Document Jerome_doc_2f777fd709

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 September 9, 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. Consider a Design Review for 252 West Main Street, Jerome, Idaho – action item 3. Public Hearing for a request from Centurion Engineers, Inc for Rezone from Light Industrial (M-1) to Residential 3 on the property described as parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho. 4. Consider a request from Centurion Engineers, Inc for Rezone from Light Industrial (M-1) to Residential 3 on the property described as parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho- action item 5. Public Hearing for a request from Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Ave East, Trae Street, and 18th Ave East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Ave East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acre. 6. Consider a request Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Ave East, Trae Street, and 18th Ave East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Ave East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acre- action item 7. Public Hearing for a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie for a Future Land Use Map amendment from commercial to residential on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30- 8S-17E). 8. Consider a request for EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie for a Future Land Use Map amendment from commercial to residential on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E)- action item 9. Public Hearing for a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie for a rezone request from General Business (C-2) to Residential 2 (R-2) on ---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 the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E). 10. Consider a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie for a rezone request from General Business (C-2) to Residential 2 (R-2) on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E)- action item. 11. Citizen Correspondence and Issues 12. 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 July 23rd, 2025, special meeting. 13. Discussion Period & Staff Reports 14. Adjournment Note: Any person requiring special accommodations to participate in the meeting should contact City Hall (City Planner, [PHONE REDACTED], ext. 140) at least two business days before the meeting. Cualquier persona que necesite traducción para participar debe comunicarse con el municipio (Planificador Urbano [PHONE REDACTED] ext. 140) siete días antes de la reunión. ---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: September 9, 2025 Subject: Exterior Façade Design Review for 252 West Main St., Jerome, ID I. The building is on the corner of West Main Street and N. Birch. It does share an eastern wall with another business. The property is located in the Design Review Overlay District, within 150 feet of the right-of-way of Main Street, as defined in Section 17.10.020 of the Jerome Municipal Code. The application proposes an exterior paint update. The applicant started painting the building, not realizing they needed the Commission's approval. II. The following Design Review Guidelines should be considered: 1. Section 5.0 Guidelines for All Projects a. Section 5.1 Site Planning: Guideline #1 Adjacent Buildings and Uses i. The proposed building does share a wall with two other buildings. The proposed update could complement the other buildings in the area if the right shade of red is chosen. b. Section 5.2 Architecture: Guidelines #13 & #14 Enhance Jerome Classic Styles and Minimize Scale i. The existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. 2. Guidelines #22 and #24 Wall Materials and Wall Colors: a. The application proposes updated colors in red with white accents around the top of the building and around the doors and windows. It was suggested to the applicant to choose one primary color and accent with white. They believe red will look nice and provide an enhancement to the area. III. Staff Recommendation: Painting must be done professionally with at least two coats of paint. The shared east wall should remain white. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- US-ID41320-P-2025-20 package WORKSPACE INFORMATION Application number US-ID41320-P-2025-20 Category Design Review Workspace state In review Workspace created 08/14/2025, 11:20:22 AM MDT Application submitted 08/13/2025, 9:30:00 AM MDT Assignee Ida Clark Package generation date 09/04/2025, 10:04:17 AM MDT LOCATION INFORMATION Address 252 MAIN ST W, City of Jerome, ID Property information RPJ1370075017AA, LOTS 17 THRU 19 BLK 75 JEROME TOWNSITE (SE 13-8-16) 9,375 SQFT PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Luis Ruiz Wicho Tires 252 West Main St Jerome +1 208595878 Applicant Robert Brown Eagles Nest. Group Inc. NA Las Vegas +1 [PHONE REDACTED] Property owner ---PAGE BREAK--- Design Review Permit Application PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] Submittal Instructions Submittal Deadline: Due two weeks prior to the next scheduled Planning and Zoning Commission meeting. Application Must Contain: □ Landscape Plan □ Site Plan (to scale) □ Vicinity Map □ Narrative statement □ Property Owner’s written authorization □ Façade Design Plan to Include Description of Color and/or Exterior Materials (if applicable) □ Architectural Elevations Narrative Narrative statement Would like to repaint the eastern half and eastern wall of the building from white and blue to Bright Red with white accents and a painted murial on the wall facing Main Street. Compliance with Design Review Guidelines If application does not comply with a particular guideline, please explain why Section 1: Site Planning (Guidelines 1-12) 1: Adjacent Buildings and Uses 2: Preserve Natural Drainage 3: Cluster Buildings 4: Street Alignment 5: Retaining Walls 6: Snow Storage 7: Roof Design and Snow 8: Use the Sun 9: Screen Service Areas 10: Off-street Parking 11: On-Site Parking 12: Circulation Needs Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Design Review Application, page 1 / 2 ---PAGE BREAK--- Section 2: Architectural Design and Aesthetics (Guidelines 13-24) Enhance Classic Styles Minimize Scale Building Additions Roof Lines Mechanical Equipment Mechanical Equipment Balconies and Porches Awnings and Shade Exterior Doorways Wall Materials Shop Front Design Wall Colors Section 3: Landscaping and Site Design (Guidelines 25-39) Light Fixtures Fences and Walls Retaining Walls Paving and Streetscape Landscape Plan Site Conditions for Landscaping Lawn Areas Plants as Screening Utility Installations Screen Parking Lots Irrigation System Required Grading and Drainage Maintenance Sidewalks Bike Paths Section 4: Signs (Jerome Municipal Code 17.32) Does this project comply with JMC 17.32 as pertains to signs? Penalty Clause Penalty Clause: Any person intentionally violating a provision of a zoning amendment or ordinance of the Jerome Municipal Code shall be deemed guilty of a misdemeanor. At its option, the Jerome City Planning and Zoning Commission may, upon notice and hearing, and with good cause appearing therefore, revoke a zoning amendment or ordinance if the terms thereof are being violated. Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Y N N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Yes No N/A Design Review Application, page 2 / 2 ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Rezone from Light Industrial to Residential 3 Current Zoning Designation: Light Industrial (M-1) Requested Zoning Designation: Residential 3 (R-3) Request: The applicant requests a rezone from M-1 to R-3. The request to Residential 3 is contiguous to the east and south. The property is on the southwest corner of 10th Ave West and N Birch. Parcel One ---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: September 9, 2025 Subject: Staff report regarding the request to consider the rezone for the property described in the agenda from Light Industrial (M-1) to Residential 3 RPJ13702340020A, Tax 2 of A- 234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho. I. Background: This area of town was zoned light industrial when the entire city was rezoned in 2010. This area did have the North Side Canal Company. Over the years, the middle school and an elementary school have been built along with more single-family and multifamily housing. This area is no longer conducive to light industrial uses. II. Adjacent Land Use/Zoning Table: III. The Comprehensive Plan: The Future Land Use Map designates this parcel as Residential Medium. Staff Report I. As pertains to Title 17 of the JMC, the Land Use Ordinance: a. 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. b. The proposed zone for Residential 3 (R-3) would allow for single-family up to multifamily housing, public educational facilities, bed and breakfast, convenience store with no fuel services, planned unit developments, and care facilities are also allowed as detailed in 17.14.010 of the JMC. c. All land use regulations as detailed in Title 17 of the JMC will apply to the property, including but not limited to setbacks and building height restrictions. The minimum lot size for the R-3 zone is 5,000. The parcel is 3 acres. II. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the application for a rezone shall be reviewed by the Commission to determine if the request: 1. Is in accordance with the Comprehensive Plan; 2. Will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; 3. Is compatible with the zoning uses in the surrounding areas; and Existing Land Use Existing Zoning North Schools/Residential PS/R-2 South Residential R-3 East Residential – High Density R-3 West School Fields M-1 ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org 4. No non-conforming uses will be created. a. As pertains to the City of Jerome’s Comprehensive Land Use Plan: i. The request is in accordance with Chapter 1: Property Rights. 1. 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 that the request would significantly impact the landowner’s economic interest. The request appears to meet the Attorney General's checklist. ii. 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.” 1. A rezone from light industrial to residential is more appropriate, as light industrial is not harmonious with the current land uses. b. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: i. All utility connections for this parcel exist. There are sewer improvements that would be needed at the developer's cost. c. As pertains to the compatibility with the zoning uses in the surrounding areas: i. There are existing multi-family townhomes directly east of this parcel, with single- family housing to the north and south. An elementary school is located directly north. A rezone to Residential 3 (R-3) would ensure compatibility with the existing and surrounding uses. d. As pertains to the creation of non-conforming uses i. The parcel is currently bare, creating no non-confirming uses. III. Staff Recommendation: a. Staff recommends a rezone from light industrial to Residential 3. ---PAGE BREAK--- Planning application PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] For use by Principal Authority Cloudpermit application number US-ID41320-P-2025-10 PIN RPJ13702320090A Application submitted to City of Jerome, ID, Idaho Description of Subject Property Address 328 8TH AVE W Municipality City of Jerome, ID, Idaho PIN RPJ13702320090A Legal description TAX 9 BLK 232 JEROME TOWNSITE (NE 13-8-16) 17,700 SQFT Purpose of Application Application type Special Use — New — Commercial Applicant, Agent Last name Crawford First name Tamee Corporation or partnership Centurion Engineers, Inc Street address 2323 S Vista Ave Unit number 206 Lot / Con. Municipality Boise State ID ZIP code 83075 Other phone Mobile phone +1 [PHONE REDACTED] Fax Email [EMAIL REDACTED] ---PAGE BREAK--- Property owner Last name Jackson First name Scott Corporation or partnership Street address 311 Rose ST Unit number Lot / Con. Municipality Jerome State ID ZIP code 83338 Other phone Mobile phone +1 [PHONE REDACTED] Fax Email Declaration and Signatures Applicant I, Tamee Crawford (The Applicant), do hereby declare that the information contained in this application, the attached schedules and forms, the attached plans and specifications, and other attached documentation is true to the best of my knowledge. If a permit is granted, I agree to comply with Local Ordinances and the conditions of the permit. If the Applicant is a corporation or partnership, I have the authority to bind the corporation or partnership by signing off, I understand that it constitutes a legal signature confirming that I acknowledge and agree to the above declaration. Digitally signed on 07/24/2025, 3:55:53 PM MDT by Tamee Crawford. ---PAGE BREAK--- Project Information Description of existing use Bare parcel and one parcel with an existing single-family home. Description of proposed special use The provided narrative outlines the Special Use component of the Planned Unit Development proposal. Zoning distric Residential 3 Narrative statement The submitted narrative contains a narrative statement. GENERAL STANDARDS FOR SPECIAL USES Answer these as if they are questions relating to your request for a Special Use Permit A. Will, in fact, constitute a special use as established in City code for the zoning district involved; Yes, a planned unit development application is a special use as established in City Code 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; The project is designed to be consistent with the Comprehensive Plan designation of “Residential Medium”. The project will add to the variety of homes available within the City limits and create new opportunities for home ownership 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; The site is designed to be harmonious and appropriate in appearance with the surrounding developments. Along 10th Avenue and Birch Street, the townhouse structures will be similar to appearance to the apartment units to the east of the project site. Along 8th Avenue, the new single-family homes will be tucked behind the existing home—maintaining the appearance of the neighborhood. D. Will not be hazardous or disturbing to existing or future neighboring uses The proposed development will not create any hazardous conditions to disturb existing or future neighboring 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; The project site is currently serviced by adequate highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools. The project will provide additional internal streets and drives, drainage, and recreation opportunities. 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; The proposed development will add affordable for-sale homes to the City of Jerome. The proposed development will also diversify the housing stock in the City. Affordability and diversity will make this an economic asset to the City. 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; The proposed use of the property is for single-family residential. As such, the use will not be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors 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 The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance on the property I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance on the property. ---PAGE BREAK--- US-ID41320-P-2025-10 package WORKSPACE INFORMATION Application number US-ID41320-P-2025-10 Category Special Use Workspace state In review Workspace created 07/23/2025, 9:21:47 AM MDT Application submitted 07/24/2025, 3:56:15 PM MDT Assignee Ida Clark Package generation date 08/19/2025, 11:45:33 AM MDT LOCATION INFORMATION Address 328 8TH AVE W, City of Jerome, ID Property information RPJ13702320090A, TAX 9 BLK 232 JEROME TOWNSITE (NE 13-8-16) 17,700 SQFT PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Anna Canning Centurion Engineers 2323 S Vista Ave Suite 206 Boise [EMAIL REDACTED] +1 [PHONE REDACTED] Coordinating registered professional Tamee Crawford Centurion Engineers, Inc 2323 S Vista Ave 206 Boise [EMAIL REDACTED] +1 [PHONE REDACTED] Agent, Applicant Scott Jackson 311 Rose ST Jerome +1 [PHONE REDACTED] Property owner ---PAGE BREAK--- ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 1 of 4 City of Jerome Planning and Zoning Department c/o Ida Clark 152 E Avenue A Jerome, ID 83338 [PHONE REDACTED] July 22, 2025 Dear Mayor, City Council, Planning and Zoning Commission, and Staff, On behalf of our clients, Ryan Recla and Aaron Scott Jackson, we are pleased to present Ellie’s Landing Townhouse development. We recognize that attached skinny houses on individual lots is not your typical housing development for Jerome, Idaho, but we are convinced you will see the value in providing a new path to home ownership as an alternative to apartment living. Our clients’ goal is to provide affordable, right-size housing for young residents starting their work careers or for anyone that does not want the maintenance responsibilities of a yard but still wants to own their own home. The Site. Three properties comprise the project site: • APN RPJ13702340020A; no address assigned; 3 acres; zoned M1 Light Industrial. Used for outdoor storage • APN RPJ13702320100A; 328 8th Avenue W; .271 acres; zoned Residential 3. Currently vacant • APN RPJ13702320090A; 328 8th Avenue W; .402 acres; zoned Residential 3. There is an existing home on this property that will remain. To accomplish this development, we are applying for a Rezone, a Special Use Permit for a Planned Unit Development, and a Subdivsion. Rezone. As noted above, one of the properties is currently zoned M1 Light Industrial. Our client is proposing to rezone the property to Residential 3. The rezone request is consistent with the Comprehensive Plan Future Land Use Map designation of “Residential Medium”. This is also consistent with Objective 4.2 I Strategy 4.2.a of the Comprehensive Plan which seeks to “Implement the future land use designations as established in this plan.” Public facilities are available to the site and will be extended through the development. The development of the property is thoughtfully designed to be compatible with the apartment development to the east along 10th Avenue and the single family detached homes that front 8th Avenue. Subdivision. The proposed subdivision includes 37 residential lots, 4 landscaped lots, 2 open space I recreation lots, and 1 private street lot. The new residential lots vary in width from 25 feet to 50 feet and in area from 2,375 square feet to 4,400 square feet. The northern tiers of lots will have access to their garages from a common drive on an easement. The townhouses will be available for individual sale. The existing home will be refurbished and sold as well. ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 2 of 4 The remainder of the lots will be held in common ownership by the homeowners’ association, including the open space lots and the landscape lots that adjoin the private street, 8th Avenue, and Birch Street. Special Use Permit for a Planned Unit Development. The Special Use Permit is the mechanism to approve a Planned Unit Development. The Planned Unit Development (PUD) is necessary to modify the dimensional standards of the Residential 3 zone to construct the townhouses. Specifically, the PUD is needed: • To allow the units to be attached (0-foot interior side setbacks) and to have smaller lot sizes (2,375 square feet minimum), • To allow a 15% increase in density, • To allow a common drive to serve as an alley access to the units that face 10th Avenue, and • To create a private street from Birch Street to 8th Avenue. This private street will provide access to the interior of the townhome area and to the three single family homes tucked behind the existing residence. In exchange for these allowances, our clients are proposing to provide a central common open space that is 11,500 square feet in area that will be developed with a pavilion and trees. There is a smaller open space (8,200 square feet) that will be developed with a sports court. There are also several street buffers. The total open space is over 30,000 square feet or 19% of the site. The look and feel of each streetscape will be improved as follows: • 10th Avenue. This is the streetscape that will change the most. The homes will have front doors that face 10th Avenue. (Cars will be at the rear of the building taking access from the common drive.) The front of the buildings will be attractively and cohesively landscaped with trees, shrubs, and ground cover. The townhouses will have front porches that create a welcoming streetscape for pedestrians. In the middle of the block, there will be a common lot with a five-foot path leading to the large central open space. • Birch Street. The streetscape along Birch Street will be similar to that on the east side of the road. You will see three two-story buildings that look similar in massing to those of the apartments buildings across the street. In general, the replacement of the construction lay- down yard with a residential project will improve the appearance and minimize use conflicts with surrounding neighbors. • 8th Avenue. As noted previously, the existing home on 8th Avenue will be renovated. The existing gravel driveway will be paved, and three homes bill be tucked behind the original home. This will protect the look and feel of the single family detached homes along 8th Avenue. • Private Streets. We intend to have only one name for the private street. It is labeled “Private Street A” and “Private Street B” on the preliminary plat to clarify the two different street sections necessary to drain storm water. o Private Street B. This private street will extend from Birch Street to the west. The lots on the north side of the street will have front doors and porches that face the private street, but the garages will take access from ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 3 of 4 the common drive. Those homes on the south side of the private street will have garages and front doors that face the street. At the end of the private street will be a common area developed with a sports court for older children and adults. o Private Street A. Private Street B immediately transitions into Private Street A. This private street will extend north from 8th Avenue past the sport court and connect with Private Street B. Style and Architecture. We have provided conceptual images of the proposed structures as detailed below. There will be four types of structures. • One three-unit townhouse structure (along 10th Avenue) • Six five-unit townhouses (along Private Street B) • Three single-family homes (along Private Street A) and • The existing home. The interior units will have zero-lot-line setbacks. End units will have five-foot setbacks. This means that the minimum distance between structures will be ten feet. Required Findings. A. Yes, a planned unit development application is a special use as established in City Code. B. The project is designed to be consistent with the Comprehensive Plan designation of “Residential Medium”. The project will add to the variety of homes available within the City limits and create new opportunities for home ownership. C. The site is designed to be harmonious and appropriate in appearance with the surrounding developments. Along 10th Avenue and Birch Street, the townhouse structures will be similar to appearance to the apartment units to the east of the project site. Along 8th Avenue, the new single-family homes will be tucked behind the existing home—maintaining the appearance of the neighborhood. D. The proposed development will not create any hazardous conditions to disturb existing or future neighboring uses. E. The project site is currently serviced by adequate highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools. The project will provide additional internal streets and drives, drainage, and recreation opportunities. F. The proposed development will add affordable for-sale homes to the City of Jerome. The proposed development will also diversify the housing stock in the City. Affordability and diversity will make this an economic asset to the City. G. The proposed use of the property is for single family residential. As such, the use will not be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. H. The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance on the property. ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 4 of 4 I. The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance on the property. We look forward to answering any questions you may have about the proposal. Sincerely, David Crawford Project Manager Centurion Engineers, Inc. [EMAIL REDACTED] ---PAGE BREAK--- 152 East Ave A, Jerome, ID 83338 Phone: (208) 324-8189 [EMAIL REDACTED] www.cityofjerome.org PLANNING AND ZONING APPLICATION Request Type ☐ Special Use Permit ☐Commercial ☐Non-Commercial ☐ Annexation ☐ Variance ☐ Rezone ☐ Subdivision Preliminary Plat ☐ Subdivision Final Plat ☐ Zoning Ordinance Amendment ☐ Applicant Information Applicant Name: Mailing Address: Physical Address: Telephone Number: Email: Legal Description: Current Use of Property: Current Zoning: Requested Zone (Rezones only): Ownership ☐ I am the recorded owner of the property. ☐ I am the purchaser thereof, under a contract in writing. ☐ I am the lessee or the agent authorized. By signature hereon, the property owner acknowledges that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect, post legal notices, and/or other standard activities in the course of processing this application, pursuant to Idaho Code §67- 6507. The lessee or agent has my permission to act on. Property Owner’s Signature: Date: / / See affidavit of legal interest Tamee Crawford - Centurion Engineers, Inc 2323 S. Vista Ave, #206 Boise, ID 83705 2323 S. Vista Ave, #206 Boise, ID 83705 (208) 343-3381 See deeds Residential M1 light industrial Residential 3   [EMAIL REDACTED] ---PAGE BREAK--- Write a complete description of your request: Applicant Signature AT ITS OPTION, THE JEROME CITY PLANNING AND ZONING COMMISSION MAY, UPON NOTICE AND HEARING, AND WITH GOOD CAUSE APPEARING THEREFORE, REVOKE A ZONING AMENDMENT IF THE TERMS THEREOF ARE BEING VIOLATED. 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 filing this application, and that the foregoing statements and answers herein contained, and the information on the attached maps, are in all respects true and accurate to the best of my belief. Printed Name: Signature: Date: Appeals: Any interested party may appeal in writing any final decision of the Planning and Zoning Administrator, or Commission to the City Council by filing an appeal with the Jerome City Clerk within fifteen (15) days from the date of the decision. The appeal shall specifically state the decision appealed and the reasons for the appeal. If no appeal is filed within the fifteen (15) day period, the decision shall be deemed final. Please see narrative. Tamee Crawford 7/22/2025 ---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 9th day of September 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 Centurion Engineers, Inc for Rezone from Light Industrial (M-1) to Residential 3 on the property described as parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18- 16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in 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 September 3rd, 2025, or physically submitted by noon September 5th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 15th day of August 2025. Ida Clark City Planner PUBLISH: August 23rd, 2025, and September 6, 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 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 3 3 1 1 1 1 1 2 3 2 3 2 3 1 2 3 3 3 1 2 3 1 2 3 1 2 3 1 2 3 1 1 2 3 3 3 1 2 3 1 2 3 1 2 3 1 2 3 1 2 3 3 1 2 3 1 2 3 1 2 3 1 2 3 2 3 1 2 3 1 2 3 3 2 3 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 12 16 16 16 12 12 12 15 18 16 10 14 11 11 17 10 11 12 13 10 12 13 14 15 16 11 12 10 14 13 12 11 10 13 14 14 13 12 11 10 10 11 12 13 14 15 16 17 18 19 10 11 12 13 14 15 16 17 18 19 12 12 11 10 12 11 10 10 11 12 13 14 15 16 17 4 2 1 1 2 4 5 7 8 9 3 4 1 2 1 2 3 8 5 6 7 8 9 4 3 2 1 9 8 7 6 5 H G F E D C B A 7 8 9 1 2 3 4 5 6 23 47 46 45 43 42 56 55 54 53 52 51 49 48 3B 3A 6B 6A 13 14 15 16 17 18 19 20 27 26 23 22 21 12 75 76 77 78 79 80 86 85 84 83 82 81 74 73 72 71 70 69 68 67 66 65 64 63 62 61 60 59 58 57 29 30 31 32 33 34 35 36 37 38 39 40 41 88 87 89 44 43 10 34 32 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A-230 A-214 A-210 A-235 A-234 A-228 A-227 A-253 A-257 A-220 A-221 A-222 A-223 A-226 A-224 A-225 A-204 A-200 Public Works Jerome Middle School School District Offices Summit Elementary School St. Luke's Medical Center CSI Head Start Village West Animal Shelter Centennial Park Senior Citizen Center Jerome County Courthouse Drainage Trailer Park 10th Str Well American Legion N Fir St 4th Ave W N Davis St N Lincoln Ave N Date St 8th Ave W N Buchanan St 4th Ave E 6th Ave E 8th Ave E 3rd Ave W 13th Ave W 6th Ave W 5th Ave E 7th Ave E 10th Ave E 3rd Ave E 7th Ave W N Adams St 10th Ave W Teton Dr 5th Ave W N Elm St Alpine Dr Glacier Dr N Cleveland St Private N Cedar St N Alder St Rainier Dr N Birch St E Mountain View Dr Village West Rd 14th Ave W N Evergreen St N Cottonwood St N Ironwood St 15th Ave W 11th Ave E 12th Ave E WWTP Rd N Ash St Paradise Dr Mountain View Dr 12th Ave E N Date St Glacier Dr N Elm St 4th Ave W N Cedar St N Cleveland St Village West Rd 11th Ave E 8th Ave W N Alder St Teton Dr 3rd Ave E N Birch St Village West Rd 5th Ave W N Adams St N Birch St N Cedar St N Alder St Village West Rd 7th Ave W Village West Rd 14th Ave W 3 6 8 6 8 A-229 1 inch = 600 feet . RPJ13702340020A Nearest Neighbor 1500ft RPJ13702340020A July 2025 CITY OF JEROME ---PAGE BREAK--- 17.90.050: SUBSTITUTED NOTICE FOR PUBLIC HEARINGS: In any instance where notice of a public hearing before either the commission or the council requires notice to be mailed to two hundred (200) or more property owners or purchasers of record, in lieu of mailing notices of hearing to such persons entitled to it, notice of the hearing may be published in any newspaper published daily or weekly in Jerome County, Idaho, or, if no such newspaper is published in Jerome County, Idaho, then in a newspaper in general circulation in Jerome County, Idaho, by publishing the notice of hearing twice in the legal advertisement section of such newspaper, the first publication of which shall be at least fifteen (15) days prior to the hearing, and the last of which shall be at least three days prior to the hearing. In addition, notice of the hearing shall be posted on any external boundary(ies) of the real property subject to the hearing at least fifteen (15) days prior to the hearing date, on any boundary abutting a public street. The posted notice required by this section shall not apply if the public hearing addresses a matter requiring more extensive posting under subsection 17.90.040B of this chapter. (Ord. 1074, 2010) ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Subdivision Preliminary Re-Approval – Residential Current Zoning Designation: Residential 1 (R-1) Minimum Lot Size: 6,250 Request: Applicant requests preliminary plat re-approval as the one-year timeframe has expired and an extension was not requested. This is to continue Becker Subdivision, a 181 lot single-family subdivision with 11 acres donated to the Jerome Recreation District for green space. ---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: September 9, 2025 Subject: Staff Report Regarding the Residential Preliminary Plat Re-Approval for Becker Subdivision, Containing Approximately 57 Acres in Jerome, ID. Preliminary Plat: Staff Report I. Background: The property contains approximately 57 acres and is currently zoned Residential 1 as detailed in 17.14.010 of the JMC. The property was annexed into the City and zoned Residential 1 in April of 2006. Per Chapter 16, phases must be approved within one year, or an extension given. It has been over one year, and an extension was not granted—tonight’s request for re-approval of the preliminary plat. This will enable them to proceed with the final plat approval for Phase 2. II. As pertains to Title 17 of the JMC, the Land Use Ordinance: a. The original preliminary was brought before the Commission in July 2021. It was shared with the Commission that the original number of lots, 194, would be reduced, as approximately 10- 12 acres would be donated to the Jerome Recreation District (JRD) for future development of open space. b. Eleven acres were donated to the JRD with 181 buildable lots. c. Final plat for phase 1 was approved by Council on May 3rd, 2022, for 66 lots. d. Setbacks for the Residential 1 zone are: Front: 25’, Rear 20’, Interior Side Side Street 15’ e. Maximum height: 35 feet f. Minimum lot size: 6,250 square feet III. As pertains to Title 16 of the JMC, the Subdivision Ordinance a. The preliminary plat is subject to Title 16, analysis is attached. IV. As pertains to the Jerome Comprehensive Plan a. Meets objectives in Chapter 4 – Our Built Environment i. Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. ii. Objective 4.4: Support the development of affordable housing for a full range of employees and residents (retirees, families, etc.). b. The Comprehensive Plan Map designates the property in question as residential. Subdivision – Preliminary Plat Criteria Staff Analysis 16.16.025: PREAPPLICATION DRAWING: • The applicant has met with the pre-development team to discuss the proposed project. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org 16.16.050: PRELIMINARY PLAT: • 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 application, take comments from other agencies, and properly notify the public of the public hearing. A mailed notice was sent to adjacent property owners. • The following agencies were re-noticed regarding the proposed subdivision: Idaho Power, Intermountain Gas, School District, Jerome County, North Side Canal Company, and the Post Office. North Side Canal Company responded to the initial preliminary plat. All items have been addressed between the developer and the North Side Canal Company. • City departments, including Building, Engineering, Fire, Water, and Wastewater, were allowed to comment on this application. Due to the uniqueness of this plat, further review will be conducted upon submittal of a final plat. • The applicant shall have one year to file and obtain the certification of the acceptance of the final plat application by the administrator within one year after action by the commission. Failure to do so shall cause all approvals of said preliminary plat to be null and void, unless an extension of time is applied for by the subdivider and granted by the commission. 16.28.040: LOT REQUIREMENTS As proposed, all lots meet the minimum lot size for the respective zone. 16.28.050 - .051: STREETS AND DEDICATION OF STREETS The application proposes local streets meeting the 56-foot right-of-way. The application notes that all streets will be dedicated to public use and be constructed to meet City standards. Access to the subdivision will come from 18th and 20th Avenues East. There are also two accesses proposed from 16th Avenue East, including a half mile road. The northern portion of 16th Ave East will be constructed as the subdivision is built out. 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. It is noted that there is no driveway access onto 16th Avenue East. 16.28.054: STREET NAMES Most proposed street names conform. A couple of streets may align with the City’s grid and will need to be changed. The name updates can be made during the final plat process. 16.28.055: STREET INTERSECTIONS The streets meet the requirements for angle, sight triangle, and vertical alignment. 16.28.060: ALLEYS The application does not propose any alleys due to the configuration of the lots and the street layout. 16.28.070: EASEMENTS The plat proposes the required front and rear easements. 16.28.080: SEWAGE SYSTEM and 16.28.090: WATER MAINS ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org Will Serve letter have been issued for phase 1. The existing water and sewer in phase 1 will continue to serve phase 2. 16.28.100: STORMWATER RETENTION/DETENTION The materials show the retention pond on the southwest corner of the development. Stormwater retention/detention has been calculated to meet City of Jerome requirements. 16.28.110: CURBS, GUTTERS AND SIDEWALKS The development proposes a five-foot wide sidewalk along 16th Avenue East. A five-foot sidewalk with curb and gutter will be constructed within the subdivision. 16.28.140: IRRIGATION LINES AND WATER STOCKS Pressurized surface irrigation will be provided to all lots. 16.28.150: REQUIRED IMPROVEMENTS Fire hydrants, mailboxes, and street lights have been included on the preliminary plat, meeting the requirements of the code. 16.16.050. PRELIMINARY PLAT I. Commission Action a. 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 conformance of the subdivision with the comprehensive plan; ii. The availability of public services to accommodate the proposed development; iii. The continuity of the proposed development with the capital improvement program of the city; iv. The public financial capability of supporting services for the proposed development; and v. The other health, safety or environmental problems that may be brought to the commission's attention. Recommended Conditions: • Comply with all City of Jerome Department requirements pertaining to construction, and any other needed improvements; • A final plat or any part thereof shall be submitted for review and approval by the City Council before recording the plat at the County; and • Comply with all City, State, and Federal Requirements. ---PAGE BREAK--- FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD 8 17 16th Avenue (100 North Road) Lyndon Street Lot 7 6,924 S.F. Lot 15 7,281 S.F. Lot 23 6,598 S.F. Lot 8 6,904 S.F. Lot 16 6,741 S.F. Lot 24 7,083 S.F. Lot 9 6,884 S.F. Lot 17 6,720 S.F. Lot 25 6,557 S.F. Lot 10 6,864 S.F. Lot 18 6,700 S.F. Lot 26 6,536 S.F. Lot 11 7,370 S.F. Lot 19 6,680 S.F. Lot 12 6,822 S.F. Lot 20 7,172 S.F. Lot 5 6,966 S.F. Lot 13 6,802 S.F. Lot 21 6,638 S.F. Lot 6 7,480 S.F. Lot 14 6,782 S.F. Lot 22 6,618 S.F. Lot 27 7,834 S.F. Lot 7 8,949 S.F. Lot 8 8,936 S.F. Lot 1 9,779 S.F. Lot 9 9,667 S.F. Lot 2 9,012 S.F. Lot 3 8,999 S.F. Lot 4 8,987 S.F. Lot 5 8,974 S.F. Lot 6 8,961 S.F. Lot 8 6,565 S.F. Lot 15 8,196 S.F. Lot 14 6,565 S.F. Lot 13 6,565 S.F. Lot 12 6,565 S.F. Lot 11 6,565 S.F. Lot 10 6,565 S.F. Lot 9 6,565 S.F. Lot 4 6,565 S.F. Lot 7 6,565 S.F. Lot 6 6,565 S.F. Lot 5 6,565 S.F. Lot 2 6,565 S.F. Lot 30 8,196 S.F. Lot 3 6,565 S.F. Lot 23 6,565 S.F. Lot 22 6,565 S.F. Lot 29 6,565 S.F. Lot 21 6,565 S.F. Lot 28 6,565 S.F. Lot 20 6,565 S.F. Lot 27 6,565 S.F. Lot 19 6,565 S.F. Lot 26 6,565 S.F. Lot 18 6,565 S.F. Lot 25 6,565 S.F. Lot 17 6,565 S.F. Lot 24 6,565 S.F. Lot 16 8,196 S.F. Lot 1 8,196 S.F. Lot 8 6,565 S.F. Lot 15 8,196 S.F. Lot 14 6,565 S.F. Lot 13 6,565 S.F. Lot 12 6,565 S.F. Lot 11 6,565 S.F. Lot 10 6,565 S.F. Lot 9 6,565 S.F. Lot 4 6,565 S.F. Lot 7 6,565 S.F. Lot 6 6,565 S.F. Lot 5 6,565 S.F. Lot 2 6,565 S.F. Lot 30 8,196 S.F. Lot 3 6,565 S.F. Lot 23 6,565 S.F. Lot 22 6,565 S.F. Lot 29 6,565 S.F. Lot 21 6,565 S.F. Lot 28 6,565 S.F. Lot 20 6,565 S.F. Lot 27 6,565 S.F. Lot 19 6,565 S.F. Lot 26 6,565 S.F. Lot 18 6,565 S.F. Lot 25 6,565 S.F. Lot 17 6,565 S.F. Lot 24 6,565 S.F. Lot 16 8,196 S.F. Lot 1 8,196 S.F. Lot 8 6,565 S.F. Lot 15 8,196 S.F. Lot 14 6,565 S.F. Lot 13 6,565 S.F. Lot 12 6,565 S.F. Lot 11 6,565 S.F. Lot 10 6,565 S.F. Lot 9 6,565 S.F. Lot 4 6,565 S.F. Lot 7 6,565 S.F. Lot 6 6,565 S.F. Lot 5 6,565 S.F. Lot 2 6,565 S.F. Lot 1 8,196 S.F. Lot 3 6,565 S.F. Lot 22 9,184 S.F. Lot 21 7,407 S.F. Lot 20 7,122 S.F. Lot 19 8,311 S.F. Lot 18 9,234 S.F. Lot 5 6,500 S.F. Lot 9 7,266 S.F. Lot 8 6,500 S.F. Lot 7 6,500 S.F. Lot 6 6,500 S.F. Lot 2 6,500 S.F. Lot 4 6,500 S.F. Lot 3 6,500 S.F. Lot 13 7,500 S.F. Lot 14 7,500 S.F. Lot 11 7,500 S.F. Lot 15 7,500 S.F. Lot 12 7,500 S.F. Lot 16 7,500 S.F. Lot 10 9,700 S.F. Lot 1 7,714 S.F. Lot 13 7,500 S.F. Lot 17 7,500 S.F. Lot 7 6,500 S.F. Lot 3 6,500 S.F. Lot 14 7,500 S.F. Lot 18 7,500 S.F. Lot 2 6,500 S.F. Lot 6 6,500 S.F. Lot 19 7,714 S.F. Lot 10 7,816 S.F. Lot 15 7,500 S.F. Lot 9 6,500 S.F. Lot 5 6,500 S.F. Lot 12 8,000 S.F. Lot 16 7,500 S.F. Lot 8 6,500 S.F. Lot 4 6,500 S.F. Lot 1 7,342 S.F. Lot 2 7,500 S.F. Lot 3 7,500 S.F. Lot 4 7,500 S.F. Lot 10 8,000 S.F. Lot 9 8,000 S.F. Lot 8 8,000 S.F. Lot 11 9,120 S.F. Lot 2 7,500 S.F. Lot 4 11,382 S.F. Lot 3 8,017 S.F. Lot 1 8,056 S.F. Lot 5 8,893 S.F. Lot 7 7,500 S.F. Lot 6 7,501 S.F. Lot 11 43,007 S.F. Lot 8 7,500 S.F. Lot 9 7,500 S.F. Lot 23 6,565 S.F. Lot 22 6,565 S.F. Lot 29 6,565 S.F. Lot 21 6,565 S.F. Lot 28 6,565 S.F. Lot 20 6,565 S.F. Lot 27 6,565 S.F. Lot 19 6,565 S.F. Lot 26 6,565 S.F. Lot 18 6,565 S.F. Lot 25 6,565 S.F. Lot 17 6,565 S.F. Lot 24 6,565 S.F. Lot 16 8,196 S.F. Lot 9 6,565 S.F. Lot 2 7,070 S.F. Lot 10 7,070 S.F. Lot 3 6,565 S.F. Lot 11 6,565 S.F. Lot 4 6,565 S.F. Lot 12 6,565 S.F. Lot 5 6,565 S.F. Lot 13 7,070 S.F. Lot 6 7,070 S.F. Lot 14 6,565 S.F. Lot 7 6,565 S.F. Lot 15 8,196 S.F. Lot 8 6,565 S.F. Lot 29 6,565 S.F. Lot 21 6,565 S.F. Lot 28 6,565 S.F. Lot 20 6,565 S.F. Lot 27 6,565 S.F. Lot 19 6,565 S.F. Lot 26 6,565 S.F. Lot 18 6,565 S.F. Lot 25 6,565 S.F. Lot 17 6,565 S.F. Lot 24 6,565 S.F. Lot 16 7,584 S.F. Lot 23 6,565 S.F. Lot 30 6,565 S.F. Lot 22 6,565 S.F. Lot 8 6,755 S.F. Lot 16 6,894 S.F. Lot 9 6,773 S.F. Lot 17 6,984 S.F. Lot 2 6,651 S.F. Lot 10 6,790 S.F. Lot 3 6,669 S.F. Lot 11 6,807 S.F. Lot 4 6,686 S.F. Lot 12 6,825 S.F. Lot 5 6,703 S.F. Lot 13 6,842 S.F. Lot 6 6,721 S.F. Lot 14 6,859 S.F. Lot 7 6,738 S.F. Lot 15 6,877 S.F. Lot 2 8,242 S.F. Lot 1 8,946 S.F. Lot 3 6,755 S.F. Lot 4 6,977 S.F. Lot 1 6,821 S.F. Lot 4 6,500 S.F. Lot 3 6,500 S.F. Lot 2 6,500 S.F. Lot 9 7,423 S.F. Lot 8 6,500 S.F. Lot 7 6,500 S.F. Lot 6 6,500 S.F. Lot 5 6,500 S.F. Lot 1 7,570 S.F. Lot 17 8,118 S.F. Lot 11 9,443 S.F. Lot 5 7,503 S.F. Lot 6 7,615 S.F. Lot 7 8,301 S.F. Lot 10 10,062 S.F. Lot 1 7,600 S.F. Lot 31 7,250 S.F. Lot 1 8,483 S.F. Lot 30 8,221 S.F. BLOCK 1 BLOCK 11 BLOCK 10 BLOCK 9 BLOCK 8 BLOCK 7 BLOCK 12 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5 BLOCK 6 EX. FHYD EX. FHYD 16th Avenue East 18th Avenue East 20th Avenue East Talon Drive Rachel Way Dawson Avenue Daxton Avenue Rachel Way Josie Street Bennett Street Shanay Street NORTH PRELIMINARY PLAT for BECKER SUBDIVISION PP1 Engineers / Surveyors / Planners 621 North College Road, Suite 100 Twin Falls, Idaho 83301 p (208)-734-4888 fax (208)-734-6049 web: ehminc.com BUILDING THE FUTURE ON A FOUNDATION OF EXCELLENCE EHM Engineers, Inc. PRELIMINARY BECKER SUBDIVISION Located In A Portion of S2 SW 4 , Section 8 Township 8 South, Range 17 East Boise Meridian Jerome County, Idaho 2021 Design Data: Vicinity Sketch Topographic Legend: Boundary Legend: CEMETERY RD. W AVE. H E AVE. H E AVE. I S FILLMORE ST. N FILLMORE ST. W AVE. D E AVE. D S BUCHANAN ST. N BUCHANAN ST. 4TH AVE. W 8TH AVE. W 8TH AVE. E 10TH AVE. W 10TH AVE. E N DATE ST. S FIR ST. WEST BLVD. N LINCOLN ST. S LINCOLN ST. 16TH AVE. E 20TH AVE. E 4TH AVE. E W MAIN AVE. E MAIN AVE. TIGER DR. Typical Roadway Section Notes: Drainage Calculations: Pressure Irrigation Service Key Note Legend Original preliminary plat - Before donation and redesign ---PAGE BREAK--- Planning application PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] For use by Principal Authority Cloudpermit application number US-ID41320-P-2025-11 PIN RPJ10100040130A Application submitted to City of Jerome, ID, Idaho Description of Subject Property Address 2019 TRAE ST Municipality City of Jerome, ID, Idaho PIN RPJ10100040130A Legal description LOT 13 BLK 4 BECKER SUB NO 1, 6,800 SQFT (8-8-17) Purpose of Application Application type Subdivision — New — Preliminary Plat Applicant Last name Lyda First name Ben Corporation or partnership Street address 621 N. College Rd Unit number 100 Lot / Con. Municipality Twin falls State ID ZIP code 83301 Other phone +1 [PHONE REDACTED] Mobile phone +1 [PHONE REDACTED] Fax Email [EMAIL REDACTED] ---PAGE BREAK--- Property owner Last name DWB JR FAMILY TRUST First name Corporation or partnership Street address 580 CARRIAGE LN N TWIN FALLS ID 83301 Unit number Lot / Con. Municipality State ZIP code Other phone Mobile phone Fax Email Declaration and Signatures Applicant I, Ben Lyda (The Applicant), do hereby declare that the information contained in this application, the attached schedules and forms, the attached plans and specifications, and other attached documentation is true to the best of my knowledge. If a permit is granted, I agree to comply with Local Ordinances and the conditions of the permit. If the Applicant is a corporation or partnership, I have the authority to bind the corporation or partnership by signing off, I understand that it constitutes a legal signature confirming that I acknowledge and agree to the above declaration. Digitally signed on 07/29/2025, 4:04:07 PM MDT by Ben Lyda. Applicant Information Current Use of Property: Farming Current Zoning: Residential Requested Zone Descriptoin Write a complete description of your request: Preliminary Plat Approval ---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 9th day of September, 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 Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Ave East, Trae Street, and 18th Ave East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Ave East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acres. All interested persons shall have an opportunity to be heard. The public will have the opportunity to comment in person at the meeting or by submitting written comment. Written comments must be postmarked by September 3rd or physically submitted by September 5th, 2025. Questions regarding the application or opportunity to be heard should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 15th day of August, 2025. Ida Clark City Planner PUBLISH: August 23rd,2025 ---PAGE BREAK--- Lot 11 8,300 S.F. Lot 10 8,200 S.F. Lot 9 8,200 S.F. Lot 8 8,200 S.F. Lot 7 8,200 S.F. Lot 6 8,200 S.F. Lot 5 8,200 S.F. Lot 4 8,200 S.F. Lot 2 8,500 S.F. Lot 3 6,500 S.F. Lot 2 6,500 S.F. Lot 9 7,114 S.F. Lot 8 6,500 S.F. Lot 7 6,500 S.F. Lot 6 6,500 S.F. Lot 5 6,500 S.F. Lot 4 6,500 S.F. Lot 7 6,800 S.F. Lot 6 6,800 S.F. Lot 5 6,800 S.F. Lot 4 6,800 S.F. Lot 3 6,800 S.F. Lot 2 6,800 S.F. Lot 10 6,800 S.F. Lot 11 6,800 S.F. Lot 12 6,800 S.F. Lot 13 6,800 S.F. Lot 14 6,800 S.F. Lot 15 6,800 S.F. Lot 9 7,914 S.F. Lot 8 7,914 S.F. Lot 2 6,800 S.F. Lot 8 7,914 S.F. Lot 7 6,800 S.F. Lot 6 6,800 S.F. Lot 5 6,800 S.F. Lot 4 6,800 S.F. Lot 3 6,800 S.F. Lot 10 6,800 S.F. Lot 11 6,800 S.F. Lot 12 6,800 S.F. Lot 13 6,800 S.F. Lot 14 6,800 S.F. Lot 15 6,800 S.F. Lot 9 7,914 S.F. Lot 1 7,250 S.F. Lot 2 7,000 S.F. Lot 3 7,000 S.F. Lot 4 7,000 S.F. Lot 5 7,000 S.F. Lot 6 7,000 S.F. Lot 7 7,000 S.F. Lot 8 7,000 S.F. Lot 9 7,000 S.F. Lot 19 6,800 S.F. Lot 20 6,800 S.F. Lot 22 6,800 S.F. Lot 25 12,227 S.F. Lot 24 7,550 S.F. Lot 26 479,219 S.F. 11.00 AC. Lot 8 7,800 S.F. Lot 7 7,800 S.F. Lot 9 7,800 S.F. Lot 21 7,800 S.F. Lot 22 7,800 S.F. Lot 23 7,800 S.F. Lot 24 7,800 S.F. Lot 26 9,575 S.F. Lot 2 7,041 S.F. Lot 3 7,060 S.F. Lot 4 7,079 S.F. Lot 5 7,098 S.F. Lot 7 9,179 S.F. Lot 10 7,407 S.F. Lot 6 9,367 S.F. Lot 5 8,286 S.F. Lot 4 8,296 S.F. Lot 3 8,307 S.F. Lot 2 8,318 S.F. Lot 2 7,150 S.F. Lot 11 8,400 S.F. Lot 12 8,400 S.F. Lot 8 8,100 S.F. Lot 14 8,400 S.F. Lot 9 8,200 S.F. Lot 17 7,000 S.F. Lot 18 7,514 S.F. Lot 23 6,800 S.F. Lot 21 6,800 S.F. Lot 14 8,300 S.F. Lot 15 8,200 S.F. Lot 16 8,200 S.F. Lot 17 8,200 S.F. Lot 18 8,200 S.F. Lot 19 8,200 S.F. Lot 20 8,200 S.F. Lot 21 8,200 S.F. Lot 23 8,500 S.F. Lot 22 8,200 S.F. Lot 24 9,914 S.F. Lot 13 8,414 S.F. Lot 12 8,414 S.F. Lot 1 9,914 S.F. Lot 8 8,478 S.F. Lot 2 8,827 S.F. Lot 5 8,171 S.F. Lot 6 8,148 S.F. Lot 7 8,125 S.F. Lot 1 8,978 S.F. Lot 3 7,772 S.F. Lot 4 8,165 S.F. Lot 16 7,970 S.F. Lot 1 8,730 S.F. Lot 1 6,888 S.F. Lot 16 8,649 S.F. Lot 1 9,064 S.F. Lot 2 8,375 S.F. Lot 3 8,350 S.F. Lot 4 8,325 S.F. Lot 5 8,299 S.F. Lot 6 8,274 S.F. Lot 7 8,249 S.F. Lot 8 8,223 S.F. Lot 9 8,198 S.F. Lot 10 8,173 S.F. Lot 11 8,147 S.F. Lot 12 8,122 S.F. Lot 13 8,096 S.F. Lot 14 8,071 S.F. Lot 15 8,046 S.F. Lot 2 7,800 S.F. Lot 3 7,800 S.F. Lot 4 7,800 S.F. Lot 6 8,007 S.F. Lot 10 8,114 S.F. Lot 1 8,114 S.F. Lot 5 8,007 S.F. Lot 1 8,295 S.F. Lot 6 7,917 S.F. Lot 8 8,301 S.F. Lot 11 7,408 S.F. Lot 19 8,014 S.F. Lot 20 8,014 S.F. Lot 25 7,900 S.F. Lot 12 7,761 S.F. Lot 13 8,724 S.F. Lot 15 7,745 S.F. Lot 16 7,800 S.F. Lot 17 7,800 S.F. Lot 18 7,800 S.F. Lot 9 7,152 S.F. Lot 15 8,314 S.F. Lot 16 8,314 S.F. Lot 23 8,100 S.F. Lot 22 8,200 S.F. Lot 21 8,400 S.F. Lot 20 8,400 S.F. Lot 19 8,400 S.F. Lot 18 8,400 S.F. Lot 17 8,400 S.F. Lot 5 7,700 S.F. Lot 7 8,000 S.F. Lot 4 8,494 S.F. Lot 3 7,150 S.F. Lot 26 11,204 S.F. Lot 6 7,500 S.F. Lot 24 8,263 S.F. Lot 25 9,197 S.F. Lot 1 10,582 S.F. Lot 16 7,940 S.F. Lot 1 7,940 S.F. Lot 14 6,735 S.F. Lot 15 7,166 S.F. Lot 16 6,988 S.F. Lot 10 1,500 SF. Lot 11 8,090 S.F. Lot 12 7,463 S.F. Lot 13 6,801 S.F. Lot 1 9,662 S.F. Lot 10 8,400 S.F. Lot 13 8,400 S.F. Lot 3 8,200 S.F. Lot 14 6,558 S.F. FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD FHYD BLOCK 1 BLOCK 10 BLOCK 9 BLOCK 5 BLOCK 5 BLOCK 7 BLOCK 8 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5 BLOCK 6 EX. FHYD EX. FHYD BLOCK 11 BLOCK 7 BLOCK 7 8 17 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 43 44 45 46 47 48 51 52 53 54 55 56 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 61 62 63 64 65 66 67 68 71 72 73 74 75 76 77 78 79 80 81 86 87 88 89 90 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 21 22 23 24 25 26 27 28 29 30 31 32 33 C1.01 Engineers / Surveyors / Planners 621 North College Road, Suite 100 Twin Falls, Idaho 83301 p (208)-734-4888 fax (208)-734-6049 web: ehminc.com BUILDING THE FUTURE ON A FOUNDATION OF EXCELLENCE EHM Engineers, Inc. PRELIMINARY MASTER UTILITY PLAN for BECKER SUBDIVISION ---PAGE BREAK--- 2 3 2 3 2 3 2 2 2 3 2 3 2 1 2 3 1 2 1 66 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 46 40 41 42 43 44 45 69 68 67 65 64 63 62 54 53 52 55 51 56 50 49 57 10 2006 2010 2014 2108 2002 2112 2007 2011 2015 2019 2109 2113 2117 2003 2006 2010 2014 2018 2108 2112 2116 2007 2011 2015 2019 2105 2109 2113 2002 2003 1324 1320 1316 1312 1308 1304 1300 1220 1216 2004 2008 2012 2016 2104 2108 2112 2000 2001 2005 2009 2013 2017 2101 2105 2109 2113 1329 1325 1321 1317 1313 1309 1305 1301 1219 1215 1200 1104 1100 1315 1312 1601 1605 1609 1701 1705 1605 1601 1509 1709 1209 1605 1601 1509 1510 1600 1508 1600 1604 1508 1600 1604 1319 1316 1309 1308 1109 1113 1201 1205 1219 1305 1218 1304 1300 1220 1216 1204 1200 1116 1112 1108 1911 1105 1115 1205 1814 1810 1728 2001 2003 2005 2007 2009 2011 2101 2103 2105 2107 2109 2111 2111 2109 2107 2105 2103 2101 2011 2009 2007 2005 2003 2001 2001 2003 2005 2007 2009 2011 2101 2103 2105 2107 2111 2000 2002 2004 2006 2008 2010 2100 2102 2104 2106 2108 2110 2000 2002 2004 2006 2008 2010 2100 2102 2104 2106 2108 2110 2000 2002 2004 2006 2008 2010 2100 2102 2104 2106 2108 2110 1102 1106 1108 1110 1112 1114 1116 1118 1120 1200 1202 1204 1206 1 3 1 2 4 3 4 6 2 5 Becker Park N Tiger Dr 100 North Rd E 16th Ave E Erin St 20th Ave E 15th Ave E Trae St. Regan St. N Lyndon St N Kennedy St N Johnson St N McKinley St 14th Ave E 18th Ave E Trae St 20th Ave E 14th Ave E N Kennedy St N Lyndon St 18th Ave E 5 1 1 inch = 400 feet . Becker Phase 2 Nearest Neighbor 500ft Becker 2 August 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NOTICE AFF'IDAVIT I/We, Y*h, Vlliw narne(s) the attached Notice of Public Hearing was mailed to all propefiy owners within 5m feet of the properly located at and a notice was posted at said property on R:\01 - Planning & Zoning\1a Forms & Templates\Affioavit ruoifel,ot publication- Juty ,24.doc address or legal description (at least l5 days prior to hearing) Printed Narre(s) Please attach: f\ I 1. Public Hearing Notice f \ I 2. Property Owners within the designated map area t \ I 3. Photo of Posted Notice Requested \ date of rnliling (at least'15 days plior to hearing) wi My commission ":Srt:yy 9t{3 $":rF est*/ ,1I.F. .96?, #toll* W rtu: '-tb - i* t"^lU a u\o...if: "*;!iu'Xilio5" ,rr"f, ,3r, ,'I.l ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Comprehensive Plan Amendment Current Zoning: General Business (C-2) Future Land Use Map Designation: Commercial Requested Future Land Use Map: Residential Requested Zone Change: Residential 2 (R-2) Request: The applicant requests a comprehensive plan land use map amendment from Commercial to Residential to build a single-family residential subdivision. The request is concurrent with a request to rezone from General Business to Residential 2. Parcel One ---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: September 9, 2025 Subject: Staff report regarding the request to amend the City of Jerome Comprehensive Future Land Use Map on parcels described as Lots 2 and 3 BLK 3 Upland Meadows Sub. I. Background: The property in question was part of the Bird Farm. The property was annexed into the City of Jerome in May 2007 and zoned Area Business. In May of 2008, Lot 1, Block 1, was rezoned to Light Industrial. The property was also subdivided with final approval in May of 2008. The subdivision was known as the Jerome Professional Business Park and remained undeveloped. The entire subdivision was rezoned to General Business (C-2) in April of 2010 with the Title 17 code rewrite. In 2020, the Jerome Professional Park plat was vacated and then subdivided into the Upland Meadows subdivision. At the applicant's request, the northern lots of Upland Meadows were approved for a rezone to Residential 2 Lots 2 and 3 remained General Business II. The Comprehensive Plan: The Future Land Use Map designates these parcels as Commercial. It is noted that this area has been designated as commercial for several years, and with the new adopted Comprehensive Plan in 2023, the parcels remained Commercial. III. Adjacent Land Use/Zoning Table: IV. The applicant is requesting a Future Land Use Map change from Commercial to Residential. They would like to build a second phase of single-family homes. Staff Report I. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the application for an amendment shall be reviewed by the Commission to determine if the request: 1. Is in accordance with the Comprehensive Plan; 2. Will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; a. As pertains to the City of Jerome’s Comprehensive Land Use Plan: i. The request is in accordance with Chapter 1: Property Rights. 1. 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 Existing Land Use Current Zoning Future Land Use Map North City/County single-family homes Residential 2/AOI Residential Residential Medium /Residential Rural South Farmland/Houses Area of Impact Industrial Industrial East Farmland Area of Impact Industrial Ag Transition West Farmland/House Area of Impact Industrial Industrial ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org appear that the request would significantly impact the landowner’s economic interest. The request seems to meet the Attorney General's checklist. ii. The request is not in accordance with Chapter 4, Our Built Environment, which states, “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.” 1. Commercial designation states: Areas that provide for and encourage the grouping together of business, retail, public, quasi-public, and other related uses. Special permits, including PUDs, may be considered for more intense uses or to incorporate residential uses. 1. Single-family dwellings are not permitted in the C-2 zone; however, three or more units for multi-family housing are allowed by a special use permit. 2. Leaving this area as Commercial as designated allows a variety of businesses and housing that can provide a transition zone from the existing heavy industrial uses to the south and the planned industrial zoning in the future. 3. Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 1. Consideration needs to be given to the protection of the existing Upland Meadows Subdivisions. While additional single-family housing is needed and would be compatible with the existing housing, this would place homes even closer to the existing heavy industrial uses. This would leave the planned development of single-family dwellings unprotected from future industrial development. iii. We need to review and consider Chapter 3, 3.3.d Consider the impact to adjacent agricultural businesses (fertilizer production, food processing, shipping, 3.3.i etc.) when reviewing new annexations and development applications. b. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: i. Water and sewer would be available to extend at the developer's expense. It is noted that if an easement cannot be obtained for a gravity sewer, a lift station, privately owned and maintained, would be required for higher-density uses. II. Staff Recommendation: The Staff recommendation is to deny the request to amend the Future Land Use Map from Commercial to Residential, as it is not in compliance with the Comprehensive Plan. a. Comments from City Departments: i. These two lots have access to sewer via planned single-site lift pumps into the gravity sewer at the north boundary. The property does not have direct access to gravity sewer due to depth and site elevation limitations. It would require either the extension of a gravity sewer to the location or the construction of a lift station, which would then need to be operated and maintained by City staff. Due to the time and cost of maintaining a public lift station, the City will not accept a public lift station at this time. ii. A private lift station maintained by the HOA would be an option. b. A private 25 ft. wide road was allowed at the SE corner of the Upland Meadows subdivision, leading to a dedicated fire apparatus access road along the north end of the second phase commercial property. This was only allowed because a dedicated fire lane ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org would be located along the north edge of the commercial property. As two separate access roads are required for the current subdivision, changing the use of the commercial property and reconfiguring the fire apparatus access changes this. The current secondary fire apparatus access would no longer meet the terms of the existing agreement. The configuration of the property in question does not allow for two separate fire apparatus access roads that would meet the Fire Code requirements. Fire Code states: • Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. • Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. ---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: September 9, 2025 Subject: Staff report regarding the request to consider the rezone for the property described as on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Subdivision from General Business (C-2) to Residential 2 I. Background: The property was annexed into the City of Jerome in May 2007 and zoned Area Business. The entire subdivision was rezoned to General Business (C-2) in April of 2010 with the Title 17 code rewrite. In 2020, the Jerome Professional Park plat was vacated and then subdivided into the Upland Meadows subdivision. At the applicant's request, the northern lots of Upland Meadows were approved for a rezone to Residential 2 Lots 2 and 3 remained General Business II. Adjacent Land Use/Zoning Table: III. The Comprehensive Plan: The Future Land Use Map designates these parcels as Commercials. Staff Report I. As pertains to Title 17 of the JMC, the Land Use Ordinance: a. The parcel is currently zoned General Business which allows office complexes, convenience store no fuel, educational facilities, restaurants, health care, care facilities, public uses, storage facilities, and dwelling of at least three or more, and other uses detailed in 17.14.010 of the Jerome Municipal Code. b. The proposed zone for Residential 2 (R-2) would allow for single-family dwellings and duplexes, along with public educational facilities, bed and breakfast, and convenience store with no fuel services as detailed in 17.14.010 of the JMC. c. All land use regulations as detailed in Title 17 of the JMC will apply to the property, including but not limited to setbacks and building height restrictions. The minimum lot size for the R-2 zone is 5,000 square feet. Each parcel exceeds 5,000 square feet. II. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the application for a rezone shall be reviewed by the Commission to determine if the request: 1. Is in accordance with the Comprehensive Plan; 2. Will create a demand for public infrastructure that is not currently available, including municipal sewer and water services; Existing Land Use Current Zoning North City/County single-family homes Residential 2/AOI Residential South Farmland/Houses Area of Impact Industrial East Farmland Area of Impact Industrial West Farmland/House Area of Impact Industrial ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org 3. Is compatible with the zoning uses in the surrounding areas; and 4. No non-conforming uses will be created. a. As pertains to the City of Jerome’s Comprehensive Land Use Plan: i. The request is in accordance with Chapter 1: Property Rights. 1. 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 that the request would significantly impact the landowner’s economic interest. The request appears to meet the Attorney General's checklist. ii. The request is not in accordance with Chapter 4, Our Built Environment, " which states, “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.” 1. Single-family dwellings are not permitted in the C-2 zone; however, three or more units for multi-family housing are allowed by a special use permit. 2. Leaving this area as Commercial as designated in the Future Land Use Map allows a variety of businesses and housing that can provide a transition zone from the existing heavy industrial uses to the south and the planned industrial zoning in the future. 3. Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 1. Consideration needs to be given to the protection of the existing Upland Meadows Subdivisions. While additional single-family housing is needed and would be compatible with the existing housing, this would place homes even closer to the existing heavy industrial uses. This would leave the planned development of single-family homes unprotected from future industrial development. b. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: i. Water and sewer would be available to extend at the developer's expense. It is noted that if an easement cannot be obtained for a gravity sewer, a lift station, privately owned and maintained, would be required for higher-density uses. c. As pertains to the compatibility with the zoning uses in the surrounding areas: i. There are existing single-family homes north, with farmland zoned industrial to the south and west. d. As pertains to the creation of non-conforming uses i. The parcels are currently bare, creating no non-confirming uses. III. Staff Recommendation: a. Staff recommends a denial if the request to rezone from C-2 to R-2, as it is in direct conflict with the Comprehensive Plan Future Land Use Map. ---PAGE BREAK--- Planning application PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] For use by Principal Authority Cloudpermit application number US-ID41320-P-2025-8 PIN RPJ18050010010A, RPJ18050030020A, RPJ18050030030A Application submitted to City of Jerome, ID, Idaho Description of Subject Property Address 1401 LESLIE DR Municipality City of Jerome, ID, Idaho PIN RPJ18050010010A, RPJ18050030020A, RPJ18050030030A Legal description LOT 2 & 3 BLOCK 3 UPLAND MEADOWS SUB (30-8S-17E) Purpose of Application Application type Rezoning /Map Amendment Applicant, Agent Last name Lyda First name Ben Corporation or partnership Street address 621 N. College Rd Unit number 100 Lot / Con. Municipality Twin falls State ID ZIP code 83301 Other phone +1 [PHONE REDACTED] Mobile phone +1 [PHONE REDACTED] Fax Email [EMAIL REDACTED] ---PAGE BREAK--- Property owner Last name Leslie First name Michael Corporation or partnership Street address 55 Cameron Way Unit number Lot / Con. Municipality Jerome State ID ZIP code 83338 Other phone Mobile phone +1 [PHONE REDACTED] Fax Email Declaration and Signatures Applicant I, Ben Lyda (The Applicant), do hereby declare that the information contained in this application, the attached schedules and forms, the attached plans and specifications, and other attached documentation is true to the best of my knowledge. If a permit is granted, I agree to comply with Local Ordinances and the conditions of the permit. If the Applicant is a corporation or partnership, I have the authority to bind the corporation or partnership by signing off, I understand that it constitutes a legal signature confirming that I acknowledge and agree to the above declaration. Digitally signed on 07/23/2025, 1:13:04 PM MDT by Ben Lyda. Applicant Information Current Use of Property: Bare Current Zoning: General Business Requested Zone Residential Descriptoin Write a complete description of your request: Comp plan amendment request and a rezone. Comp plan future land use map amendment from commercial to residential low. If approved, the property will be rezoned from General Business to Residential. ---PAGE BREAK--- Justification for Comprehensive Plan Amendment – Rezoning to Residential The subject parcel (RPJ18050010010A) is located on the edge of Jerome’s city limits, adjacent to an existing residential zone to the north and surrounded by agricultural land (under Jerome County jurisdiction) on the remaining sides. The proposed amendment to designate this parcel as Residential is supported by the following factors: 1. Compatibility with Adjacent Land Uses o The parcel directly borders an established residential area, making residential development a logical extension of the existing neighborhood. o Commercial zoning at this location could introduce traffic, noise, or lighting impacts that may be incompatible with nearby homes. o Residential use would provide a buffer between the city’s urban area and the surrounding agricultural land, reducing potential land-use conflicts. 2. Growth Management & Housing Needs o Jerome’s long-term planning goals likely include orderly expansion of residential areas to accommodate population growth. o Redeveloping this parcel for housing (single-family, duplexes, or townhomes) would help meet demand while maintaining a transitional density between urban and rural areas. 3. Infrastructure & Services o Residential development here can be efficiently served by existing or planned utilities, roads, and emergency services, unlike commercial uses that may require higher- capacity infrastructure. o Schools, parks, and other residential-supportive services are likely more accessible than commercial-oriented infrastructure freight routes). ---PAGE BREAK--- 621 North College Rd., Suite 100 Twin Falls, Idaho 83301 [208] 734-4888 Fax [208] 734-6049 3501 W. Elder St., Suite 100 Boise, Idaho 83705 [208] 386-9170 Fax [208] 386-9076 IN THE FIELDS OF: PLANNING SURVEYING HIGHWAYS WATER SEWAGE STRUCTURAL SUBDIVISIONS BRIDGES ENVIRONMENTAL QUALITY CONTROL CONSTRUCTION MGMT. 4. Market Realities & Development Suitability o The parcel’s location on the city’s edge may not be optimal for high-visibility commercial activity, which typically thrives along major highways or dense urban corridors. o Surrounding agricultural uses may deter commercial interest due to lower traffic volumes or incompatibility with farming operations. 5. Consistency with Comprehensive Plan Goals o If Jerome’s plan emphasizes balanced growth, this amendment would align by ensuring land use decisions reflect actual development patterns and community needs. o A residential designation could support goals for neighborhood stability, affordable housing, or infill development. Conclusion Re-designating this parcel as Residential promotes logical urban expansion, reduces land-use conflicts, and supports Jerome’s housing needs while respecting the rural character of adjacent county lands. The amendment is a prudent step toward orderly, sustainable growth. Ben Lyda Project Manager, EHM Engineers, Inc ---PAGE BREAK--- Located In A Portion of NE 4 NE 4 , Section 30 (Jerome Professional Park) Township 8 South, Range 17 East Boise Meridian Jerome County, Idaho 2025 Y:\2020 Jobs\068-20 Upland Meadows Subdivision\CAD\Civil\068-20MDP Phase2-d2.dwg, 6/9/2025 3:06:57 PM ---PAGE BREAK--- ---PAGE BREAK--- US-ID41320-P-2025-8 package WORKSPACE INFORMATION Application number US-ID41320-P-2025-8 Category Rezoning /Map Amendment Workspace state In review Workspace created 07/22/2025, 11:42:29 AM MDT Application submitted 07/23/2025, 1:13:11 PM MDT Assignee Ida Clark Package generation date 09/04/2025, 10:16:55 AM MDT LOCATION INFORMATION Address TBD SOUTH TIGER DRIVE, City of Jerome, ID Property information RPJ18050030020A, RPJ18050030030A, LOT 2 & 3 BLOCK 3 UPLAND MEADOWS SUB (30- 8S-17E) PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Ben Lyda EHM Engineers, Inc. 621 N. College Rd 100 Twin falls [EMAIL REDACTED] +1 [PHONE REDACTED] Agent, Applicant Michael Leslie 55 Cameron Way Jerome +1 [PHONE REDACTED] Property owner ---PAGE BREAK--- PLANNING AND ZONING APPLICATION PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] Applicant Information Current Use of Property: Bare Current Zoning: General Business Requested Zone Residential Descriptoin Write a complete description of your request: Comp plan amendment request and a rezone. Comp plan future land use map amendment from commercial to residential low. If approved, the property will be rezoned from General Business to Residential. PLANNING AND ZONING APPLICATION, page 1 / 1 ---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 9th day of September 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 EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie for a Future Land Use Map amendment from commercial to residential with a concurrent rezone request from General Business (C-2) to Residential 2 (R-2) on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S- 17E). 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 September 3rd, 2025, or physically submitted by noon September 5th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 15th day of August 2025. Ida Clark City Planner PUBLISH: August 23rd, 2025 ---PAGE BREAK--- 917 527 800 816 812 808 804 904 900 820 926 918 922 944 930 940 936 934 951 947 943 939 935 931 927 923 919 429 820 [PHONE REDACTED] 1845 1715 1625 1351 1407 1501 1411 1505 1509 1517 1524 1520 1516 1512 1508 1410 1516 1512 1508 1504 1500 1410 1406 1402 1520 1621 1617 1613 1609 1605 1601 1521 1519 1515 1511 1507 1503 1409 1405 1401 1410 1406 1402 1407 1411 1415 1403 527 A 47E 100S 1 2 1 3 3 2 Dave's Automotive 100 South Rd E 100 East Rd S Leslie Dr. Trinity Rd Bird Farm Dr S Tiger Dr Luther Way Concord St Quail Ridge Ct. E Nez Perce Ave 1 inch = 400 feet . Upland Meadows 2 Nearest Neighbor 750ft Upland Meadows 2 August 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NOTICE AFFIDAVIT I/we, [nie ElliUf+ , certify that on narne(s) the attached Notice of Public Hearing was mailed to all property owners within 75i) feet of the property located at R.Pl l(050O3ftOan+ { R.PJI(OsOc':rusOp, address or legal description and a notice was posted at said properly on Witness: date of (at least l5 days pdor to hearing) (at least 15 days pdor to hearing) Please attach: I t lf 1 . Public Hearing Notice t ll 2. Properly Owners within the designated map area t ll 3. Photo of Posted Notice Requested t R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of publication- July'24.ooc ---PAGE BREAK--- !Roiur A. U Planning and Zoning Department Public Hearing Comment Submittal Sheet Please note that comments postmarked after September 3'd. or physically submitted after 12:00 PM on September 5th, will not be included in the public hearing record. Name and Request for public hearing: EHM representing BBL Propertv lnvestments LLC, C/O Michael Brock Leslie for a Future Land Use Map amendment from commercial to residential with a concurrent rezone request from General Business 2) to Residential 2 Date of Hearing: September 9th, 2025 Please Print Leeibly your Name: rtrl tut*eZ fq&rq /,zJ& &A.Zfq44a City of Residence and State: lf not a Jerome resident. do vou own propertv in Jerome: _Yes _No Choose One: - /!(r"rt the a ppt ication _ Neutral _ Oppose the application Your comments noted below will be read into the record as long as it is written legibly, is signed, and does not exceed the space allotted. 0d6 r?77df o€77k -X-ce cr i;Zaa Ot>rl Signature Date City Hall 152 East Ave A Jerome, ID 83338 [PHONE REDACTED] www.cityofjerome.org ---PAGE BREAK--- ,!Roue A, A. U Planning and Zoning Department Public Hearing Comment Submittal Sheet Please note that comments postmarked after September 3'd. or physically submitted after 12:00 pM on September 5th. will not be included in the public hearing record. Name and Request for public hearing: EHM BBL Pro LLC, C/O Mi Leslie for a Futu Use Ma amendment from commercial to residential with a concurrent rezone request from General Business 2) to Residential 2 Date of Hearing: September 9th. 2025 City of Residence and State: {g,t'trc- .tr0 I ,fli c-0 Ltft, li"J b Ot- Choose One: Xsupport the a ppl ication If not a Jerome resident. do vou own propertv in Jerome: _Yes No _ Neutral _ Oppose the application Your comments noted below will be read into the record as long as it is written legibty, is signed, and does not exceed the space allotted. $h ch C ^ f. aC Lti * Jun fr/ Signature City Hall 152 East Ave A Jerome, lD 83338 [PHONE REDACTED] www.cityofjerome.org ---PAGE BREAK--- €RoME Planning and Zoning Department Public Hearing Comment Submittal Sheet Please note that comments postmarked after September 3'd. or physically submitted after 12:00 PM on September 5th. will not be included in the public hearing record. Name and Request for public hearing: EHM representing BBL Propertv lnvestments LLC. C Michael Brock Leslie for a Future Land Use Map amendment from commercialto residential with a concurrent rezone request from General Business 2) to Residential 2 Date of Hearing: September 9th. 2025 Please Print Leeiblv Your Name: City of Residence and State: ,Jercvte \APho Choose One: Support the application Your comments noted below will be read into the record as long as it is written legibly, is signed, and does not exceed the space allotted. tet- At-t j lf not a Jerome resident, do vou own propertv in Jerome: _Yes Neutral -No _ Oppose the application Signature B.os. e-t\ &r^3 LoE53'( z58a Date City Hall 152 East Ave A Jerome, lD 83338 [PHONE REDACTED] Tlnoql' !cu-r www.cityofjerome.org q-4-zs ---PAGE BREAK--- TO: City of Jerome Planning & Zoning From: Barbra and Stan Allen Date: 9-3-25 We are writing this letter to be heard at the public hearing on September 9,2025 in regards to parcel lD numbers RPH18050030020A and RPJ18050030030a, Lots 2 and 3 BLK Upland Meadows Sub,.to be rezoned from General Business C-2 to Residential R-2. We would tike to know the uses of General Business C-2? Also, what are the required lighting requirements/restrictions? What are the noise restrictions in the city limits? Does R-2 zoning include multi-family units? Could we please get a print out of the answers to these questions, to be given to us at the meeting on September 9,2025? Depending on the answers to our questions above, we wou[d be in favor of Residenfial R-2 over C-2 or any other use. Since this land is surrounded by residential homes and a new subdivision, it would make sense to have more residential properties than any business. Thg residential should be separated and be in the same locations away from the factories or businesses. When we mix the zonings so close together it creates a lot of issues and in a lot of instances it devalues the homes next to them. I am sure the new property owners in the new Upland Meadows Subdivisions did not build their homes there thinking they would have a business or factory next to them in the future. As home owner's we certainly do not want that and I am sure all of the members on the committee for planning and zoning would not want that next to them either. Thank you, ---PAGE BREAK--- Planning & Zoning Meeting July 23rd, 2025 This special meeting of the City of Jerome Planning & Zoning Commission was called to order at 7:00 p.m. Present were Chairman Rod Mink, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. Also present were City Planner Ida Clark, Legal Counsel BJ Hess, and Secretary Katie Elliott. Commissioner Benjamin Reed was excused. Chairman Mink led the audience in recitation of the Pledge of Allegiance. Chairman Mink called the Public Hearing to order at 7:02 p.m. Public Hearing for AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF JEROME, IDAHO, AMENDING JEROME MUNICIPAL CODE SECTION 17.14.010 TO INCLUDE ACCESSORY DWELLING UNIT IN THE SCHEDULE OF DISTRICT REGULATIONS; UPDATING SECTION 17.03 RULES AND DEFINITIONS FOR ACCESSORY USE OR STRUCTURE AND INCLUDING THE DEFINITION IN 17.03.180 TO INCLUDE ACCESSORY DWELLING UNIT; AMENDING SECTION 17.18.020 SUPPLEMENTAL GENERAL PROVISIONS TO INCLUDE STANDARDS FOR ACCESSORY DWELLING UNIT; AND PROVIDING FOR AN EFFECTIVE DATE. Staff Report: Ms. Clark stated that the current code language allows what she believes was intended to be accessory dwelling units; however, the code is unclear on the distinction between accessory structures, such as shops, and accessory dwelling units. The proposed code update provides clear definitions of the differences between accessory structures and accessory dwelling units, allows for an accessory structure with an approved Special Use Permit, and offers general guidelines, including setbacks and maximum square footage. As noted in 17.80.060, Ms. Clark stated that a public hearing is held before the Commission before recommending a text amendment to the City Council. If there are any language changes, another public hearing would be required before the commission to present those changes, before they could be recommended to the City Council for final approval. Ms. Clark went over the proposed changes with the commission. This code has been confused with building code, as some terminology and definitions have been used interchangeably. She reviewed the definitions of Accessory Use or Structure, Accessory Building, and Accessory Dwelling Unit with the commission. Recreational vehicles do not meet the definition of an accessory dwelling unit. Ms. Clark stated there are a few properties that have living quarters above a business, and she would like to keep that option. Upon inquiry from Commissioner Johnson, Ms. Clark stated the intent of the code was only to allow one accessory building. Chairman Mink stated that accessory buildings and accessory dwelling units have different setbacks. Ms. Clark noted that this clarifies setbacks and when a building permit is required. ---PAGE BREAK--- Ms. Clark stated the ADU would have to meet building code requirements for a dwelling. Upon inquiry from Commissioner Johnson, Ms. Clark noted that if they have a separate kitchen and entry, they are an accessory dwelling unit. The Commission stated that they would like to bring ADUs as a Special Use Permit initially, and if they become more popular, like chickens have, they could be approved by staff instead of the Commission. Upon inquiry from Chairman Mink regarding a timeframe once a special use permit is approved. Once they have been approved, the building official issues a permit, and Ms. Clark is unsure of the time limit for building once it has been approved. She noted that the Commission has established time frames for specific residential uses downtown, as outlined in the special use permits. Upon inquiry from Chairman Mink, Ms. Clark confirmed ADUs require a building permit and engineered plans. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:21 p.m. Consider AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF JEROME, IDAHO, AMENDING JEROME MUNICIPAL CODE SECTION 17.14.010 TO INCLUDE ACCESSORY DWELLING UNIT IN THE SCHEDULE OF DISTRICT REGULATIONS; UPDATING SECTION 17.03 RULES AND DEFINITIONS FOR ACCESSORY USE OR STRUCTURE AND INCLUDING THE DEFINITION IN 17.03.180 TO INCLUDE ACCESSORY DWELLING UNIT; AMENDING SECTION 17.18.020 SUPPLEMENTAL GENERAL PROVISIONS TO INCLUDE STANDARDS FOR ACCESSORY DWELLING UNIT; AND PROVIDING FOR AN EFFECTIVE DATE —action item. Commissioner Johnson made a motion to recommend the updates to Title 17, amending the Definitions, Schedule of District Use Regulations, and the General Provision for Accessory Dwelling Units, be approved. Seconded by Commissioner Schroeder and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:22 p.m. Public Hearing for AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF JEROME, IDAHO, AMENDING JEROME MUNICIPAL CODE SECTION 17.18.040 COMMERCIAL AND INDUSTRIAL USE REGULATIONS, SECTION THREE, NOISE TO PROVIDE LIMITATIONS ON COMMERCIAL AND INDUSTRIAL NOISE LEVELS; PROVIDE FOR DEFINITIONS, VIOLATIONS AND PENALTIES; PROVIDE FOR AN APPEALS PROCESS; AND PROVIDING FOR AN EFFECTIVE DATE. Staff Report: Ms. Clark stated they have had extensive discussions on this subject. The current code language addresses noise as a nuisance in detail for residential areas and events. Section 17.18.040 addresses commercial and industrial noise vaguely, leaving it to the Administrator to apply the standards as they relate to industry. There is no process for the ---PAGE BREAK--- Administrator or the commercial/industrial property owner producing noise to determine if they comply or to guide them on how to come into compliance with the ordinance. The lack of process and concerns about noise were brought to the Commission's attention last year during public hearings. The proposed amendment provides definitions and requires commercial and industrial entities to submit Noise Containment Plans upon building or expanding, including exceptions, penalties, and an appeals process. As noted in 17.80.060, Ms. Clark stated that a public hearing is held before the Commission before recommending a text amendment to the City Council. If there are any language changes, another public hearing would be required before the commission to present those changes, before they could be recommended to the City Council for final approval. Ms. Clark briefly reviewed some of the additions the commission would like to make. She added in the definition of the calibrated decibel meter. She added the agricultural production use as an exception. Upon inquiry from Commissioner Johnson, Ms. Clark stated that they will be purchasing a meter if approved. She said she has spoken with an industry that has not had a noise complaint, and they were nervous but understand the concerns and why. They stated that they would review the proposed code and would likely provide comments. Upon inquiry from Commissioner Johnson, Ms. Clark stated that noise complaints have increased in the last couple of years and wants to work with everyone. Some noises cannot be fixed, and the winds can carry sounds differently. She believes this is a good step, but noted it’s not perfect. A discussion was held on various noise ordinances and the subjectivity of noise. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:31 p.m. Consider AN ORDINANCE OF THE MAYOR AND CITY COUNCIL OF JEROME, IDAHO, AMENDING JEROME MUNICIPAL CODE SECTION 17.18.040 COMMERCIAL AND INDUSTRIAL USE REGULATIONS, SECTION THREE, NOISE TO PROVIDE LIMITATIONS ON COMMERCIAL AND INDUSTRIAL NOISE LEVELS; PROVIDE FOR DEFINITIONS, VIOLATIONS AND PENALTIES; PROVIDE FOR AN APPEALS PROCESS; AND PROVIDING FOR AN EFFECTIVE DATE—action item. Commissioner Fraser made a motion to recommend the updates to Title 17, amending the Commercial and Industrial Use Regulations for Noise Levels, be approved. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Johnson. NAYE: None. CITIZEN CORRESPONDENCE AND ISSUES None. ---PAGE BREAK--- 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 July 8th, 2025, regular meeting. B. Findings and Conclusions for a request from South Tiger Dr. LLC- Chris Anderson, Casey Anderson for a Lot Split, on the property described as Jerome Unplatted Tax 2215519 of NESE SEC 19-8-17, more commonly known as the cultivated farm ground to the east of 800 blk East Ave I, J, and K (Hovey Subdivision), south of 821 East Ave H, and west of the East Ave K cul-de-sac. FINDINGS AND CONCLUSIONS ON APPLICATION OF SOUTH TIGER DR. LLC-CHRIS ANDERSON, CASEY ANDERSON FOR A LOT SPLIT ON THE PROPERTY DESCRIBED AS JEROME UNPLATTED TAX 2215519 OF NESE SEC 19-8-17, MORE COMMONLY KNOWN AS THE CULTIVATED FARM GROUND TO THE EAST OF 800 BLK EAST AVE I, J, AND K (HOVEY SUBDIVISION), SOUTH OF 821 EAST AVE H, AND WEST OF THE EAST AVE K CUL-DE-SAC, JEROME, IDAHO, CONTAINING APPROXIMATELY 23 ACRES A public hearing on the application of South Tiger Dr. LLC- Chris Anderson, Casey Anderson, concerning the use of real property described herein within the City of Jerome, Idaho, for a special use permit was held, pursuant to notice on Tuesday, July 8, 2025, 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 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: Ms. Clark stated the property previously came in for a Special Use Permit. The property in question is approximately 23 acres and is zoned General Business The proposed lot split requires approval from the Planning and Zoning Commission. This is a bare parcel that is farmed. There is no minimum lot size for the C- 2 zone. The lot split is subject to Section 16.16.045. As pertains to the Jerome Comprehensive Plan, Ms. Clark stated the application meets the following objectives within Chapter Four – Our Built Environment. Ms. Clark went over the Lot Split Criteria with the commission. The applicant submitted a pre-application with a copy of the sketch plan. The applicant has provided proof of ownership and a signed contract with the current property owner. ---PAGE BREAK--- Ms. Clark stated the commission must find the application meets the following criteria to be approved: Split one lot into two (a “lot split”); The proposed lot split will not have a substantial impact on present or proposed public utilities, streets, and parks; Is consistent with the Comprehensive Plan; 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 feet (25’) of street frontage. The application proposes splitting one lot into two. Parcel A will be approximately 13 acres, and Parcel B will be approximately nine acres with no dwelling units. The remaining area will be dedicated for public right-of-way. The application states that there will be no substantial impact on public utilities for a lot split. The parcel is currently farmland. Sewer and water are available for future development. The request is consistent with the Comprehensive Plan. Each lot will allow future development with access and utility connections. Each lot will exceed the minimum 25’ street frontage requirement per the Jerome Municipal Code. Parcel A could have access from East Ave I and East K Ave. Parcel B could have access from East K Avenue and the future Jackson Street. It is noted that Parcel B will not be allowed access from South Tiger Drive. Ms. Clark stated the 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. If approved, Ms. Clark recommended the following conditions: The lot split shall meet all City of Jerome Department requirements of construction and any other needed improvements; Final Record of Survey and Deeds will be recorded at the County and provided to the City once recorded; and Comply with all city, state, and federal requirements. Upon inquiry from Acting Chairman Johnson, Ms. Clark stated the zoning will remain the same. There is not a minimum lot size but there is a maximum build for that zone. Applicant Testimony: Justin Scheel, a resident of Filer, stated that they recently received a SUP for housing on this property. This request will facilitate the need to not only retain the commercial zoning, but will also help them develop the roads within the development for the city right of way. Upon inquiry from Acting Chairman Johnson, Mr. Scheel went over where the roads would be within the development. He stated they will need a few more fire hydrants installed with the additional roads. Testimony in Favor: None. ---PAGE BREAK--- Testimony in Neutral: None. Testimony in Opposition: None. There being no further testimony, Acting Chairman Johnson 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, it enters its findings and conclusions as follows: I. Findings A. The property described above is in the City of Jerome and is currently zoned General Business 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. It does not appear that the proposed lot split will have a substantial impact on present or proposed public utilities, streets, and parks. E. Minimum lot size and access requirements are satisfied with the 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 South Tiger Dr. LLC- Chris Anderson, Casey Anderson, represented by Justin Scheel, of Filer, Idaho, for a lot split on the property described as Jerome Unplatted Tax 2215519 of NESE SEC 19-8-17, more commonly known as the cultivated farm ground to the east of 800 blk East Ave I, J, and K (Hovey Subdivision), south of 821 East Ave H, and west of the East Ave K cul-de-sac, Jerome, Idaho, containing approximately 23 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 13 acres and Parcel B being 9 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 23rd day of July, 2025, in support of the decision of the Planning and Zoning Commission on the 8th day of July, 2025, to approve the application as specified herein is hereby made final this 23rd day of July, 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). C. Findings and Conclusions for a request from Peyton Lookingbill for a Special Use Permit allowing building signs to exceed the maximum height and square footage in the Heavy Industrial Zone, on the property described as Tax 2501056 of SE Jerome Unplatted 30-8-17, more commonly known as 800 Dairy Drive, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF PEYTON LOOKINGBILL, AN AGENT FOR IDAHO MILK PRODUCTS, INC., FOR A SPECIAL USE PERMIT ALLOWING BUILDING SIGNS TO EXCEED THE MAXIMUM HEIGHT AND SQUARE FOOTAGE IN THE HEAVY INDUSTRIAL ZONE, ON THE PROPERTY DESCRIBED AS TAX 2501056 OF SE JEROME UNPLATTED 30-8-17, MORE COMMONLY KNOWN AS 800 DAIRY DRIVE, JEROME, IDAHO A public hearing on the application of Peyton Lookingbill, an agent of Idaho Milk Products, Inc., concerning the use of real property described herein within the City of Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, July 8, 2025, 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. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: Ms. Clark stated this signage is for the new Idaho Milk Products (IMP) ice cream facility, located in a heavy industry (M-2) zone. Currently, there is no signage located on the facility. IMP is requesting the placement of two LED illuminated building signs, facing east and west. The proposed signs exceed the 200 square-foot maximum and the 35-foot height maximum. The applicant is requesting a special use permit to exceed the total square footage and height limitations due to the size of the building and to enhance visibility. ---PAGE BREAK--- Ms. Clark stated staff can only approve up to 200 sq. ft. maximum and a 35’ maximum height. To exceed those limits, the applicant would need to request a Special Use Permit from the commission. This parcel is not located within the Interstate Sign Overlay District as described in 17.10.020. L. 7. The Jerome Municipal Code does not address lighting for building signs. Ms. Clark went over the General Standards for Special Uses with the commission. Regarding Standard A- Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code allows a building sign to exceed the square footage with an approved special use permit. Regarding Standard 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. The request appears to be in harmony with the objectives of Title 17 of the Jerome Municipal Code, as well as the Comprehensive Plan. Regarding Standard 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 such use will not change the essential character of the same area. The application indicates the signs will be constructed of professional, all-weather material. The placement of the new signs will not breach the eave line. The property is not in the Interstate Sign Overlay District. It is noted that the Interstate Sign Overlay District allows signage up to 700 square feet if there are two businesses on a parcel. Idaho Milk Products received a special use permit that allows signage to exceed 200 square feet on their existing building, which measures 900 square feet in total. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The application states the sign will not be a disturbance to neighboring uses. The neighboring businesses are also located in the high industrial zone, featuring similar signage. Regarding Standard 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. The application notes that the sign will not require public facilities or services. Regarding Standard 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. There is no indication that the signs will create excessive ---PAGE BREAK--- additional requirements at public cost. Public facilities and services are not required; therefore, this sign will not be detrimental to the community's economic welfare. Regarding Standard 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. They propose matching the existing signage at 6000 kelvin, which is common in commercial and industrial areas. Regarding Standard 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. There is no change to the vehicular approaches to the property. Regarding Standard I- Will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. There is no indication that the sign will result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Ms. Clark went over the Design Review guidelines with the commission. Regarding Guideline A- Promote sign design and placement that reflects the community’s desire for human scale regarding height, proportion, site features, shapes, and materials. The sign appears to promote sign design and placement. This parcel is not located in the interstate overlay district. Regarding Guideline B- Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. The application indicates the signs will be professionally manufactured and installed. Regarding Guideline C- 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 application indicates that the signs will be constructed of aluminum, acrylic, and vinyl, which are weather-resistant. If approved, Ms. Clark recommended the following conditions: Illumination shall not exceed 6000 kelvins; and obtain any building and electrical permits before installing the sign. Ms. Clark showed the commission the proposed signage. Upon inquiry from Acting Chairman Johnson, Ms. Clark stated that, given the large size of the building, the signage needs to be larger to be visible. ---PAGE BREAK--- Applicant testimony: Marcus Lutz, a resident of Jerome and representative of Lytle Signs, stated that Idaho Milk Products is seeking a sign to represent their ice cream facility. He stated for the sign to look appropriate, they need a larger sign. He stated that the sign will not exceed the height of the building. 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, 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 property described herein is within the City of Jerome and is currently zoned Heavy Industrial B. The proposed use, allowing signage to exceed 200 square feet, requires a special use permit to operate in all zoning districts. C. JMC 17.32.040 and JMC 17.60.060 provide the standards for special use permits. Specifically, JMC 17.32.050(F)(2) allows for signage exceeding 200 square feet in all zoning districts by special use permit only. D. The proposed use is harmonious with the general objectives of the comprehensive plan in that a sign such as this promotes economic development and growth by providing a means of distributing information to the public with greater ease. E. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity in that it is located in an M-2 area and sign criteria limit the impact on neighboring uses. II. Conclusions A. A special use permit is required for the Applicant to install signage to exceed 200 feet in a M-2 zone, on the above described property. B. The Commission approves the application of Peyton Lookingbill, an agent of Idaho Milk Products, Inc., for a special use permit allowing signage in excess of 200 square feet located at the property described herein, within the City of Jerome, Idaho, subject to the following condition: 1. The illumination of the sign shall not exceed 6000 kelvins; ---PAGE BREAK--- 2. Applicant obtains any building and electrical permits before installing, and; 3. The special use permit shall be permanent. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of July, 2025, in support of the decision of the Planning and Zoning Commission on 8th day of July, 2025, to approve the application as specified herein is hereby made final this 23rd day of July, 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). Commissioner Johnson motioned to approve the consent agenda as presented. Seconded 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 Johnson. NAYE: None DISCUSSION PERIOD & STAFF REPORTS Ms. Clark stated she spoke with someone regarding the subdivision on North Lincoln and 16th. When they went to the second phase, irrigation lines were hit, and the pump died. They are waiting to replant the grass and the trees when northern development is complete. They have sprayed the entrance, and they will try and mow the rest until they replant. She also stated she has reached out to the owners of the property at Dairy Queen. Ms. Clark also noted the property on the east side of North Lincoln and 16th has been cleaned up. Upon inquiry from Commissioner Johnson, Ms. Clark stated that if the city abates a property, they hire someone to clean it up and then place a lien on that property for the cleanup costs. Regarding the East Ave E property, Ms. Clark stated she spoke with the building department and they will be looking into what they can do. The weeds are trimmed, but the house is abandoned, has broken windows, and is stuffed with junk. Commissioner Johnson stated there is another house on C or D street that had a house fire, and the chimney is going to come down. Chairman Mink stated there is a brick house across from the courthouse that has a blue tarp on the roof where he believes someone is living. Ms. Clark stated she would look into ---PAGE BREAK--- it. Commissioner Johnson stated he is concerned with kids going into those homes and getting hurt. Commissioner Johnson noted those houses are a sore sight to see. Commissioner Schroeder inquired if there was a nuisance ordinance that would address these concerns. Ms. Clark stated she is not familiar with that ordinance. A discussion was held on houses that are in a trust, family or bank owned, where the owners are difficult to reach. Ms. Clark stated that they would not be having an August meeting, as no applications have been submitted for the publishing date. The next meeting will be in September. Without further discussion, Chairman Mink closed this special meeting at 7:42 p.m. Rod Mink, Chairman Katie Elliott, Secretary