Document Jerome_doc_c86c9cae30

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 June 10, 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 Justin Miller, 414 North Lincoln Avenue, Jerome, Idaho- action item 3. Public Hearing for a request from DL Evans Bank for a renewal of a Special Use Permit allowing automotive sales, on the property described as Tax 3, Block A-170, JT SW 19-8-17, more commonly known as 980 South Lincoln, Jerome, Idaho. 4. Consider a request from DL Evans Bank for a renewal of a Special Use Permit allowing automotive sales, on the property described as Tax 3, Block A-170, JT SW 19-8-17, more commonly known as 980 South Lincoln, Jerome, Idaho – action item 5. Public Hearing for a request from Jacob Whitney for a Special Use Permit allowing residential use, five studio units, in the CBD zone, on the property described as Lot 25 BLK 75 Jerome Townsite (SE 13-8- 16), more commonly known as 228 West Main Street, Jerome, Idaho. 6. Consider a request from Jacob Whitney for a Special Use Permit allowing residential use, five studio units, in the CBD zone, on the property described as Lot 25 BLK 75 Jerome Townsite (SE 13-8-16), more commonly known as 228 West Main Street, Jerome, Idaho - action item 7. Public Hearing for a request from Juan Caldera for a Front Yard Setback Variance for a front porch, on the property described as Lot 20 BLK 8 Magic Meadows Sub #2 (SE 7-8-17), more commonly known as 748 18th Avenue East, Jerome, Idaho. 8. Consider a request from Juan Caldera for a Front Yard Setback Variance for a front porch, on the property described as Lot 20 BLK 8 Magic Meadows Sub #2 (SE 7-8-17), more commonly known as 748 18th Avenue East, Jerome, Idaho - action item 9. Discussion Future Land Use Proposed Changes- action item 10. Discussion Ordinance Updates – 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 May 13th, 2025, regular meeting. ---PAGE BREAK--- City of Jerome Planning & Zoning Agenda City Council Chambers, 100 East Avenue A, Jerome, ID 83338 City Administrator Mike Williams, City Planner Ida Clark COMMISSION MEMBERS: Chairman Rod Mink; Commissioners Jeff Schroeder, Paul Johnson, Benjamin Reed, and Shonna Fraser B. Findings and Conclusions for a request from Farmers Bank for a renewal of a Special Use Permit allowing automotive sales, on the property described as Lot 8, block 1, South Lincoln Business Park SEC 24-8-16, more commonly known as 1441 South Lincoln Avenue, Jerome, Idaho. C. Findings and Conclusions for a request from Jerome Cemetery District for a renewal of a Special Use Permit allowing six cows, on the property described as Tax 6, Block A-285 Inside Acreage, SW 24-8-16 approximately 5.028 acres, more commonly known as the western most pasture at the end of West Avenue I, Jerome, Idaho. D. Findings and Conclusions for a request from TKO Homes, LLC. c/o Jared Hunt for a Special Use Permit allowing eight duplex units, on the property described as Lots 12A, 12B, 13A, 13B, 14A, 14B,15A and 15B, Block 1 Jerome Estates Sub Phase 6 (NE 13-8-16), more commonly known as the empty lots in the northeast corner of Jerome Estates Subdivision, that boarders North Lincoln and North Ash Street, Jerome, Idaho. E. Findings and Conclusions for a request from Venigno Arinaga for a Variance reducing the side yard setback to five feet, on the property described as Lot 14 Block 128 Jerome Townsite 6250 Sqft (NE 24-8-16), more commonly known as 410 West Avenue E, Jerome, Idaho. 13. Discussion Period & Staff Reports 14. Adjournment Note: Any person needing special accommodations to participate in the above-noted meeting should contact City Hall (City Planner [PHONE REDACTED] x 140) seven days before the meeting. ---PAGE BREAK--- 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: June 10, 2025 Subject: Exterior Façade Design Review for 414 North Lincoln Avenue, Jerome, ID I. The existing building is more commonly known as the Lincoln Professional Center. The property is located in the Design Review Overlay District, within 150 feet of the right-of- way of Lincoln Ave as defined in Jerome Municipal Code Chapter 17.10.020, M. The applicant painted the building without being aware of the design review requirements. Mr. Miller is asking for approval of the façade update. II. Section 5.0 Guidelines for All Projects a. Section 5.2 Architecture i. Guidelines #13 & #14 Enhance Jerome Classic Styles and Minimize Scale 1. The building exists. No outside architectural changes have been made. ii. Guidelines #22 and #24 Wall Materials and Wall Colors 1. The applicant had the building painted in light grey, with complementary colors in dark grey and white. This follows the standards of not being garish or bright. III. Staff recommendation: Approve as painted. ---PAGE BREAK--- 19rroM{. c)1 A & U l52E Ave A Ierome,ID 83338 Phone: [PHONE REDACTED] Email:planning@citFo! erome.org Design Review Permit Application Applicant Name: I \V Email Address Applicant Address: ,r.ni,^ ' Phone/Cell: Legal Description otTffirfr Street Address of Property: Owner of Real Property: Zoning of Property: Brief Description of Project: Submit To: City of Jerome Submittal Deadline: Due two Application Must Contain: tr site Plan (to scale) tr Fagade Design plan to lnclude tr Vicinity Map Description of Color and/or Exterior tr Narrative statement Materials (if applicable) tr Property owner's written tr Architectural Elevations authorization REQUIRED: Applica documentation. Application must also inilude one 11) cdfy ot att mat6riats to bb"om" prop"rtv oi"ttie city ot .terome ano public record. 1: Adjacent Buildings and Uses 7: Roof Design and Snow yffi 2: Preserve Natural Drainage 8:UsetheSun ffi 3: Cluster Buildings 9:ScreenServiceAreas ffi 4: Street Alignment 10:Off-streetParking ffi 5:RetainingWalls yffi 11:On-SiteParking y offi 6:SnowStorage yffi 12:CirculationNeeds ffi lf answered No or N/A to any o l. Applicant lnformation lll. compliance with Design Review Guidelines lf application does not comptv with a oarticular ouidetin ---PAGE BREAK--- Section 2: Architectural Design and Aesthetics (Guidelines 13'24) 13: Enhance Classic Styles Y r N I N/A n 19: Balconies and Porches Y D N n N/A I 14:MinimizeScale Y I N n N/A I 20: Awnings and Shade Y n N N/A I l5:BuildingAdditions Y I N I N/A I 21:ExteriorDoorways Y I N n N/A I 16:Roof Lines Y I N I N/A n 22:\NallMaterials Yn Nr N/Ar 17:Mechanical Equipment Y I N n N/A n 23: Shop Front Design Y I N r N/A I 18:Multi-UnitStructures Y I N n NiA I 24:Wall Colors Y I N I N/A I M/AtoanyoftheguidelinesinSection2above,pleaseexplainhere: Section 3: Landscaping and Site Design (Guidelines 25-39) Y a N I N/A I Y tr Nn N/Ar 2& Fences and Walls Y u N o N/A o 34: Screen Parking Lots Y I N I N/A I ZZ:netainingWalls Y I N I N/A n 35: lrrigation System Required Y n N I N/A a Z8: eaving and Streetscape Y I N I N/A I 36: Grading and Drainage Y n N n N/A I 2g:LandscapePlan Y I N n N/A n 37:Maintenance Y I N n N/A I 30'. Site Conditions for Landscaping Y I N I N/A n 38:Sidewalks Y I N I N/A I 31:LawnAreas Y I N I N/A n 39:BikePaths Y I N I N/A I g2flantsasScreening Y I N I N/A I lf answered No or N/A to any of the guidelines in Section 3 above, please explain here: Section 4: Signs (Jerome Municipal Code 17-32) Does thts project comply with JMC 17 .32 as pertains to signs? Yr Nn N/Ar lf answered No or N/A, please explain here: Penalty Clause: Any person intentionally violating a provision of a zoning amendment or ordinance of the Jerome Municipal code shall be deemed guilty ot a misdemeanor. Atitsoption, the Jerome city Planning andzoning 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. Signature of Applicant: ! am the applicant named herein, and that I have familiarized myself with the rules and regulations with filing this application , a/*fllhalthe foregoing statements and answers herein contained, and the are in all respects true and Date lV. Penalty Clause and Applicant Signature the best of my belief. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit Renewal – Automotive Sales 980 South Lincoln Ave., Jerome, ID Current Zoning Designation: General Business Setbacks: N/A, cannot park any vehicles in the right of way. Summary: The applicant is requesting the renewal of the SUP for the third time to allow automated sales, with no changes to the application. ---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, City Planner Date: June 10, 2025 Subject: Staff Report regarding the Special Use Permit renewal request from Kelly Human, representing D.L. Evans Bank, allowing automotive sales, on the property known as Tax 3, Block A-170, JT SW 19-8-17, more commonly known as 980 South Lincoln Avenue, Jerome, Idaho. Special Use Request: Staff Report I. Background: D.L. Evans Bank received a Special Use Permit for automotive sales in April 2019 and renewed it in May 2020. The automotive sales are conducted on the bare lot north of the bank parking lot. The area does not impact the entrance or parking of neighboring businesses. D.L. Evans Bank allows individuals to park for sale by owner vehicles, trailers, and RVs for up to two weeks. They do not allow junked or salvage vehicles. Staff have not received any complaints or concerns during the last five years. Mr. Human is asking for a renewal of the permit with no changes. II. As pertains to Title 17 of the JMC, the Land Use Ordinance a. The property in question, 980 South Lincoln Avenue, is currently zoned General Business as detailed in 17.14.010 of the JMC. b. The proposed use, automotive sales, requires a Special Use Permit from the Planning and Zoning Commission as detailed in 17.14.010 of the JMC. III. As pertains to Title 8 of the JMC, the ordinance addressing nuisances a. Vehicles placed on the property shall not be abandoned, wrecked, or junked as defined in 8.16.040 of the JMC. IV. As pertains to Title 16 of the JMC, the Subdivision Ordinance a. Title 16 has no bearing on this request. V. As pertains to the City of Jerome’s Comprehensive Land Use Plan it complies with Chapter 6, Our Quality of Life: Our Quality of Life Goal: Foster a supportive, healthy, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers, and offers opportunities for everyone to live, work, and play. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org VI. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the council may prescribe appropriate conditions, bonds and safeguards in conformity with this title. Violations of such conditions, bonds or safeguards, when made a part of the terms under which the special use is granted, shall be deemed a violation of this title. a. Recommended Conditions: i. Vehicles shall be parked on private property and not in the public right- of-way; ii. Comply with all city, state, and federal requirements; and iii. Special Use permit shall be permanent. ---PAGE BREAK--- ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Ida Clark, City Planner 152 East Ave A [PHONE REDACTED] x 140 [EMAIL REDACTED] NOTICE OF PUBLIC HEARING PLEASE TAKE NOTICE that on Tuesday, the 10th day of June 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 DL Evans Bank for a renewal of a Special Use Permit allowing automotive sales, on the property described as Tax 3, Block A-170, JT SW 19-8-17, more commonly known as 980 South Lincoln, 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 June 4th, 2025, or physically submitted by noon June 6th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 16th day of May 2025. Ida Clark City Planner PUBLISH: May 24th, 2025 ---PAGE BREAK--- 1 2 3 1 1 1 1 1 1 1 1 1 1 1 2 1 1 1 3 1 1 1 1 2 3 2 1 1 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 16 18 11 16 15 12 16 16 16 12 16 13 16 16 16 16 16 10 10 16 10 12 16 12 16 21 27 12 13 11 10 6 8 5 3 1 9 6 7 8 5 4 3 2 1 9 1 3 5 7 8 6 4 2 VUT SRQ M O P L K J I H F E D B A 10 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 68 69 33 31 30 34 35 37 41 40 39 38 51 52 53 49 48 47 46 50 5957 55 65 62 61 64 74 75 76 77 79 80 85 86 87 92 91 96 97 10 27 25 23 19 17 15 13 11 121416 18 20 222426 28 18 14 10 22 42 52 46 32 36 28 40 62 56 66 325 423 405 427 419 415 411 407 403 425 421 417 413 409 419 418 422 434 430 438 426 418 417 421 425 429 433 437 423 427 431 435 439 422 426 430 434 438 129 121 115 316 601 431 427 423 417 413 409 401 429 421 417 415 409 405 401 430 420 418 416 414 400 329 321 319 313 309 305 301 328 314 312 308 304 301 307 309 315 321 325 329 128 120 200 208 212 218 220 230 229 225 223 219 217 129 125 129 201 213 215 221 227 406 404 400 414 426 420 408 712 702 328 326 322 314 312 310 300 224 220 216 212 208 200 114 112 106 714 429 419 403 331 323 317 313 311 301 209 219 217 211 201 221 229 115 125 129 801 975 901 218 114 113 112 111 110 109 108 107 106 105 104 103 102 101 115 100 106 215 411 401 327 323 319 315 309 305 301 227 221 215 209 307 311 315 321 325 329 401 407 411 415 419 425 429 433 304 308 314 318 322 326 408 412 416 420 424 148 202 210 216 222 228 306 310 314 320 324 328 400 406 410 414 418 424 428 432 503 437 427 421 415 409 333 327 321 315 309 303 237 231 225 219 213 209 203 123 115 109 103 527 521 515 509 508 514 520 526 527 521 515 509 409 415 420 414 412 402 403 409 415 421 403 409 415 421 420 414 408 335 329 323 317 311 307 303 304 306 310 316 322 328 329 323 317 311 303 300 304 310 316 322 328 329 323 317 311 301 225 225 201 221 229 219 508 936 934 924 922 501 503 511 515 523 525 609 600 520 512 303 305 315 401 921 424 412 406 400 332 326 324 320 316 310 306 942 930 928 906 230 222 122 909 913 919 923 927 929 117 119 125 127 203 207 213 219 223 225 980 942 932 910 900 417 409 820 810 320 309 305 301 225 219 215 211 205 201 126 125 121 117 832 808 600 524 518 516 510 504 800 517 509 501 514 524 603 601 519 517 515 501 701 420 412 408 402 415 413 401 300 310 312 316 320 324 328 329 325 321 319 317 309 305 301 118 120 124 128 131 716 706 700 113 229 225 221 219 213 209 205 201 200 212 218 220 224 135 125 121 117 113 109 602 610 628 634 104 108 116 122 130 200 204 216 218 220 224 228 231 225 221 217 213 209 205 201 326 320 318 312 308 300 325 323 317 315 309 305 604 428 416 412 404 400 604 409 413 419 421 606 602 601 605 602 524 518 512 640 [PHONE REDACTED] 1005 1027 1035 1031 1027 1023 1019 1013 1009 1005 1001 1323 1285 1225 1302 1201 1200 1002 1120 1016 1100 1210 1120 1102 1038 1030 1228 910C 914C 914B 910B 914A 910A 1 5 2 1 3 6 4 5 2 1 2 3 4 5 6 1 148 153 147 154 133 134 155 146 156 145 136 135 144 157 158 143 137 138 159 142 141 160 139 140 A-167 A-164 A-170 A-291 A-290 A-172 A-169 A-171 A-161 A-162 A-168 A-173 A-174 A-178 A-179 A-180 Ridley's D & B Supply Rotary Park Windwood Apts Southside Park B & R Bearing Majestic Meadows Candlelight Park Thompson Subdivision Family Dollar Retail Spaces Jerome Homes Plaza Mexico Links Properties Old Hickory Sheds S Davis St E Avenue I S Lincoln Ave E Avenue F E Avenue H W Avenue I W Avenue F W Avenue H W Avenue G E Avenue G W Avenue K E Avenue J S Alder St W Avenue J S Adams St E Avenue K S Birch St S Cedar St S Cleveland St S Buchanan St Thompson Ct. S Eisenhower St E Avenue G S Birch St S Alder St S Birch St S Cedar St S Cleveland St W Avenue J S Cedar St S Buchanan St 1 inch = 400 feet . 980 South Lincoln Nearest Neighbor 750ft 980 South Lincoln April 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NOTICE AFFIDAVIT narhe(s) date of mail$A least I 5 days prior to hearing) the attached Notice of Public Hearing was mailed to all property owners within 150 reet orthe property located at QrD *3**,,IJ#f3J*dlf * , , h and a notice was posted at said property on Yfil a , J 3 , ,1045 date of pefing (at least l5 days prior to hearing) Witn ease attach: PI 1. Public Hearing Notice 2. Property Owners within the designated map area 3. Photo of Posted Notice Requested l l l R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of Publication- July'24.doc My commission "*pir"r, g[tttY4 ^.$$:tiitiiih "-ttr ' NOTAAI Jm, :zz .q'UBltC -.tN-I 'o o kt,* Il\,u* ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit – Residential in CBD 228 West Main St., Jerome, ID Current Zoning Designation: Central Business District (CBD) Setbacks: N/A, existing two-story building. Landscape Required: Exempt due to zero lot line setbacks. Summary: The applicant requests to have up to five studio apartments. The residential use would be located in the back of the office space and on the upper level. Parking will need to be considered. ---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: June 10, 2025 Subject: Staff Report regarding the Special Use Permit request from Jacob Whitney for a Special Use Permit allowing up to five studio dwelling units, on the property described as Lot 25 BLK 75 Jerome Townsite (SE 13-8-16), more commonly known as 228 West Main Street, Jerome, Idaho. Special Use Permit Request: Staff Report I. Background: This is an existing two-story building. Over the years, it has served various uses, including as a bar and a residential unit. The building has been vacant for at least the last ten years. II. As pertains to Title 17 of the JMC, the Land Use Ordinance a. The property is zoned Central Business District (CBD), as detailed in 17.14.010 of the JMC. b. The proposed use, up to five studio dwelling units, requires a Special Use Permit from the Planning and Zoning Commission as detailed in 17.14.010 of the JMC. III. As pertains to Title 16 of the JMC, the Subdivision Ordinance a. Title 16 has no bearing on this Special Use Permit request. IV. As pertains to the City of Jerome’s Comprehensive Plan, the request is in accordance with: a. 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.” i. Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 1. 4.3.e Consider zoning ordinance amendments to promote a variety of housing types, including higher density residential along corridors and adjacent to commercial and industrial areas. 2. 4.4: Support development of affordable housing for a full range of employees and residents (retirees and families). Special Use Permit Criteria Staff Analysis V. 17.60.030: GENERAL STANDARDS FOR SPECIAL USES: The commission shall review the particular facts and circumstances of each proposed special use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org a. Will, in fact, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved; i. Staff Analysis: The Planning and Zoning Code allows multi-dwelling units in the CBD zone with an approved special use permit. 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; i. Staff Analysis: The request appears to be harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. c. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; i. Staff Analysis: The applicant is requesting to have an office and one dwelling unit on the first floor of the building, with the other four proposed dwelling units on the second floor. The buildings on each side of 228 are businesses that have weekly hours. There are other businesses to the north and south, with some residential uses north on 1st Avenue West. The residential uses would be located in the existing building with no significant changes that would change the existing or intended character of the area. d. Will not be hazardous or disturbing to existing or future neighboring uses; i. Staff Analysis: There are no hazardous or disturbing impacts from adding residential uses in this area. 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; i. Staff Analysis: Water and sewer connections exist. Public safety is not a concern. If approved, the applicant will work with Fire through the building permit process for egress on the second floor. 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; i. Staff Analysis: There is no indication that residential uses will create excessive additional requirements at public cost for public facilities and services. 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; i. Staff Analysis: It is not anticipated that the addition of dwelling units will be detrimental to any persons, property, or the general welfare because of excessive production of noise or traffic. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org 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; i. Staff Analysis: Current parking and access are from the alley behind West Main Street. There is an impact on parking that will need to be considered. i. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. i. Staff Analysis: This use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. VI. 17.26: OFF STREET PARKING: Per the Jerome Municipal Code, this project shall comply with section 17.26 as follows: a. 17.26.150: Schedule of Parking Requirements: Studio dwelling units shall have 1.5 parking spaces. The code allows for parking spaces to be located not more than 300 ft from the residence. a. The applicant is proposing to remove the existing garage in the back to allow for two parking spaces. The applicant has also contacted Jerome County for the possibility of parking spaces at the annex building located across the street. VII. 17.18.070: LANDSCAPING REQUIREMENTS: a. This project is located in the CBD zone, allowing an exception due to the zero lot line setbacks of the existing building. VIII. STAFF COMMENTS: a. Fire and building have expressed concerns about the structural engineering of the building that the applicant is aware of. If the Special Use is approved, the applicant will work with the fire and building officials to comply with life and safety standards. IX. 17.60.050: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: In granting any special use, the commission may prescribe appropriate conditions, bonds, and safeguards in conformity with this title. Violations of such conditions, bonds, or safeguards, when made a part of the terms under which the special use is granted, shall be deemed a violation of this title. a. Recommended Conditions: i. Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; ii. Comply with all city, state, and federal requirements; and iii. Special Use Permit shall be permanent. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 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) 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; 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; D. Will not be hazardous or disturbing to 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; 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; 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; 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 I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Yes Allowing residences will not be hazardous or disturbing. The building will not add excessive additional requirements. No, the use will not be detrimental to the general welfare. The building is already serviced by Main Street in the front and an alley way in the back. No, the only exterior changes will be removing the garage in the back. No destruction or damage of a natural, scenic, or historic feature will be involved in the project. Exterior of building will not change and therefore will match the general vicinity. The property is serviced by Main Street in the front and an alley way in the back. It is already connected to necessary utilities. We will have a designated area in the parking area for trash receptacles. ---PAGE BREAK--- Onsite Parking Plan Removing a garage in the back will allow for two cars to park there and for a trash can storage area. The remaining 3 parking spaces will be leased from the county courthouse across the street. Alley Access Main Street ---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 10th day of June 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 Jacob Whitney for a Special Use Permit allowing residential use, five studio units, in the CBD zone, on the property described as Lot 25 BLK 75 Jerome Townsite (SE 13-8-16), more commonly known as 228 West Main Street, Jerome, Idaho. All interested persons shall have an opportunity to be heard. Please consider joining the meeting or submitting written comment. We strongly encourage written comment be postmarked by June 4th, 2025, or physically submitted by noon June 6th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 16th day of May 2025. Ida Clark City Planner PUBLISH: May 24th, 2025 ---PAGE BREAK--- 1 1 1 1 1 1 2 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 16 15 16 16 16 17 16 17 16 17 24 12 13 16 16 17 24 16 15 21 22 12 11 15 11 16 17 16 17 17 16 17 16 17 16 16 17 16 16 17 16 17 16 16 17 16 17 16 15 24 21 22 26 27 17 21 16 11 21 16 11 15 12 24 11 10 22 10 23 16 17 16 22 10 17 16 17 16 22 10 24 16 17 9 7 5 3 1 14 12 21 22 24 26 20 18 17 40 39 38 35 32 31 29 28 34 215 311 214 157 149 133 125 117 107 101 141 125 126 123 233 261 251 207 201 216 112 159 133 221 219 213 201 201 149 145 301 325 328 117 301 337 361 217 215 201 239 401 421 515 301 515 513 154 134 126 235 237 215 209 201 160 152 140 132 126 120 104 204 210 220 224 234 238 250 252 260 236 221 217 241 256 246 224 228 216 200 261 129 127 350 310 300 300 359 341 337 333 311 221 476 440 436 430 420 416 400 465 461 423 415 411 409 452 442 428 420 408 400 445 437 415 413 409 215 137 504 502 500 135 312 321 313 307 305 303 330 320 318 312 300 400 404 414 418 424 426 302 318 423 421 413 411 403 157 149 145 133 320 306 279 249 233 225 201 205 222 230 236 212 222 216 210 212 208 201 209 225 237 253 147 143 133 117 132 146 152 121 137 133 125 117 111 101 143 153 126 114 142 152 110 201 244 248 240 222 200 233 215 261 141 125 145 147 229 225 100 140 130 124 152 204 200 240 260 124 220 100 154 212 224 240 125 216 209 300 119 121 129 132 261C Office 72 92 52 69 93 94 95 96 88 73 68 53 87 74 67 54 86 75 66 55 85 76 65 56 97 98 84 77 64 57 83 78 63 58 109 108 107 106 105 104 103 EDS CSI Vacant Parking Shepherd Park National Guard Judicial Annex Bible Baptist Church Jerome County Courthouse Franklin Building Supply St Jerome Catholic Church Library Franklin City Hall Huber Feed Glass Plus U. S. Bank Huber Feed Post Office Pioneer Hall Tennis Court Douglas Tires China Village G & L Electric R & R Pharmacy Historical Society Commercial Creamery Commercial Creamery Commercial Creamery Big Trees Mobile Park W Main St 3rd Ave W W Avenue A N Date St N Birch St N Cedar St N Alder St S Date St 1st Ave W 1st Ave E E Main St S Birch St 3rd Ave E S Alder St 2nd Ave W 2nd Ave E N Lincoln Ave S Adams St E Avenue A E Avenue B S Lincoln Ave S Cedar St W Avenue B N Adams St W Avenue B W Avenue B 1st Ave W N Adams St 1 inch = 300 feet . 228 West Main St. 750ft Nearest Neighbor 228 West Main St May 2025 CITY OF JEROME ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NOTICE AFFIDAVIT r/we, K rt Ellim , certify that on 1rytan la, a.off , narne(s) - date of mail($ (at least 15 days prior to hearing) the attached Notice of Public Hearing was mailed to all property owners within l6t\ feet of the property rocated at g\t l\ , and a notice was posted at said properly on Witn 1. Public Hearing Notice 2. Property Owners within the designated map area 3. Photo of Posted Notice Requested Please r/ attach: 15 days pdor to hearing) R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of Publication- July'24.doc My commission expires: ---PAGE BREAK--- I would like to forward my concerns about the upcoming hearing on the establishment of a residential building right next door to our business on Main st. Currently, there is very limited parking available when the courthouse and the 208 Grill are both open. Many elderly customers complain that they have to park across Main st. then try to cross with the busy traffic. How much worse will it be with an additional five residences next door. Even ally parking will be a problem, because often we have semi trucks delivering paper to us and food and beverage to the 208 and often get backed up, blocking the alley for 15-30 minutes at a time. While it would be nice to have something done with the vacant building that is there now, I question if residential high density housing is the proper solution. Thank you for your consideration. Karl Emerson Jerome Printshop, Inc [PHONE REDACTED] ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Variance – Residential Interior Side Setback 748 18th Ave East, Jerome, ID Current Zoning Designation: Residential 1 (R-1) Subdivision: Yes, Magic Meadows, platted with 15’ front utility easement. Setbacks: Front 25’, Interior Side 7’ Summary: The applicant requests a variance to the front yard setback to build a porch. ---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: June 10, 2025 Subject: Staff Report regarding the request from Juan Caldera for a Variance, allowing a reduced front yard setback for a front porch on the property more commonly known as 748 18th Ave East, Jerome, Idaho. Variance Request: Staff Analysis I. Background – The home at 748 18th Ave East was built around the mid to late 1980s. The original home does not include a front porch. The Jerome Municipal Code (JMC) has been updated several times over the last 45 years. The applicant would like to add a front porch similar to the one shown in the included picture. II. As pertains to Title 17 of the JMC: a. The property in question, 748 18th Ave East, is currently zoned Residential 1 as detailed in 17.14.010 of the JMC. b. Per JMC, 17.03.710: Setback Line, “A line established by this title, generally parallel with and measured from the lot line, defining the limits of a yard in which no building or structure may be located aboveground except as may be provided herein.” c. Setbacks for the R-1 zone are Front 25’, Rear 20’, Side and Street Side 15’. i. The home is setback 25 feet from the property line. d. Per JMC, 17.14.020, B: Note Conditions: i. Setback reductions (to be measured from the foundation to the property line): ii. Open structures such as porches, canopies, balconies, platforms, carports, covered patios, and similar architectural projections shall be considered part of the building to which it is attached and shall not project more than fifteen feet (15') into the required rear yard setback; iii. A garage, carport or other accessory building detached from a residential structure may be constructed within three feet from the rear and side property line within the zones and for the yards indicated. 1. The code is silent on front porches. Therefore, staff will apply the 25-foot front yard setback to all structures. III. The Jerome Municipal Code defines a Variance as: a. A modification of the requirements of this title as to lot size, lot coverage, width, depth, front yard, side yard, rear yard, setbacks, parking space, height of buildings or other provisions of this title affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots. A variance shall not be considered a right or special privilege, but may be granted to an applicant only upon a showing of undue hardship because of the characteristics of the site, and that the variance is not in conflict with the public interest. i. The applicant requests a variance on the front yard setback requirement of 25’ to construct an open front porch. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org Variance Criteria Staff Analysis I. 17.70.030: VARIANCES: The commission shall review the particular facts and circumstances of each proposed variance request in terms of the following standards and shall find adequate evidence showing that the requested variance conforms to the following standards: A. That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district; • Staff Analysis: Porches are allowed to extend into the rear and side setbacks, but the code is silent on front porches, denying those the right to build a porch if they did not build the house themselves. B. That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title; • Staff Analysis: Because the code is silent on front porch setbacks, it is assumed that the intent was for any structure in the front yard to conform to the 25’ setback. A literal interpretation to comply with the current 25’ setback would deny the applicant the right to construct an open front porch. C. That special conditions and circumstances do not result from the actions of the applicant; • Staff Analysis: The application notes that they did not build the existing house, and they would like to make improvements to the home. D. That granting the variance requested will not confer on the applicant any special privilege that is denied by this title to other lands, structures or buildings in the same district. • The application notes granting the variance will not confer any special privilege on the applicant. They believe it would enhance the home's appearance, and the addition will blend well with the neighborhood. II. Staff Comments A. There is a 15-foot utility easement on 18th Avenue East. The porch cannot impede the easement. III. 17.70.040: SUPPLEMENTARY CONDITIONS AND SAFEGUARDS: Under no circumstances shall a variance or an appeal of a variance be granted so as to allow a use not permissible under the terms of this title and the zoning district involved, or any use expressly or by implication prohibited by the terms of this title in said district. (Ord. 1070, 2010) IV. Recommended Conditions: • Front porch will not extend into the side yard or encroach into the 15-foot utility easement. • Comply with all City, State, and Federal requirements. ---PAGE BREAK--- 152 East Ave A, Jerome, lD 83338 Phone: (208) 324-8189 p la n n i ng@ cityofje ro me.o rg www.cityofjerome.org PLANNING AND ZONING APPLICATION Email: x T u Variance Subdivision Preliminary Plat Zoning Ordinance Amendment SZS titing fee is required with complete application. each proposed lot in the subdivision. tr Rezone n Subdivision Final Plat l Preliminary and fina! plats are a S1SO fee plus 51.00 for Phvsicar Address'-l4B \St-h Ar,e lD Usbby relephone Number: DOtr 531 6g q g Legal Description: ffi AO BUf- ts \+l,bCoBO Current Use of Property Regidt$\cd Current Zoning: \ tr tr 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 ldaho Code 967- 6507. The lessee or agent has my permission act on. Property s Signature: ---PAGE BREAK--- ac bl.rircl t"cttreci cn tntt cP fff1uUY-e- pict'ut-ro, o1\L1 E) toot c\etp 'urtr> A5' Srt\rc\c\c- , wow!.d not erftter tb Lkti\it1) . tt Iat[s 500 feet, property zoned Residential - 1, 2, 3, or Multi-Family Residential 750 feet, property zoned ceneral Business High Density Business or central Business District (cBD) 1,000 feet, property zoned Neighborhood Business (C-1) 1,500 feet, if property is zoned Public/Semi Public (PS), Mixed Use (MU) , Light lndustrial (M-1) or Heavy lndustrial 2l AT ITS OPTION, THE JEROME CITY PTANNING AND ZONING COMMISSION MAY, UPON NOTICE AND HEARING, AND WITH GOOD CAUSE APPEARING THEREFORE, REVOKE A ZONING AMENDMENT IF THE TERMS THEREOF ARE BEING VIOtATED. 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 be lief. Printed Name:',-iilit "rr. l''tlii nltl Lcr\dtr{\ sgnature! d D;i;; E\iAI 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 reasons for the appeal. lf no appeal is filed within the fifteen (15) day period, the decision shall be deemed final. ---PAGE BREAK--- I II ---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 10th day of June 2025, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Juan Caldera for a Front Yard Setback Variance for a front porch, on the property described as Lot 20 BLK 8 Magic Meadows Sub #2 (SE 7-8-17), more commonly known as 748 18th Avenue East, 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 June 4th, 2025, or physically submitted by noon June 6th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 16th day of May 2025. Ida Clark City Planner PUBLISH: May 24th, 2025 ---PAGE BREAK--- 748 18th Ave E City of Jerome May 2025 748 18th Ave E Nearest Neighbor 500 feet ---PAGE BREAK--- ---PAGE BREAK--- PUBLIC NOTICE AFFIDAVIT I/We, the attached Notice of Public Hearing was mailed to all propefiy owners within 50Cl feet of the property located at and a notice was posted at said property on I' fllirll Printed Name(s) Witness: Please attach: i )f 1 . Public Hearing Notice I ll 2. Property Owners within the designated map area t/ I 3. Photo of Posted Notice Requested l certify that on eA , 3[65 date of mai$lg (at least l5 days prior to hearing) address or legal (at least l 5 days prior to hearing) R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of Publication- July'24.doc My commission expiregt 00i u).1 A at '.ob^ ug L -ry i z N ---PAGE BREAK--- Planning & Zoning Meeting May 13th, 2025 This regular meeting of the City of Jerome Planning & Zoning Commission was called to order at 7:00 p.m. Present were Chairman Rod Mink, Commissioner Benjamin Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. Also present were City Planner Ida Clark, and Secretary Katie Elliott. Legal Counsel BJ Hess was excused. Chairman Mink led the audience in recitation of the Pledge of Allegiance. Chairman Mink called the Public Hearing to order at 7:01 p.m. Public Hearing for a request from Farmers Bank for a renewal of a Special Use Permit allowing automotive sales, on the property described as Lot 8, block 1, South Lincoln Business Park SEC 24-8-16, more commonly known as 1441 South Lincoln Avenue, Jerome, Idaho. Staff Report: Ms. Clark stated Farmers Bank received a Special Use Permit for automotive sales in June 2019 and renewed it in June 2020. The automotive sales are conducted on the bare lot north of the bank, and do not impact neighboring businesses' entrances or parking. Farmers Bank allows employees, bank customers, and any collateral for bank loans on the lot. They do not allow junked or salvage vehicles. Staff have not received any complaints or concerns during the last five years. Farmers Bank is asking for a renewal of the permit with no changes. The property in question, 1441 South Lincoln Avenue, is currently zoned General Business The proposed use, automotive sales, requires a Special Use Permit from the Planning and Zoning Commission. As pertains to Title 8 of the JMC, the ordinance addressing nuisances, Ms. Clark reminded the commission that the vehicles placed on the property shall not be abandoned, wrecked, or junked as defined in 8.16.040. Ms. Clark stated the request complies with the Comprehensive Plan. If approved, Ms. Clark recommended the following conditions: Vehicles shall be parked on private property and not in the public right-of-way; Comply with all city, state, and federal requirements; and Special Use permit shall be permanent. Ms. Clark recommended that the permit be permanent since Farmers Bank has had it since June 2019, and no complaints have been filed. Applicant testimony: David Davis, a Jerome resident representing Farmers Bank, stated he is the branch manager for Farmers Bank. They rarely have vehicles for sale, but most of the ---PAGE BREAK--- time, customers or staff bring in their cars for sale. Upon inquiry from Chairman Mink, Mr. Davis stated they are parked in the lot on the north side of the bank. Ms. Clark stated the north lot has its own entrance, so it does not conflict with the bank's parking lot or the field. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:05 p.m. Consider a request from Farmers Bank for a renewal of a Special Use Permit allowing automotive sales, on the property described as Lot 8, block 1, South Lincoln Business Park SEC 24-8-16, more commonly known as 1441 South Lincoln Avenue, Jerome, Idaho—action item. Commissioner Fraser made a motion to approve the renewal of a Special Use Permit for Farmers Bank, allowing Automotive Sales on the property more commonly known as 1441 South Lincoln Avenue, Jerome, with the following conditions: Vehicles shall be parked on private property and not in the public right-of-way; Comply with all city, state, and federal requirements; and Special Use permit shall be permanent. Seconded by Commissioner Schroeder and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink stated they did not have a representative from DL Evans Bank for the Public Hearing. Commissioner Johnson made a motion to amend the agenda to move the Public Hearing for DL Evans Bank to the bottom of the agenda. Seconded by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:08 p.m. Public Hearing for a request from Jerome Cemetery District for a renewal of a Special Use Permit allowing six cows, on the property described as Tax 6, Block A-285 Inside Acreage, SW 24-8-16 approximately 5.028 acres, more commonly known as the western most pasture at the end of West Avenue I, Jerome, Idaho. Staff Report: Ms. Clark stated the Cemetery District purchased approximately five acres in 2017. They fixed the fence and updated the irrigation system. They want to keep the ---PAGE BREAK--- cows on the property to keep the weeds and grass down until the cemetery expands. The Cemetery District received a special use permit for six cows in May of 2018 and renewed it in June 2020. The Cemetery owns the property to the south, with City right of way located to the east, and two homes located to the north. There were cows on the property before the Cemetery District purchased it. Staff have not received any complaints or concerns during the last five years. The Cemetery District would like to renew its permit with no changes to the application. The property in question, the westernmost pasture at the end of West Avenue I, is currently zoned Residential 3 The proposed use, the possession of livestock, cows, requires a Special Use Permit from the Planning and Zoning Commission as detailed in 17.14.010. The application was approved before the update to the City code for livestock keeping; however, it is noted that they do not exceed the current restriction of no more than six total head of livestock. Ms. Clark stated the application meets the Comprehensive Plan. Regarding Title 8 of the JMC, the ordinance addressing nuisances, Ms. Clark stated stable matter can become a nuisance if animals are not properly maintained. The City has not received any complaints for this permit. If approved, Ms. Clark recommended the following conditions: Fencing shall be maintained; Will not create odors, noise, or be detrimental to persons, property, or the general welfare; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent until the cemetery expands to the pasture. Ms. Clark stated that the cemetery may still be able to expand a small section and have a few cows, but she would like to reevaluate the permit if they do. Applicant testimony: Karolee Gregory, Jerome resident, representing the Jerome Cemetery, stated they would like to keep the cows as they keep the weeds down. Commissioner Schroeder inquired why they wanted cows rather than goats. Ms. Gregory stated she is not aware of why cows instead of goats, but she thinks the goats may be harder to keep in. Commissioner Fraser stated that the pasture is mostly grass, and the cows do a good job keeping the grass down. Ms. Clark stated that the commission could state “livestock” instead of “cows” if they would like goats or horses. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:14 p.m. Consider a request from Jerome Cemetery District for a renewal of a Special Use Permit allowing six cows, on the property described as Tax 6, Block A-285 Inside Acreage, SW 24-8- 16 approximately 5.028 acres, more commonly known as the westernmost pasture at the end of West Avenue I, Jerome, Idaho- action item. ---PAGE BREAK--- Chairman Mink stated he struggles with an indefinite permit with livestock. Commissioner Reed stated he has no concerns, as they would need to return when they expand. Commissioner Johnson stated that once the cemetery expands and the property decreases for cattle, the cemetery would have to come back to planning and zoning if they wanted to keep the livestock. Discussion was held on the length of the permit. Ms. Clark stated the cemetery has had the permit since 2018, and there are no concerns. Commissioner Reed stated he favors keeping the permit permanent until they expand. Commissioner Schroeder stated he would be okay with a time limit. Commissioner Fraser stated that the commission can bring the permit back if there are any complaints or violations. Ms. Clark affirmed that the applicant would return before the commission if there were complaints. Commissioner Reed made a motion to approve the renewal of a Special Use Permit for the Jerome Cemetery District, allowing livestock, specifically cattle, on the property more commonly known as the westernmost pasture at the end of West Avenue I, Jerome, with the following conditions: Fencing shall be maintained; Will not create odors, noise, or be detrimental to persons, property, or the general welfare; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent until the cemetery expands to the pasture. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Jeff Schroeder, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:20 p.m. Public Hearing for a request from TKO Homes, LLC. c/o Jared Hunt for a Special Use Permit allowing eight duplex units, on the property described as Lots 12A, 12B, 13A, 13B, 14A, 14B,15A and 15B, Block 1 Jerome Estates Sub Phase 6 (NE 13-8-16), more commonly known as the empty lots in the northeast corner of Jerome Estates Subdivision, that boarders North Lincoln and North Ash Street, Jerome, Idaho. Staff Report: Ms. Clark showed the commission where the property was and how the lots would be accessed on a projected map. She stated that the parcels are currently bare and zoned commercial. When Jerome Estates was initially platted, these lots were planned for four- plexes. As the subdivision has been built with single-family homes, the applicant would like to request to build duplexes instead of four-plexes on each platted lot. The property is zoned Neighborhood Business The proposed use, duplex (two dwelling units), requires a Special Use Permit from the Planning and Zoning Commission. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 10’; Interior Side- and Side Street- 25’. The maximum height is 35’. Title 16 has no bearing on this Special Use Permit request as the lots are already platted. ---PAGE BREAK--- As pertains to the City of Jerome’s Comprehensive Plan, Ms. Clark stated 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.”; Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 4.3.e Consider zoning ordinance amendments to promote a variety of housing types, including higher density residential along corridors and adjacent to commercial and industrial areas. 4.4: Support development of affordable housing for a full range of employees and residents (retirees and families). 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 two-dwelling units in the C-1 zone 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 harmonious with the objectives of Title 17 of the Jerome Municipal Code and 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. This area has residential uses to the north, east, and west, as well as schools, a dental office, and a restaurant to the south. Building duplexes will not change the existing or intended character of the area. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. There are no hazardous or disturbing impacts from constructing more residential uses. 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. Water and sewer connections are available to serve the property in Ash Street. The lots are part of the platted subdivision and will be served by public and private streets. 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 residential uses will create excessive additional requirements at public cost for public facilities and services. ---PAGE BREAK--- 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. It is not anticipated that adding two housing units per lot will be detrimental to any persons, property, or the general welfare because of excessive production of noise or traffic. 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. Access to the units will be from Ash Street and then from a private drive. No access from N Lincoln is allowed. This will not create any interference or delays on N Lincoln Avenue. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. This use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the Off-Street Parking Code with the commission. Each building will have four parking spaces, and guests will have adequate on-street parking. Ms. Clark went over the landscaping requirements with the commission. This project is located in the C-1 district and would require landscaping for commercial use. She recommends that the white vinyl fencing be placed along the north parcel line and N Lincoln, with a minimum of landscape rock between the walking path and the fence line. Ms. Clark sent the application out to City Staff and received a comment back from the fire department, as they had comments on the private drive on signage, which will be shared with the applicant during the building process. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Provide CC&Rs for the maintenance of the private road when a building permit is submitted; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Ms. Clark went over where the private roads would be for the property. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the stormwater ponds are already in place within the subdivision. She stated the nearest parks for kids to play are Summit Elementary and Camozzie Park. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that these parcels were zoned commercial when the Jerome Estates subdivision was platted. The original plat showed commercial, but they then decided to build four-plexes. Now the applicant, feels it would blend better with duplexes. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that the City does not enforce CC&Rs, but the City asks to review the CC&Rs when there are proposed private streets, to ensure a maintenance agreement. Chairman Mink stated that CC&Rs are only as good as the HOA. Ms. Clark confirmed Jerome Estates has an HOA. Upon inquiry from Commissioner Johnson, Ms. Clark stated the City would not accept those roads as ---PAGE BREAK--- they are not built to city standards. They must be asphalt or concrete. Upon inquiry from Commissioner Reed, Ms. Clark stated that the roads are sufficient for emergency vehicles. Applicant testimony: Matt Ahrens, Jerome resident, from EHM Engineers, stated this is unique as they wanted fourplexes and are wanting to downsize into duplexes. He stated this developer has done the whole subdivision. He stated the developer recognized that as it started to fill in, it made sense to have higher density along North Lincoln. The development will have private shared driveways from the west with no access from North Lincoln. Regarding the CC&Rs, Mr. Ahrens stated it is hard for him to speak on those as they are the design team, but there would have to be some requirement for maintenance since it is a private road. He suggested considering what other private roads are doing within the city limits and if they are keeping up with the road maintenance. He has not seen any that were concerning as a resident of Jerome. Regarding the stormwater, Mr. Ahrens stated it has already been designed, and the infrastructure is already in place. Regarding fencing, Mr. Ahrens stated he is at the mercy of the commission. He is unsure if it is proposed, but it would make sense to extend the fencing. Upon inquiry from Commissioner Fraser, Mr. Ahrens stated he is unsure if the duplexes will be rented, but since it was zoned commercial, he believes the builder considered renting out the buildings. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that there are no other common areas. Commissioner Schroeder stated he had concerns, as he really does not see much of a reason for maintenance through the HOA and thinks it would be more for deed restrictions. The individual lots could be sold to different owners and he is not sure the other owners will take care of the maintenance of the road down the road. Commissioner Johnson stated that they can restrict the vehicle size since it is a private road. Chairman Mink inquired if the roads would remain private if they were single-family homes. Mr. Ahrens stated it would be the same as they are proposing now. Ms. Clark stated with the new transportation master plan, they would not be allowed to access from North Lincoln. Anything built on those lots would only allow access to their property within the subdivision. Upon inquiry from Commissioner Reed, Ms. Clark stated they only allow a certain number of accesses off of the main roads for safety reasons. They also have a walking path that runs along the property line. Mr. Ahrens stated they do not want to change boundaries; they are just looking at decreasing from four- plexes to duplexes. Ms. Clark verified with Mr. Weeks that he had previously sent in a letter, but since he was testifying in person, the letter would not be read. Testimony in opposition: Ron Weeks, Jerome's resident, opposed the application due to property values. Mr. Weeks stated that dealing with duplexes is about 50/50 with property values going up or down. He does not want property values to go down. He stated he lives on North Birch. He understands vehicles will be able to access off of Mountain View, but they also can access the property off of North Birch by his house, and there will be increased traffic flow. Mr. Weeks stated he is a member of the HOA but not on the board. Mr. Weeks entered an email for the record from the HOA president to TKO and read it aloud. “Would you please clarify for us in a little more detail on the duplex plan ahead of Tuesdays meeting? 1. Are the duplexes independently owned? 2. How many total duplexes are ---PAGE BREAK--- planned?3. Are they going to be owned by on individual and turned into rental properties? 4. Plans for the Landscaping and irrigation needs This will create another layer of what the HOA fees to manage for each unit. “ He also read the response from Jared Hunt “Good morning, I plan to work with my engineer to finalize these details but here is my general understanding. In summary, each lot will be subject to the same rules as other lots in the subdivision. This is how things were structured when the plat & CCR'S were recorded. There are 8 lots, so there will be 8 duplexes. They are independent lots so they can be sold separately or together. The owner of each lot will determine if it will be owner occupied or a rental property. Each lot has an irrigation box and will have standard landscaping/fence. Each lot would pay HOA dues like other lots in the subdivision. Jared Hunt TKO Homes” Mr. Weeks stated another concern he has is that some people that rent do not have ownership pride. He hopes that it does not happen. Chairman Mink stated that about 40% of homes are not owner-occupied in Jerome. Ms. Elliott read the following into the record: JoAnn Johnson- resident of Jerome, Idaho Oppose the application- I do not want to have duplexes that close to my home. The traffic will increase. It will decrease the value of my home. There is no play area or park for children to play. Paul Douglas Daniel- resident of Jerome, Idaho Oppose the application- When the plot map was first published in the City of Jerome map, it showed this location to be filled with what was listed as Commercial/Residential. As we saw this blank slate begin to fill with new homes, we were totally dismayed at layout of some of the new homes. There are five almost completed home that seem to be sadly lacking in yard space. I feat the duplexes will face the same fate. We were hoping a restaurant or convenience store would be placed there, since the nearest ones seem to be south on Main. Bryan Rosinsky- resident of Jerome, Idaho Oppose the application- I oppose the proposed duplex housing in our medium-priced neighborhood. These higher-density units risk lowering nearby property values by 5% to 10% & disrupting the area established character. They also all population strain to local schools, bonds, services, while increasing rental turnover & reducing long-term community stability, without strong design standards, duplexes may clash with the look & feel of our neighborhoods. This development sets a precedent that could erode the single family identity residents value & have invested in. Kim Stadig- resident of Jerome ---PAGE BREAK--- Oppose the application- no further comment was provided. Rebuttal Testimony: Matt Ahrens, stated he is not aware of the building style as he does not have the plans. He stated that once the builder has the plans, they will be available. Mr. Ahrens stated if you try to appease one of the complaints, you are detrimental to other complaints. If they had a commercial use building, there would be more traffic than if duplexes were on the property. With the current zoning, having single-family homes does not make sense. They also thought four-plexes would be too much density, so they decided on duplexes instead. It can be a juggling act, and I thought this would be the best solution for the area. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:53 p.m. Consider a request from TKO Homes, LLC, c/o Jared Hunt, for a Special Use Permit allowing eight duplex units on the property described as Lots 12A, 12B, 13A, 13B, 14A, 14B,15A and 15B, Block 1 Jerome Estates Sub Phase 6 (NE 13-8-16), more commonly known as the empty lots in the northeast corner of Jerome Estates Subdivision, which boarders North Lincoln and North Ash Street, Jerome, Idaho—action item. Ms. Clark stated that the way the buildings are, they cannot be sold individually, but each lot could be sold. Commissioner Reed stated he understands the concerns of the residents but there are a number of duplexes that have been approved within the area. Some are on the 10th and some new ones to be built on the 16th. Commissioner Johnson stated these buildings will have the same standards as the other properties with the CC&Rs. Commissioner Fraser stated she lived in a duplex and had a nice yard. Commissioner Schroeder stated the current owner is trying to be sensitive to the needs of the community and the current residents, as they are reducing the housing by half. He shares the concerns about rentals, but their neighbors (single-family) could be renting. Most property owners want their property to look good. He believes there is an affordability issue in the area. Commissioner Johnson made a motion to approve the Special Use Permit from TKO Homes, LLC. Jared Hunt, allowing eight duplex units on eight platted parcels as described in the agenda, with the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements as the vinyl fence will be continued; Provide CC&Rs for the maintenance of the private road when a building permit is submitted; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Seconded by Commissioner Schroeder and carried. Ms. Clark reminded the commission the applicant would not be brought back before the commission for a Design Review as they will go before the HOA board within the subdivision since it is zoned commercial but the use is residential. ---PAGE BREAK--- After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 8:01 p.m. Public Hearing for a request from Venigno Arinaga for a Variance reducing the side yard setback to five feet, on the property described as Lot 14 Block 128 Jerome Townsite 6250 Sqft (NE 24-8-16), more commonly known as 410 West Avenue E, Jerome, Idaho. Staff Report: Ms. Clark stated the home at 410 West Avenue E was established several years ago as part of a group of homes brought in and placed with the old setback requirements. The applicant is remodeling and would like to make the new addition line up with the existing house, which is setback at five feet, not seven feet on the interior side. The property in question, 410 West Ave E, is currently zoned Residential 3 Per JMC, 17.03.710: Setback Line, “A line established by this title, generally parallel with and measured from the lot line, defining the limits of a yard in which no building or structure may be located aboveground except as may be provided herein.” Setbacks for the R-3 zone are as follows: Front- 25’; Rear- 20’; Side- and Street Side- 15’. The home is setback 5’ from the interior property line. Per JMC, 17.14.020, B: Note Conditions: Setback reductions (to be measured from the foundation to the property line) Ms. Clark stated the Jerome Municipal Code defines a Variance as: A modification of the requirements of this title as to lot size, lot coverage, width, depth, front yard, side yard, rear yard, setbacks, parking space, height of buildings or other provisions of this title affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots. A variance shall not be considered a right or special privilege but may be granted to an applicant only upon a showing of undue hardship because of the characteristics of the site and that the variance is not in conflict with the public interest. The applicant requests a variance on the side yard setback requirement from seven feet to five feet so that the addition matches the existing home. Ms. Clark went over the Variance Criteria with the commission. Regarding Standard A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district. The home was built at least 50 years ago, and the interior side setbacks were These homes are very small, and most need to be remodeled and expanded to be livable homes. Regarding Standard B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. This is a large parcel that does not impact the surrounding neighborhood. ---PAGE BREAK--- A literal interpretation would deprive the applicant, as almost every existing home in this area of the city does not comply with the current setbacks. Regarding Standard C- That special conditions and circumstances do not result from the actions of the applicant. The applicant did not build the house. The applicant would like to improve the house and the property. Regarding Standard D- That granting the variance requested will not confer on the applicant any special privilege that is denied by this title to other lands, structures or buildings in the same district. The application notes granting the variance will not confer any special privilege on the applicant. The remodel and addition to this parcel will improve the residential area. Ms. Clark stated she sent the application to City Staff and did not receive any comments or concerns. If approved, Ms. Clark recommended the following conditions: The west interior side setback may be reduced to no less than five feet; and Comply with all City, State, and Federal requirements. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the Fire Department will not have any problem getting to them. The property has 16 feet between the house and the next house on the east side. They also have an alley that goes behind the house. Ms. Clark stated that the property owners have started to invest a lot in the neighborhood. Upon inquiry from Chairman Mink, Ms. Clark stated that the existing house has a 30 foot setback and is a bigger lot with room to grow. Applicant testimony: Venigno Arinaga, a resident of Jerome, stated he wants to make a straight wall. He just bought the home to rent but started to remodel it, and he wants to make sure he builds it the right way. He did not want the renters to live in the condition it was in. Testimony in neutral: Ms. Elliott read the following onto the record: Santiago Callupe Neutral- Venigno Arinaga can put up a fence if he chooses. As long as it doesn’t come onto my property. 329 West Ave F. Jerome. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 8:11 p.m. Consider a request from Venigno Arinaga for a Variance reducing the side yard setback to five feet, on the property described as Lot 14 Block 128 Jerome Townsite 6250 Sq ft (NE 24-8- 16), more commonly known as 410 West Avenue E, Jerome, Idaho - action item. ---PAGE BREAK--- Commissioner Johnson said he thinks this is a good thing. Commissioner Fraser said her intention was to say no, as she believes the setbacks are too low now. But now she understands the request, and it makes sense. Commissioner Reed made a motion to approve a Variance for Venigno Arinaga allowing a reduced side yard setback on the property located at 410 West Ave E, Jerome, Idaho, finding granting the variance will not confer on the applicant any special privilege that is denied by this title to other lands or structures and the following conditions shall be: The west interior side setback may be reduced to no less than five feet; and Comply with all City, State, and Federal requirements. Seconded by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Consider a Design Review for Maria De Jesus Mejia, 975 South Lincoln Avenue, Jerome, Idaho - action item. Staff report: Ms. Clark stated Mr. Piedra and Ms. Jesus Mejia were approved for a special use permit for automotive sales. The parcel is currently bare, and they are proposing to develop the eastern half at this time. They propose a small, approximately 420 square-foot building for office space, a restroom, and a storage area. Ms. Clark reviewed where everything would be oriented regarding the building and landscaping on the property. Upon inquiry from Commissioner Johnson, Ms. Clark stated the building would be on a permanent foundation, so it would be permanent. They are proposing a smaller building with the main entrance facing South Lincoln. There is some elevation to the building. The building will be pearly white with the caviar color being the trim. They will have a metal roof. Ms. Clark went over various Design Review guidelines with the commission. They have plenty of space for snow storage on-site. All parking is on-site. Employees can park in front of the building or to the side, with ample room for vehicles to be displayed. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the back half will not be for parking. They can only park on the pavement. If they want to utilize the back portion, they will have to pave it or come back for another special use permit. Upon inquiry from Ms. Clark, the applicant stated they plan on building the building themselves. Maria De Jesus Mejia stated that if the estimate is too expensive, they may need to bring in a building to place, but they will come back with another design review. They are hoping this works, but it will depend on the pricing. ---PAGE BREAK--- Chairman Mink reminded the commission that the Design Review must be unanimous, or it will go before the City Council. Upon inquiry from Commissioner Fraser, Ms. Clark stated they already have one tree and will be planting two more. Ms. Mejia stated they will be using rock or bark with tall grasses for the landscaping. She wants the property to look nice. Ms. Clark stated that since the property is on Lincoln, the rock must be landscaping rock. Commissioner Fraser made a motion to approve the design review for the proposed building at 975 S Lincoln, with the colors in Pearly White and Caviar, along with the landscape as presented. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Jeff Schroeder, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: None. Ms. Clark stated that DL Evans does not have a representative. Chairman Mink stated he would like to hear from the applicant, and Ms. Clark stated she would also like to hear from them since they have more vehicles on their property. Commissioner Johnson made a motion to move the Public Hearing for DL Evans until the next meeting. Seconded by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Shonna Fraser, and Commissioner Paul Johnson. NAYE: Commissioner Jeff Schroeder. Discussion- Noise Ordinance Update- action item Ms. Clark stated they have been working on updating the noise ordinance for a while, so there is code that is enforceable, reasonable, and easy to understand and apply. She stated both P&Z and the City Council have to approve the updates. She has been doing more research and concluded that applying a decibel reading is hard. The technology is great, but specific, and there is a lot of room for error. She reminded the Commission that the update would only apply to Industrial and Commercial uses. Extensive discussion was held on the following topics: using “plainly audible” instead of decibels; the uses that would be under the ordinance; having the businesses provide the ratings of the machinery if there were complaints; not applying to existing uses unless they expand; exclusions (i.e. railroads, generators, emergency signals, etc); the application process; violations and penalties for violating the code; other cities have had easier time enforcing the “plainly audible” than the decibel reading as they get push back; more staff training on decibel reading; why they are creating the update; why they need to update ---PAGE BREAK--- the code (i.e. noise complaints from residents that hear industrial noises from a mile away); “plainly audible” can be very subjective and difficult to quantify without a decibel reading; getting certified to use a calibrated equipment for a reading; calibrating the machines; who would be giving the ratings for the machines from the manufacturing; getting a fluke box to measure the readings; giving the city the ability to handle noise complaints timely; hiring a professional in the extreme cases; having proof of the violation (i.e. time stamp of when and where the reading was taken); how they can enforce the code (i.e. making contact first, then getting measure if not addressed); how they can show the complaintive if the industry is within a manageable range; addressing seasonal ag use noises; how industries can lower the noise of different machines with engineering designs; having the city own their own decibel meter and having the offending industry or commercial use, provide their own readings if they oppose the violation; and the industry standards for industrial noise. After extensive discussion, Ms. Clark asked the commission what they would like to have in the code. Commissioner Reed suggested keeping the decibel readings. Commissioner Schroeder stated he wanted to make the code practical for staff to enforce and wants to be a good neighbor. Chairman Mink stated he would like to see both plainly audible and decibel readings used. He suggested starting with plainly audible and backing up with a decibel reading. Commissioner Reed agreed with that suggestion. Commissioner Schroeder suggested that the industry pay the incurred costs. Commissioner Fraser stated she would like to have something measurable. Commissioner Johnson also stated he would like to have something measurable. Ms. Clark stated she would edit the code and bring the ordinance back for a public hearing. CITIZEN CORRESPONDENCE AND ISSUES Evelyn Montologo stated she recently moved to the area and noticed the city does not have a dog park. Ms. Montologo stated she has gone to public areas with her pets where they have had rocks thrown at the dogs, or she has had to ensure parents that her dogs won’t come near their kids. Ms. Clark stated that a community-led group approached the city with the same idea and suggested contacting them to see if they needed help. The community has been a great help in getting parks within the city. Ms. Montolongo stated she would love to help where she can. Ms. Clark stated she understands the community needs this; they need to find the right place and help from the community. When a citizen group is behind an issue, it seems to have more momentum. 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 April 8th, 2025, regular meeting. ---PAGE BREAK--- B. Findings and Conclusions for a request from Quadrant Investments LLC for a Special Use Permit allowing Terminal Truck Yard and Truck and Heavy Equipment Repair, on the property described as Tax 2303219 (County Portion) of NENE SEC 31 T8 R17, more commonly known as the pasture on the south side of East Yakima Avenue between 715 East Yakima Avenue and 79 East 200 South, Jerome, Idaho. FINDINGS AND CONCLUSIONS ON APPLICATION OF QUADRANT INVESTMENTS, LLC, FOR A SPECIAL USE PERMIT ALLOWING A TERMINAL TRUCK YARD AND TRUCK/HEAVY EQUIPMENT REPAIR ON THE PROPERTY DESCRIBED AS TAX 2303219 (COUNTY PORTION) OF NENE SEC 31 T8 R17, MORE COMMONLY KNOWN AS THE PASTURE ON THE SOUTH SIDE OF EAST YAKIMA AVENUE BETWEEN 715 EAST YAKIMA AVENUE AND 79 EAST 200 SOUTH, JEROME, IDAHO A public hearing on the application of Quadrant Investments, LLC, concerning the use of real property described herein within the City of Jerome, Idaho, for a special use permit was held, pursuant to notice, commencing at 7:00 p.m. on Tuesday, April 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 and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner Ida Clark provided the staff report and brief background on the application. Ms. Clark stated the property was recently annexed into the City. Quadrant is the applicant, but they are seeking the special use permit on behalf of Dairy Farmers of America (DFA). They have the property under contract pending approval or denial of the special use permit. The property is zoned High-Density Business The proposed use, truck terminal yard and truck repair, requires a Special Use Permit from the Planning and Zoning Commission. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 10’; Interior Side- 12’; and Side Street- 25’. There is no minimum lot size. However, no more than 80% of the lot can be built on. The maximum height is 50’. Title 16 has no bearing on this Special Use Permit request. Regarding the City of Jerome’s Comprehensive Plan, Ms. Clark stated the request is in accordance with Chapter 6. Our Quality of Life, “Foster a supportive, healthy, and resilient community of residents, rooted in Jerome’s rich history, that collaborates to welcome visitors and newcomers, and offers opportunities for everyone to live, work, and play.”; Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. This ---PAGE BREAK--- development brings a business from the County into the City limits, allowing it to expand its operations. The company currently transports to Idaho Milk Products (IMP) and utilizes services from Western Dairy Transport. Ms. Clark went over the General Standards for Special Uses with the Commission. Regarding Standard A- Will, 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 truck terminal yard and maintenance in the C-3 zone with an approved SUP. 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 harmonious with the objectives of Title 17 and 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. This area in Jerome blends commercial and industrial uses. To the north is a truck terminal yard and IMP. To the east is one residential home, to the west is a business, and to the south are the railroad tracks. Upon inquiry from Commissioner Schroder, Ms. Clark stated that the property to the east was part of this property, but they split it where there is one parcel with a house and two parcels that are just land. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. As stated, the property is surrounded by various commercial and industrial uses. There is no indication that the proposed uses will be hazardous or disturbing. 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. Water and sewer connections are available to serve the property. At the developer’s expense, they can connect from East Yakima Avenue. 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 requested uses will create excessive additional requirements at public cost for public facilities and services. ---PAGE BREAK--- 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. A normal amount of noise and traffic will be associated with a truck terminal yard and maintenance facility. Per the Applicant, they are a 24/7 operation. Shift changes are from 2:00 am - 6:00 am and 1:00 pm- 4:00 pm. They currently operate from a site south of the interstate, where they travel north to Valley Wide to fuel and then proceed to farms. This development would allow that route to be eliminated. Many of their current routes continue along 200 South/Yakima to deliver milk to IMP, as the permit provides access to the Western Dairy Transport yard adjacent to IMP. While there will be an increase in truck traffic, trucks are already utilizing this route. The increase in noise and traffic should not be excessive. 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. Two access points have been shown, and they will work with engineering on any needed access changes. Ms. Clark showed the access points to the Commission. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. This use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the off-street parking code with the Commission. This project requires 54 parking spaces, as shown in the plan, which includes more than 54 spots and parking for trucks. The parking area must be paved and drainage provided. Ms. Clark stated that this project requires landscaping. They propose a 10-foot landscape strip with trees along Yakima Avenue. A fence with gates will surround the property, and landscaping around the building is also planned. Ms. Clark stated she sent the Application to City Staff, who reviewed it and did not have any comments or concerns. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and the Special Use Permit shall be permanent. ---PAGE BREAK--- Ms. Clark stated that there have been some concerns regarding the condition of the road on East Yakima. This road is currently within a URA district, and they will send bids for a total reconstruction along East Yakima from South Lincoln to South Tiger. Upon inquiry from Commissioner Johnson, Ms. Clark is not sure of the exact design of the road. Ms. Clark stated that the Applicant is appearing via Zoom. Applicant Testimony: Simone Young-Tem, resident of California, appeared via Zoom to present before the Commission and testified on this application. Ms. Young- Tem stated they have a contract to sell the parcel to DFA and have applied for this Special Use Permit on behalf of DFA. Ms. Young-Tem stated they have seen the plans and are comfortable signing off on the plans as presented. Testimony in Favor: Cory Johnson appeared via Zoom and stated he represented DFA if there were any questions. 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, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. The property described as Tax 2303219 (County Portion) of NENE SEC 31 T8 R17, more commonly known as the pasture on the south side of East Yakima Avenue between 715 East Yakima Avenue and 79 East 200 South, Jerome, Idaho, herein is in the City of Jerome and is currently zoned High-Density Business B. The proposed use, a terminal trucking yard and truck and heavy equipment repair, requires a special use permit to operate in the C-3 zoning district. C. JMC 17.14.010 provides the standards for special use permits. D. The proposed use is harmonious with the general standards (A-I) of the City of Jerome’s Comprehensive Land Use Plan, promoting economic development and growth. 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 a C-3 area and does not impact neighboring uses. ---PAGE BREAK--- II. Conclusions A. A special use permit is required for a terminal trucking yard and truck and heavy equipment repair in a C-3 zone, on the above-described property. B. The Commission approves the application of Quadrant Investments, LLC, representing Dairy Farmers of America (DFA), allowing a terminal trucking yard and truck and heavy equipment repair on the property described as Tax 2303219 (County Portion) of NENE SEC 31 T8 R17, more commonly known as the pasture on the south side of East Yakima Avenue between 715 East Yakima Avenue and 79 East 200 South, Jerome, Idaho, subject to the following conditions: 1. Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; 2. Receive all required building and fire department permits and inspections; 3. Comply with all city, state, and federal requirements; and 4. Special Use Permit shall be permanent with no expiration. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of May, 2025, in support of the decision of the Planning and Zoning Commission on the 8th day of April, 2025, to approve the application as specified herein is hereby made final this 13th day of May, 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 South Tiger Dr. LLC for a Special Use Permit allowing multi-family housing, up to 100 units on approximately 15 acres of the westerly portion of the property described as Jerome Unplatted Tax 2215519 of NESE 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. ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON APPLICATION OF SOUTH TIGER DR. LLC FOR A SPECIAL USE PERMIT ALLOWING MULTI-FAMILY HOUSING (UP TO 100 UNITS) ON APPROXIMATELY 15 ACRES OF THE WESTERLY PORTION OF THE PROPERTY DESCRIBED AS JEROME UNPLATTED TAX 2215519 OF NESE 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 A public hearing on the application of South Tiger Dr., LLC, concerning the use of real property commonly known as the approximately 15 acres of the westerly portion of the property described as Jerome Unplatted Tax 2215519 of NESE 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, for a special use permit was held, pursuant to notice, on Tuesday, April 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 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. The property identified in this application is more particularly described as follows: Staff Report: City Planner, Ida Clark, provided the staff report and brief background on the Application. Ms. Clark stated that the property is currently zoned General Business The proposed use, multi-family dwellings (five or more units), requires a Special Use Permit from the Planning and Zoning Commission. It is noted that this parcel is approximately 23 acres. The request for multi-family housing would be planned across approximately 15 acres. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 10’; Interior Side- 12’; and Side Street- 25’. Ms. Clark stated there is no minimum lot size. However, the development cannot exceed 80% of the total lot area. The maximum height is 50’. Regarding the City of Jerome’s Comprehensive Plan, Ms. Clark stated the request is in accordance with the following: 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.”; Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 4.3.e Consider zoning ordinance amendments to promote a variety of housing types, including higher density residential along corridors and adjacent to commercial and industrial areas. 4.4: Support development of affordable housing for ---PAGE BREAK--- a full range of employees and residents (retirees and families). The Commission will need to consider blending single-family housing with 100 units of four-plexes. Ms. Clark stated the Commission should consider Chapter 3. Our Natural Environment, Objective 3.3.d: consider the impact on the adjacent agricultural business when reviewing new annexations and development applications. Future Land Use Map: The future land use map indicates that this parcel is designated for Residential Low use. As noted, the Future Land Use Map is a guiding document for future development. As stated above, this parcel is currently General Business, and single-family housing isn’t permitted in that zone. Ms. Clark reminded the Commission that the Future Land Use Map is a guide. However, the Commission must ensure the request aligns with the Comprehensive Plan goals. Staff believes this was an oversight during the Future Land Use Map update, as it was previously designated as Mixed-Use. Ms. Clark went over the General Standards for Special Uses with the Commission. Regarding Standard A- Will, constitute a special use as established in section 17.60.060 of this chapter for the zoning district involved. The Planning and Zoning Code permits multi-family dwellings in the C-2 zone 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 harmonious with the objectives of Title 17 of the Jerome Municipal Code and the Comprehensive Plan. Objective 3.3.d of the Comp Plan must be considered. It is noted that the surrounding farmland is planned for future development of housing and commercial use. The current zoning and the future land use map should also be considered. The protection of the existing single- family neighborhood should also be taken into consideration. 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 parcel is currently farmland, with single-family housing to the west, public entities to the north, planned commercial development to the east, and single-family housing and a school to the south. The Applicant has noted that they plan to request a lot split if the SUP is approved, to retain the remaining acreage to the east for commercial use. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The application states that it provides a landscape buffer zone with green space between the existing single-family homes and the proposed ---PAGE BREAK--- multi-family housing. They propose widening and improving the existing fire lane between East Avenue J and East Avenue K. Access will primarily be from East Avenue K, off South Tiger Drive. They will be required to improve half of East Ave I. As proposed, there is no indication that this development would be hazardous to the neighboring uses. Upon inquiry from Commissioner Johnson regarding the straightening out of I Street, Ms. Clark stated they would not be straightening the street out. Upon inquiry from Commissioner Fraser, Ms. Clark stated that I Street will not be extended to South Tiger, at this time. Ms. Clark showed the Commission where this parcel is compared to Frontier Elementary. She cannot confirm whether I Street will be extended to South Tiger. 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. Water, sewer, and irrigation are available to serve the property. At the developer’s expense, water and sewer can be extended. First responders will have adequate access to the development. The development will be required to meet the fire code. The School District was sent a notice letter of the request, to which we have received no comment. 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 multi-family, residential use will create excessive additional requirements at public cost for public facilities and services. 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. It is not anticipated that a multi-family use will be detrimental to any person, property, or the general welfare because of excessive production of odors, noise, smoke, fumes, or glare. There will be an increase in traffic production. There are two access points to alleviate congestion when the development is fully built out. 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. As previously discussed, the development is proposing two access points. 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 ---PAGE BREAK--- the residential use will result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the parking code with the Commission. She stated that this project requires 225 parking spaces. The Application shows over 230 parking spots, and the parking area is paved with a stormwater pond. Regarding the landscaping requirements, Ms. Clark stated that this project is located in the C-2 district. Any multi-family project within this zone must comply with the landscape requirements outlined in 17.18.070. The Application includes landscape and green space. The landscape plan will be required as part of the building permit application. A landscape divider will be required for every 21 parking spaces. The Commission may also require a fence if it deems it necessary. Ms. Clark stated she sent the application to City Staff, who reviewed the application for the Special Use Permit and have no comment on the SUP. If approved, Ms. Clark recommended the following conditions: Dwelling- units will not exceed 100; The special use permit is allowed for the approximately 15 acres as shown in the application; Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Ms. Clark went over the Future Land Use Map with the Commission. The Commission must ensure the project does not directly conflict with the Comprehensive Plan goals. Upon inquiry from Commissioner Johnson, Ms. Clark stated she does not believe the project conflicts with the goals. They are proposing a buffer for the transition from single-family to multi-family dwellings and promoting various housing types in the area. Ms. Clark stated that this is a Special Use Permit, and the Commission can add conditions if necessary. Upon inquiry from Chairman Mink, Ms. Clark stated that the Applicant has the property under contract and needs the permit to move forward with their project. Upon inquiry from Commissioner Schroeder, Ms. Clark stated the Applicant would not return to the Commission with this application unless they propose a subdivision. She stated the Applicant’s site plan must be similar when they submit for a building permit. There may be small road and parking changes to comply with the code. The Commission is approving up to 100 units. ---PAGE BREAK--- Upon inquiry from Commissioner Johnson, Ms. Clark went over the layout of the proposed complex and where the green spaces were located. Ms. Clark stated the Commission could require the Applicant to put a playground on the property. Commissioner Fraser stated she would like to see a playground there so they would not have to walk down to use the school’s playground. Upon inquiry from Chairman Mink, Ms. Clark stated that the current fire lane (at the end of East Ave J and K) is a public right-of-way. Applicant Testimony: Justin Scheel, a Filer resident representing JUB Engineers and representing South Tiger Dr., LLC, appeared and testified before the Commission. Ms. Scheel stated the current zoning is for general business commercial use, and he believes the residential use will be more of a harmonious blend to the area than commercial uses. They are proposing that the landscaping buffer and the open spaces will help shield the residential housing to the west, to maintain the safe enclosed feel of the neighborhood. Mr. Scheel stated they intend to have a park and a playground. They will not extend East Ave J or East Ave K, but they will extend half of East Ave I. They will only be able to construct half of East Ave I. They will construct curb, gutter, and sidewalk that comply with the City’s code. Upon inquiry from Commissioner Johnson, Mr. Scheel showed where the roads would be connected within the development. He stated he has been working with City Engineering for options to help with the construction of East Ave I. Mr. Scheel stated they have discussed punching East Ave I through to South Lincoln when the commercial portion is developed. Upon inquiry from Commissioner Johnson, Mr. Scheel stated that they will have pressurized irrigation and will look at where to have their pump station. Upon inquiry from Commissioner Johnson, Mr. Scheel stated that utility services stub out to East Ave J and East Ave K. Upon inquiry from Commissioner Johnson, Mr. Scheel stated that they are open to having a fence around the development. Currently, the local residents park on the fire lane, but they will widen it to be a full road instead of a 20-foot one. Upon inquiry from Commissioner Schroeder, Mr. Scheel stated that the apartments would be under one owner. Upon inquiry from Commissioner Fraser, Mr. Scheel stated that the apartments would be rented out at market rate. They will ---PAGE BREAK--- not be low-income housing; they will be more affordable housing. Ms. Clark clarified that the apartments would be rented out at market rate and the units would be under one owner. Testimony in Favor: None. Testimony in Neutral: None. Testimony in Opposition: Jeanne Inselman, resident of Jerome, appeared and testified before the Commission. Ms. Inselman testified to some of her concerns with the project. Her concerns were the horrendous traffic in the area; more low- income housing that would decrease home values; not being able to come out of her cul-de-sac due to traffic; the bike path is graded too high as people look into her yard over the fence; fears for her safety; does not want more low-income housing to make the area look like the ghetto; would like to know who qualifies for the houses; and what the percentage is for low-income to regular housing. Commissioner Johnson stated that the rentals are at the market rate. Ms. Inselman stated that many apartments within the area are not kept up, and she believes there are too many in the area. She does not believe another 100 units will help with the traffic. Ms. Elliott read the following letters for the record: Neal and Lisa Cardozo- residents of Jerome “Oppose the application. We feel this would devalue the homes in this area. We just brought our home and would hate to see this permit to pass. We definitely oppose this permit.” William Wood- resident of Jerome “Oppose the application. No further comment was provided.” Alicia Acevedo & Juan Jose Acevedo-Torrero- residents of Jerome “Oppose the application. We object and oppose this application. We’ve worked extremely hard to buy our home in a nice subdivision not expecting to be surrounded by apartment buildings. If you’re truly worried about housing issues, why not encourage developers to build more homes or even duplexes in this 15 acres. We feel Jerome has already built more than enough apartments in any area they could find. Why don’t we try to encourage people to stay in Jerome by offering options to purchase instead of renting.” Dave & Christy McBride- residents of Jerome “Oppose the application. We strongly oppose this! Not only because we live close by but the people they attract. The traffic at Fillmore &I has increased and none of them know what the stop sign is about. What happens when these folks don’t make rent, they become homeless. I know at the end of the ---PAGE BREAK--- day it doesn’t matter what we think because the dollar will always win! Maybe stick built homes would be a better option for the city and attract people that might care about their property. Lets not allow Jerome to become known as the “projects!”. Jesse Angel Murillo- resident of Jerome “Oppose the application- no further comment was provided.” Testimony in Rebuttal: Justin Scheel stated he cannot speak to the current traffic situation, but adding additional housing is an important factor. Sometimes it takes that change to implement other changes. There is a need for road updates and expansions, but it comes in phases. He stated that adding through streets and connectivity helps the area. East Ave I is a collector road, and he does not believe this project would be a detriment to the area. Mr. Schell stated that multiple routes exist to get in and out of the proposed area. He stated this is not low-income housing. There are rental properties within the single-family subdivision to the west, and there is no way of getting away from rental properties. The Applicant wants to provide additional affordable housing to the residents of Jerome. They think adding more housing is better than commercial uses on this property. He feels this is a good use of the property. 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, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. The parcels of land commonly known as approximately 15 acres of the westerly portion of the property described as Jerome Unplatted Tax 2215519 of NESE 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, is currently zoned General Business B. The proposed use, multi-family housing, requires a special use permit to operate in the C-2 Zone. C. JMC 17.14.010 provides the standards for special use permits, which are satisfied as follows: a. The proposed use is harmonious with the general objectives of the comprehensive plan in that there are other area residences; b. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity, along with access points, was addressed; ---PAGE BREAK--- c. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. The application stated the property surrounding is varying uses, including farmland, residential, planned commercial uses, and public entities; d. Any additional public facilities necessary for the proposed use have been addressed and determined to have adequate water, sewer, and irrigation available to the property; e. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare or odors. Again, access points and traffic were discussed; f. The vehicle approaches to the property have been addressed, including multiple accesses from adjacent streets to allow ease of ingress and egress from the premises, with a proposal of two access points and a discussion of a turn lane, if needed, to reduce interferences of traffic; g. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance; h. Adequate parking, off-street parking, and landscaping requirements were also addressed, and they will be finalized with the building permit application. II. Conclusions A. A special use permit is required for the applicant to be able to design, construct and maintain a multi-family housing project in a C-2 Zone, at the property located at approximately 15 acres of the westerly portion of the property described as Jerome Unplatted Tax 2215519 of NESE 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. B. A special use permit promoting diverse residential options is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of South Tiger Dr., LLC, for a special use permit allowing the design, construction and maintenance of a multi-family housing project on the property located at approximately 15 acres of the westerly portion of the property described as Jerome Unplatted Tax 2215519 of NESE 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, subject to the following conditions: 1. Dwelling-units will not exceed 100; ---PAGE BREAK--- 2. The special use permit is allowed for the approximately 15 acres as shown in the Application; 3. Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; 4. Receive all required building and fire department permits and inspections; 5. Comply with all city, state, and federal requirements; and 6. Special Use Permit shall be permanent with no expiration. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 13th day of May, 2025, in support of the decision of the Planning and Zoning Commission on the 8th day of April, 2025, to approve the application as specified herein is hereby made final this 13th day of May, 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 Paul Johnson. NAYE: Commissioner Ben Reed DISCUSSION PERIOD & STAFF REPORTS Ms. Clark stated they will not have a second meeting in May. They will have one meeting in June. She stated that the meeting in June will be pretty light; she will bring back the changes of the Future Land Use Map and the Area of Impact. Ms. Clark stated that the downtown improvements are moving along. The improvements to Main Street and Lincoln may not start until early August. They are still discussing when they will start, as it has not been sent ---PAGE BREAK--- out for bid. Commissioner Reed stated that there are a lot of properties with very tall weeds. This year has been horrible. He stated no one is taking pride in their yards. Ms. Clark stated she would get with Code Enforcement to address the weeds. Without further discussion, Chairman Mink closed this regular meeting at 9:08 p.m. Rod Mink, Chairman Katie Elliott, Secretary ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON THE APPLICATION OF FARMERS BANK FOR A SPECIAL USE PERMIT RENEWAL ALLOWING AUTOMOTIVE SALES, ON THE PROPERTY DESCRIBED AS LOT 8, BLOCK 1, SOUTH LINCOLN BUSINESS PARK SEC, 24-8-16, MORE COMMONLY KNOWN AS 1441 SOUTH LINCOLN AVENUE, JEROME, IDAHO. A public hearing on the application of Farmers Bank, concerning the use of real property located at 1441 South Lincoln Avenue, Jerome, Idaho, for a special use permit renewal was held, pursuant to notice, on Tuesday, May 13, 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 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: City Planner, Ida Clark, provided a brief background and staff report on the application and on the property. Ms. Clark stated Farmers Bank received a Special Use Permit for automotive sales in June 2019 and renewed it in June 2020. The automotive sales are conducted on the bare lot north of the bank, and do not impact neighboring businesses’ entrances or parking. Farmers Bank allows employees, bank customers, and any collateral for bank loans on the lot. They do not allow junked or salvage vehicles. Staff has not received any complaints or concerns during the last five years. Farmers Bank is asking for a renewal of the permit with no changes. The property in question, 1441 South Lincoln Avenue, is currently zoned General Business The proposed use, automotive sales, requires a Special Use Permit from the Planning and Zoning Commission. As pertains to Title 8 of the JMC, the ordinance addressing nuisances, Ms. Clark reminded the Commission that the vehicles placed on the property shall not be abandoned, wrecked, or junked as defined in 8.16.040. Ms. Clark stated the request complies with the Comprehensive Plan. If approved, Ms. Clark recommended the following conditions: Vehicles shall be parked on private property and not in the public right-of-way; Comply with all city, state, and federal requirements; and Special Use permit shall be permanent. Ms. Clark recommended that the permit be made permanent, as Farmers Bank has had it since June 2019, and no complaints have been filed. Applicant Testimony: David Davis, a Jerome resident, appeared and testified before the Commission representing Farmers Bank. Mr. Davis stated he is the branch manager for Farmers Bank. They rarely have vehicles for sale, but most of the time, customers or staff bring in their cars for sale. ---PAGE BREAK--- Upon inquiry from Chairman Mink, Mr. Davis stated the vehicles are parked in the lot on the north side of the bank. Ms. Clark noted that the north lot has its own entrance, so it does not conflict with the bank’s parking lot or the field. Testimony in Neutral: None. Testimony in Favor: None. Testimony in Opposition: None. 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, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. 1441 South Lincoln Avenue is in the City of Jerome and is currently zoned General Business B. The proposed use, specifically limited to automotive sales, requires a special use permit to operate in C-2 zones. C. JMC 17.14.010 provides the standards for special use permits. D. The proposed use is harmonious with the general objectives of the comprehensive plan in that it serves a need of the community. E. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity in that there is no proposal to modify the exterior of the building. F. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. G. No additional public facilities will be necessary for the proposed use. H. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare or odors. We find the parking concern to be minimal as there is adequate parking on the premises. I. The vehicle approaches to the property will not create an interference with traffic or the public right-of-way. J. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance. II. Conclusions A. A special use permit is required for the applicant to allow automotive sales in the C-2 zone for the City of Jerome. B. A special use permit is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of Farmers Bank for a special use permit allowing vehicle sales located at 1441 South Lincoln Drive, Jerome, Idaho, subject to the following conditions: ---PAGE BREAK--- a. Vehicles shall be parked on private property and not in the public right-of-way; b. Comply with all city, state, and federal requirements; and c. Special Use Permit shall be permanent. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of June, 2025, in support of the decision of the Planning and Zoning Commission on 13th day of May, 2025 to approve the application as specified herein is hereby made final this 10th day of June, 2025. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised that 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). ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON APPLICATION OF JEROME CEMETERY DISTRICT FOR THE RENEWAL OF A SPECIAL USE PERMIT ALLOWING SIX COWS, ON THE PROPERTY DESCRIBED AS TAX 6, BLOCK A-285 INSIDE ACREAGE, SW 24-8-16 APPROXIMATELY 5.028 ACRES, MORE COMMONLY KNOWN AS THE WESTERN MOST PASTURE AT THE END OF WEST AVENUE I, JEROME, IDAHO A public hearing on the application of the Jerome Cemetery District concerning the use of real property located at the western most pasture at the end of West Avenue I, Jerome, Idaho, for a renewal of the special use permit was held, pursuant to notice, on Tuesday, May 13, 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: City Planner, Ida Clark, provided a brief background and staff report on the application and on the property. Ms. Clark stated the Cemetery District purchased approximately five acres in 2017. They fixed the fence and updated the irrigation system. They want to keep the cows on the property to keep the weeds and grass down until the cemetery expands. The Cemetery District received a special use permit for six cows in May of 2018 and renewed it in June 2020. The Cemetery owns the property to the south, with City right of way located to the east, and two homes located to the north. There were cows on the property before the Cemetery District purchased it. Staff have not received any complaints or concerns during the last five years. The Cemetery District would like to renew its permit with no changes to the Application. The property in question, the westernmost pasture at the end of West Avenue I, is currently zoned Residential 3 The proposed use, the possession of livestock, cows, requires a Special Use Permit from the Planning and Zoning Commission as detailed in 17.14.010. The Application was approved before the update to the City code for livestock keeping; however, it is noted that they do not exceed the current restriction of no more than six total head of livestock. Ms. Clark stated the application meets the Comprehensive Plan. Regarding Title 8 of the JMC, the ordinance addressing nuisances, Ms. Clark stated stable matter can become a nuisance if animals are not properly maintained. The City has not received any complaints for this permit. If approved, Ms. Clark recommended the following conditions: Fencing shall be maintained; Will not create odors, noise, or be detrimental to persons, property, or the general welfare; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent until the cemetery expands to the pasture. Ms. Clark stated that the cemetery may still be able to expand a small section and have a few cows, but she would like to reevaluate the permit if they do. ---PAGE BREAK--- Applicant Testimony: Karolee Gregory, a resident of Jerome, representing the Jerome Cemetery, appeared and testified before the Commission. Ms. Gregory stated they would like to keep the cows as they keep the weeds down. Commissioner Schroeder inquired why they wanted cows rather than goats. Ms. Gregory stated she is not aware of why cows instead of goats, but she thinks the goats may be harder to keep in. Commissioner Fraser stated that the pasture is mostly grass, and the cows do a good job keeping the grass down. Ms. Clark stated that the Commission could state “livestock” instead of “cows” if they would like goats or horses. 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 renewal application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. Tax 6, Block A-285 Inside Acreage (SW 24-8-16), more commonly known as the westernmost pasture at the end of West Avenue I, is in the City of Jerome and is currently zoned Residential 3 B. The proposed use allowing cows on the property requires a renewal of the special use permit in an R-3 zone. C. The request is in compliance with the City of Jerome’s Comprehensive Land Use Plan, and the Rural Residential Land Uses for special use permits at Section 3.1.1. II. Conclusions A. A renewed special use permit is required for the applicant to continue to have cows on this lot in the R-3 Zone for the City of Jerome. B. A special use permit allowing cows in the R-3 Zone is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of the Jerome Cemetery District for a renewed special use permit allowing six cows on the property commonly known as the westernmost pasture at the end of West Avenue I, Jerome, Idaho, subject to the following conditions: a. Fencing shall be maintained; b. Will not create odors, noise, or be detrimental to persons, property, or the general welfare; ---PAGE BREAK--- c. Comply with all city, state, and federal requirements; and d. Special Use Permit shall be permanent until the cemetery expands to the pasture. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of June, 2025, in support of the decision of the Planning and Zoning Commission on the 13th day of May, 2025, to approve the renewal application as specified herein is hereby made final this 10th day of June, 2025. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised that 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). ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON THE APPLICATION OF TKO HOMES, LLC, c/o JARED HUNT, FOR A SPECIAL USE PERMIT ALLOWING 8 DUPLEX UNITS, ON THE PROPERTY DESCRIBED AS LOTS 12A, 12B, 13A, 13B, 14A, 14B, 15A AND 15B, BLOCK 1 JEROME ESTATES SUB PHASE 6 (NE 13-8-16), MORE COMMONLY KNOWN AS THE EMPTY LOTS IN THE NORTHEAST CORNER OF JEROME ESTATES SUBDIVISION, THAT BORDERS NORTH LINCOLN AND NORTH ASH STREET, JEROME, IDAHO A public hearing on the application of TKO Homes, LLC, c/o Jared Hunt, concerning the use of real property located at Lots 12A, 12B, 13A, 13B, 14A, 14B, 15A and 15B, Block 1 Jerome Estates Sub Phase 6 (NE 13-8-16), more commonly known as the empty lots in the northeast corner of Jerome Estates Subdivision, that borders North Lincoln and North Ash Street, Jerome, Idaho, for a special use permit was held, pursuant to notice, on Tuesday, May 13, 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 written or 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: City Planner, Ida Clark, provided a brief background and staff report on the application and on the property. Ms. Clark showed the Commission where the property was and how the lots would be accessed on a projected map. She stated that the parcels are currently bare and zoned commercial. When Jerome Estates was initially platted, these lots were planned for four-plexes. As the subdivision has been built with single-family homes, the Applicant would like to request to build duplexes instead of four-plexes on each platted lot. The property is zoned Neighborhood Business The proposed use, duplex (two dwelling units), requires a Special Use Permit from the Planning and Zoning Commission. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 10’; Interior Side- and Side Street- 25’. The maximum height is 35’. Title 16 has no bearing on this Special Use Permit request as the lots are already platted. As pertains to the City of Jerome’s Comprehensive Plan, Ms. Clark stated 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.”; Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 4.3.e Consider zoning ordinance amendments to promote a variety of housing types, including higher density residential along corridors and adjacent to commercial and industrial areas. 4.4: Support development of affordable housing for a full range of employees and residents (retirees and families). 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 two-dwelling units in the C-1 zone with an approved special use permit. ---PAGE BREAK--- 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 harmonious with the objectives of Title 17 of the Jerome Municipal Code and 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. This area has residential uses to the north, east, and west, as well as schools, a dental office, and a restaurant to the south. Building duplexes will not change the existing or intended character of the area. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. There are no hazardous or disturbing impacts from constructing more residential uses. 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. Water and sewer connections are available to serve the property in Ash Street. The lots are part of the platted subdivision and will be served by public and private streets. 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 residential uses will create excessive additional requirements at public cost for public facilities and services. 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. It is not anticipated that adding two housing units per lot will be detrimental to any persons, property, or the general welfare because of excessive production of noise or traffic. 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. Access to the units will be from Ash Street and then from a private drive. No access from North Lincoln is allowed. This will not create any interference or delays on North Lincoln Avenue. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. This use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the Off-Street Parking Code with the Commission. Each building will have four parking spaces, and guests will have adequate on-street parking. ---PAGE BREAK--- Ms. Clark went over the landscaping requirements with the Commission. This project is located in the C-1 district and would require landscaping for commercial use. She recommends that the white vinyl fencing be placed along the north parcel line and North Lincoln, with a minimum of landscape rock between the walking path and the fence line. Ms. Clark sent the application out to City Staff and received a comment back from the fire department, as they had comments on the private drive on signage, which will be shared with the Applicant during the building process. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements; Provide CC&Rs for the maintenance of the private road when a building permit is submitted; Receive all required building and fire department permits and inspections; Comply with all city, state, and federal requirements; and Special Use Permit shall be permanent. Ms. Clark went over where the private roads would be for the property. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the stormwater ponds are already in place within the subdivision. She stated the nearest parks for kids to play are Summit Elementary and Camozzie Park. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that these parcels were zoned commercial when the Jerome Estates subdivision was platted. The original plat showed commercial, but they then decided to build four-plexes. Now the Applicant, feels it would blend better with duplexes. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that the City does not enforce CC&Rs, but the City asks to review the CC&Rs when there are proposed private streets, to ensure a maintenance agreement. Chairman Mink stated that CC&Rs are only as good as the HOA. Ms. Clark confirmed Jerome Estates has an HOA. Upon inquiry from Commissioner Johnson, Ms. Clark stated the City would not accept those roads as they are not built to city standards. They must be asphalt or concrete. Upon inquiry from Commissioner Reed, Ms. Clark stated that the roads are sufficient for emergency vehicles. Applicant Testimony: Matt Ahrens, a resident of Jerome and on behalf of EHM Engineers, appeared and testified before the Commission. After being sworn in, Mr. Ahrens stated this is unique as they wanted fourplexes and are wanting to downsize into duplexes. He stated this developer has done the whole subdivision. He stated the developer recognized that as it started to fill in, it made sense to have higher density along North Lincoln. The development will have private shared driveways from the west with no access from North Lincoln. Regarding the CC&Rs, Mr. Ahrens stated it is hard for him to speak on those as they are the design team, but there would have to be some requirement for maintenance since it is a private road. He suggested considering what other private roads are doing within the city limits ---PAGE BREAK--- and if they are keeping up with the road maintenance. He has not seen any that were concerning as a resident of Jerome. Regarding the stormwater, Mr. Ahrens stated it has already been designed, and the infrastructure is already in place. Regarding fencing, Mr. Ahrens stated he is at the mercy of the Commission. He is unsure if it is proposed, but it would make sense to extend the fencing. Upon inquiry from Commissioner Fraser, Mr. Ahrens stated he is unsure if the duplexes will be rented, but since it was zoned commercial, he believes the builder considered renting out the buildings. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that there are no other common areas. Commissioner Schroeder stated he had concerns, as he really does not see much of a reason for maintenance through the HOA and thinks it would be more for deed restrictions. The individual lots could be sold to different owners and he is not sure the other owners will take care of the maintenance of the road down the road. Commissioner Johnson stated that they can restrict the vehicle size since it is a private road. Chairman Mink inquired if the roads would remain private if they were single-family homes. Mr. Ahrens stated it would be the same as they are proposing now. Ms. Clark stated with the new transportation master plan, they would not be allowed to access from North Lincoln. Anything built on those lots would only allow access to their property within the subdivision. Upon inquiry from Commissioner Reed, Ms. Clark stated they only allow a certain number of accesses off of the main roads for safety reasons. They also have a walking path that runs along the property line. Mr. Ahrens stated they do not want to change boundaries; they are just looking at decreasing from four-plexes to duplexes. Testimony in Neutral: None. Testimony in Favor: None. Testimony in Opposition: Ms. Clark verified with Ron Weeks, a resident of Jerome, that he had previously sent in a letter, but since he was testifying in person, the letter would not be read. Mr. Weeks appeared before the Commission opposing the Application due to property values. Mr. Weeks stated that dealing with duplexes is about 50/50 with property values going up or down. He does not want property values to go down. He stated he lives on North Birch. He understands vehicles will be able to access off of Mountain View, but they also can access the property off of North Birch by his house, and there will be increased traffic flow. Mr. Weeks stated he is a member of the HOA but not on the board. Mr. Weeks entered an email for the record from the HOA president to TKO and read it aloud. “Would you please clarify for us in a little more detail on the duplex plan ahead of Tuesdays meeting? 1. Are the duplexes independently owned? 2. How many total duplexes are planned?3. Are they going to be owned by on individual and turned into rental properties? 4. Plans for the Landscaping and irrigation needs. This will create another layer of what the HOA fees to manage for each unit.” He also read the response from Jared Hunt ---PAGE BREAK--- “Good morning, I plan to work with my engineer to finalize these details but here is my general understanding. In summary, each lot will be subject to the same rules as other lots in the subdivision. This is how things were structured when the plat & CCR’S were recorded. There are 8 lots, so there will be 8 duplexes. They are independent lots so they can be sold separately or together. The owner of each lot will determine if it will be owner occupied or a rental property. Each lot has an irrigation box and will have standard landscaping/fence. Each lot would pay HOA dues like other lots in the subdivision. Jared Hunt TKO Homes” Mr. Weeks stated another concern he has is that some people that rent do not have ownership pride. He hopes that it does not happen. Chairman Mink stated that about 40% of homes are not owner-occupied in Jerome. Ms. Elliott read the following into the record: JoAnn Johnson- resident of Jerome, Idaho “Oppose the application- I do not want to have duplexes that close to my home. The traffic will increase. It will decrease the value of my home. There is no play area or park for children to play.” Paul Douglas Daniel- resident of Jerome, Idaho “Oppose the application- When the plot map was first published in the City of Jerome map, it showed this location to be filled with what was listed as Commercial/Residential. As we saw this blank slate begin to fill with new homes, we were totally dismayed at layout of some of the new homes. There are five almost completed home that seem to be sadly lacking in yard space. I feat the duplexes will face the same fate. We were hoping a restaurant or convenience store would be placed there, since the nearest ones seem to be south on Main.” Bryan Rosinsky- resident of Jerome, Idaho “Oppose the application- I oppose the proposed duplex housing in our medium-priced neighborhood. These higher-density units risk lowering nearby property values by 5% to 10% & disrupting the area established character. They also all population strain to local schools, bonds, services, while increasing rental turnover & reducing long-term community stability, without strong design standards, duplexes may clash with the look & feel of our neighborhoods. This development sets a precedent that could erode the single family identity residents value & have invested in.” Kim Stadig- resident of Jerome “Oppose the application- no further comment was provided.” Testimony in Rebuttal: Matt Ahrens, stated he is not aware of the building style as he does not have the plans. He stated that once the builder has the plans, they will be available. Mr. Ahrens stated that if you try to appease one of the complaints, you are detrimental to other complaints. If they had a commercial use building, there would be more traffic than if duplexes ---PAGE BREAK--- were on the property. With the current zoning, having single-family homes does not make sense. They also thought four-plexes would be too much density, so they decided on duplexes instead. It can be a juggling act, and thought this would be the best solution for the area. 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, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. Lots 12A, 12B, 13A, 13B, 14A, 14B,15A and 15B, Block 1 Jerome Estates Sub Phase 6 (NE 13-8-16), more commonly known as the empty lots in the northeast corner of Jerome Estates Subdivision, which borders North Lincoln and North Ash Street, is in the City of Jerome and is currently zoned Commercial Neighborhood Business B. The proposed use, allowing duplex units on the property, requires a special use permit in a C-1 zone. C. JMC 17.14.010 provides the standards for special use permits. D. The proposed use is harmonious with the general objectives of the comprehensive plan in that it serves a need of the community. E. The proposed use is harmonious and appropriate in appearance with the existing and intended character of the general vicinity, as it is a transition from single- family to duplex units. F. The proposed use will not be hazardous or disturbing to existing or future neighboring uses. G. No additional public facilities will be necessary for the proposed use. H. The proposed use will not be detrimental to the economic welfare of the community and will not involve activities materials, equipment or conditions that will create excessive traffic, noise, smoke, fumes, glare or odors. We find the parking concern to be minimal as there is adequate parking for each unit on the individual lots. I. Vehicular approaches were discussed with no creation of interference or delays on North Lincoln Ave. J. Off-street parking was discussed and determined to have adequate parking. K. Landscaping and fencing requirements were discussed. L. The proposed use will not result in the destruction, loss or damage of a natural scenic or historic feature of major importance. II. Conclusions A. A special use permit is required for the Applicant to build duplexes in the C-1 zone for the City of Jerome. B. A special use permit promoting a variety of housing types, including higher density residential along corridors and adjacent to commercial and industrial areas is consistent with the City of Jerome Comprehensive Plan. C. The Commission approves the application of TKO Homes, LLC, represented by Jared Hunt, for a special use permit allowing eight duplex units on eight platted ---PAGE BREAK--- parcels the property described as Lots 12A, 12B, 13A, 13B, 14A, 14B, 15A and 15B, Block 1 Jerome Estates Sub Phase 6 (NE 13-8-16), more commonly known as the empty lots in the northeast corner of Jerome Estates Subdivision, which borders North Lincoln and North Ash Street, Jerome, Idaho subject to the following conditions: a. Comply with all City of Jerome Department requirements pertaining to the construction and needed improvements, as the vinyl fence will be continued; b. Provide CC&Rs for the maintenance of the private road when a building permit is submitted; c. Receive all required building and fire department permits and inspections; d. Comply with all city, state, and federal requirements; and e. Special Use Permit shall be permanent. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of June, 2025, in support of the decision of the Planning and Zoning Commission on 13th day of May, 2025 to approve the application as specified herein is hereby made final this 10th day of June, 2025. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised that 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). ---PAGE BREAK--- FINDINGS AND CONCLUSIONS ON A REQUEST FROM VENIGNO ARINAGA, FOR A SIDE YARD SETBACK VARIANCE FOR LOT 14, BLOCK 128 JEROME TOWNSITE, 6250 SQFT (NE 24-8-16), MORE COMMONLY KNOWN AS 410 WEST AVENUE E, JEROME, IDAHO A Public Hearing at the request of Venigno Arinaga, for a side yard setback variance on the property commonly known as 410 West Avenue E, Jerome, Idaho, was held, pursuant to notice, on Tuesday, May 13, 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 and other speakers addressing the Commission, whether in person or written, and to comment if so desired, all of which was noted in the agenda. The physical meeting was held at 100 East Avenue A, Jerome, Idaho. Staff Report: City Planner, Ida Clark, provided staff report and background on this request. Ms. Clark stated the home at 410 West Avenue E was established several years ago as part of a group of homes brought in and placed with the old setback requirements. The Applicant is remodeling and would like to make the new addition line up with the existing house, which is setback at five feet, not seven feet on the interior side. The property in question, 410 West Ave E, is currently zoned Residential 3 Per JMC, 17.03.710: Setback Line, “A line established by this title, generally parallel with and measured from the lot line, defining the limits of a yard in which no building or structure may be located aboveground except as may be provided herein.” Setbacks for the R-3 zone are as follows: Front- 25’; Rear- 20’; Side- and Street Side- 15’. The home is setback 5’ from the interior property line. Per JMC, 17.14.020, B: Note Conditions: Setback reductions (to be measured from the foundation to the property line) Ms. Clark stated the Jerome Municipal Code defines a Variance as: A modification of the requirements of this title as to lot size, lot coverage, width, depth, front yard, side yard, rear yard, setbacks, parking space, height of buildings or other provisions of this title affecting the size or shape of a structure or the placement of the structure upon lots, or the size of lots. A variance shall not be considered a right or special privilege but may be granted to an applicant only upon a showing of undue hardship because of the characteristics of the site and that the variance is not in conflict with the public interest. The Applicant requests a variance on the side yard setback requirement from seven feet to five feet so that the addition matches the existing home. Ms. Clark went over the Variance Criteria with the Commission. Regarding Standard A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district. The home was built at least 50 years ago, and the interior side setbacks were These homes are very small, and most need to be remodeled and expanded to be livable homes. Regarding Standard B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. This is a large parcel that does not impact the surrounding neighborhood. A literal interpretation would deprive the Applicant, as almost every existing home in this area of the city does not comply with the current setbacks. ---PAGE BREAK--- Regarding Standard C- That special conditions and circumstances do not result from the actions of the applicant. The applicant did not build the house. The Applicant would like to improve the house and the property. Regarding Standard D- That granting the variance requested will not confer on the applicant any special privilege that is denied by this title to other lands, structures or buildings in the same district. The application notes granting the variance will not confer any special privilege on the Applicant. The remodel and addition to this parcel will improve the residential area. Ms. Clark stated she sent the application to City Staff and did not receive any comments or concerns. If approved, Ms. Clark recommended the following conditions: The west interior side setback may be reduced to no less than five feet; and Comply with all City, State, and Federal requirements. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the Fire Department will not have any problem getting to the residence. The property has 16 feet between the house and the next house on the east side. They also have an alley that goes behind the house. Ms. Clark stated that the property owners have started to invest a lot in the neighborhood. Upon inquiry from Chairman Mink, Ms. Clark stated that the existing house has a 30-foot setback and is a bigger lot with room to grow. Applicant Testimony: Venigno Arinaga, resident of Jerome, appeared and testified before the Commission. After being sworn in, Mr. Arinaga stated he wants to make a straight wall. He just bought the home to rent but started to remodel it, and he wants to make sure he builds it the right way. He did not want the renters to live in the condition it was in. Testimony in Favor: None. Testimony in Neutral: Ms. Elliott read the following into the record: Santiago Callupe-Neutral-Venigno Arinaga can put up a fence if he chooses. As long as it doesn’t come onto my property-329 West Ave. F, Jerome. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, testimony, 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 parcel of land commonly known as 410 West Ave E, Jerome, Idaho, is currently zoned Residential 3 B. The R-3 zone pursuant to Title 17 of the City of Jerome Municipal Code has a front setback of 25 feet, a rear setback of 20 feet, an interior side setback of 7 feet, and a street side setback of 15 feet. ---PAGE BREAK--- C. The purpose of the variance is to allow a side yard setback variance to allow the applicant to have a five foot side setback. II. Conclusions A. The application is consistent with development standards and objectives for the R-3 Zone. B. Not granting the variance as requested in the application would result in an unnecessary hardship, as referenced in Title 17 of the City of Jerome Municipal Code, to the Applicant. C. This variance is granted, allowing a side yard setback variance of two feet for a side yard setback of five feet. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 10th day of June, 2025, in support of the decision of the Planning and Zoning Commission on the 13th day of May, 2025, to approve the application for a preliminary plat is hereby made final this 10th day of June, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised that 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).