planning policies, where necessary, and zoning classification of the lands to be annexed.” The property owner has given consent. The property owners have requested and consented to annexation. The Applicant requested annexation from the City Council on November 19, 2024, in a recorded letter showing contiguous land. The City Council has directed the Planning & Zoning Commission to review this request. Per Jerome Municipal Code Title 17.80.1, Ms. Clark stated, “Before the annexation of an unincorporated area, the council shall request and receive a recommendation from the commission as to the compatibility of the comprehensive ---PAGE BREAK--- plan with, and to the proposed zoning for the unincorporated area...” The Applicant requests a zone of High-Density Business (C-3) that allows sales of garden/farm equipment, convenience stores, equipment sales, and services and uses with a Special Use Permit like industry limited and vehicles and truck and heavy equipment repairs and services. Ms. Clark reminded the Commission that the C-3 zone allows a variety of uses. As proposed, the annexation request meets the following chapter in the City of Jerome’s Comprehensive plan. It meets Chapter 3 – Our Natural Environment: Objective 3.3.d Consider the impact on adjacent agricultural businesses (fertilizer production, food processing, shipping,3.3.i etc.) when reviewing new annexations and development applications. The property to the north is zoned Heavy Industrial, with a blend of heavy industry, warehousing, and a truck terminal yard. The property to the west is commercial, with remaining residential use and bare property zoned as light industrial. It also meets Chapter 4 – Our Built Environment: Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future. C. “Future growth is also visualized within the ACI, as annexation requests are received adjacent to city limits, they will continue to be evaluated to ensure that adequate public services and facilities are available and that any new development is compatible with the surrounding urban uses. Adequate public services are available. This application also meets Chapter 6 – Our Quality of Life: Foster a supportive, healthy, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers and offers opportunities for everyone to live, work, and play. Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. Zoning of commercial allows various businesses and uses to be located in this zone. Ms. Clark stated in Chapter 17.110, Jerome Area of City Impact, that before the annexation of land into the city, the county and city shall meet and jointly determine the renaming and/or readdressing of any previously named county road. Every attempt to maintain consistency, limit potential confusion, and assist emergency services in providing directions to first responders shall be made by extending the altered name and/or addressing sequence to the nearest intersection or most logical point of termination whenever possible. The county shall continue to be the addressing authority for all properties within its jurisdiction. City staff met with Jerome County Planning & Zoning to discuss addressing. After the public hearing at the Planning and Zoning meeting, the Commissioners shall consider the following and forward a recommendation to the City Council regarding the compatibility of the comprehensive plan with the proposed zoning for the unincorporated area. Will the proposed zone have any detrimental effects on the City’s or any other public entity’s ability to provide public services to the annexed land, and is the proposed amendment consistent with the policies of the adopted comprehensive plan? ---PAGE BREAK--- Upon Chairman Mink's inquiry, Ms. Clark clarified that the zoning will be High- Density Business She went over the surrounding zoning with the Commission. The Area of City Impact does designate the property for commercial use. The area has been zoned commercial with the county since 2005. Applicant Testimony: Simone Young-Tem, of American Canyon, California, presented and testified before the Commission by Zoom. Simone Young-Tem testified they are selling the parcel and that the buyer is requesting to annex into the City to access the utility services. The buyer was also present via Zoom and would refer questions regarding the use to the buyer. Ms. Clark reminded the Commission that they need to consider every use allowed within the zone. The Commission then recommends to the Council what the zoning should be. Testimony in Favor: Cory Johnson, representing Dairy Farmers of America of Salt Lake City, presented and testified before the Commission. Mr. Johnson stated they are a cooperative of dairy farmers in Idaho. They transport milk to the surrounding plants. They are currently operating out of a building south of the interstate where they are leasing. They want to build a new facility to utilize the city services. They haul into Idaho Milk Product and use the Western Dairy Transport wash bays. They haul for other surrounding dairies. This property would remove them from crossing the interstate. They would like to tie into the water system as they would like to utilize a Clean in Place (CIP) system to sanitize their equipment. They currently have 70 jobs but may grow more. Upon inquiry from Chairman Mink, Mr. Johnson stated they were not interested in the railroad. Upon inquiry from Commissioner Johnson, Mr. Johnson stated the CIP is a backup system as they are contracted to wash out at all the receiving plants. This would be a backup system just in case a piece of equipment is down, and they need to refresh it to go and pick up milk. It would be used sparingly. Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and material in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to annex the property described herein; ---PAGE BREAK--- B. The Application seeks to have the property described herein zoned as High- Density Business C. Annexation and zoning of commercial will allow various businesses and uses to be located in this zone; D. The proposed use of the parcel will not create any non-conforming uses; and E. The Comprehensive Plan of the City of Jerome promotes a supportive, healthy, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers and offers opportunities for everyone to live, work, and play specifically by diversifying the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. II. Conclusions A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome and will not adversely affect the character of the area where the property is located. B. The Commission recommends the Quadrant Investments, LLC application for annexation of the property described herein to the Jerome City Council. C. The Commission recommends that the property described above be approved for zoning to High-Density Business These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 14th day of January 2025, in support of the decision of the Planning and Zoning Commission on the 10th day of December 2024 to approve the application for a preliminary plat is hereby made final this 14th day of January 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). C. Findings and Conclusions for a request from Tyler Davis-Jeffers, Summit Creek Development, for a nine lot commercial subdivision of the property described as Tax 2204783 of SEC 24 T8 R16, more commonly known as the cultivated field on the ---PAGE BREAK--- south side of West Main Street between Producers Livestock Auction 11 S 100 W and 961 West Main Street, Jerome, Idaho, containing approximately 46.15 acres. FINDINGS AND CONCLUSIONS ON PUBLIC REVIEW FOR A COMMERCIAL SUBDIVISION PRELIMINARY PLAT SUBMITTED BY TYLER DAVIS-JEFFERS, SUMMIT CREEK DEVELOPMENT, FOR A NINE LOT COMMERCIAL SUBDIVISION OF THE PROPERTY DESCRIBED AS TAX 2204783 OF SEC 24 T8 R16, MORE COMMONLY KNOWN AS THE CULTIVATED FIELD ON THE SOUTH SIDE OF WEST MAIN STREET BETWEEN PRODUCERS LIVESTOCK AUCTION 11 S 100 W AND 961 WEST MAIN STREET, JEROME, IDAHO, CONTAINING APPROXIMATELY 46.15 ACRES A public hearing for a commercial subdivision preliminary plat of Tyler David- Jeffers, representing Summit Creek Development, for a nine lot commercial subdivision of the property described as Tax 2204783 of Sec 24, T8 R16, commonly known as the cultivated field on the south side of West Main Street, between Producers Livestock Auction (11 South 100 West) and 961 West Main Street, Jerome, Idaho, containing 46.15 acres was held, pursuant to notice, on Tuesday, December 10, 2024, with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission, whether in person or via virtual connection, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: The review began with a staff report from City Planner, Ida Clark. Ms. Clark stated Title 17 of the JMC, the Land Use Ordinance, the property is zoned Light Industrial, as detailed in 17.14.010 of the JMC. The parcel was annexed into the City in December 2014 and zoned Light Industrial. It has been cultivated pasture. The Applicant wants to plat nine commercial lots on approximately 46 acres. The proposed project, a preliminary plat, requires review and recommendation from the Planning and Zoning Commission. The Applicant requests preliminary approval on the complete plat with subdivision development in phases. Minimum lot size: the industrial zones do not have a minimum lot size; however, development must comply with setbacks, parking, and landscape requirements. Regarding the Jerome Comprehensive Plan, Ms. Clark stated the application meets Chapter 4—Our Built Environment and Chapter 6—Our Quality of Life, Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. The parcel is in Urban Renewal Area number 3. Ms. Clark went over the Preliminary Plat criteria with the Commission. The Applicant has provided a complete subdivision application with adequate information to review the preliminary plat. The subdivision application was deemed complete and scheduled for the next available meeting date, which would allow staff to review the ---PAGE BREAK--- application, take comments from other agencies, and properly notice for the public hearing. As required by code, a mailed notice was sent to adjacent property owners on November 20, 2024. Idaho Power, Intermountain Gas, the School District, Jerome County, North Side Canal Company, and the Post Office were sent notices regarding the proposed subdivision. North Side Canal Company responded with a letter regarding the canal that has been sent to the developer. Noting the property shares and no permanent structures within the easement. No comments have been received from other agencies. City departments, including Building, Engineering, Fire, Water, and Wastewater, were allowed to comment on this application. Comments have been addressed on the preliminary plat. Regarding 16.28.040: LOT REQUIREMENTS, lots range from 4.01 to 6.83 acres. Lot 4 is non-buildable for stormwater. Regarding 16.28.050 - .051: STREETS AND DEDICATION OF STREETS, the application proposes one local street meeting right-of-way to access all lots from West Main Street. The road will turn east for the future extension of D Avenue West and connectivity. Regarding 16.28.054: STREET NAMES- The proposed street names conform to the existing city grid. Regarding 16.28.070: EASEMENTS- The plat proposes appropriate easements and includes the required irrigation easement for the canal. Regarding 16.28.080: SEWAGE SYSTEM and 16.28.090: WATER MAINS, Water and sewer models must be prepared before a Will Serve letter is issued. The sewer and water will be extended from West Main down the street, and the water will be looped to connect in West Ave D. Regarding 16.28.100: STORMWATER RETENTION/DETENTION- The materials show the retention pond southwest of the development. Stormwater retention is required to meet the City’s requirements. Regarding 16.28.110: CURBS, GUTTERS, AND SIDEWALKS- The development proposes a curb, gutter, and a five-foot wide sidewalk along streets will be required along West Main Street and the street as required per code. Regarding 16.28.140: IRRIGATION LINES AND WATER STOCKS- Pressurized irrigation will be provided to all lots. They have acknowledged that per municipal code, water shares will be transferred to the city for irrigation delivery. ---PAGE BREAK--- Regarding 16.28.150: REQUIRED IMPROVEMENTS- The preliminary plat includes fire hydrants and street lights, meeting the Code’s requirements. As the lots are developed, they must comply with the landscape ordinance. Ms. Clark stated in determining the acceptance of a proposed subdivision, the Commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan, the availability of public services to accommodate the proposed development, (ii) the continuity of the proposed development with the capital improvement program of the city, (iii) the public financial capability of supporting services for the proposed development, and (iv) the other health, safety, or environmental problems that may be brought to the Commission’s attention. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements for needed improvements; submit a final plat, or any part thereof, for review and approval by the City Council before recording the plat at the County; and Comply with all City, State, and Federal Requirements. Chairman Mink reminded the Commission that they would not see this application again and to voice concerns if appropriate. Commissioner Johnson inquired where the property was in relation to West Avenue D. Ms. Clark showed the Commission where the property was on the map. She reviewed where the road would line up if the adjoining parcel was annexed into the City. Discussion was held on where the water line would be and the parcel’s zoning. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that a sidewalk would be required along their property line along Main Street, where the curb and gutter already exist. The landscaping will be required as the land is developed. Applicant Testimony: Mr. Tyler David-Jeffers, of Twin Falls, Idaho, representing Summit Creek Development, was sworn in and testified before the Commission. Mr. Davis-Jeffers stated that Summit Creek Development does not plant property and then sell off lots; they build and lease out. On rare occasions, they will have a business come, build to their specifications, and lease to own, but only rarely. He believes this is more beneficial as they develop and allow businesses to relocate. This project will be a light industrial project where they can have a variety of businesses and develop over time. Mr. Davis-Jeffers stated the sewer will be collected at a lift station on Main, where it will then be pumped to a manhole. Upon inquiry from Commissioner Johnson, Mr. Davis-Jeffers stated it would be a city-owned lift station. Mr. Davis-Jeffers stated that connectivity was requested by the City for West Ave D. Upon inquiry from Commissioner Reed, Mr. Davis-Jeffers stated the hammerhead is designed for a firetruck turnaround. Commissioner Schroeder stated he still has concerns with the sewer line. Discussion was held on the pressurized sewer line that runs along West Boulevard, what ---PAGE BREAK--- future plans are, how to connect to the sewer on the west side, the topography of adjacent parcels, and what type of sewer demands exist. Ms. Clark stated she has spoken with the engineering department and the Applicant, and they believe this is the best solution for the project. Ms. Clark stated that with the Master Transportation plan, they have asked to stop doing dead-end roads. Once the county parcel is annexed into the city, this will help with the connectivity and will also help with looping the water system. More discussion was held on curbs and gutters within a commercial subdivision and roads meeting the city standards for them to be public roads. Mr. Davis-Jeffers stated he sat down with the engineering department regarding the sewer, and the most sensible way is to have a lift station. Upon inquiry from Commissioner Johnson, Ms. Clark stated the fire department needs to have the turnaround at the south end of the property. Mr. Davis-Jeffers stated it would be large enough to have a semi-turnaround. Testimony in Favor: None. Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission, having heard the testimony presented, having reviewed the preliminary plat application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. The subdivision preliminary plat, as presented, is consistent with the Objectives in Chapter 4 of the Comprehensive Plan as described in Ms. Clark’s report. No evidence contradicting Ms. Clark’s report was presented. And the project, as described by Ms. Clark and Mr. Davis-Jeffers, does, in fact, appear to promote the objectives and policies of the Comprehensive Plan in the manner described by Ms. Clark. B. Based on the Staff Report and based on Mr. Davis-Jeffers’ testimony, the Commission finds that there is availability of public services to accommodate the proposal. C. The Commission finds that based on the representations of Ms. Clark, the city's capital improvement program is not implicated in this project. D. The Commission heard no evidence from any person at the hearing that suggests there are other health, safety, or environmental problems that would prevent the approval of the preliminary plat as presented. II. Conclusions A. The proposed preliminary plat is in accordance with and satisfies the requirements of Title 16. Chapter 16 of the Jerome Municipal Code. ---PAGE BREAK--- B. The preliminary plat is approved on the following conditions: Comply with all City of Jerome Department requirements for needed improvements; submit a final plat, or any part thereof, for review and approval by the City Council before recording the plat at the County; and Comply with all City, State, and Federal Requirements. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 14th day of January 2025, in support of the decision of the Planning and Zoning Commission on the 10th day of December 2024 to approve the application for a preliminary plat is hereby made final this 14th day of January 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). D. Findings and Conclusions for a request from Fran Florence for a Lot Split on the property described as Jerome Unplatted Tax 2225529 of S1/2 SEC 31 T8 R17, more commonly known as the cultivated field at 72 E 300 S, Jerome, Idaho, containing approximately 41.3 acres. FINDINGS AND CONCLUSIONS ON APPLICATION OF FRAN FLORENCE FOR A LOT SPLIT ON THE PROPERTY DESCRIBED AS JEROME UNPLATTED TAX 2225529 OF S1/2 SEC 31 T8 R17, MORE COMMONLY KNOWN AS THE CULTIVATED FIELD AT 72 E 300 S, JEROME, IDAHO, CONTAINING APPROXIMATELY 41.3 ACRES A public hearing on the application of Fran Florence, concerning the use of real property described herein within the City of Jerome, Idaho, for a lot split, pursuant to notice on Tuesday, December 10, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by Commissioners and other speakers addressing the Commission, whether in person or via virtual connection, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided the staff report on the application. Ms. Clark stated that the property in question is approximately 41.3 acres, more or less, ---PAGE BREAK--- and is currently zoned mixed-use (MU). The proposed lot split requires approval from the Planning and Zoning Commission. This is a bare parcel that is farmed. The minimum lot size for the MU zone is 7,000 square feet. Regarding the Jerome Comprehensive Plan, Ms. Clark stated that the application meets the following objectives within Chapter Four—Our Built Environment. Ms. Clark stated that the Jerome Municipal Code (JMC) does allow for a Lot Split as long as an application is submitted and proof of ownership is provided. Regarding 16.16.045: Subdivision of Property without Plat/Lot Splits, the code allows a lot split without a subdivision as they meet the following: Split one lot into two (a “lot split”); (ii) The proposed lot split will not have a substantial impact on present or proposed public utilities, streets, and parks; (iii) Is consistent with the Comprehensive Plan; (iv) Both resulting lots will meet minimum size and minimum lot size requirements for the relevant zone; and Each lot has a minimum of twenty-five (25’) feet of street frontage. Ms. Clark stated the application proposes splitting one lot into two. Parcel B-1 will be approximately 23 acres with no dwelling units, and Parcel B-2 will be approximately 15.15 acres with no dwelling units. The application states there will not be a substantial impact on public utilities for a lot split. The parcel is currently farm ground. Sewer and water are available for future development. The request is consistent with the Comprehensive Plan. Each lot exceeds the required minimum size of 7,000 square feet in the MU zone. Per the Jerome Municipal Code, each lot will exceed the minimum 25’ street frontage requirement. Parcel B-1 will have access from 100 East. Parcel B-2 will have access from 300 South (North Frontage Road) and 100 East. Ms. Clark stated she sent the application to City Staff and received no comments. A notice regarding the proposed lot split was sent to local taxing districts. The North Side Canal Company letter is included and shared with the Applicant. The Applicant is aware that both parcels must receive their water shares. If approved, Ms. Clark recommended the following conditions: The lot split shall meet all City of Jerome Department requirements pertaining to construction and any other needed improvements; Any future divisions of land will require subdivision review and approval as outlined in the Jerome Municipal Code; and Comply with all city, state, and federal requirements. Applicant Testimony: Fran Florance, a resident of Twin Falls representing the Miller Family, was sworn in to testify before the Commission. The applicant wants to acquire the lot splits north half. Mr. Florence is working with 5th Wheel Farms, which owns the property to the north where they are farming. They have an agreement on how they will be irrigating both parcels of land. Upon inquiry from Chairman Mink, Ms. ---PAGE BREAK--- Clark stated the agreement will be between property owners. Mr. Florence noted that 43 water shares will be split between the properties. Testimony in Favor: None. Testimony in Neutral: None. Testimony in Opposition: None. There being no further testimony, Chairman Mink closed the Public Hearing. The Jerome City Planning and Zoning Commission, having heard the testimony presented and having reviewed the application, Ms. Clark’s report, and the other documents and material in the file, enters its findings and conclusions as follows: I. Findings A. The property described above is in the City of Jerome and is currently zoned mixed-use (MU). B. The proposed lot split will divide one lot into two lots. C. The request is harmonious with the objective of the Jerome Comprehensive Plan, specifically 16.16.045, allowing a lot split without a subdivision. D. The proposed lot split does not appear to have a substantial impact on present or proposed public utilities, streets, or parks. E. Minimum lot size requirements are satisfied with the lot split. II. Conclusions A. The Commission holds this lot split to be appropriate pursuant to JMC 16.16.045. B. The Commission approves the application of Fran Florence, representing the Miller family, for a lot split on the property described as Jerome Unplatted Tax 2225529 of S1/2 SEC 31 T8 R17, more commonly known as the cultivated field at 72 East 300 South, Jerome, Idaho, containing approximately 41.3 acres, subject to the following conditions: a. The lot split shall be from one lot of 41.3 acres into two parcels, Parcel A being 23 acres and Parcel B being 18.29 acres; b. The lot split shall meet all City of Jerome Department requirements pertaining to construction and any other needed improvements; c. Any future divisions of land will require subdivision review and approval as outlined in the Jerome Municipal Code; and d. Comply with all city, state, and federal requirements. ---PAGE BREAK--- These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 14th day of January 2025, in support of the decision of the Planning and Zoning Commission on the 10th day of December 2024, to approve the application as specified herein is hereby made final this 14th day of January 2025. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). E. Findings and Conclusions for a request from Summit William Gallagher for a Rezone from Light Industrial (M-1) to General Business (C-2) on the property described as Lot 4, Block A-229 Sawtooth Addn Office Bldg 75’ x 150’ NE 13-8-16, more commonly known as 1035 North Lincoln Avenue, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF SUMMIT SPRINGS LLC/ WILLIAM GALLAGHER FOR A REZONE FROM LIGHT INDUSTRIAL (M-1) TO GENERAL BUSINESS (C-2) ON THE PROPERTY DESCRIBED AS LOT 4, BLOCK A-229 SAWTOOTH ADDN OFFICE BLDG 75’ X 150’ NE 13-8-16, MORE COMMONLY KNOWN AS 1035 NORTH LINCOLN AVENUE, JEROME, IDAHO A Public Hearing at the request from Summit Springs, LLC/William Gallagher, for a zoning map amendment was held, pursuant to notice, on Tuesday December 10, 2024, at City Council Chambers with all members of the public, in a format allowing participants to hear the meeting, including all deliberations by commissioners and other speakers addressing the commission, whether in person or via virtual connection, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, gave a staff report and brief background on the application. Ms. Clark stated this area of town was zoned light industrial when North Side Canal Company (NSCC) offices and yard were located west of this parcel. The NSCC property was purchased and rezoned for residential and general business in October 2022. This corner parcel was not included in that request as it was thought it was already zoned business. The existing building was the previous location of American Falls Reservoir District, a commercial use. After further research, it was discovered that this parcel is zoned as Light Industrial. Due to the size of the parcel and surrounding uses, General Business (C-2) would be more suitable. ---PAGE BREAK--- Ms. Clark reviewed the adjacent land use and zoning table with the Commission. To the north is a residential area and a school with Residential-2 and Public/Semi-Public zoning. The south and east are commercial, with the zoning of General Business. To the west is High-Density residential with the zoning of Residential-3. Ms. Clark stated that the Future Land Use Map designates this parcel as residential. The parcel is currently zoned Light Industrial which allows contractor’s yard, food processing, tire shops, vehicle repair, and other uses detailed in 17.14.010 of the Jerome Municipal Code. The proposed zone for General Business (C-2) would allow for professional services, offices, restaurants, health clinics, convenience stations, and other uses. The current zoning for M-1 setbacks are: Front 25’, Rear 25’, Interior Side 20’, and Street Side 20’. The setback for C-2 are: Front 25’, Rear 10’, Interior Side 12’, and Street Side 25’. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the Commission shall review the application for a rezone to determine if the request is in accordance with the Comprehensive Plan will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; is compatible with the zoning uses in the surrounding areas; and will not create non- conforming uses. Regarding the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request is in accordance with Chapter 1: Property Rights. There is no “taking,” and the request does not require property owners to dedicate any portion of the property or grant an easement. It does not appear the request would significantly impact the landowner’s economic interest. The request appears to meet the Attorney General’s checklist. The request is in accordance with Chapter 4, Our Built Environment, “Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future.” North Lincoln is a main corridor for our community. Commercial zoning is more conducive to the existing uses of the surrounding area and the Comprehensive Plan goals. As it pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services. All utility connections for this parcel exist. Compatibility with the zoning uses in the surrounding areas: An existing restaurant, dental office, and research lab with multi-family housing are in the immediate area. The parcels to the east and south are also zoned General Business. ---PAGE BREAK--- Regarding the creation of non-conforming uses, the building is existing and currently vacant, so they are not creating any non-conforming uses. Ms. Clark stated that the staff recommends a rezone from Light Industrial to General Business. Applicant Testimony: Jesse Sutherland, a resident of Twin Falls, Idaho, representing TKO Commercial, representing the Owners of the property, appeared and testified before the Commission. Mr. Sutherland stated they have had a couple of people look at the building, but the most recent customer is looking at it and wants to use the property to make their corn dogs. The customers have a corn dog food truck, The Rusty Dog, and would use the property to make and freeze their corn dogs. The business is out of Boise, but the owner lives in Buhl. Mr. Sutherland stated one of the owner’s sons is in a wheelchair, and this property is accessible for him to help with the family business. The current customer has been meeting with the fire department to ensure they can install a hood system in the facility. They are doing their own due diligence. Testimony in Favor: None. Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and material in the file, enters its findings and conclusions as follows: I. Findings A. The Property in question is currently zoned Light Industrial B. The Application seeks to amend the zoning to General Business C. The Property in question is bordered to the north by a residential area and a school with Residential 2 and Public/Semi-Public zoning; to the west is High- Density residential with Residential 3 zoning. D. Rezoning would be compatible with the surrounding area. E. The proposed use of the parcel will not create any non-conforming uses. F. The Comprehensive Plan of the City of Jerome promotes providing areas of different residential densities and the development of various types to meet the needs of the citizens of the City of Jerome. II. Conclusions ---PAGE BREAK--- A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome and will not adversely affect the character of the area where the property is located. B. The Commission recommends to the Jerome City Council that the application of Summit Springs, LLC/William Gallagher from Light Industrial (M-1) be amended and recommends the property be zoned General Business (C-2) for rezoning of the property described as Lot 4, Block A-229 Sawtooth Addn Office Bldg 75’ x 150’ NE 13-8-16, more commonly known as 1035 North Lincoln Avenue, Jerome, Idaho. C. This rezone is in accordance with the following: 1. Goals of the Comprehensive Plan; 2. Adequate public facilities exist; 3. The proposed zone is compatible with the zoning and uses of the surrounding area; and 4. No nonconforming uses will be created. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 14th day of January 2025, in support of the decision of the Planning and Zoning Commission on the 10th day of December 2024 to approve the application as specified herein is hereby made final this 14th day of January 2025. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). Chairman Mink stated he would like to know who “they” are talking about in the Public Hearing for Tyler Jeffers-David that states,” Ms. Clark stated that with the Master Transportation plan, they have asked to stop doing dead-end roads.” Who is” they”? Ms. Clark stated it is City Staff. Commissioner Johnson made a motion to approve the consent agenda with the edit to the minutes as stated above. Second to the motion by Commissioner Reeder and carried. ---PAGE BREAK--- After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. DISCUSSION PERIOD & STAFF REPORTS Ms. Clark stated she met with the County to talk with them about the Area of Impact. Ms. Clark stated with the new legislation, they are required to review the Area of Impact by December 2025, and they emphasized that it is the County's area. They spoke with the County about changes the City would like to see in the updated Area of Impact. She stated she will be updating the commission as it progresses. Upon inquiry from Commissioner Johnson, Ms. Clark stated the Area of Impact map would be updated. Discussion was held on the Area of Impact around the Flying J area, as the City has infrastructure there. There may be a reduction of the Area of Impact out by that area as there are some places that do not have any infrastructure. Ms. Clark stated the new law stated they needed to look at property that could be annexed within the next five years. When the city built the infrastructure at Flying J, it was not built for big industries. Ms. Clark stated the Area of Impact also goes out to the “Tech Park” along the northeast corner HWY 93 and HWY 25, but the City is no longer involved in that property so it should be removed from the Area of Impact. Commissioner Schroeder inquired about the Main Street streetscape update. Ms. Clark stated she will have renderings from JUB within the next week or so. Ms. Clark stated they will be reconstructing HWY 25/Main Street from Birch to Buchannan. They will be putting in a new waterline for fire access; a new traffic light; new curb, gutter, and sidewalk where needed along with pavers and new trees; going down Lincoln, they will be putting in curb, gutter, and sidewalk where needed along with the pavers and new trees; and new street lights. Ms. Clark stated she is not sure how long the Main and Lincoln intersection will be shut down. Commissioner Schroeder stated shutting the road down will put a hardship on the businesses on that road. Ms. Clark stated they have spoken with all of the businesses and will help send out how to access the businesses, and the City will help promote the businesses. Upon inquiry from Chairman Mink, Ms. Clark stated they are hoping to have the project start in May or June, but they are not sure how long it will take. Without further discussion, Chairman Mink closed this regular meeting at 8:58 p.m. Rod Mink, Chairman Katie Elliott, Secretary