Document Jerome_doc_fde5ae8442

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 October 14, 2025 7:00 p.m. Please Note: Speakers who have been given the floor may be limited to three minutes of discussion. Any item can be added or removed from the consent calendar prior to the meeting. 1. Call to Order & Roll Call 2. Public Hearing for a request from Centurion Engineers, Inc for a Special Use Permit allowing a Residential Planned Unit Development (PUD), on the properties described as follows: Parcel 1: Parcel ID Number RPJ13702340020A, Tax 2 of A-234 Inside acreage (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho; and Parcel 2 and 3: Parcel ID Numbers RPJ13702320090A and RPJ13702320100A Tax 9 &10 Blk 232 Jerome Townsite (NE 13-8-16), more commonly known as 328 8th Ave West, Jerome, Idaho. 3. Consider a request for Centurion Engineers, Inc for a Special Use Permit allowing a Residential Planned Unit Development (PUD), on the properties described as follows: Parcel 1: Parcel ID Number RPJ13702340020A, Tax 2 of A-234 Inside acreage (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho; and Parcel 2 and 3: Parcel ID Numbers RPJ13702320090A and RPJ13702320100A Tax 9 &10 Blk 232 Jerome Townsite (NE 13-8-16), more commonly known as 328 8th Ave West, Jerome, Idaho- action item 4. Public Hearing for a request from Chris Barber representing Dennis Stauffer Estate for a De- Annexation, removal of property from the City boundary, of the property described as RPJ00000175001, Tax 2503351 of SWNW Jerome Unplatted Sec 17 T8 R17, more commonly known as the property containing corrals and shops on the north side of 50 North Rd East, Jerome, Idaho, excluding all residential dwellings, containing approximately 3.51 acres. 5. Consider a request for Chris Barber representing Dennis Stauffer Estate for a De-Annexation, removal of property from the City boundary, of the property described as RPJ00000175001, Tax 2503351 of SWNW Jerome Unplatted Sec 17 T8 R17, more commonly known as the property containing corrals and shops on the north side of 50 North Rd East, Jerome, Idaho, excluding all residential dwellings, containing approximately 3.51 acres- action item 6. Consider a Design Review for 117 West Main Street, Jerome, Idaho – action item 7. Discussion Planning and Zoning By-Laws update- action item 8. Update Area of City Impact 9. Citizen Correspondence and Issues 10. Consent Agenda- action item The consent calendar consists of items that are considered to be routine in nature and will be enacted in the form of one motion. Any item can be removed from the consent calendar and heard in its regular order at the request of any commissioner or the chairman. ---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 A. Approve the minutes from the September 23, 2025, regular meeting. B. Findings and Conclusions for a request from Jerome County Sheriff’s Office for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as T57 of N1/2NESE Jerome Unplatted (SE 30-8-17), more commonly known as 2151 South Tiger Dr., Jerome, Idaho. C. Findings and Conclusions for a request from Lytle Signs representing Urgent Care of Idaho for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as Tax 2216694 of SESE 24-8-16, more commonly known as 1225 South Lincoln, Jerome, Idaho. D. Findings and Conclusions for a request from Lorena Ortega for a Variance reducing the side setback from seven feet to five feet on the parcel described as Lot 6 of Blk 21 of the Jerome Townsite 18-8-17, more commonly known as 401 6th Avenue East, Jerome, Idaho. 11. Discussion Period & Staff Reports 12. Adjournment Note: Any person requiring special accommodations to participate in the meeting should contact City Hall (City Planner, [PHONE REDACTED], ext. 140) at least two business days before the meeting. Cualquier persona que necesite traducción para participar debe comunicarse con el municipio (Planificador Urbano [PHONE REDACTED] ext. 140) siete días antes de la reunión. ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Special Use Permit – Residential Planned Unit Development 328 8th Ave W & parcel on the southwest corner of 10th West and N Birch, Jerome, ID Current Zoning Designation: Residential 3 (R-3) Acreage for Development: 3.68 acres with 28 single-family dwellings proposed. Summary: Planned Unit Developments (PUD) are allowed reduced lot dimensions and setbacks in exchange for a unique design that includes open space and landscaping. PUDs must be approved with a Special Use Permit, including a predevelopment plan. ---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: October 14, 2025 Subject: Staff Report regarding request from Centurion Engineers, Inc. for a Special Use Permit allowing a Residential Planned Unit Development (PUD), on the properties described in the agenda and more commonly known as 328 8th Ave West, Jerome, Idaho. Special Use Request: Staff Report I. Background: This request includes three parcels. The bare southwest parcel on the corner of 10th Ave West and N Birch, and two parcels addressed as 328 8th Ave West, which include one single-family home. II. As pertains to Title 17 of the JMC, the Land Use Ordinance a. The parcels in question are currently zoned Residential b. The proposed use, a residential Planned Unit Development, requires a Special Use Permit from the Planning and Zoning Commission as detailed in 17.14.010. c. Regardless of use, setbacks in the R-3 zone are: i. Front: 25’, Rear 20’, Interior Side Side Street 15’ ii. Minimum lot size: 5,000 sq. ft. iii. Maximum height: 35’ d. Density calculation in the R-3 zone for individual ownership of dwelling units is the total square footage of the project area divided by the minimum lot size in square feet in the zone. i. This PUD is 160,300.8 sq ft (3.68 acres)/5,000 sq ft (R-3) = 32.1, 32 dwelling units are allowed. ii. The project proposes 28 dwelling units meeting the density calculation. III. As pertains to Title 17.40 Planned Unit Developments a. Planned Unit Developments (PUD) allow for a variety of housing, permitting reduced lot dimensions, yards, and building setbacks, with an increase in open space and increased landscape, with clustering of buildings encouraged. i. The application is requesting reduced lot dimensions and building setbacks to allow for a unique variety of housing and a more efficient use of land that includes open space and landscaping. b. 17.40.040 and 17.40.050, Uses Permitted and Minimum Area: residential uses are allowed with a minimum of three acres. i. This project is for residential uses on 3.68 acres. c. 17.40.060, Common Open Space: a minimum of 10% of the gross land area in any residential PUD shall be reserved for common open space. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org i. Planned open space is .83 acres of the 3.68 project area. That is 22.6% of the gross land area as open space, meeting the 10% requirement. The HOA will maintain this area. d. 17.40.140 requires that a preliminary development plan be submitted and reviewed by the Commission, with the conditions and standards for a special use permit considered before the applicant can move forward with a preliminary plat. i. The applicant has submitted a preliminary development plan for your review and consideration. IV. As pertains to the City of Jerome’s Comprehensive Plan a. The Future Land Use Map designates this area as Residential Medium. b. It complies with Chapter 4, Our Built Environment: i. Residential Medium is defined as areas that encourage a mix of housing types and PUDs. ii. Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. 1. As proposed, the PUD will have townhomes facing 10th Ave west and transition to smaller single-family homes blending with the existing homes on 8th Ave. iii. Objective 4.3.c Encourage new housing developments that provide a mix of duplexes, townhomes, and age-in-place options that include walkable design and access to community amenities and healthcare. 1. As proposed, the PUD has a mix of housing that will connect the sidewalk out to S Lincoln to amenities and St. Luke’s on 5th Ave West. 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: 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 Planned Unit Developments in the Residential 3 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, as proposed, is harmonious with the objectives of the Comprehensive Plan, the Future Land Use Map, and Title 17 of the Jerome Municipal Code by utilizing a unique layout to provide a variety of homes for ownership. c. Will be designed, constructed, operated, and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity, and that such use will not change the essential character of the same area; i. Staff Analysis: As noted in the application, the townhouses will be similar in appearance to the apartment units to the east and will face 10th Ave West. The new single-family homes will transition south, blending in with the existing single-family homes on Birch and 8th Avenue West. The project ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org proposes extensive landscaping. The homes will be accessed via private drives. As designed, the PUD will not change the essential character of the area. d. Will not be hazardous or disturbing to existing or future neighboring uses; i. Staff Analysis: The application states that the residential uses will not be disruptive or hazardous to existing or future uses in the neighborhood. 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: The project site has access from existing public roads. There is water and sewer available. It is noted that sewer upgrades will be required at the developer's expense. Police and fire will be able to access and respond adequately to this proposed PUD. 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 this use will create excessive additional requirements at public cost for public facilities and services, and will not be detrimental to the economic welfare of the community. The development will add additional housing to the City and provide a diverse range of housing options. 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: Single-family dwelling projects do not involve uses that are detrimental to persons or property by producing smoke, fumes, glare, or odors. The PUD application meets and provides for on-site parking for each dwelling. There will be an increase in traffic, which is normal with residential projects. Twenty-seven units will not provide enough traffic, which will be detrimental. 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: As proposed in the preliminary plan, access will be from private drives on N Birch and 8th Ave West. There is no access from 10th Ave West. Two private drives will be from N Birch, with the southern private drive curving to allow access from 8th Ave West. As proposed, the approaches are designed to avoid interfering with traffic or public thoroughfares. i. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. i. Staff Analysis: The existing lots are bare with one single-family home. There are no natural, scenic, or historic features of major importance. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org VI. Staff Comments: a. Fire, Engineering, and Building have no comments on the proposed PUD preliminary plans. b. Wastewater, no concerns with the layout; however, the existing 8” sewer on West 8th Ave, where they plan to hook into the sewer, doesn’t have the capacity to take more development. They will possibly need to replace the 8” along 8th West with a 12”. VII. Per 17.40.140, Approval in Principle: The Commission shall determine if it is consistent with the following to allow the applicant to submit the preliminary plat and final development plan. a. Does the preliminary plan meet the intent of a PUD? b. Does it advance the general welfare of the community and neighborhood? c. Does the PUD plan design justify the deviation from the standards in the R-3 zone? ---PAGE BREAK--- Planning application PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] For use by Principal Authority Cloudpermit application number US-ID41320-P-2025-10 PIN RPJ13702320090A Application submitted to City of Jerome, ID, Idaho Description of Subject Property Address 328 8TH AVE W Municipality City of Jerome, ID, Idaho PIN RPJ13702320090A Legal description TAX 9 BLK 232 JEROME TOWNSITE (NE 13-8-16) 17,700 SQFT Purpose of Application Application type Special Use — New — Commercial Applicant, Agent Last name Crawford First name Tamee Corporation or partnership Centurion Engineers, Inc Street address 2323 S Vista Ave Unit number 206 Lot / Con. Municipality Boise State ID ZIP code 83075 Other phone Mobile phone +1 [PHONE REDACTED] Fax Email [EMAIL REDACTED] ---PAGE BREAK--- Property owner Last name Jackson First name Scott Corporation or partnership Street address 311 Rose ST Unit number Lot / Con. Municipality Jerome State ID ZIP code 83338 Other phone Mobile phone +1 [PHONE REDACTED] Fax Email Declaration and Signatures Applicant I, Tamee Crawford (The Applicant), do hereby declare that the information contained in this application, the attached schedules and forms, the attached plans and specifications, and other attached documentation is true to the best of my knowledge. If a permit is granted, I agree to comply with Local Ordinances and the conditions of the permit. If the Applicant is a corporation or partnership, I have the authority to bind the corporation or partnership by signing off, I understand that it constitutes a legal signature confirming that I acknowledge and agree to the above declaration. Digitally signed on 07/24/2025, 3:55:53 PM MDT by Tamee Crawford. ---PAGE BREAK--- Project Information Description of existing use Bare parcel and one parcel with an existing single-family home. Description of proposed special use The provided narrative outlines the Special Use component of the Planned Unit Development proposal. Zoning distric Residential 3 Narrative statement The submitted narrative contains a narrative statement. GENERAL STANDARDS FOR SPECIAL USES Answer these as if they are questions relating to your request for a Special Use Permit A. Will, in fact, constitute a special use as established in City code for the zoning district involved; Yes, a planned unit development application is a special use as established in City Code B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the comprehensive plan and/or this title; The project is designed to be consistent with the Comprehensive Plan designation of “Residential Medium”. The project will add to the variety of homes available within the City limits and create new opportunities for home ownership C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; The site is designed to be harmonious and appropriate in appearance with the surrounding developments. Along 10th Avenue and Birch Street, the townhouse structures will be similar to appearance to the apartment units to the east of the project site. Along 8th Avenue, the new single-family homes will be tucked behind the existing home—maintaining the appearance of the neighborhood. D. Will not be hazardous or disturbing to existing or future neighboring uses The proposed development will not create any hazardous conditions to disturb existing or future neighboring uses E. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services; The project site is currently serviced by adequate highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools. The project will provide additional internal streets and drives, drainage, and recreation opportunities. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; The proposed development will add affordable for-sale homes to the City of Jerome. The proposed development will also diversify the housing stock in the City. Affordability and diversity will make this an economic asset to the City. G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; The proposed use of the property is for single-family residential. As such, the use will not be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors H. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public thoroughfares; and The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance on the property I. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance on the property. ---PAGE BREAK--- US-ID41320-P-2025-10 package WORKSPACE INFORMATION Application number US-ID41320-P-2025-10 Category Special Use Workspace state In approval Workspace created 07/23/2025, 9:21:47 AM MDT Application submitted 07/24/2025, 3:56:15 PM MDT Assignee Ida Clark Package generation date 10/07/2025, 9:58:33 AM MDT LOCATION INFORMATION Address 328 8TH AVE W, City of Jerome, ID Property information RPJ13702320090A, TAX 9 BLK 232 JEROME TOWNSITE (NE 13-8-16) 17,700 SQFT PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Anna Canning Centurion Engineers 2323 S Vista Ave Suite 206 Boise [EMAIL REDACTED] +1 [PHONE REDACTED] Coordinating registered professional Tamee Crawford Centurion Engineers, Inc 2323 S Vista Ave 206 Boise [EMAIL REDACTED] +1 [PHONE REDACTED] Agent, Applicant Scott Jackson 311 Rose ST Jerome +1 [PHONE REDACTED] Property owner ---PAGE BREAK--- Special Use PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] Project Information Description of existing use Bare parcel and one parcel with an existing single-family home. Description of proposed special use The provided narrative outlines the Special Use component of the Planned Unit Development proposal. Zoning distric Residential 3 Narrative statement The submitted narrative contains a narrative statement. Special Use, page 1 / 2 ---PAGE BREAK--- Pre-consultation PRE-CONSULTATION Application id US-ID41320-P-2025-10 Category Special Use Workspace status In approval Requested date and time 07/24/2025, 3:01:43 PM MDT Zoning - Pre-consultation status Completed PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Tamee Crawford Centurion Engineers, Inc 2323 S Vista Ave 206 Boise [EMAIL REDACTED] +1 [PHONE REDACTED] Applicant Anna Canning Centurion Engineers 2323 S Vista Ave Suite 206 Boise [EMAIL REDACTED] +1 [PHONE REDACTED] Coordinating registered professional Pre-consultation, page 1 / 1 ---PAGE BREAK--- Council and committee meetings Name and municipality: Planning & Zoning Commission, City of Jerome, ID, Planning Department Date: 10/14/2025, 7:00:00 PM MDT Description: Request for a Special Use Permit for a Residential PUD Status: Pending Agenda: Planning & Zoning Commission agenda 10/14/2025.pdf Council and committee meetings, page 1 / 1 ---PAGE BREAK--- ATTACHMENTS This section includes relevant information about the various attachments that have been uploaded to the workspaces or that have been generated as part of the workspace. The actual files are not included in this pdf. Refer to other folders within the downloaded file to view the actual files. Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: Narrative Attachment type(s): General Summary VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT Narrative (Original).pdf, Narrative.pdf application/pdf Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: Affidavit of Legal Attachment type(s): Affidavit of Legal Interest VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT Affidavit of Legal (Original).pdf, Affidavit of Legal.pdf application/pdf Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: Deed Attachment type(s): Metes & Bounds VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT RPJ13702340020 north (Original).pdf, RPJ13702340020 north.pdf application/pdf Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: P & Z Application Attachment type(s): Other Materials and/or Studies Relevant to the Development VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT P and Z Application (Original).pdf, P and Z Application.pdf application/pdf Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: Deed Attachment type(s): Metes & Bounds VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT RPJ13702320090 (Original).pdf, RPJ13702320090.pdf application/pdf Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: Landscape plan Attachment type(s): Landscape Plan VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT Landscape Plan (Original).pdf, Landscape Plan.pdf application/pdf Attachments, page 1 / 3 ---PAGE BREAK--- Phase: Pre-consultation Uploaded on: 07/23/2025, 9:23:30 AM MDT Contents: Preliminary pla Attachment type(s): Preliminary Plat VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/23/2025, 9:23:30 AM MDT Ellies Landing Preplat 7.22.25 (Original).pdf, Ellies Landing Preplat 7.22.25.pdf application/pdf Phase: Application Uploaded on: 07/24/2025, 3:39:13 PM MDT Attachment type(s): Preliminary Plat VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/24/2025, 3:39:13 PM MDT Ellies Landing Preplat 7.22.25_cp_17592293000560.pdf application/pdf Phase: Application Uploaded on: 07/24/2025, 3:39:25 PM MDT Attachment type(s): Landscape Plan VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/24/2025, 3:39:25 PM MDT Landscape Plan_cp_17592293000544.pdf application/pdf Phase: Application Uploaded on: 07/24/2025, 3:40:04 PM MDT Contents: Application Attachment type(s): General Summary VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/24/2025, 3:40:04 PM MDT P and Z Application_cp_17592293000534.pdf application/pdf Phase: Application Uploaded on: 07/24/2025, 3:41:43 PM MDT Attachment type(s): Deed VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 07/24/2025, 3:41:43 PM MDT Binder3 (Original).pdf, Binder3.pdf application/pdf Phase: Application Uploaded on: 08/11/2025, 7:13:22 AM MDT Contents: PUD Narrative Updated 8.11.25 Attachment type(s): General Summary VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 08/11/2025, 7:13:22 AM MDT JeromePUDLetter (Original).pdf, JeromePUDLetter.pdf application/pdf Phase: Application Uploaded on: 09/25/2025, 11:55:23 AM MDT Contents: Updated 9.2025 Attachment type(s): Site Plan VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 09/25/2025, 11:55:23 AM MDT Ellies Landing Pre-Plat09-2425 (Original).pdf, Ellies Landing Pre-Plat09-2425.pdf application/pdf Attachments, page 2 / 3 ---PAGE BREAK--- Phase: Application Uploaded on: 09/25/2025, 11:55:42 AM MDT Contents: Updated 9.2025 Attachment type(s): Summary of Request VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 09/25/2025, 11:55:42 AM MDT RevisedNarrativeElliesLanding (Original).pdf, RevisedNarrativeElliesLanding.pdf application/pdf Attachments, page 3 / 3 ---PAGE BREAK--- 152 East Ave A, Jerome, ID 83338 Phone: (208) 324-8189 [EMAIL REDACTED] www.cityofjerome.org PLANNING AND ZONING APPLICATION Request Type ☐ Special Use Permit ☐Commercial ☐Non-Commercial ☐ Annexation ☐ Variance ☐ Rezone ☐ Subdivision Preliminary Plat ☐ Subdivision Final Plat ☐ Zoning Ordinance Amendment ☐ Applicant Information Applicant Name: Mailing Address: Physical Address: Telephone Number: Email: Legal Description: Current Use of Property: Current Zoning: Requested Zone (Rezones only): Ownership ☐ I am the recorded owner of the property. ☐ I am the purchaser thereof, under a contract in writing. ☐ I am the lessee or the agent authorized. By signature hereon, the property owner acknowledges that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect, post legal notices, and/or other standard activities in the course of processing this application, pursuant to Idaho Code §67- 6507. The lessee or agent has my permission to act on. Property Owner’s Signature: Date: / / See affidavit of legal interest Tamee Crawford - Centurion Engineers, Inc 2323 S. Vista Ave, #206 Boise, ID 83705 2323 S. Vista Ave, #206 Boise, ID 83705 (208) 343-3381 See deeds Residential M1 light industrial Residential 3 ✔ ✔ [EMAIL REDACTED] ---PAGE BREAK--- Write a complete description of your request: Applicant Signature AT ITS OPTION, THE JEROME CITY PLANNING AND ZONING COMMISSION MAY, UPON NOTICE AND HEARING, AND WITH GOOD CAUSE APPEARING THEREFORE, REVOKE A ZONING AMENDMENT IF THE TERMS THEREOF ARE BEING VIOLATED. I hereby certify that I am the applicant named herein, and that I have familiarized myself with the rules and regulations with respect to preparing and filing this application, and that the foregoing statements and answers herein contained, and the information on the attached maps, are in all respects true and accurate to the best of my belief. Printed Name: Signature: Date: Appeals: Any interested party may appeal in writing any final decision of the Planning and Zoning Administrator, or Commission to the City Council by filing an appeal with the Jerome City Clerk within fifteen (15) days from the date of the decision. The appeal shall specifically state the decision appealed and the reasons for the appeal. If no appeal is filed within the fifteen (15) day period, the decision shall be deemed final. Please see narrative. Tamee Crawford 7/22/2025 ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 1 of 4 City of Jerome Planning and Zoning Department c/o Ida Clark 152 E Avenue A Jerome, ID 83338 [PHONE REDACTED] September 24, 2025 Dear Mayor, City Council, Planning and Zoning Commission, and Staff, On behalf of our clients, Ryan Recla and Aaron Scott Jackson, we are pleased to present Ellie’s Landing. The intent is to provide an uncommon style of housing for the City of Jerome— townhomes—as well as more traditional detached homes. The lots for the detached homes are sized to allow construction of a single-story home of a manageable size for aging seniors or a little larger two-story home for a young family. We trust you will see the value in providing a new path to home ownership as an alternative to apartment living. Our clients’ goal is to provide affordable, right-size housing for aging seniors, young residents starting their work careers or for anyone that does not want the maintenance responsibilities of a yard but still wants to live in a single-family home. The Site. Three properties comprise the project site: • APN RPJ13702340020A; no address assigned; 3 acres; recently rezoned from M1 to R3. The rezone was approved in September 2025. Currently used for outdoor storage • APN RPJ13702320100A; 328 8th Avenue W; .271 acres; zoned R3. Currently vacant • APN RPJ13702320090A; 328 8th Avenue W; .402 acres; zoned R3. There is an existing home on this property that will remain. To accomplish this development, we recently received rezone approval from City Council. Now we are requesting approval of a Special Use Permit for a Planned Unit Development and a Subdivision. Subdivision. The proposed subdivision includes 1 lot for the existing home, 27 residential lots, 4 landscape buffer lots, 4 open space I recreation lots, and 1 private street lot. The new residential lots vary in width from 25 feet to 50 feet and in area from 2,475 square feet to 4,750 square feet. The existing home will be refurbished and sold. The northern tiers of lots will have access to their garages from a common drive (located on an easement). There is a fire department turnaround toward the end of the common drive. The common drive and private street will be maintained by the HOA. ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 2 of 4 The open space and landscape lots will be held in common ownership by the homeowners’ association Special Use Permit for a Planned Unit Development. The Special Use Permit is the mechanism to approve a Planned Unit Development. The Planned Unit Development (PUD) is necessary to modify the dimensional standards of the R3 zone to construct the townhouses and smaller homes. Specifically, the PUD is needed: • To allow the units to be attached (zero-foot interior side setbacks). • To allow structures on the interior of the site to have a six-foot separation (three-foot interior side setback). Structures on the boundary of the subdivision would have a five-foot interior side setback. • For homes that have garage access at the rear of the property, allow a 10-foot front setback. • To allow smaller lot sizes (2,475 square feet minimum). • To allow an increase in density. • To allow a common drive to serve as an alley access to the northern tiers of lots, and • To create a private street from Birch Street to 8th Avenue. This private street will provide access to the interior of the area and to the three single family homes tucked behind the existing residence. In exchange for these allowances, our clients are proposing to provide four recreation lots: the central commons is 6,933 square feet in area and will be developed with a pavilion and trees; the sports court is 6,237 square feet in area; the entry open space (6,332 square feet) provides a sidewalk into the development, large grassy spaces, and the fire department turnaround; and there is another large, grassy open area across from the sports court (5,722 square feet). There are also several street buffers. The total open space is over 36,000 square feet or 22.6% of the site. The look and feel of each streetscape will be improved as follows: • 10th Avenue. This is the streetscape that will change the most. The homes will have front doors that face 10th Avenue. (Garages will be at the rear of the building taking access from the common drive.) The front of the buildings will be attractively and cohesively landscaped with trees, shrubs, and ground cover. The townhouses will have front porches that create a welcoming streetscape for pedestrians. Toward the middle of the block, there will be a common lot with a path leading to the large central open space. • Birch Street. The streetscape along Birch Street will be similar to that on the east side of the road. You will see a two-story townhome at the corner of Birch and 10th that look similar in massing to those of the apartments buildings across the street. Along the rest of the streetscape will be two, single story homes. In general, the replacement of the construction lay-down yard with a residential project will improve the appearance and minimize use conflicts with surrounding neighbors. • 8th Avenue. As noted previously, the existing home on 8th Avenue will be renovated. The existing gravel driveway will be paved, and three homes will be tucked behind the ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 3 of 4 original home. This will protect the look and feel of the single family detached homes along 8th Avenue. • Private Streets. We intend to have only one name for the private street. It is labeled “Private Street A” and “Private Street B” on the preliminary plat to clarify the two different street sections necessary to drain storm water. o Private Street B. This private street will extend from Birch Street to the west. The lots on the north side of the street will have front doors and porches that face the private street, but the garages will take access from the common drive. Those homes on the south side of the private street will have garages and front doors that face the street. o Private Street A. Private Street B immediately transitions into Private Street A. This private street will extend north from 8th Avenue past the sport court and connect with Private Street B. Style and Architecture. We have provided conceptual images of the proposed structures as detailed below. There will be five types of structures. • Three, four-unit townhouses (along 10th Avenue) • Twelve single-family homes (along Private Street B) • Three single-family homes (along Private Street A) and • The existing home. The townhomes will have zero-lot-line setbacks where they attach. End units that adjoin a property boundary will have a five-foot setback. Interior end units will have a three-foot setback. This means that the minimum distance between structures will be six feet. All units that have a garage on the rear will not have fences within the required front and rear setbacks. This includes the townhomes and the homes on the north side of Private Street B. Required Findings for Special Uses. A. A planned unit development is a special use as established in City Code. B. The project is designed to be consistent with the Comprehensive Plan designation of “Residential Medium”. The project will add to the variety of homes available within the City limits and create new opportunities for home ownership. C. The site is designed to be harmonious and appropriate in appearance with the surrounding developments. Along 10th Avenue and Birch Street, the townhouse structures will be similar to appearance to the apartment units to the east of the project site. Along 8th Avenue, the new single-family homes will be tucked behind the existing home—maintaining the appearance of the neighborhood. D. The proposed development will not create any hazardous conditions to disturb existing or future neighboring uses. E. The project site is currently serviced by adequate highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools. The project will provide additional internal streets and drives, drainage, and recreation opportunities. ---PAGE BREAK--- Centurion Engineers, Inc. 2323 S. Vista Ave Suite 206 I Boise, ID 83705 I [PHONE REDACTED] Over a Century of Engineering Excellence Page 4 of 4 F. The proposed development will add affordable for-sale and for-rent homes to the City of Jerome. The proposed development will also diversify the housing stock in the City. Affordability and diversity will make this an economic asset to the City. G. The proposed use of the property is for single family residential. As such, the use will not create excessive traffic, noise, smoke, fumes, glare or odors. H. The proposed development has significant frontage on 10th Avenue and provides two other, parallel vehicular access drives. The three proposed vehicular approaches are designed as not to interfere with traffic on the surrounding streets. I. The project site is currently used as an industrial open storage area and a single family residential homesite. There are no existing natural, scenic or historic features of importance. We look forward to answering any questions you may have about the proposal. Sincerely, Anna B Canning, AICP Planning Manager Centurion Engineers, Inc. [EMAIL REDACTED] ---PAGE BREAK--- 2 N. Birch St. 31 32 33 34 14 13 12 11 17 16 15 7 20 6 5 4 3 2 22 21 Block 1 23 1 8 35 18 24 25 26 27 28 29 30 36 Common Drive Private Street B Private Street A 19 9 10 37 Land Use Calculations Setback/Zoning Table Underground Utility Note Owner/Applicant 25-Foot Private Street B Section Preliminary Plat Vicinity Map Notes Legend Ellie's Landing Subdivision 1.1 C E N T U R I O N E N G I N E E R S Consulting Engineers, Land Surveyors, Planners 2323 S. Vista Ave. Suite 206 I Boise, ID 83705 [PHONE REDACTED] I www.centengr.com 10th Ave W. 8th Ave W. Project Site Sawtooth Subdivision Addition Preliminary Plat 20-Foot Common Drive Section Map of Jerome Map of Jerome 25-Foot Private Street A Section R E G I S T E R E D P R O F E S S I O N A L ---PAGE BREAK--- N. Birch St. Common Drive Private Street B MG MG MG MG MG MG CY CY CY CY HLG SD WLC SD WLC HLG KFG KFG KFG KFG HLG SD WLC SD WLC HLG KFG KFG KFG KFG KFG KFG WRW WRW WRW WRW WRW WRW GMS GMS GMS GLS GLS MG WRW WRW WRW WRW WRW WRW GMS GMS GLS WRW GLS WLC WLC WLC WLC WRW WRW WRW WRW WRW WRW GMS GMS GMS GLS GLS CY WLC WLC HLG HLG HLG SD SD WLC WLC HLG 16’x24’ PAVILION CY HLG PLANTING KEY: CY = COLORGUARD YUCCA GMS = GOLDMOUND SPIREA HLG = HAMELN GRASS KFG = KARL FOERSTER MG = MAIDEN GRASS SD = STELLA D’ORO DAYLILY WLC = WALKER’S LOW CATMINT WRW = WINE AND ROSES WEIGELA LAWN 3/4” BLACK/TAN PERMABARK GREENSPIRE LINDEN, TILIA CORDATA, CLASS II ‘KINDRED SPIRIT’ COLUMNAR OAK, QUERCUS ROBUR X ALBA, CLASS III ASSORTED CRABAPPLE TREES: PROFUSION, ROYAL RAINDROPS, SPRING SNOW, MALUS SPP, CLASS I DATE: JULY 16, 2025 CLIENT: RYAN RECLA LOCATION: 328 8TH AVE W JEROME, ID 83338 PREPARED BY: MEGAN BENNETT PRINCIPAL DESIGNER OWYHEE LANDSCAPE DESIGN LLC PO BOX 7097, BOISE, ID 83707 [PHONE REDACTED] N 40 0 80 SCALE 1”=20’ 20 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---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 14th day of October 2025, at the hour of 7:00 p.m., a public hearing will be held before the City of Jerome Planning and Zoning Commission at City of Jerome Council Chambers, 100 East Avenue A, Jerome, Idaho to consider a request from Centurion Engineers, Inc for a Special Use Permit allowing a Residential Planned Unit Development (PUD), on the properties described as follows: Parcel 1: Parcel ID Number RPJ13702340020A, Tax 2 of A-234 Inside acreage (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho; and Parcel 2 and 3: Parcel ID Numbers RPJ13702320090A and RPJ13702320100A Tax 9 &10 Blk 232 Jerome Townsite (NE 13-8-16), more commonly known as 328 8th Ave West, 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 October 8th, 2025, or physically submitted by noon October 10th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 19th day of September 2025. Ida Clark City Planner PUBLISH: September 27th, 2025 ---PAGE BREAK--- 1 1 1 1 1 1 1 1 1 1 1 1 2 3 1 2 3 1 2 3 3 16 16 16 10 11 12 1 2 4 5 7 8 9 3 4 1 2 B A 3B 3A 6B 6A 38 27 222 212 709 608 225 207 131 429 427 425 417 411 405 401 329 325 321 309 307 428 412 402 328 326 316 304 429 427 421 411 409 407 405 401 327 325 323 317 315 309 303 613 605 601 529 525 515 513 505 501 528 516 514 500 705 517 519 521 601 605 609 613 513 511 509 501 705 721 802 606 600 530 520 512 508 506 914 612 606 600 520 500 428 420 412 408 400 328 326 320 318 312 809 916 912 432 426 420 416 408 400 328 320 312 310 300 901 909 228 224 216 212 204 200 128 124 120 114 801 920 914 230 228 222 218 214 210 206 202 200 130 128 126 124 116 112 901 905 909 921 108 200 520 111 109 105 626 121 117 115 710 706 702 112 114 116 113 107 810 800 102 104 114 117 116 916 900 140 141 131 132 101 103 [PHONE REDACTED] 1020 1002 1035 1304 1305 1000 1034 1008 1100 1128 1118 1222 1204 1236 1302 328-A 328-B 125 BLDG 125 BLDG L 125 BLDG N 125 BLDG C 125 BLDG A 125 BLDG K 125 BLDG E 125 BLDG J 125 BLDG I 125 BLDG H 125 BLDG G 9 8 7 6 5 4 3 8 4 4 10 11 12 13 14 17 A-239 A-238 A-237 A-236 A-233 A-232 A-231 A-230 A-235 A-234 A-228 A-227 A-225 Jerome Middle School Summit Elementary School St. Luke's Medical Center Trailer Park American Legion N Fir St 8th Ave W 6th Ave W 7th Ave W N Lincoln Ave N Date St 10th Ave W N Birch St N Elm St 6th Ave E 7th Ave E 8th Ave E 10th Ave E N Alder St N Cedar St N Birch St 7th Ave W 8th Ave W A-229 1 inch = 300 feet . 8th10th Properties 500ft Nearest Neighbor 8th-10th Birch/Date September 2025 CITY OF JEROME ---PAGE BREAK--- PUBLIC NOTICE AFFIDAVIT r/we, Utitlf+ , certiry that on $ot d5,,le5 \ r r L V-r , r I \r,ra\^ U7-,, t name(s) date of miiling (at least I 5 days prior to hearing) the attached Notice of Public Hearing was mailed to all property owners within 5oo feet of the properly located at t3l RPJ 1310$3400,1011 and a notice was posted at said property on Km, filio++ Printed Name(s) Witness My commission "*pir."t,, . ( h ( lZg $iw =-tri sorAq =oin^u;Lro^jff= Please attach: 1. Public Hearing Notice 2. Property Owners within the designated map area 3. Photo of Posted Notice Requested (at least l5 days prior to hearing) R:\01 - Planning & Zoning\1a Forms & Templates\Affidavit Notice of pubtication- July '24.doc ---PAGE BREAK--- ---PAGE BREAK--- Planning and Zoning Department Public Hearing Comment Submittal Sheet Please note that comments postmarked after October 8th, or physically submitted after 12:00 PM on October 10.th, will notbe included in the public hearing record. Name and Request for public hearing: Centurion Eneineers. lnc for a Special Use Permit allowing a Residential Planned Unit Development (PUp). Date of Hearing: October 14th, 2025 Please Print Leeiblv If not a Jerome resident. do vou own propertv in Jerome: _Yes _ Neutral -No X Oppose the application Your Name: t L\ett^lo,tl.-, City of Residence and State: l- i Choose One: Support the appl ication Your comments noted below will be read into the record as long as it is written legibly, is signed, and does not exceed the space allotted. City Hall 152 East Ave A Jerome, lD 83338 [PHONE REDACTED] www.cityofjerome.org ---PAGE BREAK--- CITY OF JEROME PLANNING & ZONING Deannexation – Owner Request Current Use of Parcel: Corrals and sheds Current Zoning: Residential 1 (R-1) Current Utility Connections: No Approval Process: Idaho Code allows parcels to be removed from the city boundary. We will hear this process as a public hearing before the P&Z Commission and forward a recommendation to the City Council. ---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: October 14, 2025 Subject: Staff Report regarding the application from Chris Barber representing Dennis Stauffer Estate for a deannexation, removal of property from the City boundary, of the property described as RPJ00000175001, Tax 2503351 of SWNW Jerome Unplatted Sec 17 T8 R17, more commonly known as the property containing corrals and shops on the north side of 50 North Rd East, Jerome, Idaho, excluding all residential dwellings, containing approximately 3.51 acres. I. Background: The parcel was annexed into the city boundary in 2005 as a larger parcel and zoned Residential 1. The original parcel was 74.2 acres. This parcel was in the original plan of the Stauffer Estates subdivision. The Stauffer Estates subdivision was proposed for development in three phases, with the third phase including a road connecting to 50 North Road. There were four existing houses surrounding the original parcel when it was annexed. Three are accessed from 50 North Road and one from S Tiger. Two of the four homes remained in the County. The Stauffer Estates subdivision developed phase one, and the remaining acreage was farmed, with the parcel in question containing corrals and outbuildings. In 2021, all but this parcel was purchased and platted for another subdivision. This resulted in odd boundaries for this parcel, which included wrapping around two other parcels in the County. II. Idaho State Code, Section 50-225, Exclusion of Territory, states, “The boundaries of any city in this state may be altered and a portion of the territory thereof excluded therefrom, and the councils of such cities are hereby granted power to enact ordinances for that purpose. Such alteration shall not relieve any territory excluded from the limits of a city from its liability on account of any outstanding bonded or other indebtedness of such city or of any bonded or other indebtedness of any improvement district of which the excluded territory is an existing part at the time of the passage of such ordinance. For the purpose of collecting any of the indebtedness specified in this section, the territory so excluded shall be and remain under the jurisdiction of such city”. a. The applicant is requesting that the parcel be removed from the city boundaries due to the oddity of the parcel and the two surrounding parcels in the County. b. The application notes that there are no existing houses on this parcel. III. When we propose annexing a parcel of property into the City’s boundaries, we consult the Comprehensive Plan. With a deannexation, we will do the same. a. Chapter 3 – Our Natural Environment i. Objective 3.3.d Consider the impact on adjacent agricultural businesses (fertilizer production, food processing, shipping,3.3.i etc.) when reviewing new annexations and development applications. ---PAGE BREAK--- Planning and Zoning Department City Hall 152 East Ave A Jerome, ID 83338 (208) 324–8189 www.cityofjerome.org 1. This request is to remove one parcel from the city boundary. There is no impact. The property north is being farmed until houses are built. The area in the south is County Residential. b. Chapter 4 – Our Built Environment i. C. “Future growth is also visualized within the ACI, as annexation requests are received adjacent to city limits, they will continue to be evaluated to ensure that adequate public services and facilities are available and that any new development is compatible with the surrounding urban uses. 1. This request will return to the Area of City Impact. There are no current water or sewer connections on this parcel, and it is compatible with surrounding urban uses. c. Chapter 6 – Our Quality of Life 1. Objective 6.2: Diversify the economic base of businesses and industries (through retention, expansion, and recruitment) while preserving Jerome’s identity. a. This request to deannex will have no impact. IV. After the public hearing at the Planning and Zoning meeting, the Commissioners shall consider the following and forward a recommendation to the City Council regarding the compatibility of the comprehensive plan. a. Will the proposed zone have any detrimental effects on the City’s or any other public entity’s ability to provide public services to the annexed land? b. Is the proposed amendment consistent with the policies of the adopted comprehensive plan? ---PAGE BREAK--- US-ID41320-P-2025-29 package WORKSPACE INFORMATION Application number US-ID41320-P-2025-29 Category Annexation Workspace state In review Workspace created 08/25/2025, 2:21:38 PM MDT Application submitted 08/28/2025, 2:38:37 PM MDT Assignee Ida Clark Package generation date 08/28/2025, 5:02:13 PM MDT LOCATION INFORMATION Address BARE PARCEL @ 50 NORTH, City of Jerome, ID Property information RPJ00000175000A, TAX 2205272 OF SWNW JEROME UNPLATTED SEC 17 T8 R17 4.17 AC PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Chris Barber Silver Creek Realty 868 E Main Jerome [EMAIL REDACTED] +1 [PHONE REDACTED] Agent, Applicant AIMIE D STAUFFER 5361 N LAWSONIA PLACE BOISE +1 [PHONE REDACTED] Property owner ---PAGE BREAK--- PLANNING AND ZONING APPLICATION PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] Applicant Information Current Use of Property: Bare Land -Pasture and Corrals Current Zoning: Residential Requested Zone Descriptoin Write a complete description of your request: Requesting to de-annex the parcel to allow for adjustment, as the property was asked to be split among children. This is a unique parcel as it is surrounded by both county and city property. This does not allow lot lines to be adjusted by the City or County at this time. PLANNING AND ZONING APPLICATION, page 1 / 1 ---PAGE BREAK--- ATTACHMENTS This section includes relevant information about the various attachments that have been uploaded to the workspaces or that have been generated as part of the workspace. The actual files are not included in this pdf. Refer to other folders within the downloaded file to view the actual files. Phase: Application Uploaded on: 08/25/2025, 2:27:04 PM MDT Attachment type(s): Metes & Bounds VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 08/25/2025, 2:27:04 PM MDT Pages from 16773 (Original).pdf, Pages from 16773.pdf application/pdf Phase: Application Uploaded on: 08/25/2025, 2:50:06 PM MDT Attachment type(s): Vicinity Map VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 08/25/2025, 2:50:06 PM MDT Vicinity Map 50 N (Original).png, Vicinity Map 50 N .pdf image/png Phase: Application Uploaded on: 08/28/2025, 8:57:25 AM MDT Attachment type(s): Deed VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 08/28/2025, 8:57:25 AM MDT No. # TitleOne (Original).pdf, No. # TitleOne.pdf application/pdf Phase: Application Uploaded on: 08/28/2025, 11:38:48 AM MDT Attachment type(s): Property Owner's written authorization VERSIONS VERSION UPLOADED ON FILENAME(S) MEDIA TYPE 1 08/28/2025, 11:38:48 AM MDT DOC08_27_2513_33_36 (Original).pdf, DOC08_27_2513_33_36.pdf application/pdf Attachments, page 1 / 1 ---PAGE BREAK--- To: <[EMAIL REDACTED]> Subject: New workspace submitted in Cloudpermit Date: 08/28/2025, 2:38:38 PM MDT Cl Hi, A workspace has recently been submitted to City of Jerome, ID, Planning Department on Cloudpermit. Click the link below and you will be redirected to the workspace in Cloudpermit where you can review it. Open workspace If the button does not work, copy this link directly on to your browser. Please Note: This email has been sent from an address that is not monitored. Replies to this email will not be read or responded to. If you need assistance or wish to get in touch with City of Jerome, ID, Planning Department, you can send them a message by logging into Cloudpermit or contacting them separately. Thank you. Cl New workspace submitted in Cloudpermit, page 1 / 2 ---PAGE BREAK--- Fees & Payments Application PAID BILL, CREATED ON 08/28/2025, 2:38:37 PM MDT Bill type Approval bill Fee schedule City of Jerome Fees Total amount $500.00 Due date 09/30/2025 FEES STATUS TITLE DESCRIPTION QUANTITY AMOUNT Paid Annexation Request to de-annex parcel RPJ00000175000A 1.0 $500.00 PAYMENTS STATUS PAID ON PAYMENT METHOD PAYMENT DETAIL ADDITIONAL INFORMATION AMOUNT Paid 08/28/2025, 3:26:30 PM MDT Over-the-counter Check Trust Check signed by Kolbie $500.00 Fees & Payments, page 1 / 1 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Desert West Land Surveys 2020 Overland Ave. Burley, Idaho 83318 JOB # 16773-25C1 PARCEL 14 LEGAL DESCRIPTION Part of the of Section 17 in Township 8 South, Range 17 East of the Boise Meridian, Jerome County, State of Idaho. Commencing at the West H Corner of Section 17 in T.8 R.17 B.M., said corner marked by a H" rebar with 2" aluminum cap; Thence South 89 degrees 55 minutes 58 seconds East along the south line of the for a distance of 376.00 feet to a H" rebar which shall be the Point of Beginning; THENCE North 00 degrees 04 minutes 30 seconds West for a distance of 281.00 feet to a W rebar; THENCE South 89 degrees 55 minutes 58 seconds East for a distance of 936.29 feet to a H" rebar on the east line of the SW^NWk; THENCE South 00 degrees 03 minutes 39 seconds East along said 1/16 section line for a distance of 72.00 feet to a H" rebar; THENCE North 89 degrees 55 minutes 58 seconds West for a distance of 417.00 feet to a h" rebar; THENCE South 00 degrees 03 minutes 39 seconds East for a distance of 209.00 feet to a H" rebar on the south line of the SW^NW1^; THENCE North 89 degrees 55 minutes 58 seconds West along said H section line for a distance of 177.72 feet to a H" rebar; THENCE North 00 degrees 04 minutes 30 seconds West for a distance of 242.00 feet to a H" rebar; THENCE North 89 degrees 55 minutes 58 seconds West for a distance of 95.00 feet to a H" rebar; THENCE South 00 degrees 04 minutes 30 seconds East for a distance of 242.00 feet to a H" rebar on the south line of the THENCE North 89 degrees 55 minutes 58 seconds West along said H section line for a distance of 246.50 feet to the Point of Beginning. Said property contains 3.51 acres more or less and is subject to any other easements or right of ways, existing or of record. ---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 14th day of October 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 Chris Barber representing Dennis Stauffer Estate for a De-Annexation, removal of property from the City boundary, of the property described as RPJ00000175001, Tax 2503351 of SWNW Jerome Unplatted Sec 17 T8 R17, more commonly known as the property containing corrals and shops on the north side of 50 North Rd East, Jerome, Idaho, excluding all residential dwellings, containing approximately 3.51 acres. 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 October 8th, 2025, or physically submitted by noon October 10th, 2025. Questions regarding this request should be directed to City Planner, Ida Clark at [PHONE REDACTED] x 140. Dated this 19th day of September 2025. Ida Clark City Planner PUBLISH: September 27th, 2025 ---PAGE BREAK--- ---PAGE BREAK--- 5uu PUBLIC NOTICE AFFIDAVIT r/we, Kffic [ll in+ , cerrify that on narne(s) date of rnhiling (at least l5 days prior to hearing) the attached Notice of Public Hearing was mailed to all property owners within feet of the property tocated at RPJOUDO f l:OO I address or legal description and a notice was posted at said property on fO-t lll , 0t\3 f date oflposting (at least l5 days prior to hearing) 1. Public Hearing Notice 2. Property Owners within the designated map area 3. Photo of Posted Notice Requested attach: Please lIl krrh* Fll'n+ Printed Name(s) R:\01 - Planning & Zoning\1 a Forms & Temptates\Affidavit Notice of publication- Juty'24.doc My commission j;qId,?r,l S-rY ==-q"t*lyr 2i Iz = - lal . i."u e u\o^. j NS f,ri'ii,'p,.$.* ---PAGE BREAK--- ---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: October 14, 2025 Subject: Exterior Façade Design Review for 117 West Main St., Jerome, ID I. This is an existing building on Main Street. The property is located in the Design Review Overlay District, within 150 feet of the right-of-way of Main Street, as defined in Section 17.10.020 of the Jerome Municipal Code. The application proposes an exterior paint update to comply with the standard colors for the Principal Financial brand. II. The following Design Review Guidelines should be considered: 1. Section 5.0 Guidelines for All Projects a. Section 5.1 Site Planning: Guideline #1 Adjacent Buildings and Uses i. The proposed building is in a cluster. The proposed update will complement the attached buildings. b. Section 5.2 Architecture: Guidelines #13 & #14 Enhance Jerome Classic Styles and Minimize Scale i. The existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. 2. Guidelines #22 and #24 Wall Materials and Wall Colors: a. The application proposes updated colors in neutral tones that include grey and white. The proposal is a standard color theme of the Principal Financial brand. III. Staff Recommendation: Painting must be done professionally with at least two coats of paint. ---PAGE BREAK--- Planning application PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] For use by Principal Authority Cloudpermit application number US-ID41320-P-2025-22 PIN RPJ13700850050A Application submitted to City of Jerome, ID, Idaho Description of Subject Property Address 117 MAIN ST W Municipality City of Jerome, ID, Idaho PIN RPJ13700850050A Legal description LOT 5, BLK 85 JEROME TOWNSITE (NE 24-8-16) Purpose of Application Application type Design Review — Facade Update Applicant Last name Mendoza First name Sergio Corporation or partnership Street address 117 W Main St Unit number Lot / Con. Municipality Jerome State Idaho ZIP code 83338 Other phone +1 [PHONE REDACTED] Mobile phone +1 [PHONE REDACTED] Fax Email [EMAIL REDACTED] ---PAGE BREAK--- Property owner Last name MENDOZA'S FURNITURE PROPERTIES LLC First name Corporation or partnership Street address 123 W MAIN ST JEROME ID 83338 ID 83338 Unit number Lot / Con. Municipality State ZIP code Other phone Mobile phone Fax Email Declaration and Signatures Applicant I, Sergio Mendoza (The Applicant), do hereby declare that the information contained in this application, the attached schedules and forms, the attached plans and specifications, and other attached documentation is true to the best of my knowledge. If a permit is granted, I agree to comply with Local Ordinances and the conditions of the permit. If the Applicant is a corporation or partnership, I have the authority to bind the corporation or partnership by signing off, I understand that it constitutes a legal signature confirming that I acknowledge and agree to the above declaration. Digitally signed on 08/15/2025, 4:28:57 PM MDT by Sergio Mendoza. Instructions Submittal Deadline: Due two weeks prior to the next scheduled Planning and Zoning Commission meeting. Application Must Contain: □ Narrative statement □ Property owner’s written authorization, if applicable □ Description of color and/or exterior materials (if applicable) □ Paint swatches □ Pictures or drawings of proposed updates Facade Update Narrative Statement Changing the colors of the building to match the companies standard branding colors. ---PAGE BREAK--- US-ID41320-P-2025-22 package WORKSPACE INFORMATION Application number US-ID41320-P-2025-22 Category Design Review Workspace state In approval Workspace created 08/15/2025, 3:59:10 PM MDT Application submitted 09/26/2025, 7:40:23 AM MDT Assignee Ida Clark Package generation date 10/07/2025, 9:54:12 AM MDT LOCATION INFORMATION Address 117 MAIN ST W, City of Jerome, ID Property information RPJ13700850050A, LOT 5, BLK 85 JEROME TOWNSITE (NE 24-8-16) PARTIES NAME AND COMPANY CONTACT DETAILS ROLES Sergio Mendoza 117 W Main St Jerome [EMAIL REDACTED] +1 [PHONE REDACTED] Applicant MENDOZA'S FURNITURE PROPERTIES LLC 123 W MAIN ST JEROME ID 83338 ID 83338 Property owner ---PAGE BREAK--- Design Review Facade Update - Existing Building PLANNING & ZONING DEPARTMENT 152 East Ave A, Jerome, ID 83338 Phone (208) 324-8189 www.cityofjerome.org Email: [EMAIL REDACTED] Instructions Submittal Deadline: Due two weeks prior to the next scheduled Planning and Zoning Commission meeting. Application Must Contain: □ Narrative statement □ Property owner’s written authorization, if applicable □ Description of color and/or exterior materials (if applicable) □ Paint swatches □ Pictures or drawings of proposed updates Facade Update Narrative Statement Changing the colors of the building to match the companies standard branding colors. Design Review Facade Update - Existing Building, page 1 / 1 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Planning & Zoning Meeting September 23rd, 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 Shonna Fraser, and Commissioner Paul Johnson. Also present were City Planner Ida Clark, Legal Counsel BJ Hess, and Secretary Katie Elliott. Commissioner Jeff Schroeder was excused. Chairman Mink led the audience in recitation of the Pledge of Allegiance. Chairman Mink called the Public Hearing to order at 7:00 p.m. Public Hearing for a request from Jerome County Sheriff’s Office for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as T57 of N1/2NESE Jerome Unplatted (SE 30-8-17), more commonly known as 2151 South Tiger Dr. Staff Report: Ms. Clark showed the commission where the sign would be located on the southeast corner of the property. She stated the applicant is requesting to install an electronic message display (EMD) sign for the Sheriff’s Office. The parcel is zoned Heavy Industrial which allows one freestanding sign not over 200 square feet and no higher than 35 feet. The EMD display area shall not exceed 75% of the sign area. The display area is approximately 17.25 square feet and less than 75% of the sign area. Ms. Clark showed a picture of how the applicant is requesting the sign to look like. She stated there will be brickwork along the side on a concrete base. Ms. Clark reviewed the General Requirements for all signs, Section Q, in JMC 17.032.040. She stated the EMDs are required to dim from 5,000 nits to 500 nits at night for traffic and must scroll or be a static message. The applicant acknowledges the guidelines and intends to comply. Ms. Clark went over the Special Use Permit Criteria 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 Jerome Municipal Code allows an electronic message display sign with an approved special use permit in all zoning districts. 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 that such use will not change the essential character of the same area. The applicant has provided professionally designed renderings of the sign and the EMD portion. The ---PAGE BREAK--- sign, as designed, is appropriate and harmonious with the area's existing character. The surrounding area consists of heavy industrial uses. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The applicant is required to meet the electronic display criteria. They have provided a rendering and electrical outline that meets the current code. 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. An electronic message display sign will not require public facilities or services. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. As proposed, the electronic message display sign will not create additional requirements at public cost for public facilities nor be detrimental to the economic welfare of the community. 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. The request to include an EMD sign will not be detrimental to any persons, property, or the general welfare because of excessive production of traffic or glare. The applicant shall comply with the nit code requirement for illumination. 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. The vehicular approaches to the property have remained unchanged. The sign is designed with automatic dimmers to decrease light during dust and at night. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The sign will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the Design Review Guidelines should be considered. Regarding Guideline 1- Promote sign design and placement that reflects the community’s desire for human scale regarding height, proposition, site features, shapes and materials. The electronic message display sign is professionally designed and meets the appropriate height and materials required. The freestanding sign is approximately 48.33 square feet. ---PAGE BREAK--- Regarding Guideline 2- Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. The application indicates the sign will be professionally manufactured. Regarding Guideline 3- The primary sign(s) for a business must be constructed of permanent materials. Unacceptable temporary materials include but are not limited to paper, cardboard, vinyl banner, fabric, poster board, and unfinished wood. The pictures show that it is constructed of durable, all-weather material, including professionally installed brick and an outdoor EMD screen. If approved, Ms. Clark recommended the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Upon inquiry from Commissioner Reed, Ms. Clark stated all EMD signs must come in for a Special Use Permit. Applicant testimony: Lt. Bohling, resident of Jerome, stated he is representing the applicant. He said they want to have a sign for building closures and any other public information. Lt. Bohling stated they have the Driver’s License office in the building, and this would help announce the office’s closures. Upon inquiry from Commissioner Reed, Lt. Bohling stated that this is for the Sheriff’s Office on South Tiger, which houses the driver’s license. The vehicle license office (DMV) is still located at the courthouse. Any identification documents are located at the Sheriff’s Office. Upon inquiry from Chairman Mink, Ms. Clark affirmed that the applicant may push the sign back towards the gate so they can get power to it. The sign will be two-sided. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:08 p.m. Consider a request from Jerome County Sheriff’s Office for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as T57 of N1/2NESE Jerome Unplatted (SE 30-8-17), more commonly known as 2151 South Tiger Dr.—action item. Commissioner Fraser stated she thinks it is a good idea. Commissioner Johnson made a motion approve the Special Use Permit from the Jerome County Sheriff’s Office allowing an Electronic Message Display Sign, on the property more commonly known as 2151 South Tiger Drive, Jerome, Idaho with the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Seconded by Commissioner Fraser and carried. ---PAGE BREAK--- After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:09 p.m. Public Hearing for a request from Lytle Signs representing Urgent Care of Idaho for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as Tax 2216694 of SESE 24-8-16, more commonly known as 1225 South Lincoln. Staff Report: Ms. Clark stated the applicant is requesting to install an electronic message display (EMD) sign in the existing freestanding sign for Urgent Care. The parcel is zoned General Business which allows one freestanding sign not exceeding 200 square feet in area and no higher than 35 feet in height. The EMD display area shall not exceed 75% of the sign area. The display area is approximately 24 square feet and less than 75% of the sign area. Ms. Clark showed the commission the proposed sign. The existing tenant signs will be reduced in size to accommodate the EMD sign's incorporation into the existing freestanding sign. Ms. Clark reviewed the General Requirements for all signs, Section Q, in JMC 17.032.040. She stated the EMDs are required to dim from 5,000 nits to 500 nits at night for traffic and must scroll or be a static message. The applicant acknowledges the guidelines and intends to comply. Ms. Clark went over the Special Use Permit Criteria 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 Jerome Municipal Code allows an electronic message display sign with an approved special use permit in all zoning districts. 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 that such use will not change the essential character of the same area. The applicant has provided professionally designed renderings of the sign and the EMD portion. The sign, as designed, is appropriate and harmonious with the area's existing character. The surrounding area consists of other commercial uses transitioning into residential. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The applicant is required to meet the electronic display criteria. They have provided a rendering and electrical outline that meets the current code. ---PAGE BREAK--- 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. An electronic message display sign will not require public facilities or services. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. As proposed, the electronic message display sign will not create additional requirements at public cost for public facilities nor be detrimental to the economic welfare of the community. 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. The request to include an EMD sign will not be detrimental to any persons, property, or the general welfare because of excessive production of traffic or glare. The applicant shall comply with the nit code requirement for illumination. 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. The vehicular approaches to the property have remained unchanged. The sign is designed with automatic dimmers to decrease light during dust and at night. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The sign will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the Design Review Guidelines that should be considered. Regarding Guideline 1- Promote sign design and placement that reflects the community’s desire for human scale regarding height, proposition, site features, shapes and materials. The electronic message display sign is professionally designed and meets the appropriate height and materials required. The freestanding sign exists. Regarding Guideline 2- Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. The application indicates the sign will be professionally manufactured. Regarding Guideline 3- The primary sign(s) for a business must be constructed of permanent materials. Unacceptable temporary materials include but are not limited to paper, cardboard, vinyl banner, fabric, poster board, and unfinished wood. The pictures show it is constructed of durable, all-weather material. ---PAGE BREAK--- If approved, Ms. Clark recommended the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Applicant Testimony: Craig Lookingbill, a resident of Twin Falls. He stated they want to add to the display to attract more customers to the businesses. He noted the sign was initially designed to include messaging in the future, which is why they are here now. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:13 p.m. Consider a request from Lytle Signs representing Urgent Care of Idaho for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as Tax 2216694 of SESE 24-8-16, more commonly known as 1225 South Lincoln—action item. Commissioner Reed made a motion to approve the request from Lytle Signs representing Urgent Care of Idaho allowing an Electronic Message Display Sign on the property more commonly known at 1225 South Lincoln, Jerome, Idaho with the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Seconded by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None Chairman Mink called the Public Hearing to order at 7:14 p.m. Public Hearing for a request from Lorena Ortega for a Variance reducing the side setback from seven feet to five feet on the parcel described as Lot 6 of Blk 21 of the Jerome Townsite 18-8-17, more commonly known as 401 6th Avenue East, Jerome, Idaho. Staff Report: Ms. Clark gave a brief background on the property. 401 6th Ave East consists of two parcels, lots 5 and 6 of Block 21. An existing house sits over the north- south lot line. The applicant would like the opportunity to sell or build another house on the second lot. The existing survey does not comply with the current interior side setbacks, which require a distance of seven feet from the foundation to the new property line. The new lot line is approximately five feet from the foundation. The variance would allow the existing home’s foundation, on lot 6, to be five feet from the new lot line instead of seven feet as stated in JMC. Any new home on lot 5 would be required to meet the side yard setbacks of seven feet on both sides. ---PAGE BREAK--- Regarding Title 17 of the JMC, the Land Use Ordinance, Ms. Clark stated Lots 5 and 6 are zoned Residential 2 as detailed in 17.14.010 of the JMC. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 20’; Interior Side- and Side Street- 15’. Ms. Clark went over the variance criteria with the commission. Regarding Criteria A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which do not apply to other lands, structures or buildings in the same district. The application notes that the existing single-family home encroaches onto Lot 5 by about two feet. This is common in the City of Jerome, as we permit homes to be built over lot lines, and the setbacks have been adjusted over the years. Regarding Criteria B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. A literal interpretation of the title would not deprive the applicant of any rights enjoyed by other properties. The applicant is requesting a variance to build; however, alternative options can be considered. Regarding Criteria C- That special conditions and circumstances do not result from the actions of the applicant. The house was existing and leaves a large area for yard that the new property owner does not want. The new property owner would like to adjust the property lines to allow for another home. Regarding Criteria D- That granting the variance requested will not confer on the applicant any special privilege denied by this title to other lands, structures, or buildings in the same district. Variances are typically granted when the applicant proves undue hardship because of the site's characteristics and the variance does not conflict with the public interest. The applicant has not proven an undue hardship; however, there is no conflict with public interest. If approved, Ms. Clark recommended the following condition: The open carport must be removed before a building permit can be issued. Upon inquiry from Chairman Mink, Ms. Clark stated that the applicant had moved the lot line over and thought they had enough room to meet the setbacks, but the house sits two feet over the line. The carport would have to be removed. The lot would be narrow but not unbuildable. Whoever builds on Lot 5 would have to meet all setbacks. Ms. Clark showed the commission where the house sits on the existing property. They need a two-foot variance on Lot 6. Upon inquiry from Commissioner Reed, Ms. Clark stated the structure would only be able to be 28 feet wide. Upon inquiry from Commissioner Johnson, Ms. Clark noted the Fire Department was okay, as they have sufficient room between the structures. Chairman Mink stated that they could have previously added to the east of the house, which would have brought it closer to the property line. Ms. Clark noted the existing house meets all other setbacks. ---PAGE BREAK--- Applicant Testimony: Lorena Ortega, a resident of Jerome, testified that she purchased the house about two months ago and wanted to get it cleaned up, as it was abandoned. She stated the lot will be over 5000 sq feet, which meets the code for the area. She didn’t realize they would be short. She said they will put a doublewide, which is 28 feet wide. Ms. Ortega stated that if it were less than five feet, they would need to install a firewall. It is common to have the house built over both lots. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:27 p.m. Consider a request from Lorena Ortega for a Variance reducing the side setback from seven feet to five feet on the parcel described as Lot 6 of Blk 21 of the Jerome Townsite 18-8- 17, more commonly known as 401 6th Avenue East, Jerome, Idaho—action item. Chairman Mink stated the parcel is still there, as they are just moving the setbacks. It will be tight. It can be confusing as they are asking for a Variance for the existing house, not the new build. Commissioner Fraser stated that this parcel is also a corner lot. Ms. Clark stated the parcel meets all other setbacks. Chairman Mink stated that there used to be trees and shrubs that surrounded the property. Chairman Mink stated this would allow the lots to be sold and developed. Upon inquiry from Commissioner Reed, Ms. Clark stated that she is unsure when these were subdivided and believes they were divided initially in the original township. Commissioner Johnson stated he thinks it looks good. Chairman Mink stated his concern that it would be a tight fit and wished the house would move over a few feet. Commissioner Fraser stated she does not like cramming houses together, but this looks okay. Chairman Mink stated that double-wides have come a long way and look nice. Lot 6 has larger streetside setbacks since it is a corner lot. Commissioner Fraser made a motion to approve the side yard setback Variance from Lorena Ortega on the property described as Lot 6 of Blk 21 of the Jerome Townsite 18-8-17, more commonly known as 401 6th Avenue East, Jerome, Idaho, from seven feet to five feet 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 condition shall be the open carport must be removed before a building permit can be issued. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. Consider a Design Review for 124 East Main Street, Jerome, Idaho- action item Staff report: Ms. Clark stated that the property is located in a cluster building, sharing walls with the east and west buildings. The property is located in the Design Review Overlay District, ---PAGE BREAK--- within 150 feet of the right-of-way of Main Street as defined in Jerome Municipal Code Chapter 17.10.020, M. The application proposes an exterior update, including new windows, a new door, and stucco and rock masonry. Ms. Clark went over the Design Review Guidelines that should be considered: Regarding Guideline Adjacent Buildings and Uses, the proposed building is in a cluster and shares walls with two other buildings. The proposed updates will complement the other buildings in the area. Regarding Guidelines #13 & #14, Enhance Jerome Classic Styles and Minimize Scale, the existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. Regarding Guidelines #22 and #24, Wall Materials and Wall Colors, the application proposes updated colors in grey masonry with dark charcoal as an accent color. This façade update will enhance appeal on Main Street while avoiding harsh colors and combinations. Regarding Guideline #23, Shop Front Design, shop fronts should avoid gimmicky, garishness, and excessive ornamentation. The proposed update is modern and improves the shop front that has been neglected. If approved, Ms. Clark recommended the following conditions: Workmanship shall be professional in nature, and any painting shall have at least two coats, and coordinate with the City on improvements with the Main Street Improvements project. Ms. Clark showed the commission a before picture and a proposed design picture. Colby Ricks, from Laughlin Ricks Architecture in Twin Falls, stated that the owner has just purchased the building and wants to modernize it. They will be making new office spaces. They want to enhance the exterior. Mr. Ricks reviewed the façade update on the building with the commission. The owner would like to have a rock veneer, arched doors and windows, and raise the parapet with a metal canopy. This would be a similar look to the neighbor. Upon inquiry from Commissioner Johnson, Mr. Ricks stated that the colors would be beige and grey. The owner knows they will need to return with their signage, but they wanted to include the sign in the drawings. He is not sure if the sign will be lit. Commissioner Johnson stated it looks good. Upon inquiry from Commissioner Reed, Ms. Clark stated that the property is currently vacant. Ms. Clark showed the commission the location of the property on a map. Mr. Ricks stated that they will be squaring the front up with the door recessed so that it does not swing out onto the sidewalk. Commissioner Reed stated it is a nice look. Commissioner Fraser stated it is a good improvement. Chairman Mink stated it looks good. Commissioner Johnson made a motion to approve the design review as proposed for 124 East Main Street, Jerome, Idaho, to coordinate with the City on improvements with the Main Street Improvements project. ---PAGE BREAK--- Seconded by Commissioner Fraser and carried. Chairman Mink reminded the commission that the decision must be unanimous or it would go before the City Council as a Public Hearing. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. Consider a Design Review for 210 West Main Street, Jerome, Idaho- action item Staff report: Ms. Clark stated the property is located in a cluster building sharing walls to the east and west. The property is located in the Design Review Overlay District, within 150 feet of the right-of-way of Main Street as defined in Jerome Municipal Code. The application proposes an exterior update, including new windows and stucco. This is a reapproval as they would like to update the colors from the previous approval. Ms. Clark went over the Design Review Guidelines that should be considered. Regarding Guideline Adjacent Buildings and Uses, the proposed building is in a cluster and shares walls with two other buildings. The proposed updates will complement the other buildings in the area. Regarding Guidelines #13 & #14, Enhance Jerome Classic Styles and Minimize Scale, the existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. Regarding Guidelines #22 and #24, Wall Materials and Wall Colors, the application proposes updated colors in green with dark charcoal as an accent color. This façade update will enhance appeal on Main Street while avoiding harsh colors and combinations. Regarding Guideline #23, Shop Front Design, shop fronts should avoid gimmicky, garishness, and excessive ornamentation. The proposed update is modern and improves the shop front. If approved, Ms. Clark recommended the following conditions: Workmanship shall be professional in nature, and any painting shall have at least two coats; and coordinate with the City on improvements with the Main Street Improvements project. Ms. Clark stated the original Design Review approval was in December of 2022. The original colors were tan, and they would like to go to a darker green. Jean Reyes, a Twin Falls resident, stated she originally wanted a brown color, but it blends too much with the neighbors. She currently has a tenant in the building, and she has shown her the new color. She wants to paint it a mossy green with a black accent title and trim. ---PAGE BREAK--- It will not be a vibrant color. Upon inquiry from Commissioner Johnson, Ms. Reyes stated the mossy green would be on the top half of the building, with black tile replacing the red tile. It will give it a clean, slick look. She wants to make it look beautiful and warm. A discussion was held on the color green. Ms. Clark stated the color is more of a darker green than what is shown on the projector. Ms. Reyes noted that she had someone who wanted to open a Waffle House, but it was not fiscally feasible. She would like to keep the garage doors in the design. She is unsure what the owners of the building next to hers are doing, but she hopes to make downtown more beautiful. Commissioner Reed made a motion to approve the design review as proposed for 210 West Main Street, Jerome, Idaho, coordinating with the City on improvements with the Main Street Improvements project. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. CITIZEN CORRESPONDENCE AND ISSUES Sergio Mendoza stated that he was looking for an update on the design review for his building. Ms. Clark said she has not received an application. Mr. Mendoza stated that he recently switched from Thrivent to Principal, and he would like to repaint the building at 117 West Main. He would like to put up new signs and wants to match the colors to the corporate colors. Ms. Clark stated that this would need to be reviewed as a Design Review once the application is received. 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 Sept 9, 2025, regular meeting. B. Findings and Conclusions for a request from Centurion Engineers, Inc. for a Rezone from Light Industrial (M-1) to Residential 3 on the property described as parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho. FINDINGS AND CONCLUSIONS ON THE APPLICATION OF CENTURION ENGINEERS, INC. FOR REZONING THE PROPERTY DESCRIBED HEREIN AND MORE COMMONLY KNOWN AS BARE PROPERTY ON THE SOUTHWEST CORNER OF NORTH BIRCH AND 10th AVENUE WEST, JEROME, IDAHO ---PAGE BREAK--- A Public Hearing at the request from Centurion Engineers, Inc., represented by Anna Canning, for a zoning map amendment for parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho, (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday September 9, 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, gave a staff report and a brief background for the Commission on the application. Ms. Clark stated that this area of town was zoned light industrial when the entire city was rezoned in 2010. This area did have the North Side Canal Company. Over the years, the middle school and an elementary school have been built along with more single-family and multifamily housing. This area is no longer conducive to light industrial uses. Adjacent Land Use for the surrounding properties are as follows: to the north are schools and residential properties with Public/SemiPublic (PS) and Residential 2 (R-2) for the zoning. To the south is residential property with the Residential 3 (R-3) zoning. To the east is residential high-density property with Residential 3 (R-3) zoning, and to the west are school fields that are zoned Light Industrial The Future Land Use Map designates this parcel as Residential Medium. Ms. Clark stated the parcel is currently zoned Light Industrial which allows contractor’s yard, food processing, tire shops, vehicle repair, and other light industrial uses detailed in Jerome Municipal Code 17.14.010. The proposed zone for Residential 3 (R-3) would allow for single-family up to multifamily housing, public educational facilities, bed and breakfast, convenience store with no fuel services, planned unit developments, and care facilities are also allowed, as detailed in 17.14.010 of the JMC. All land use regulations as detailed in Title 17 of the JMC will apply to the property, including but not limited to setbacks and building height restrictions. The minimum lot size for the R-3 zone is 5,000. The parcel is three acres. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the Commission shall be reviewed by the Commission to determine if the request: Is in accordance with the Comprehensive Plan; (ii) Will create a demand for public infrastructure that is not currently available, including municipal sewer and water ---PAGE BREAK--- services; (iii) Is compatible with the zoning uses in the surrounding areas; and (iv) No non-conforming uses will be created. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request is in accordance with Chapter 1: Property Rights and 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.” A rezone from light industrial to residential is more appropriate, as light industrial is not harmonious with the current land uses. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: All utility connections for this parcel exist. There are sewer improvements that would be needed at the developer’s cost. As pertains to the compatibility with the zoning uses in the surrounding areas, there are existing multi-family townhomes directly east of this parcel, with single-family housing to the north and south. An elementary school is located directly north. A rezone to Residential 3 (R-3) would ensure compatibility with the existing and surrounding uses. As pertains to the creation of non-conforming uses, the parcel is currently bare, creating no non-conforming uses. Ms. Clark stated that the staff recommends a rezone from light industrial to Residential 3. Upon inquiry from Chairman Mink, Ms. Clark confirmed it was a baseball field, but it is currently a bare parcel. Applicant Testimony: Anna Canning, a Boise, Idaho resident, representing Centurion Engineers, Inc., appeared and presented before the Commission. Ms. Canning stated that this is the first step of many. She noted this is consistent with the Comp Plan and they would be working towards creating a residential area rather than coming up with an industrial use. Ms. Canning stated it has been a delight to work with Ms. Clark. Testimony in Favor: None Testimony in Neutral: None. Testimony in Opposition: None. ---PAGE BREAK--- The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and materials in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to have the property described herein rezoned from Light Industrial (M-1) to Residential 3 B. Rezoning of the parcel will allow for single-family up to multifamily housing, public educational facilities, bed and breakfast, convenience store with no fuel services, planned unit developments, and care facilities to be located in this zone; C. The proposed use of the parcel will not create any non-conforming uses; and D. The Comprehensive Plan of the City of Jerome promotes providing areas of different residential densities and the development of various types to meet the needs of the citizens of the City of Jerome. II. Conclusions A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome. It will not adversely affect the character of the area where the property is located. B. The Commission recommends that the property described above, for rezoning from Light Industrial (M-1) to Residential 3 be approved. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the ---PAGE BREAK--- 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 Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Ave East, Trae Street, and 18th Ave East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Ave East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acres. FINDINGS AND CONCLUSIONS ON THE PUBLIC REVIEW REQUESTED BY EHM ENGINEERS, INC., FOR A RESIDENTIAL PRELIMINARY PLAT OF BECKER SUBDIVISION PHASE 2, ON THE PROPERTY COMMONLY KNOWN AS THE FARMLAND EAST OF 20th AVENUE EAST, TRAE STREET, AND 18th AVENUE EAST FOR APPROXIMATELY 1,120 FEET TO THE CITY LIMITS THEN APPROXIMATELY 1,333 FEET SOUTH TO 16TH AVE EAST, THEN APPROXIMATELY 840 FEET TO THE WEST, JEROME, IDAHO, CONTAINING APPROXIMATELY 30.55 ACRE A public hearing at the request of Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Avenue East, Trae Street, and 18th Avenue East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Avenue East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acre, was held, pursuant to notice, on Tuesday, September 9, 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, 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 staff report and background on this request. The property contains approximately 57 acres and is currently zoned Residential 1 as detailed in 17.14.010 of the JMC. The property was annexed into the City and zoned Residential 1 in April of 2006. Per Chapter 16, phases must be approved within one year, or an extension given. It has been over one year, and an extension was not granted—tonight’s request for re-approval of the preliminary plat. This will enable them to proceed with the final plat approval for Phase 2. ---PAGE BREAK--- Ms. Clark stated the original preliminary was brought before the Commission in July 2021. It was shared with the Commission that the original number of lots, 194, would be reduced, as approximately 10-12 acres would be donated to the Jerome Recreation District (JRD) for future development of open space. Eleven acres were donated to the JRD with 181 buildable lots. Final plat for Phase 1 was approved by Council on May 3rd, 2022, for 66 lots. The preliminary plat is subject to Title 16. As pertains to the Jerome Comprehensive Plan, Ms. Clark stated the Application meets objectives in Chapter 4 – Our Built Environment. The Comprehensive Plan Map designates the property in question as residential. Ms. Clark went over the Subdivision – Preliminary Plat Criteria with the Commission. Regarding 16.16.050: PRELIMINARY PLAT, the Applicant has provided a complete subdivision application with adequate information to review the preliminary plat. The subdivision application was deemed complete and scheduled for the next available meeting date, which would allow staff to review the application, take comments from other agencies, and properly notify the public of the public hearing. A mailed notice was sent to adjacent property owners. The following agencies were re-notified regarding the proposed subdivision: Idaho Power; Intermountain Gas; Jerome School District; Jerome County; North Side Canal Company; and the United States Postal Service. North Side Canal Company responded to the initial preliminary plat. All items have been addressed between the developer and the North Side Canal Company. City departments, including Building, Engineering, Fire, Water, and Wastewater, were allowed to comment on this application. Regarding 16.28.040: LOT REQUIREMENTS, as proposed, all lots meet the minimum lot size for the respective zone. Regarding 16.28.050 - .051: STREETS AND DEDICATION OF STREETS, the application proposes local streets meeting the 56-foot right-of-way. The application notes that all streets will be dedicated to public use and be constructed to meet City standards. Access to the subdivision will come from 18th and 20th Avenues East. There are also two accesses proposed from 16th Avenue East, including a half-mile road. The northern portion of 16th Ave East will be constructed as the subdivision is built out. Regarding 16.28.052 - .053: STREET LOCATION AND STREET SPECIFICATIONS, the streets are located accordingly to serve all proposed lots. The streets meet the required ---PAGE BREAK--- horizontal and vertical geometry and minimum and maximum grades. It is noted that there is no driveway access onto 16th Avenue East. Regarding 16.28.054: STREET NAMES, most proposed street names conform. A couple of streets may align with the City’s grid and will need to be changed. The name updates can be made during the final plat process. Regarding 16.28.080: SEWAGE SYSTEM and 16.28.090: WATER MAINS, Will Serve letter have been issued for Phase 1. The existing water and sewer in Phase 1 will continue to serve Phase 2. Regarding 16.28.110: CURBS, GUTTERS AND SIDEWALKS, the development proposes a five-foot wide sidewalk along 16th Avenue East. A five-foot sidewalk with curb and gutter will be constructed within the subdivision. Regarding 16.28.140: IRRIGATION LINES AND WATER STOCKS, pressurized surface irrigation will be provided to all lots. Ms. Clark briefly explained the Commission’s actions for a Preliminary Plat, as explained in JMC 16.16.050. In determining the acceptance of a proposed subdivision, the Commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan; The availability of public services to accommodate the proposed development; The continuity of the proposed development with the capital improvement program of the city; The public financial capability of supporting services for the proposed development; and The other health, safety or environmental problems that may be brought to the Commission’s attention. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to construction, and any other needed improvements; A final plat or any part thereof shall be submitted for review and approval by the City Council before recording the plat at the County; and Comply with all City, State, and Federal Requirements. Upon inquiry from Commission Johnson, Ms. Clark stated the developer is responsible for bringing services to the area, streets, and improvements along 16th Avenue East. They are not proposing any private roads, and the city staff has approved. Applicant Testimony: Mr. Matt Ahrens, a resident of Twin Falls Idaho, representing EHM Engineers appeared and testified before the Commission. Mr. Ahrens stated that the Commission has already seen this plat, but there was a little back and forth with the ---PAGE BREAK--- size of the park, which has been resolved. They just missed the one-year window to record the plat. Upon inquiry from Chairman Mink, Mr. Ahrens stated that the only thing that changed was the size of the park. Ms. Clark stated they also had to change a few street names. 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 preliminary plat application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. The subdivision preliminary plat as presented is consistent with the Objectives in Chapter 4 of the Comprehensive Plan, as described in Ms. Clark’s report. No evidence contradicting Ms. Clark’s report was presented. And, the project, as described by Ms. Clark and by Mr. Ahrens, does in fact appear to promote the objectives and policies of the Comprehensive Plan in the manner described by Ms. Clark. B. Based on the Staff Report and based upon the testimony presented, the Commission finds that there is availability of public services to accommodate the proposal. C. The Commission finds that, based on the representations of Ms. Clark, the capital improvement program of the City is not implicated by this project. D. The Commission heard no evidence from any person at the hearing that would suggest there are other health, safety, or environmental problems that would prevent the approval of the preliminary plat as presented. II. Conclusions A. The proposed residential subdivision is in accordance with and satisfies the requirements of Title 16, Chapter 16 of the Jerome Municipal Code. ---PAGE BREAK--- B. Finding that the proposed residential subdivision is in conformance with the Jerome Comprehensive Plan and adequate public services are available to accommodate the proposed subdivision. C. The Commission approves of the request from EHM Engineers, Inc. for a re- approval of a residential preliminary plat on the property described in the agenda, Jerome, Idaho, finding that the subdivision is in conformance with the Comprehensive Plan and adequate public services are available to accommodate the proposed subdivision. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). D. Findings and Conclusions for a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie, for a Future Land Use Map amendment from commercial to residential on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E). FINDINGS AND CONCLUSIONS ON THE APPLICATION OF BBL PROPERTY INVESTMENTS, LLC, FOR A FUTURE LAND USE MAP AMENDMENT FROM COMMERCIAL TO RESIDENTIAL ON THE PARCEL ID NUMBERS RPJ18050030020A AND RPJ18050030030A, LOTS 2 AND 3 BLOCK 3 UPLAND MEADOWS SUB. (30-8S-17E), JEROME, IDAHO A Public Hearing at the request of BBL Property Investments, LLC, c/o Michael Brock Leslie, represented by EHM Engineers, Inc., for a future land use map amendment from commercial to residential on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3, Block 3, Upland Meadows Sub. (30-8S-17E), ---PAGE BREAK--- (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday September 9, 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, gave a staff report and a brief background for the Commission on the application. Ms. Clark stated the property in question was part of the Bird Farm. The property was annexed into the City of Jerome in May 2007 and zoned Area Business. In May of 2008, Lot 1, Block 1, was rezoned to Light Industrial. The subdivision was known as the Jerome Professional Business Park and remained undeveloped. The entire subdivision was rezoned to General Business (C-2) in April of 2010. In 2020, the Jerome Professional Park plat was vacated and then subdivided into the Upland Meadows subdivision. At the Applicant’s request, the northern lots of Upland Meadows were approved for a rezone to Residential 1 Lots 2 and 3 remained General Business The Future Land Use Map designates these parcels as Commercial. It is noted that this area has been designated as commercial for several years, and with the new adopted Comprehensive Plan in 2023, the parcels remained Commercial. Ms. Clark went over the adjacent land use and zoning with the Commission. To the north, the existing land use is city/ county single-family homes, the current zoning of Residential 2/Area of Impact (AOI) Residential, and the Future Land Use Map is Residential Medium/Residential Rural. To the south, the existing land use is farmland/houses, the current zoning is Area of Impact Industrial, and the Future Land Use Map is Industrial. To the east, the existing land use is farmland, the current zoning is Area of Impact Industrial, and the Future Land Use Map is Ag Transition. To the west, the existing land use is farmland/houses, the current zoning is Area of Impact Industrial, and the Future Land Use Map is Industrial. The Applicant is requesting a change to the Future Land Use Map from Commercial to Residential. They would like to develop a second phase of single-family homes. Ms. Clark went over the general procedures for amendments. The Commission needs to consider if the request meets the following: is in accordance with the Comprehensive Plan; and will it create a demand for public infrastructure that is not currently available. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request is in accordance with Chapter 1: Property Rights. ---PAGE BREAK--- The request is not in accordance with Chapter 4, Our Built Environment, which states, “Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future.” Commercial designation states: Areas that provide for and encourage the grouping together of business, retail, public, quasi-public, and other related uses. Special permits, including PUDs, may be considered for more intense uses or to incorporate residential uses. Single-family dwellings are not permitted in the C-2 zone; however, three or more units for multi-family housing are allowed by a special use permit. Leaving this area as Commercial as designated allows a variety of businesses and housing that can provide a transition zone from the existing heavy industrial uses to the south and the planned industrial zoning in the future. Ms. Clark stated that the Future Land Use Map designates the surrounding area as future industrial. The current zoning map has existing heavy industrial to the south. This commercial boundary gives a transition zone. Regarding Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. Consideration needs to be given to the protection of the existing Upland Meadows Subdivisions. While additional single-family housing is needed and would be compatible with the existing housing, this would place homes even closer to the existing heavy industrial uses. This would leave the planned development of single-family dwellings unprotected from future industrial development. Ms. Clark stated they needed to review and consider Chapter 3, 3.3.d, which is to consider the impact to adjacent agricultural businesses (fertilizer production, food processing, shipping, 3.3.i etc.) when reviewing new annexations and development applications. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: Water and sewer would be available to extend at the developer’s expense. It is noted that if an easement cannot be obtained for a gravity sewer, a lift station, privately owned and maintained, would be required for higher-density uses. Ms. Clark stated the staff recommendation is to deny the request to amend the Future Land Use Map from Commercial to Residential, as it is not in compliance with the Comprehensive Plan. She did receive comments from City Departments: These two lots have access to sewer via planned single-site lift pumps into the gravity sewer at the north boundary. The property does not have direct access to gravity sewer due to depth and site ---PAGE BREAK--- elevation limitations. It would require either the extension of a gravity sewer to the location or the construction of a lift station, which would then need to be operated and maintained by City staff. Due to the time and cost of maintaining a public lift station, the City will not accept a public lift station at this time. A private lift station maintained by the HOA would be an option. A private 25 foot wide road was allowed at the SE corner of the Upland Meadows Subdivision, leading to a dedicated fire apparatus access road along the north end of the second phase commercial property. This was only allowed because a dedicated fire lane would be located along the north edge of the commercial property. As two separate access roads are required for the current subdivision, changing the use of the commercial property and reconfiguring the fire apparatus access change this. The current secondary fire apparatus access would no longer meet the terms of the existing agreement. The configuration of the property in question does not allow for two separate fire apparatus access roads that would meet the Fire Code requirements. Fire Code states: Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the dedicated access road is only for emergency vehicles and does not know who maintains it. Ms. Clark re-stated the staff recommendations, based on the comprehensive plan, land use map, and utility access, that this Application be denied. Applicant Testimony: Matt Ahrens, representing EHM Engineers, Inc. in Twin Falls, Idaho, appeared and presented before the Commission. Mr. Ahrens states he recognizes that what they are asking for is big, and expectations have been managed. With Phase 1 of this development, there was some pushback from neighboring residents. He stated that Phase 1 was very successful and is almost entirely built out in four years. They have had a lot of interest in this subdivision, and it is in the interest of the property owners to move forward. Mr. Ahrens stated there were two engineering concerns. One being the sewer and the other being the apparatus road. The first phase has a gravity sewer, but with the second phase, they are fighting the topography. They can go south with the sewer, but there is an existing sewer to the south, so they would have to receive an easement from the south or southwest property owners, or they would have to build a lift station. ---PAGE BREAK--- These are not preferred due to maintenance agreements with HOA and DEQ requirements. Regarding the fire apparatus road, two accesses are required. They have one access off Nez Perce, and they built an “access only” road to the south that goes to Tiger Drive to the east. With the layouts they are proposing, there will be two accesses off Tiger Drive coming into Phase 2. The “access only” will be gated. Mr. Ahrens stated he is not sure who maintains the access road, but believes it is the property owners to the south. Upon inquiry from Commissioner Johnson, Mr. Ahrens stated that there is a lock box that will have keys for the gate, which the fire department will have access to. These boxes are also used for businesses in the community for an emergency. Upon inquiry from Commissioner Johnson regarding the building of homes close to industry, Mr. Ahrens stated that, with the costs of houses now, some of the younger generations may look at buying these homes since they may be more affordable. They already have Phase 1 that borders industrial, this would just be an extension of that. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the surrounding properties are the Area of Impact Industrial, as the county only has one zone for industry. Upon inquiry from Commissioner Reed, Mr. Ahrens stated they may have up to 35-40 lots with approximately 30 acres. Commissioner Reed stated he is sympathetic, as they need single-family homes. Mr. Ahrens stated there will be sewer issues with that property regardless of the zoning and use. Commissioner Johnson stated that, with the lift station, if it is private, it would be up to the HOA to maintain it, and some HOAs are active, while others are not. Mr. Ahrens stated the lift station would be reviewed by the state and permitted by DEQ, where they require a plan of operation and a maintenance schedule with points of contact. There is accountability through the state. Testimony in Favor: Ms. Elliott read the following comments into the record: Michael Tylka and Linda Baker Tylka, Resident of Jerome “Support the application. We approve of this rezone from commercial C-2 to Residential R-2.” Randy Stock, a Jerome resident, appeared and testified before the Commission. Mr. Stock stated he lives to the southwest of the project. He would rather have single- family homes instead of commercial ones and is behind this project. Upon inquiry from Chairman Mink, Mr. Stock does not hear any industrial nuisance on this property. Upon ---PAGE BREAK--- inquiry from Commissioner Reed, Mr. Stock stated they have Scoular, Scott Jackson Trucking, Dairy Gold, IMP, and the Sheriff’s office. He said they do not bother him. They are to the south of him. He stated he hears more noise from the Sheriff’s office than the industries. Barbara Allen, a Jerome resident, appeared and testified before the Commission. Ma. Allen stated she lives on the north side of the property, and they have all of the factories around them, and they do not bother them. She would like to know about lighting and noise ordinances. She stated she does not want commercial use next to them. Upon inquiry from Chairman Mink, Ms. Allen stated she prefers single-family homes instead of duplexes or multifamily homes. She stated that with Jerome growing, it makes sense to have residential on that property, and there is a need for residential housing. Upon inquiry from Commissioner Schroeder, Ms. Allen stated that it is currently zoned commercial, but it has had other zoning before. Ms. Clark stated it has been commercial and then light industrial, and then back to commercial. Ms. Allen noted that if Phase 1 is residential, it makes sense to zone it residential in Phase 2. Testimony in Neutral: None. Testimony in Opposition: Sean Robinson, a resident of Jerome, appeared and testified before the Commission. Mr. Robinson stated he was the third home buyer in Phase 1. When they were told that the land was going to be used for storage units, they now hear rumors that it would be habitat to humanity homes, then it was going to be housing, but more affordable housing with an easement and fencing. He understands there needs to be affordable housing, but he does not want to lose their home values. He stated they have a house that is worth up to $500,000. They have an HOA, and with a big snowstorm, the roads were not maintained. He did not know that the access road was a fire road and had driven on it himself. He asked the Commission to deny the Application. If it is approved, ensure that the housing is the same as in Phase 1. He would like to have the storage as they were told before. He understands that housing can be good and bad. He stated that the HOA already has issues with people not following the rules. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that the roads are public. Ms. Clark stated that there is a lighting ordinance for commercial areas where they are required to have downlit lights. If the property is next to residential, there are further restrictions on the height and the brightness of the lights. Ms. Clark stated they are currently working on a noise ordinance, which should be going to the city council, as it recently passed the Planning and Zoning Commission. ---PAGE BREAK--- Testimony in Rebuttal: Matt Ahrens stated that the roads are currently public. The HOA does not deal with roads. The HOA deals with style references and irrigation in nature. Regarding the housing, he has not seen anything regarding a Phase 1 house being devalued when Phase 2 is built out. He stated that the vision for Phase 2 is the same as Phase 1, with lots ranging from 8,000 sq ft to 12,000 sq ft, featuring single- family homes. They are not looking at smaller homes or trailer parks. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and materials in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to have a future land use map amendment from commercial to residential; B. The request is in accordance with the City of Jerome’s Comprehensive Land Use Plan, specifically Chapter 4; and C. The request will not create a demand for public infrastructure, promote and provide for areas of different residential densities, and the development of various types of housing to meet the needs of the citizens of the City of Jerome while protecting single-family neighborhoods. II. Conclusions A. Taken as a whole, the Application complies with the Comprehensive Plan of the City of Jerome. It will not adversely affect the character of the area where the property is located, as there are existing single-family housing to the north and south, with agriculture to the east and west. B. The Commission recommends that the existing Comprehensive Plan Future Land Use Map designation be adjusted to residential to align with the Comprehensive Plan objectives and goals. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ---PAGE BREAK--- ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). E. Findings and Conclusions for a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie, for a rezone request from General Business (C-2) to Residential 2 (R-2) on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E). FINDINGS AND CONCLUSIONS ON THE APPLICATION OF BBL PROPERTY INVESTMENTS, LLC, REPRESENTED BY EHM ENGINEERS, INC., FOR REZONING THE PROPERTY DESCRIBED HEREIN AND MORE COMMONLY AS LOTS 2 AND 3, BLOCK 3, UPLAND MEADOWS SUB. (30-8S-17E), JEROME, IDAHO A Public Hearing at the request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie, for a rezone request from General Business (C-2) to Residential 2 (R-2) on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E), in Jerome, Idaho, (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday September 9, 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, gave a staff report and brief background for the Commission on the application. Ms. Clark stated this request is concurrent with the request for the Future Land Use Map amendment to be rezoned from commercial to residential 2 so the Applicant does not have to return before the Commission for a rezone if the council approves the application. The request is to rezone the property from General Business to Residential 2. This would allow for single-family homes, duplexes, along with public educational facilities, and bed and breakfasts as detailed in 17.14.010 JMC. Ms. Clark stated they went over the compatibility of the neighboring uses in the previous public hearing and that no non-conforming uses will be created. Chairman Mink noted that they had discussed the uses in the previous hearing, as they are the same thing. ---PAGE BREAK--- Applicant Testimony: Matt Ahrens, of EHM Engineering, Inc. of Twin Falls, Idaho appeared and presented before the Commission. Mr. Ahrens stated they recently made a recommendation for the land use plan, which involved rezoning. Testimony in Favor: None Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and materials in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to have the property described herein rezoned from General Business (C-2) to Residential 2 B. Rezoning of the parcel will allow for single-family homes, duplexes, along with public educational facilities and bed and breakfasts as detailed in 17.14.010 JMC C. The proposed use of the parcel will not create any non-conforming uses; and D. The Comprehensive Plan of the City of Jerome promotes providing areas of different residential densities and the development of various types to meet the needs of the citizens of the City of Jerome. II. Conclusions A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome. It will not adversely affect the character of the area where the property is located. B. The Commission recommends that the property described above, for rezoning from General Business (C-2) to Residential 2 be approved. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ---PAGE BREAK--- 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 Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. DISCUSSION PERIOD & STAFF REPORTS Ms. Clark stated they will hold one meeting on October 14th. She said that she will let everyone know if a November meeting is needed, as the regular meeting would be on Veterans Day. Commissioner Reed stated he is still seeing the three sandwich boards on the sidewalk at Cook Plaza that are blocking the sidewalk. He said there is another sign at Mi Pueblo that is leaning out into the sidewalk. Ms. Clark stated she would speak with the owners. Commissioner Johnson stated that trucks were going to take out the light posts on Main and Lincoln as they kept turning south. They keep blocking the intersection. Commissioner Fraser thanked Ms. Clark for having the window boarded up on the house on East Avenue E. Ms. Clark stated that she may have contact information for her daughter, but she had not made contact yet. She thinks they are listening to her messages, as things have been getting done. Commissioner Johnson noted that the weeds on West Main were mowed. Chairman Mink stated that they have recently discussed moving the meeting time to 6:00 p.m. He said he may be able to do that now. A discussion was held on moving up the time for the Planning and Zoning meetings. It was agreed to update the by-laws and amend the meeting time to 6:00 p.m. Without further discussion, Chairman Mink closed this regular meeting at 8:05 p.m. Rod Mink, Chairman ---PAGE BREAK--- Katie Elliott, Secretary ---PAGE BREAK--- Planning & Zoning Meeting September 23rd, 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 Shonna Fraser, and Commissioner Paul Johnson. Also present were City Planner Ida Clark, Legal Counsel BJ Hess, and Secretary Katie Elliott. Commissioner Jeff Schroeder was excused. Chairman Mink led the audience in recitation of the Pledge of Allegiance. Chairman Mink called the Public Hearing to order at 7:00 p.m. Public Hearing for a request from Jerome County Sheriff’s Office for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as T57 of N1/2NESE Jerome Unplatted (SE 30-8-17), more commonly known as 2151 South Tiger Dr. Staff Report: Ms. Clark showed the commission where the sign would be located on the southeast corner of the property. She stated the applicant is requesting to install an electronic message display (EMD) sign for the Sheriff’s Office. The parcel is zoned Heavy Industrial which allows one freestanding sign not over 200 square feet and no higher than 35 feet. The EMD display area shall not exceed 75% of the sign area. The display area is approximately 17.25 square feet and less than 75% of the sign area. Ms. Clark showed a picture of how the applicant is requesting the sign to look like. She stated there will be brickwork along the side on a concrete base. Ms. Clark reviewed the General Requirements for all signs, Section Q, in JMC 17.032.040. She stated the EMDs are required to dim from 5,000 nits to 500 nits at night for traffic and must scroll or be a static message. The applicant acknowledges the guidelines and intends to comply. Ms. Clark went over the Special Use Permit Criteria 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 Jerome Municipal Code allows an electronic message display sign with an approved special use permit in all zoning districts. 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 that such use will not change the essential character of the same area. The applicant has provided professionally designed renderings of the sign and the EMD portion. The ---PAGE BREAK--- sign, as designed, is appropriate and harmonious with the area's existing character. The surrounding area consists of heavy industrial uses. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The applicant is required to meet the electronic display criteria. They have provided a rendering and electrical outline that meets the current code. 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. An electronic message display sign will not require public facilities or services. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. As proposed, the electronic message display sign will not create additional requirements at public cost for public facilities nor be detrimental to the economic welfare of the community. 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. The request to include an EMD sign will not be detrimental to any persons, property, or the general welfare because of excessive production of traffic or glare. The applicant shall comply with the nit code requirement for illumination. 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. The vehicular approaches to the property have remained unchanged. The sign is designed with automatic dimmers to decrease light during dust and at night. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The sign will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the Design Review Guidelines should be considered. Regarding Guideline 1- Promote sign design and placement that reflects the community’s desire for human scale regarding height, proposition, site features, shapes and materials. The electronic message display sign is professionally designed and meets the appropriate height and materials required. The freestanding sign is approximately 48.33 square feet. ---PAGE BREAK--- Regarding Guideline 2- Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. The application indicates the sign will be professionally manufactured. Regarding Guideline 3- The primary sign(s) for a business must be constructed of permanent materials. Unacceptable temporary materials include but are not limited to paper, cardboard, vinyl banner, fabric, poster board, and unfinished wood. The pictures show that it is constructed of durable, all-weather material, including professionally installed brick and an outdoor EMD screen. If approved, Ms. Clark recommended the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Upon inquiry from Commissioner Reed, Ms. Clark stated all EMD signs must come in for a Special Use Permit. Applicant testimony: Lt. Bohling, resident of Jerome, stated he is representing the applicant. He said they want to have a sign for building closures and any other public information. Lt. Bohling stated they have the Driver’s License office in the building, and this would help announce the office’s closures. Upon inquiry from Commissioner Reed, Lt. Bohling stated that this is for the Sheriff’s Office on South Tiger, which houses the driver’s license. The vehicle license office (DMV) is still located at the courthouse. Any identification documents are located at the Sheriff’s Office. Upon inquiry from Chairman Mink, Ms. Clark affirmed that the applicant may push the sign back towards the gate so they can get power to it. The sign will be two-sided. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:08 p.m. Consider a request from Jerome County Sheriff’s Office for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as T57 of N1/2NESE Jerome Unplatted (SE 30-8-17), more commonly known as 2151 South Tiger Dr.—action item. Commissioner Fraser stated she thinks it is a good idea. Commissioner Johnson made a motion approve the Special Use Permit from the Jerome County Sheriff’s Office allowing an Electronic Message Display Sign, on the property more commonly known as 2151 South Tiger Drive, Jerome, Idaho with the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Seconded by Commissioner Fraser and carried. ---PAGE BREAK--- After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. Chairman Mink called the Public Hearing to order at 7:09 p.m. Public Hearing for a request from Lytle Signs representing Urgent Care of Idaho for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as Tax 2216694 of SESE 24-8-16, more commonly known as 1225 South Lincoln. Staff Report: Ms. Clark stated the applicant is requesting to install an electronic message display (EMD) sign in the existing freestanding sign for Urgent Care. The parcel is zoned General Business which allows one freestanding sign not exceeding 200 square feet in area and no higher than 35 feet in height. The EMD display area shall not exceed 75% of the sign area. The display area is approximately 24 square feet and less than 75% of the sign area. Ms. Clark showed the commission the proposed sign. The existing tenant signs will be reduced in size to accommodate the EMD sign's incorporation into the existing freestanding sign. Ms. Clark reviewed the General Requirements for all signs, Section Q, in JMC 17.032.040. She stated the EMDs are required to dim from 5,000 nits to 500 nits at night for traffic and must scroll or be a static message. The applicant acknowledges the guidelines and intends to comply. Ms. Clark went over the Special Use Permit Criteria 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 Jerome Municipal Code allows an electronic message display sign with an approved special use permit in all zoning districts. 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 that such use will not change the essential character of the same area. The applicant has provided professionally designed renderings of the sign and the EMD portion. The sign, as designed, is appropriate and harmonious with the area's existing character. The surrounding area consists of other commercial uses transitioning into residential. Regarding Standard D- Will not be hazardous or disturbing to existing or future neighboring uses. The applicant is required to meet the electronic display criteria. They have provided a rendering and electrical outline that meets the current code. ---PAGE BREAK--- 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. An electronic message display sign will not require public facilities or services. Regarding Standard F- Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. As proposed, the electronic message display sign will not create additional requirements at public cost for public facilities nor be detrimental to the economic welfare of the community. 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. The request to include an EMD sign will not be detrimental to any persons, property, or the general welfare because of excessive production of traffic or glare. The applicant shall comply with the nit code requirement for illumination. 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. The vehicular approaches to the property have remained unchanged. The sign is designed with automatic dimmers to decrease light during dust and at night. Regarding Standard I- Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The sign will not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance. Ms. Clark went over the Design Review Guidelines that should be considered. Regarding Guideline 1- Promote sign design and placement that reflects the community’s desire for human scale regarding height, proposition, site features, shapes and materials. The electronic message display sign is professionally designed and meets the appropriate height and materials required. The freestanding sign exists. Regarding Guideline 2- Signs must be produced using professional workmanship without hand lettering or with a sloppy or garish paint job. The application indicates the sign will be professionally manufactured. Regarding Guideline 3- The primary sign(s) for a business must be constructed of permanent materials. Unacceptable temporary materials include but are not limited to paper, cardboard, vinyl banner, fabric, poster board, and unfinished wood. The pictures show it is constructed of durable, all-weather material. ---PAGE BREAK--- If approved, Ms. Clark recommended the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Applicant Testimony: Craig Lookingbill, a resident of Twin Falls. He stated they want to add to the display to attract more customers to the businesses. He noted the sign was initially designed to include messaging in the future, which is why they are here now. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:13 p.m. Consider a request from Lytle Signs representing Urgent Care of Idaho for a Special Use Permit allowing an Electronic Message Display Sign, on the parcel described as Tax 2216694 of SESE 24-8-16, more commonly known as 1225 South Lincoln—action item. Commissioner Reed made a motion to approve the request from Lytle Signs representing Urgent Care of Idaho allowing an Electronic Message Display Sign on the property more commonly known at 1225 South Lincoln, Jerome, Idaho with the following conditions: Electronic message display sign shall comply with the message restrictions; Obtain the appropriate building and electrical permits; and Comply with all City sign requirements. Seconded by Commissioner Fraser and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None Chairman Mink called the Public Hearing to order at 7:14 p.m. Public Hearing for a request from Lorena Ortega for a Variance reducing the side setback from seven feet to five feet on the parcel described as Lot 6 of Blk 21 of the Jerome Townsite 18-8-17, more commonly known as 401 6th Avenue East, Jerome, Idaho. Staff Report: Ms. Clark gave a brief background on the property. 401 6th Ave East consists of two parcels, lots 5 and 6 of Block 21. An existing house sits over the north- south lot line. The applicant would like the opportunity to sell or build another house on the second lot. The existing survey does not comply with the current interior side setbacks, which require a distance of seven feet from the foundation to the new property line. The new lot line is approximately five feet from the foundation. The variance would allow the existing home’s foundation, on lot 6, to be five feet from the new lot line instead of seven feet as stated in JMC. Any new home on lot 5 would be required to meet the side yard setbacks of seven feet on both sides. ---PAGE BREAK--- Regarding Title 17 of the JMC, the Land Use Ordinance, Ms. Clark stated Lots 5 and 6 are zoned Residential 2 as detailed in 17.14.010 of the JMC. Regardless of use, setbacks for this property are as follows: Front- 25’; Rear- 20’; Interior Side- and Side Street- 15’. Ms. Clark went over the variance criteria with the commission. Regarding Criteria A- That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which do not apply to other lands, structures or buildings in the same district. The application notes that the existing single-family home encroaches onto Lot 5 by about two feet. This is common in the City of Jerome, as we permit homes to be built over lot lines, and the setbacks have been adjusted over the years. Regarding Criteria B- That a literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this title. A literal interpretation of the title would not deprive the applicant of any rights enjoyed by other properties. The applicant is requesting a variance to build; however, alternative options can be considered. Regarding Criteria C- That special conditions and circumstances do not result from the actions of the applicant. The house was existing and leaves a large area for yard that the new property owner does not want. The new property owner would like to adjust the property lines to allow for another home. Regarding Criteria D- That granting the variance requested will not confer on the applicant any special privilege denied by this title to other lands, structures, or buildings in the same district. Variances are typically granted when the applicant proves undue hardship because of the site's characteristics and the variance does not conflict with the public interest. The applicant has not proven an undue hardship; however, there is no conflict with public interest. If approved, Ms. Clark recommended the following condition: The open carport must be removed before a building permit can be issued. Upon inquiry from Chairman Mink, Ms. Clark stated that the applicant had moved the lot line over and thought they had enough room to meet the setbacks, but the house sits two feet over the line. The carport would have to be removed. The lot would be narrow but not unbuildable. Whoever builds on Lot 5 would have to meet all setbacks. Ms. Clark showed the commission where the house sits on the existing property. They need a two-foot variance on Lot 6. Upon inquiry from Commissioner Reed, Ms. Clark stated the structure would only be able to be 28 feet wide. Upon inquiry from Commissioner Johnson, Ms. Clark noted the Fire Department was okay, as they have sufficient room between the structures. Chairman Mink stated that they could have previously added to the east of the house, which would have brought it closer to the property line. Ms. Clark noted the existing house meets all other setbacks. ---PAGE BREAK--- Applicant Testimony: Lorena Ortega, a resident of Jerome, testified that she purchased the house about two months ago and wanted to get it cleaned up, as it was abandoned. She stated the lot will be over 5000 sq feet, which meets the code for the area. She didn’t realize they would be short. She said they will put a doublewide, which is 28 feet wide. Ms. Ortega stated that if it were less than five feet, they would need to install a firewall. It is common to have the house built over both lots. There being no other testimony in favor, neutral, or in opposition, Chairman Mink closed the Public Hearing at 7:27 p.m. Consider a request from Lorena Ortega for a Variance reducing the side setback from seven feet to five feet on the parcel described as Lot 6 of Blk 21 of the Jerome Townsite 18-8- 17, more commonly known as 401 6th Avenue East, Jerome, Idaho—action item. Chairman Mink stated the parcel is still there, as they are just moving the setbacks. It will be tight. It can be confusing as they are asking for a Variance for the existing house, not the new build. Commissioner Fraser stated that this parcel is also a corner lot. Ms. Clark stated the parcel meets all other setbacks. Chairman Mink stated that there used to be trees and shrubs that surrounded the property. Chairman Mink stated this would allow the lots to be sold and developed. Upon inquiry from Commissioner Reed, Ms. Clark stated that she is unsure when these were subdivided and believes they were divided initially in the original township. Commissioner Johnson stated he thinks it looks good. Chairman Mink stated his concern that it would be a tight fit and wished the house would move over a few feet. Commissioner Fraser stated she does not like cramming houses together, but this looks okay. Chairman Mink stated that double-wides have come a long way and look nice. Lot 6 has larger streetside setbacks since it is a corner lot. Commissioner Fraser made a motion to approve the side yard setback Variance from Lorena Ortega on the property described as Lot 6 of Blk 21 of the Jerome Townsite 18-8-17, more commonly known as 401 6th Avenue East, Jerome, Idaho, from seven feet to five feet 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 condition shall be the open carport must be removed before a building permit can be issued. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. Consider a Design Review for 124 East Main Street, Jerome, Idaho- action item Staff report: Ms. Clark stated that the property is located in a cluster building, sharing walls with the east and west buildings. The property is located in the Design Review Overlay District, ---PAGE BREAK--- within 150 feet of the right-of-way of Main Street as defined in Jerome Municipal Code Chapter 17.10.020, M. The application proposes an exterior update, including new windows, a new door, and stucco and rock masonry. Ms. Clark went over the Design Review Guidelines that should be considered: Regarding Guideline Adjacent Buildings and Uses, the proposed building is in a cluster and shares walls with two other buildings. The proposed updates will complement the other buildings in the area. Regarding Guidelines #13 & #14, Enhance Jerome Classic Styles and Minimize Scale, the existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. Regarding Guidelines #22 and #24, Wall Materials and Wall Colors, the application proposes updated colors in grey masonry with dark charcoal as an accent color. This façade update will enhance appeal on Main Street while avoiding harsh colors and combinations. Regarding Guideline #23, Shop Front Design, shop fronts should avoid gimmicky, garishness, and excessive ornamentation. The proposed update is modern and improves the shop front that has been neglected. If approved, Ms. Clark recommended the following conditions: Workmanship shall be professional in nature, and any painting shall have at least two coats, and coordinate with the City on improvements with the Main Street Improvements project. Ms. Clark showed the commission a before picture and a proposed design picture. Colby Ricks, from Laughlin Ricks Architecture in Twin Falls, stated that the owner has just purchased the building and wants to modernize it. They will be making new office spaces. They want to enhance the exterior. Mr. Ricks reviewed the façade update on the building with the commission. The owner would like to have a rock veneer, arched doors and windows, and raise the parapet with a metal canopy. This would be a similar look to the neighbor. Upon inquiry from Commissioner Johnson, Mr. Ricks stated that the colors would be beige and grey. The owner knows they will need to return with their signage, but they wanted to include the sign in the drawings. He is not sure if the sign will be lit. Commissioner Johnson stated it looks good. Upon inquiry from Commissioner Reed, Ms. Clark stated that the property is currently vacant. Ms. Clark showed the commission the location of the property on a map. Mr. Ricks stated that they will be squaring the front up with the door recessed so that it does not swing out onto the sidewalk. Commissioner Reed stated it is a nice look. Commissioner Fraser stated it is a good improvement. Chairman Mink stated it looks good. Commissioner Johnson made a motion to approve the design review as proposed for 124 East Main Street, Jerome, Idaho, to coordinate with the City on improvements with the Main Street Improvements project. ---PAGE BREAK--- Seconded by Commissioner Fraser and carried. Chairman Mink reminded the commission that the decision must be unanimous or it would go before the City Council as a Public Hearing. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. Consider a Design Review for 210 West Main Street, Jerome, Idaho- action item Staff report: Ms. Clark stated the property is located in a cluster building sharing walls to the east and west. The property is located in the Design Review Overlay District, within 150 feet of the right-of-way of Main Street as defined in Jerome Municipal Code. The application proposes an exterior update, including new windows and stucco. This is a reapproval as they would like to update the colors from the previous approval. Ms. Clark went over the Design Review Guidelines that should be considered. Regarding Guideline Adjacent Buildings and Uses, the proposed building is in a cluster and shares walls with two other buildings. The proposed updates will complement the other buildings in the area. Regarding Guidelines #13 & #14, Enhance Jerome Classic Styles and Minimize Scale, the existing building will remain; however, the proposed façade updates will renew interest while maintaining the classic style. Regarding Guidelines #22 and #24, Wall Materials and Wall Colors, the application proposes updated colors in green with dark charcoal as an accent color. This façade update will enhance appeal on Main Street while avoiding harsh colors and combinations. Regarding Guideline #23, Shop Front Design, shop fronts should avoid gimmicky, garishness, and excessive ornamentation. The proposed update is modern and improves the shop front. If approved, Ms. Clark recommended the following conditions: Workmanship shall be professional in nature, and any painting shall have at least two coats; and coordinate with the City on improvements with the Main Street Improvements project. Ms. Clark stated the original Design Review approval was in December of 2022. The original colors were tan, and they would like to go to a darker green. Jean Reyes, a Twin Falls resident, stated she originally wanted a brown color, but it blends too much with the neighbors. She currently has a tenant in the building, and she has shown her the new color. She wants to paint it a mossy green with a black accent title and trim. ---PAGE BREAK--- It will not be a vibrant color. Upon inquiry from Commissioner Johnson, Ms. Reyes stated the mossy green would be on the top half of the building, with black tile replacing the red tile. It will give it a clean, slick look. She wants to make it look beautiful and warm. A discussion was held on the color green. Ms. Clark stated the color is more of a darker green than what is shown on the projector. Ms. Reyes noted that she had someone who wanted to open a Waffle House, but it was not fiscally feasible. She would like to keep the garage doors in the design. She is unsure what the owners of the building next to hers are doing, but she hopes to make downtown more beautiful. Commissioner Reed made a motion to approve the design review as proposed for 210 West Main Street, Jerome, Idaho, coordinating with the City on improvements with the Main Street Improvements project. Seconded by Commissioner Johnson and carried. After consideration, the motion passed by the following votes: AYE: Commissioner Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. CITIZEN CORRESPONDENCE AND ISSUES Sergio Mendoza stated that he was looking for an update on the design review for his building. Ms. Clark said she has not received an application. Mr. Mendoza stated that he recently switched from Thrivent to Principal, and he would like to repaint the building at 117 West Main. He would like to put up new signs and wants to match the colors to the corporate colors. Ms. Clark stated that this would need to be reviewed as a Design Review once the application is received. 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 Sept 9, 2025, regular meeting. B. Findings and Conclusions for a request from Centurion Engineers, Inc. for a Rezone from Light Industrial (M-1) to Residential 3 on the property described as parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho. FINDINGS AND CONCLUSIONS ON THE APPLICATION OF CENTURION ENGINEERS, INC. FOR REZONING THE PROPERTY DESCRIBED HEREIN AND MORE COMMONLY KNOWN AS BARE PROPERTY ON THE SOUTHWEST CORNER OF NORTH BIRCH AND 10th AVENUE WEST, JEROME, IDAHO ---PAGE BREAK--- A Public Hearing at the request from Centurion Engineers, Inc., represented by Anna Canning, for a zoning map amendment for parcel ID number RPJ13702340020A, Tax 2 of A-234 (NE-18-16), more commonly known as the bare property on the southwest corner of North Birch and 10th Avenue West in Jerome, Idaho, (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday September 9, 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, gave a staff report and a brief background for the Commission on the application. Ms. Clark stated that this area of town was zoned light industrial when the entire city was rezoned in 2010. This area did have the North Side Canal Company. Over the years, the middle school and an elementary school have been built along with more single-family and multifamily housing. This area is no longer conducive to light industrial uses. Adjacent Land Use for the surrounding properties are as follows: to the north are schools and residential properties with Public/SemiPublic (PS) and Residential 2 (R-2) for the zoning. To the south is residential property with the Residential 3 (R-3) zoning. To the east is residential high-density property with Residential 3 (R-3) zoning, and to the west are school fields that are zoned Light Industrial The Future Land Use Map designates this parcel as Residential Medium. Ms. Clark stated the parcel is currently zoned Light Industrial which allows contractor’s yard, food processing, tire shops, vehicle repair, and other light industrial uses detailed in Jerome Municipal Code 17.14.010. The proposed zone for Residential 3 (R-3) would allow for single-family up to multifamily housing, public educational facilities, bed and breakfast, convenience store with no fuel services, planned unit developments, and care facilities are also allowed, as detailed in 17.14.010 of the JMC. All land use regulations as detailed in Title 17 of the JMC will apply to the property, including but not limited to setbacks and building height restrictions. The minimum lot size for the R-3 zone is 5,000. The parcel is three acres. As required by 17.80.040, GENERAL PROCEDURES FOR AMENDMENTS, the Commission shall be reviewed by the Commission to determine if the request: Is in accordance with the Comprehensive Plan; (ii) Will create a demand for public infrastructure that is not currently available, including municipal sewer and water ---PAGE BREAK--- services; (iii) Is compatible with the zoning uses in the surrounding areas; and (iv) No non-conforming uses will be created. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request is in accordance with Chapter 1: Property Rights and 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.” A rezone from light industrial to residential is more appropriate, as light industrial is not harmonious with the current land uses. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: All utility connections for this parcel exist. There are sewer improvements that would be needed at the developer’s cost. As pertains to the compatibility with the zoning uses in the surrounding areas, there are existing multi-family townhomes directly east of this parcel, with single-family housing to the north and south. An elementary school is located directly north. A rezone to Residential 3 (R-3) would ensure compatibility with the existing and surrounding uses. As pertains to the creation of non-conforming uses, the parcel is currently bare, creating no non-conforming uses. Ms. Clark stated that the staff recommends a rezone from light industrial to Residential 3. Upon inquiry from Chairman Mink, Ms. Clark confirmed it was a baseball field, but it is currently a bare parcel. Applicant Testimony: Anna Canning, a Boise, Idaho resident, representing Centurion Engineers, Inc., appeared and presented before the Commission. Ms. Canning stated that this is the first step of many. She noted this is consistent with the Comp Plan and they would be working towards creating a residential area rather than coming up with an industrial use. Ms. Canning stated it has been a delight to work with Ms. Clark. Testimony in Favor: None Testimony in Neutral: None. Testimony in Opposition: None. ---PAGE BREAK--- The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and materials in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to have the property described herein rezoned from Light Industrial (M-1) to Residential 3 B. Rezoning of the parcel will allow for single-family up to multifamily housing, public educational facilities, bed and breakfast, convenience store with no fuel services, planned unit developments, and care facilities to be located in this zone; C. The proposed use of the parcel will not create any non-conforming uses; and D. The Comprehensive Plan of the City of Jerome promotes providing areas of different residential densities and the development of various types to meet the needs of the citizens of the City of Jerome. II. Conclusions A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome. It will not adversely affect the character of the area where the property is located. B. The Commission recommends that the property described above, for rezoning from Light Industrial (M-1) to Residential 3 be approved. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the ---PAGE BREAK--- 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 Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Ave East, Trae Street, and 18th Ave East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Ave East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acres. FINDINGS AND CONCLUSIONS ON THE PUBLIC REVIEW REQUESTED BY EHM ENGINEERS, INC., FOR A RESIDENTIAL PRELIMINARY PLAT OF BECKER SUBDIVISION PHASE 2, ON THE PROPERTY COMMONLY KNOWN AS THE FARMLAND EAST OF 20th AVENUE EAST, TRAE STREET, AND 18th AVENUE EAST FOR APPROXIMATELY 1,120 FEET TO THE CITY LIMITS THEN APPROXIMATELY 1,333 FEET SOUTH TO 16TH AVE EAST, THEN APPROXIMATELY 840 FEET TO THE WEST, JEROME, IDAHO, CONTAINING APPROXIMATELY 30.55 ACRE A public hearing at the request of Ben Lyda/EHM Engineers, Inc. for a residential preliminary plat of Becker Subdivision Phase 2, on the property located at Parcel ID Number RPJ00000086601A (Less Becker Sub No. more commonly known as the farmland east of 20th Avenue East, Trae Street, and 18th Avenue East for approximately 1,120 feet to the City limits then approximately 1,333 feet south to 16th Avenue East, then approximately 840 feet to the west, Jerome, Idaho, containing approximately 30.55 acre, was held, pursuant to notice, on Tuesday, September 9, 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, 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 staff report and background on this request. The property contains approximately 57 acres and is currently zoned Residential 1 as detailed in 17.14.010 of the JMC. The property was annexed into the City and zoned Residential 1 in April of 2006. Per Chapter 16, phases must be approved within one year, or an extension given. It has been over one year, and an extension was not granted—tonight’s request for re-approval of the preliminary plat. This will enable them to proceed with the final plat approval for Phase 2. ---PAGE BREAK--- Ms. Clark stated the original preliminary was brought before the Commission in July 2021. It was shared with the Commission that the original number of lots, 194, would be reduced, as approximately 10-12 acres would be donated to the Jerome Recreation District (JRD) for future development of open space. Eleven acres were donated to the JRD with 181 buildable lots. Final plat for Phase 1 was approved by Council on May 3rd, 2022, for 66 lots. The preliminary plat is subject to Title 16. As pertains to the Jerome Comprehensive Plan, Ms. Clark stated the Application meets objectives in Chapter 4 – Our Built Environment. The Comprehensive Plan Map designates the property in question as residential. Ms. Clark went over the Subdivision – Preliminary Plat Criteria with the Commission. Regarding 16.16.050: PRELIMINARY PLAT, the Applicant has provided a complete subdivision application with adequate information to review the preliminary plat. The subdivision application was deemed complete and scheduled for the next available meeting date, which would allow staff to review the application, take comments from other agencies, and properly notify the public of the public hearing. A mailed notice was sent to adjacent property owners. The following agencies were re-notified regarding the proposed subdivision: Idaho Power; Intermountain Gas; Jerome School District; Jerome County; North Side Canal Company; and the United States Postal Service. North Side Canal Company responded to the initial preliminary plat. All items have been addressed between the developer and the North Side Canal Company. City departments, including Building, Engineering, Fire, Water, and Wastewater, were allowed to comment on this application. Regarding 16.28.040: LOT REQUIREMENTS, as proposed, all lots meet the minimum lot size for the respective zone. Regarding 16.28.050 - .051: STREETS AND DEDICATION OF STREETS, the application proposes local streets meeting the 56-foot right-of-way. The application notes that all streets will be dedicated to public use and be constructed to meet City standards. Access to the subdivision will come from 18th and 20th Avenues East. There are also two accesses proposed from 16th Avenue East, including a half-mile road. The northern portion of 16th Ave East will be constructed as the subdivision is built out. Regarding 16.28.052 - .053: STREET LOCATION AND STREET SPECIFICATIONS, the streets are located accordingly to serve all proposed lots. The streets meet the required ---PAGE BREAK--- horizontal and vertical geometry and minimum and maximum grades. It is noted that there is no driveway access onto 16th Avenue East. Regarding 16.28.054: STREET NAMES, most proposed street names conform. A couple of streets may align with the City’s grid and will need to be changed. The name updates can be made during the final plat process. Regarding 16.28.080: SEWAGE SYSTEM and 16.28.090: WATER MAINS, Will Serve letter have been issued for Phase 1. The existing water and sewer in Phase 1 will continue to serve Phase 2. Regarding 16.28.110: CURBS, GUTTERS AND SIDEWALKS, the development proposes a five-foot wide sidewalk along 16th Avenue East. A five-foot sidewalk with curb and gutter will be constructed within the subdivision. Regarding 16.28.140: IRRIGATION LINES AND WATER STOCKS, pressurized surface irrigation will be provided to all lots. Ms. Clark briefly explained the Commission’s actions for a Preliminary Plat, as explained in JMC 16.16.050. In determining the acceptance of a proposed subdivision, the Commission shall consider the objectives of this title and at least the following: The conformance of the subdivision with the comprehensive plan; The availability of public services to accommodate the proposed development; The continuity of the proposed development with the capital improvement program of the city; The public financial capability of supporting services for the proposed development; and The other health, safety or environmental problems that may be brought to the Commission’s attention. If approved, Ms. Clark recommended the following conditions: Comply with all City of Jerome Department requirements pertaining to construction, and any other needed improvements; A final plat or any part thereof shall be submitted for review and approval by the City Council before recording the plat at the County; and Comply with all City, State, and Federal Requirements. Upon inquiry from Commission Johnson, Ms. Clark stated the developer is responsible for bringing services to the area, streets, and improvements along 16th Avenue East. They are not proposing any private roads, and the city staff has approved. Applicant Testimony: Mr. Matt Ahrens, a resident of Twin Falls Idaho, representing EHM Engineers appeared and testified before the Commission. Mr. Ahrens stated that the Commission has already seen this plat, but there was a little back and forth with the ---PAGE BREAK--- size of the park, which has been resolved. They just missed the one-year window to record the plat. Upon inquiry from Chairman Mink, Mr. Ahrens stated that the only thing that changed was the size of the park. Ms. Clark stated they also had to change a few street names. 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 preliminary plat application, Ms. Clark’s report, and the other documents and material in the file, and having heard the testimony given verbally at the hearing, enters its findings and conclusions as follows: I. Findings A. The subdivision preliminary plat as presented is consistent with the Objectives in Chapter 4 of the Comprehensive Plan, as described in Ms. Clark’s report. No evidence contradicting Ms. Clark’s report was presented. And, the project, as described by Ms. Clark and by Mr. Ahrens, does in fact appear to promote the objectives and policies of the Comprehensive Plan in the manner described by Ms. Clark. B. Based on the Staff Report and based upon the testimony presented, the Commission finds that there is availability of public services to accommodate the proposal. C. The Commission finds that, based on the representations of Ms. Clark, the capital improvement program of the City is not implicated by this project. D. The Commission heard no evidence from any person at the hearing that would suggest there are other health, safety, or environmental problems that would prevent the approval of the preliminary plat as presented. II. Conclusions A. The proposed residential subdivision is in accordance with and satisfies the requirements of Title 16, Chapter 16 of the Jerome Municipal Code. ---PAGE BREAK--- B. Finding that the proposed residential subdivision is in conformance with the Jerome Comprehensive Plan and adequate public services are available to accommodate the proposed subdivision. C. The Commission approves of the request from EHM Engineers, Inc. for a re- approval of a residential preliminary plat on the property described in the agenda, Jerome, Idaho, finding that the subdivision is in conformance with the Comprehensive Plan and adequate public services are available to accommodate the proposed subdivision. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). D. Findings and Conclusions for a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie, for a Future Land Use Map amendment from commercial to residential on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E). FINDINGS AND CONCLUSIONS ON THE APPLICATION OF BBL PROPERTY INVESTMENTS, LLC, FOR A FUTURE LAND USE MAP AMENDMENT FROM COMMERCIAL TO RESIDENTIAL ON THE PARCEL ID NUMBERS RPJ18050030020A AND RPJ18050030030A, LOTS 2 AND 3 BLOCK 3 UPLAND MEADOWS SUB. (30-8S-17E), JEROME, IDAHO A Public Hearing at the request of BBL Property Investments, LLC, c/o Michael Brock Leslie, represented by EHM Engineers, Inc., for a future land use map amendment from commercial to residential on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3, Block 3, Upland Meadows Sub. (30-8S-17E), ---PAGE BREAK--- (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday September 9, 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, gave a staff report and a brief background for the Commission on the application. Ms. Clark stated the property in question was part of the Bird Farm. The property was annexed into the City of Jerome in May 2007 and zoned Area Business. In May of 2008, Lot 1, Block 1, was rezoned to Light Industrial. The subdivision was known as the Jerome Professional Business Park and remained undeveloped. The entire subdivision was rezoned to General Business (C-2) in April of 2010. In 2020, the Jerome Professional Park plat was vacated and then subdivided into the Upland Meadows subdivision. At the Applicant’s request, the northern lots of Upland Meadows were approved for a rezone to Residential 1 Lots 2 and 3 remained General Business The Future Land Use Map designates these parcels as Commercial. It is noted that this area has been designated as commercial for several years, and with the new adopted Comprehensive Plan in 2023, the parcels remained Commercial. Ms. Clark went over the adjacent land use and zoning with the Commission. To the north, the existing land use is city/ county single-family homes, the current zoning of Residential 2/Area of Impact (AOI) Residential, and the Future Land Use Map is Residential Medium/Residential Rural. To the south, the existing land use is farmland/houses, the current zoning is Area of Impact Industrial, and the Future Land Use Map is Industrial. To the east, the existing land use is farmland, the current zoning is Area of Impact Industrial, and the Future Land Use Map is Ag Transition. To the west, the existing land use is farmland/houses, the current zoning is Area of Impact Industrial, and the Future Land Use Map is Industrial. The Applicant is requesting a change to the Future Land Use Map from Commercial to Residential. They would like to develop a second phase of single-family homes. Ms. Clark went over the general procedures for amendments. The Commission needs to consider if the request meets the following: is in accordance with the Comprehensive Plan; and will it create a demand for public infrastructure that is not currently available. As pertains to the City of Jerome’s Comprehensive Land Use Plan, Ms. Clark stated the request is in accordance with Chapter 1: Property Rights. ---PAGE BREAK--- The request is not in accordance with Chapter 4, Our Built Environment, which states, “Enhance our built environment to offer a harmonious blend of land uses that serve our entire community, residents, and visitors, now and in the future.” Commercial designation states: Areas that provide for and encourage the grouping together of business, retail, public, quasi-public, and other related uses. Special permits, including PUDs, may be considered for more intense uses or to incorporate residential uses. Single-family dwellings are not permitted in the C-2 zone; however, three or more units for multi-family housing are allowed by a special use permit. Leaving this area as Commercial as designated allows a variety of businesses and housing that can provide a transition zone from the existing heavy industrial uses to the south and the planned industrial zoning in the future. Ms. Clark stated that the Future Land Use Map designates the surrounding area as future industrial. The current zoning map has existing heavy industrial to the south. This commercial boundary gives a transition zone. Regarding Objective 4.3: Diversify the variety of housing types within the City, while protecting existing neighborhoods. Consideration needs to be given to the protection of the existing Upland Meadows Subdivisions. While additional single-family housing is needed and would be compatible with the existing housing, this would place homes even closer to the existing heavy industrial uses. This would leave the planned development of single-family dwellings unprotected from future industrial development. Ms. Clark stated they needed to review and consider Chapter 3, 3.3.d, which is to consider the impact to adjacent agricultural businesses (fertilizer production, food processing, shipping, 3.3.i etc.) when reviewing new annexations and development applications. As pertains to the demand for public infrastructure that is not currently available, including municipal sewer and water services: Water and sewer would be available to extend at the developer’s expense. It is noted that if an easement cannot be obtained for a gravity sewer, a lift station, privately owned and maintained, would be required for higher-density uses. Ms. Clark stated the staff recommendation is to deny the request to amend the Future Land Use Map from Commercial to Residential, as it is not in compliance with the Comprehensive Plan. She did receive comments from City Departments: These two lots have access to sewer via planned single-site lift pumps into the gravity sewer at the north boundary. The property does not have direct access to gravity sewer due to depth and site ---PAGE BREAK--- elevation limitations. It would require either the extension of a gravity sewer to the location or the construction of a lift station, which would then need to be operated and maintained by City staff. Due to the time and cost of maintaining a public lift station, the City will not accept a public lift station at this time. A private lift station maintained by the HOA would be an option. A private 25 foot wide road was allowed at the SE corner of the Upland Meadows Subdivision, leading to a dedicated fire apparatus access road along the north end of the second phase commercial property. This was only allowed because a dedicated fire lane would be located along the north edge of the commercial property. As two separate access roads are required for the current subdivision, changing the use of the commercial property and reconfiguring the fire apparatus access change this. The current secondary fire apparatus access would no longer meet the terms of the existing agreement. The configuration of the property in question does not allow for two separate fire apparatus access roads that would meet the Fire Code requirements. Fire Code states: Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the dedicated access road is only for emergency vehicles and does not know who maintains it. Ms. Clark re-stated the staff recommendations, based on the comprehensive plan, land use map, and utility access, that this Application be denied. Applicant Testimony: Matt Ahrens, representing EHM Engineers, Inc. in Twin Falls, Idaho, appeared and presented before the Commission. Mr. Ahrens states he recognizes that what they are asking for is big, and expectations have been managed. With Phase 1 of this development, there was some pushback from neighboring residents. He stated that Phase 1 was very successful and is almost entirely built out in four years. They have had a lot of interest in this subdivision, and it is in the interest of the property owners to move forward. Mr. Ahrens stated there were two engineering concerns. One being the sewer and the other being the apparatus road. The first phase has a gravity sewer, but with the second phase, they are fighting the topography. They can go south with the sewer, but there is an existing sewer to the south, so they would have to receive an easement from the south or southwest property owners, or they would have to build a lift station. ---PAGE BREAK--- These are not preferred due to maintenance agreements with HOA and DEQ requirements. Regarding the fire apparatus road, two accesses are required. They have one access off Nez Perce, and they built an “access only” road to the south that goes to Tiger Drive to the east. With the layouts they are proposing, there will be two accesses off Tiger Drive coming into Phase 2. The “access only” will be gated. Mr. Ahrens stated he is not sure who maintains the access road, but believes it is the property owners to the south. Upon inquiry from Commissioner Johnson, Mr. Ahrens stated that there is a lock box that will have keys for the gate, which the fire department will have access to. These boxes are also used for businesses in the community for an emergency. Upon inquiry from Commissioner Johnson regarding the building of homes close to industry, Mr. Ahrens stated that, with the costs of houses now, some of the younger generations may look at buying these homes since they may be more affordable. They already have Phase 1 that borders industrial, this would just be an extension of that. Upon inquiry from Commissioner Johnson, Ms. Clark stated that the surrounding properties are the Area of Impact Industrial, as the county only has one zone for industry. Upon inquiry from Commissioner Reed, Mr. Ahrens stated they may have up to 35-40 lots with approximately 30 acres. Commissioner Reed stated he is sympathetic, as they need single-family homes. Mr. Ahrens stated there will be sewer issues with that property regardless of the zoning and use. Commissioner Johnson stated that, with the lift station, if it is private, it would be up to the HOA to maintain it, and some HOAs are active, while others are not. Mr. Ahrens stated the lift station would be reviewed by the state and permitted by DEQ, where they require a plan of operation and a maintenance schedule with points of contact. There is accountability through the state. Testimony in Favor: Ms. Elliott read the following comments into the record: Michael Tylka and Linda Baker Tylka, Resident of Jerome “Support the application. We approve of this rezone from commercial C-2 to Residential R-2.” Randy Stock, a Jerome resident, appeared and testified before the Commission. Mr. Stock stated he lives to the southwest of the project. He would rather have single- family homes instead of commercial ones and is behind this project. Upon inquiry from Chairman Mink, Mr. Stock does not hear any industrial nuisance on this property. Upon ---PAGE BREAK--- inquiry from Commissioner Reed, Mr. Stock stated they have Scoular, Scott Jackson Trucking, Dairy Gold, IMP, and the Sheriff’s office. He said they do not bother him. They are to the south of him. He stated he hears more noise from the Sheriff’s office than the industries. Barbara Allen, a Jerome resident, appeared and testified before the Commission. Ma. Allen stated she lives on the north side of the property, and they have all of the factories around them, and they do not bother them. She would like to know about lighting and noise ordinances. She stated she does not want commercial use next to them. Upon inquiry from Chairman Mink, Ms. Allen stated she prefers single-family homes instead of duplexes or multifamily homes. She stated that with Jerome growing, it makes sense to have residential on that property, and there is a need for residential housing. Upon inquiry from Commissioner Schroeder, Ms. Allen stated that it is currently zoned commercial, but it has had other zoning before. Ms. Clark stated it has been commercial and then light industrial, and then back to commercial. Ms. Allen noted that if Phase 1 is residential, it makes sense to zone it residential in Phase 2. Testimony in Neutral: None. Testimony in Opposition: Sean Robinson, a resident of Jerome, appeared and testified before the Commission. Mr. Robinson stated he was the third home buyer in Phase 1. When they were told that the land was going to be used for storage units, they now hear rumors that it would be habitat to humanity homes, then it was going to be housing, but more affordable housing with an easement and fencing. He understands there needs to be affordable housing, but he does not want to lose their home values. He stated they have a house that is worth up to $500,000. They have an HOA, and with a big snowstorm, the roads were not maintained. He did not know that the access road was a fire road and had driven on it himself. He asked the Commission to deny the Application. If it is approved, ensure that the housing is the same as in Phase 1. He would like to have the storage as they were told before. He understands that housing can be good and bad. He stated that the HOA already has issues with people not following the rules. Upon inquiry from Commissioner Schroeder, Ms. Clark stated that the roads are public. Ms. Clark stated that there is a lighting ordinance for commercial areas where they are required to have downlit lights. If the property is next to residential, there are further restrictions on the height and the brightness of the lights. Ms. Clark stated they are currently working on a noise ordinance, which should be going to the city council, as it recently passed the Planning and Zoning Commission. ---PAGE BREAK--- Testimony in Rebuttal: Matt Ahrens stated that the roads are currently public. The HOA does not deal with roads. The HOA deals with style references and irrigation in nature. Regarding the housing, he has not seen anything regarding a Phase 1 house being devalued when Phase 2 is built out. He stated that the vision for Phase 2 is the same as Phase 1, with lots ranging from 8,000 sq ft to 12,000 sq ft, featuring single- family homes. They are not looking at smaller homes or trailer parks. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and materials in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to have a future land use map amendment from commercial to residential; B. The request is in accordance with the City of Jerome’s Comprehensive Land Use Plan, specifically Chapter 4; and C. The request will not create a demand for public infrastructure, promote and provide for areas of different residential densities, and the development of various types of housing to meet the needs of the citizens of the City of Jerome while protecting single-family neighborhoods. II. Conclusions A. Taken as a whole, the Application complies with the Comprehensive Plan of the City of Jerome. It will not adversely affect the character of the area where the property is located, as there are existing single-family housing to the north and south, with agriculture to the east and west. B. The Commission recommends that the existing Comprehensive Plan Future Land Use Map designation be adjusted to residential to align with the Comprehensive Plan objectives and goals. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ---PAGE BREAK--- ROD MINK, Chairman of the Board Jerome City Planning and Zoning Please be advised Chapter 17.70, Section 17.70.080 of the Jerome Municipal Code provides guidance on how to appeal a decision by the Commission. The appeal must be made by filing a written appeal form with the City Clerk within ten (10) days of the mailing of the decision to the applicant. Remedies before the City of Jerome on such matters shall not be deemed to have been exhausted until a decision on such an appeal has been made by the City Council. Under Idaho Code, you also have 28 days from the date of approval of the Findings and Conclusions to request a regulatory takings analysis pursuant to Idaho Code 67-8003(2). E. Findings and Conclusions for a request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie, for a rezone request from General Business (C-2) to Residential 2 (R-2) on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E). FINDINGS AND CONCLUSIONS ON THE APPLICATION OF BBL PROPERTY INVESTMENTS, LLC, REPRESENTED BY EHM ENGINEERS, INC., FOR REZONING THE PROPERTY DESCRIBED HEREIN AND MORE COMMONLY AS LOTS 2 AND 3, BLOCK 3, UPLAND MEADOWS SUB. (30-8S-17E), JEROME, IDAHO A Public Hearing at the request from EHM representing BBL Property Investments LLC, C/O Michael Brock Leslie, for a rezone request from General Business (C-2) to Residential 2 (R-2) on the parcel ID numbers RPJ18050030020A and RPJ18050030030A, Lots 2 and 3 BLK 3 Upland Meadows Sub. (30-8S-17E), in Jerome, Idaho, (hereinafter referred to as the “Property”) was held, pursuant to notice, on Tuesday September 9, 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, gave a staff report and brief background for the Commission on the application. Ms. Clark stated this request is concurrent with the request for the Future Land Use Map amendment to be rezoned from commercial to residential 2 so the Applicant does not have to return before the Commission for a rezone if the council approves the application. The request is to rezone the property from General Business to Residential 2. This would allow for single-family homes, duplexes, along with public educational facilities, and bed and breakfasts as detailed in 17.14.010 JMC. Ms. Clark stated they went over the compatibility of the neighboring uses in the previous public hearing and that no non-conforming uses will be created. Chairman Mink noted that they had discussed the uses in the previous hearing, as they are the same thing. ---PAGE BREAK--- Applicant Testimony: Matt Ahrens, of EHM Engineering, Inc. of Twin Falls, Idaho appeared and presented before the Commission. Mr. Ahrens stated they recently made a recommendation for the land use plan, which involved rezoning. Testimony in Favor: None Testimony in Neutral: None. Testimony in Opposition: None. The Jerome City Planning and Zoning Commission, having heard the testimony presented, and having reviewed the application, the stated report, and the other documents and materials in the file, enters its findings and conclusions as follows: I. Findings A. The Application seeks to have the property described herein rezoned from General Business (C-2) to Residential 2 B. Rezoning of the parcel will allow for single-family homes, duplexes, along with public educational facilities and bed and breakfasts as detailed in 17.14.010 JMC C. The proposed use of the parcel will not create any non-conforming uses; and D. The Comprehensive Plan of the City of Jerome promotes providing areas of different residential densities and the development of various types to meet the needs of the citizens of the City of Jerome. II. Conclusions A. Taken as a whole, the application complies with the Comprehensive Plan of the City of Jerome. It will not adversely affect the character of the area where the property is located. B. The Commission recommends that the property described above, for rezoning from General Business (C-2) to Residential 2 be approved. These findings and conclusions, having been adopted by the Jerome City Planning and Zoning Commission on the 23rd day of September, 2025, in support of the decision of the Planning and Zoning Commission on the 9th day of September, 2025, to approve the application for a preliminary plat is hereby made final this 23rd day of September, 2025, subject to appeal by an interested party within the prescribed period under Idaho law. ---PAGE BREAK--- 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 Ben Reed, Commissioner Fraser, and Commissioner Johnson. NAYE: None. DISCUSSION PERIOD & STAFF REPORTS Ms. Clark stated they will hold one meeting on October 14th. She said that she will let everyone know if a November meeting is needed, as the regular meeting would be on Veterans Day. Commissioner Reed stated he is still seeing the three sandwich boards on the sidewalk at Cook Plaza that are blocking the sidewalk. He said there is another sign at Mi Pueblo that is leaning out into the sidewalk. Ms. Clark stated she would speak with the owners. Commissioner Johnson stated that trucks were going to take out the light posts on Main and Lincoln as they kept turning south. They keep blocking the intersection. Commissioner Fraser thanked Ms. Clark for having the window boarded up on the house on East Avenue E. Ms. Clark stated that she may have contact information for her daughter, but she had not made contact yet. She thinks they are listening to her messages, as things have been getting done. Commissioner Johnson noted that the weeds on West Main were mowed. Chairman Mink stated that they have recently discussed moving the meeting time to 6:00 p.m. He said he may be able to do that now. A discussion was held on moving up the time for the Planning and Zoning meetings. It was agreed to update the by-laws and amend the meeting time to 6:00 p.m. Without further discussion, Chairman Mink closed this regular meeting at 8:05 p.m. Rod Mink, Chairman ---PAGE BREAK--- Katie Elliott, Secretary