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Page 1 of 10
CITY COUNCIL AGENDA
City of Idaho Falls
City Council Meeting
680 Park Avenue
Thursday
October 8, 2026
6:30 P.M.
Mayor
City Council
Jim Francis
Council President, Seat 4
John Radford
Council Seat 5
Kirk Larsen
Council Seat 3
Brandon Lee
Council Seat 2
Jim Freeman
Council Seat 6
Michelle Ziel-Dingman
Council Seat 1
Lisa Burtenshaw
Livestream at www.idahofallsidaho.gov/429/Live-Stream
Page 2 of 10
PUBLIC PARTICIPATION
Welcome to the Idaho Falls City Council Meeting.
Regularly scheduled City Council meetings are open to the general public. City Council meetings are also live-
streamed and archived on the City website. Please be aware that the meeting agenda will differ from the published
version if amendments to the agenda are made by the Council during the meeting.
The Council encourages public input. While a general public comment option is not required by Idaho law, the
Idaho Falls City Council welcomes general public input as part of regular City Council meetings. General public
comment will be allowed for up to 20 minutes. However, citizens are always welcome to contact their Council
representatives via e-mail or telephone, as listed on the City website. The Council is committed to an atmosphere
that promotes equal opportunity, civility, mutual respect, proper decorum and freedom from discrimination or
harassment.
Those who wish to address City Council during the council meetings are encouraged to adhere to the guidelines
below.
Public Comment Guidelines
Speakers are encouraged to:
•
State their name and city of residence.
•
Focus comments on matters within the purview of the City Council. Limit comments to three (3) minutes
or less.
•
Refrain from repeating information already presented to preserve time for others to speak. Large groups
are encouraged to select one or two speakers to represent the voice of the entire group.
•
Practice civility and courtesy. City leaders have the right and the responsibility to maintain order and
decorum during the meeting. Time may be curtailed for those speakers whose comments are profane or
disruptive in nature.
•
Refrain from comments on issues involving matters currently pending before the City’s Planning and
Zoning Commission or other matters that require legal due process, including public hearings, City
enforcement actions, and pending City personnel disciplinary matters.
•
Comments that pertain to activities or performance of individual City employees should be shared directly
with the City’s Human Resources Department (208-612-8248), the City’s Legal Department (208-612-
8178) or with the Office of the Mayor (208-612-8235).
Public Hearing Guidelines
•
In-Person Testimony. Because public hearings must follow various procedures required by law, please
wait to offer your testimony until invited/indicated. Please address Council directly and try to limit your
time to three (3) minutes.
•
Written Testimony. The public may provide written testimony via postal mail sent to City Hall or via email
sent to the City Clerk at IFClerk@idahofalls.gov. Testimony will be distributed to the members of the
Council and become a part of the official public hearing record. Written testimony must be received no
later than forty-eight (48) hours prior to the date of the hearing to ensure inclusion in the permanent City
record.
If you need communication aids or other physical accommodations to attend or access this meeting, please
contact the City Clerk at (208) 612-8414 or the ADA Coordinator at (208) 612-8323 prior to the meeting. They will
help accommodate special needs wherever possible.
680 Park Avenue
Idaho Falls, ID 83402
City Council
Agenda
City Council Chambers
6:30 PM
Thursday, October 8, 2026
1.
Call to Order & Roll Call
2.
Pledge of Allegiance
3.
Staff responses to prior public comment and other updates
4.
Public Comment
Please see guidelines on page 2.
5.
Consent Agenda
Questions on Consent Agenda Items may be addressed and/or moved to the Regular Agenda for separate
consideration if requested by a Council Member. Items typical of consent can include routine items for purchase,
supply or inventory replenishment, vehicle or equipment replacement, etc., that are already budgeted. Other changes
to this agenda may require the approval of a majority of Council.
A)
Office of the Mayor
1)
City Council Meeting Minutes
26-386
2026-07-21
2026-07-27
2026-08-24
2026-08-27
2026-09-10
Attachments:
Action Item:
Approve, accept, or receive all items on the Consent Agenda according to the recommendations presented (or take
other action deemed appropriate).
6.
Regular Agenda
A)
Human Resources
1)
City of Idaho Falls 457 Plan - Capital Group/American Funds
26-384
The City of Idaho Falls 457 Plan with The Capital Group/American Funds is a deferred
compensation plan that predates current staff involvement. The exact origination date and
full history of the plan are not known - no plan documents have been located either by the
City or by Capital Group/American Funds. What is known is that the City stopped allowing new
employee enrollments in this plan an estimated one to two decades ago, and no new
contributions have been made to the plan since that time.
Page 3 of 10
City Council
Agenda
October 8, 2026
Staff became aware of the plan's existence a little over a year ago. At that time, a review
found only a small number of employees with any remaining balance in the plan. Currently,
only one individual - a current employee - still has funds invested in this plan, and that
individual is in the process of withdrawing their funds. That withdrawal is expected to be
completed no later than January 2027.
Because the plan retains no active participants (aside from the one individual currently
withdrawing) and accepts no new enrollments or contributions, it no longer serves any
ongoing purpose for the City or its employees.
The purpose of this agenda item is to obtain City Council authorization to formally terminate
the City of Idaho Falls 457 Plan with The Capital Group/American Funds. Upon Council
approval, staff will send a formal letter to Capital Group/American Funds requesting
termination of the plan, to take effect once the remaining participant has completed the
withdrawal of their funds.
Authorization to formally terminate the City of Idaho Falls 457 Plan held with The Capital
Group/American Funds, and to direct staff to notify Capital Group/American Funds in writing
to close out the plan once the final participant has withdrawn their funds (or take other action
deemed appropriate).
Action Item(s):
2)
Memorandum of Agreement (MOU) Between IBEW Local 57 and
The City of Idaho Falls
26-401
Elimination of one position in the collective bargaining Agreement and the addition of two
new positions in the collective bargaining agreement. Position eliminated: Traffic Technician.
Positions added: Journeyman Operation and Traffic Signal Electrician and Apprentice
Operation and Traffic Signal Electrician. These two classifications shall replace the
classification of Traffic Technician currently listed in Exhibit “A.” Upon execution of this MOU,
the classification of Traffic Technician shall be removed from Exhibit “A.”
Any employee who holds the classification of Traffic Technician as of the date of this
Agreement shall be placed into either the Journeyman Operation and Traffic Signal Electrician
classification or the Apprentice Operation and Traffic Signal Electrician classification, as
mutually determined by the City and IBEW Local 57 based upon the factors set forth in the
Promotion & Change of Employment provisions of the Agreement, including the incumbent’s
length of continuous service, knowledge, training, ability, skill, and adaptability.
This MOU is subject to approval by the Idaho Falls City Council and ratification by the
membership of IBEW Local 57.
Approve the MOU with Power Union CBA and give authorization to the Mayor and City Clerk
to execute the necessary documents (or take other action deemed appropriate).
Action Item(s):
Page 4 of 10
City Council
Agenda
October 8, 2026
MOU
Attachments:
B)
Parks & Recreation
1)
Meppen Park Irrigation System Installation Bid
26-389
Idaho Falls Parks and Recreation solicited bids from qualified vendors for the installation of
the Meppen Park Irrigation System Phase. A Summer Rain Inc. was the lowest of the 3 bids
received with a total bid of $98,900.00.
Accept and approve the proposal for the irrigation system installation at Meppen Park and
award the bid to the lowest responsive, responsible bidder, A Summer Rain Inc. in the amount
of $98,900.00 (or take other action deemed appropriate).
Action Item(s):
Bid
Attachments:
C)
Idaho Falls Power
1)
Professional Services Agreement with HDR Engineering in Support
of the Rack Substation Rebuild Project
26-387
On June 21, 2024, the city established a Master Agreement with HDR. This Task Order, if
approved, authorizes the consultant to carry out the necessary design work for rebuilding the
Rack Distribution Substation, located adjacent to the Lower Power Plant off Sunnyside Road.
The total negotiated, not to exceed amount for this work, is $386,000.00.
Approve the Amendment to Agreement for Professional Engineering Services and Professional
Services Task Order with HDR Engineering Incorporated for a total of $386,000.00 and
authorize the Mayor to execute both documents (or take other action deemed appropriate).
Action Item(s):
Task Order
Amendment Agrmt
HDR Agreement
Attachments:
2)
Sole Source Procurement for Materials and Services with Western
States Equipment Company for Peaking Plant Equipment
26-353
These agreements retain the Western States Equipment Company who hold warranties on the
7 generators located at the Idaho Falls Peaking Plant. The 3-Year Oil Change Parts Only Kits
Agreement supplies oil filters, oil and sample kits needed for performing 2000-hour engine
services and the 5-Year Preventative Maintenance Agreement provides required various
Page 5 of 10
City Council
Agenda
October 8, 2026
hourly maintenance required to meet warranty requirements.
The totals for these agreements per year are as follows:
Make a Determination of Sole Source Procurement of Materials and Services, Approving the
Western States Equipment Company (also known as CAT) Customer Value Agreements for 1.)
Oil Change Parts Only Kit Totaling $94,689.00; and 2.) Preventative Maintenance Services
Totaling $565,390.00 and give authorization to the Mayor to sign the necessary documents (or
take other action deemed appropriate).
Action Item(s):
Parts
Maintenance
Attachments:
D)
Community Development Services
1)
Final Plat, Development Agreement, and Reasoned Statement of
Relevant Criteria and Standards, Willows Place Townhomes Division No.
1.
26-377
Attached is the application for the Final Plat, Development Agreement, and Reasoned Statement of
Relevant Criteria and Standards for Willows Place Townhomes Division No. 1. The Planning and Zoning
Commission considered this item at its November 5, 2025, meeting and unanimously voted to
recommend approval of the final plat to the Mayor and City Council as presented. This Final Plat was
reviewed by CDS Planning staff as well as staff from Fire, Idaho Falls Power, and the Public Works
Water, Wastewater, and Engineering/Survey Divisions.
1. Approve the Development Agreement for the Final Plat for Willows Place Townhomes Division No. 1
and give authorization for the Mayor and City Clerk to sign said agreement (or take other action
deemed appropriate).
2. Approve the Final Plat for Willows Place Townhomes Division No. 1 and give authorization for the
Mayor, City Engineer, and City Clerk to sign said Final Plat (or take other action deemed appropriate).
3. Approve the Reasoned Statement of Relevant Criteria and Standards for the Final Plat for Willows
Place Townhomes Division No. 1 and give authorization for the Mayor to execute the necessary
documents (or take other action deemed appropriate).
Action Item(s):
Page 6 of 10
City Council
Agenda
October 8, 2026
Zoning Map
Aerial Map
Final Plat
Staff Report
PC Minutes
Reasoned Statement
Development Agreement
Attachments:
2)
Legislative Public Hearing for the Annexation and Initial Zoning of I&M,
Industrial and Manufacturing - Annexation and Initial Zoning
Ordinances and Reasoned Statements of Relevant Criteria and
Standards for approximately 4.482 acres.
26-378
Attached is the application for Annexation and Initial Zoning of I&M, Industrial and Manufacturing,
which includes the Annexation and Initial Zoning Ordinances and Reasoned Statements of Relevant
Criteria and Standards for approximately 4.482 acres in the E ½ of Section 8, Township 2 North, Range
38 East. On August 4, 2026, the Planning and Zoning Commission unanimously voted to recommend
approval of the annexation with initial zoning of I&M to the Mayor and City Council as presented.
This annexation was reviewed by CDS Planning staff as well as staff from Fire, Idaho Falls
Power, and the Public Works Water, Wastewater, and Engineering/Survey Divisions.
1. Approve the Ordinance annexing approximately 4.482 acres in the E ½ of Section 8, Township 2
North, Range 38 East; assign a Comprehensive Plan Designation of “Industrial;” and under a suspension
of the rules requiring three complete and separate readings, request that it be read by title and
published by summary (or consider the Ordinance on the first reading and that it be read by title,
reject the Ordinance, or take other action deemed appropriate).
2. Approve the Reasoned Statement of Relevant Criteria and Standards for the annexation of
approximately 4.482 acres in the E ½ of Section 8, Township 2 North, Range 38 East and give
authorization for the Mayor to execute the necessary documents (or take other action deemed
appropriate).
3. Approve the Ordinance establishing the initial zoning for I&M, Industrial and Manufacturing as
shown in the Ordinance exhibits under a suspension of the rules requiring three complete and
separate readings; and request that it be read by title and published by summary; that the City limits
documents be amended to include the area annexed herewith; and that the City Planner be instructed
to reflect said annexation, amendment to the Comprehensive Plan, and initial zoning on the
Comprehensive Plan and Zoning Maps located in the Planning office (or consider the Ordinance on the
first reading and that it be read by title, reject the Ordinance, or take other action deemed
appropriate).
4. Approve the Reasoned Statement of Relevant Criteria and Standards for the initial zoning of I&M,
Industrial and Manufacturing and give authorization for the mayor to execute the necessary
documents (or take other action deemed appropriate).
Action Item(s):
Page 7 of 10
City Council
Agenda
October 8, 2026
Zoning Map
Aerial Map
Comp Plan Map
Exhibit Map
Exhibit A
Staff Report
PC Minutes
Ordinance (Annexation)
Reasoned Statement (Annexation)
Ordinance (Initial Zoning)
Reasoned Statement (Initial Zoning)
Attachments:
3)
Legislative Public Hearing for the Annexation and Initial Zoning of HC,
Highway Commercial - Annexation and Initial Zoning Ordinances and
Reasoned Statements of Relevant Criteria and Standards for
approximately 2.23 acres.
26-379
Attached is the application for Annexation and Initial Zoning of HC, Highway Commercial, which
includes the Annexation and Initial Zoning Ordinances and Reasoned Statements of Relevant Criteria
and Standards for approximately 2.23 acres in Lots 2 and 3, Carlyle-Erma Subdivision Division No. 1. On
September 1, 2026, the Planning and Zoning Commission unanimously voted to recommend approval
of the annexation with initial zoning of HC to the Mayor and City Council as presented. This
annexation was reviewed by CDS Planning staff as well as staff from Fire, Idaho Falls Power,
and the Public Works Water, Wastewater, and Engineering/Survey Divisions.
1. Approve the Ordinance annexing approximately 2.23 acres for Lots 2 and 3, Carlyle-Erma
Subdivision Division No. 1; assign a Comprehensive Plan Designation of “Mixed-Use Centers &
Corridors;” and under a suspension of the rules requiring three complete and separate readings,
request that it be read by title and published by summary (or consider the Ordinance on the first
reading and that it be read by title, reject the Ordinance, or take other action deemed appropriate).
2. Approve the Reasoned Statement of Relevant Criteria and Standards for the annexation of
approximately 2.23 acres in Lots 2 and 3, Carlyle-Erma Subdivision Division No. 1 and give
authorization for the Mayor to execute the necessary documents (or take other action deemed
appropriate).
3. Approve the Ordinance establishing the initial zoning for HC, Highway Commercial as shown in the
Ordinance exhibits under a suspension of the rules requiring three complete and separate readings;
and request that it be read by title and published by summary; that the City limits documents be
amended to include the area annexed herewith; and that the City Planner be instructed to reflect said
annexation, amendment to the Comprehensive Plan, and initial zoning on the Comprehensive Plan and
Zoning Maps located in the Planning office (or consider the Ordinance on the first reading and that it
be read by title, reject the Ordinance, or take other action deemed appropriate).
Action Item(s):
Page 8 of 10
City Council
Agenda
October 8, 2026
4. Approve the Reasoned Statement of Relevant Criteria and Standards for the initial zoning of HC,
Highway Commercial and give authorization for the mayor to execute the necessary documents (or
take other action deemed appropriate).
Zoning Map
Aerial Map
Comp Plan Map
Exhibit Map
Exhibit A
Staff Report
PC Minutes
Ordinance (Annexation)
Reasoned Statement (Annexation)
Ordinance (Initial Zoning)
Reasoned Statement (Initial Zoning)
Attachments:
4)
Quasi-Judicial Public Hearing - Planned Unit Development (PUD) and
Reasoned Statement of Relevant Criteria and Standards, Higham
Riverfront Townhomes.
26-380
Attached is the application for the PUD and Reasoned Statement of Relevant Criteria and Standards for
Higham Riverfront Townhomes. On August 4, 2026, the Planning Commission unanimously voted to
recommend approval of the PUD to the Mayor and City Council with the condition of additional
enhanced vegetation, up to 16 trees as to be negotiated with the Parks Department along the
northern buffer and/or to the southwest portion of the property. This PUD was reviewed by CDS
Planning staff as well as staff from Fire, Idaho Falls Power, Parks and Recreation, the Public Works
Water, Wastewater, Sanitation, and Engineering/Survey Divisions.
1. Approve the Planned Unit Development (PUD) for Higham Riverfront Townhomes as presented (or
take other action deemed appropriate).
2. Approve the Reasoned Statement of Relevant Criteria and Standards for the Planned Unit
Development for Higham Riverfront Townhomes and give authorization for the Mayor to execute the
necessary documents (or take other action deemed appropriate).
Action Item(s):
Page 9 of 10
City Council
Agenda
October 8, 2026
Zoning Map
Aerial
Comp Plan Map
Airport Land Use
Structure Elevations
4 plex - ELEVATIONS
PUD Plans
Staff Report
PC Minutes
Neighborhood Meeting
Public Comments
Higham PUD Letter
Reasoned Statement
Attachments:
7.
Announcements
8.
Adjournment
Page 10 of 10
Memorandum
File #: 26-386
City Council
DATE: Tuesday, September 29, 2026
AGENDA: Consent
FROM: Linda Lundquist, City Clerk
DEPARTMENT: Mayor's Office
Title
City Council Meeting Minutes
☐Ordinance
☐Resolution
☐Quasi-Judicial Public Hearing
☐Legislative Public Hearing
☒Confirmation/Consent/Acceptance
☐Approval/Authorization/Ratification
Action(s) Requested:
Approve the City Council Meeting minutes from the July 21, 27, August 24, 27, and September 10, 2026
meetings (or take other action deemed appropriate).
Description, Background Information, Purpose:
Attached are the following minutes
·
July 21, 2026 - Special Budget Meeting
·
July 27, 2026 - Work Session
·
August 24, 2026 - Work Session
·
August 27, 2026 - City Council
·
September 10, 2026 - City Council
This item has been reviewed by the City’s Legal & Finance Departments.
City of Idaho Falls
Printed on 10/6/2026
Page 1 of 1
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City Council Budget Session
Meeting Minutes
1
680 Park Avenue
Idaho Falls, ID 83402
Tuesday, July 21, 2026
12:00 PM
City Council Chambers
Call to Order and Roll Call
There were present:
Mayor Lisa Burtenshaw
Council President Jim Francis (via Teams)
Councilor Michelle Ziel-Dingman
Councilor Jim Freeman
Councilor Kirk Larsen
Councilor Brandon Lee
Councilor John Radford
Also present:
Ian Turner, Airport Director
Chris Fredericksen, IF Power GM
Darin Jones, Human Resources Director
Pam Alexander, Municipal Services Director
PJ Holm, Parks and Recreation Director
Wade Sanner, CDS Director
Josh Roos, IF Power Chief Financial Officer
Johan Olsen, Fire Chief
Brooks Slyter, Assistant Finance Manager
Bryce Johnson, Police Chief
Chis Canfield, Public Works Director
Robert Wright, Library Director
Roger Chunn, Library Board
Margaret Wimborne, Chief of Staff
Cody Roberts, Public Information Officer
Zack Jones, City Attorney
Linda Lundquist, City Clerk
Mayor Burtenshaw called the meeting to order at 12:06 p.m. with the following items:
Mayor – Opening Remarks and Announcements
•
Mayor Burtenshaw emphasized that the budget is a forecast, not cash on hand, and represents
educated estimates of revenues and expenditures over the coming fiscal year.
•
Council and staff were reminded that actual revenues (property taxes, state funding, franchise fees,
user fees, etc.) must be monitored throughout the year and spending adjusted accordingly.
•
The upcoming ERP software is expected to improve financial tracking and help department directors
better monitor budgets and revenues in real time.
•
Mayor Burtenshaw stressed the importance of departmental accountability for staying within
budget, while recognizing that unexpected emergencies can occur and should be managed
appropriately.
•
Departments were encouraged to use each budget cycle to plan for known expenses and improve
future budgeting based on prior experience.
•
Printed budget binders were provided to staff and attendees who were not Council Members to
ensure everyone had access to the budget materials for the workshop.
Mayor & Council – Discussion: Review of Council Priorities for 2026-2027 Budget Year:
Budget Workshop Discussion – Council Priorities & Budget Direction
•
Mayor Burtenshaw explained that the City's strategic aspirations (healthy community, economic
vibrancy, good governance, financial stability, safety, etc.) guide the daily work of every
department, while the 2026–2027 Council priorities identify specific initiatives for the upcoming
budget.
City Council Budget Session
Meeting Minutes
2
680 Park Avenue
Idaho Falls, ID 83402
•
To better track progress, staff added status updates to each Council priority so
accomplishments can be measured throughout the year rather than carrying the same priorities
forward annually without clear completion.
•
Several priority areas were highlighted for Council discussion to ensure they are clearly reflected
in the budget and understood by departments.
Major Priority Discussions
•
Parks & Greenbelt Improvements
o
The Parks Capital Improvement Program (CIP) includes significant investments,
particularly along the Greenbelt, following changes in funding responsibilities with Idaho
Falls Power.
o
Council was reminded that these projects are fully funded through the CIP and are
intended to produce visible improvements for residents.
•
Code Enforcement
o
Mayor Burtenshaw suggested that Council clarify expectations for code enforcement
after concerns raised during the Jefferson Street sidewalk project.
o
Discussion centered on distinguishing between educating property owners and enforcing
existing code and whether improvements are needed before enforcement actions begin.
•
ERP Implementation & Financial Management
o
Staff reported the ERP implementation has been a major undertaking but has gone
relatively smoothly compared to other cities.
o
As the system stabilizes, financial planning expects to become more proactive by
working with departments year-round on budgeting and capital planning instead of
focusing primarily on annual budget preparation.
•
City Hall Space Planning
o
Funding is included to evaluate and reorganize office space within City Hall after
departmental moves.
o
A committee will review security needs, public-facing functions, and long-term
workspace planning.
Personnel & Budget Requests
•
Council discussed whether departmental requests are primarily for new personnel rather than
capital projects.
•
Department responses included:
o
Public Works and Municipal Services have limited staffing requests tied to growth and
utility operations.
o
Parks & Recreation intentionally submitted no new staffing requests due to the tight
budget year.
o
Police and Fire continue to have personnel needs because their services are labor-
intensive.
•
Council compared Idaho Falls' staffing levels with Caldwell and noted that direct comparisons
are difficult because Idaho Falls operates additional services such as electric utilities, fiber,
ambulance, sanitation, and other municipal functions.
Utility Billing Software & Customer Service
•
Council discussed plans for a new utility billing system separate from the ERP.
•
Goals include:
o
Modernizing billing and customer service.
o
Supporting new features such as time-of-day rates, prepay options, texting, AI-assisted
customer service, and faster access to customer information.
City Council Budget Session
Meeting Minutes
3
680 Park Avenue
Idaho Falls, ID 83402
o
Providing a single source of billing information across utilities while allowing different
departments to access the same customer records.
•
Council also discussed using the billing system as a communication tool to highlight the value
residents receive from city-owned utilities and other municipal services.
Resident Communication & Community Engagement
•
Staff described a proposed Welcome Box for new utility customers containing community
information, Parks & Recreation guides, Zoo/recreation coupons, and information on City
services, emergency alerts, and local amenities.
•
Council supported improving communication with both new and long-time residents, noting
many people still do not fully understand how City services and programs operate.
Jefferson Street Sidewalk Replacement Discussion
•
Council spent considerable time discussing public concerns over the Jefferson Street sidewalk
replacement project.
•
Key concerns included:
o
Residents misunderstood who would be responsible for replacing sidewalks after City
work.
o
Communication letters created confusion and frustration.
o
Homeowners struggled to find contractors willing to perform small sidewalk projects.
•
Ideas discussed included:
o
Developing a standardized citywide sidewalk replacement program.
o
Improving communication before projects begin.
o
Allowing the City to finance sidewalk replacements and recover costs through utility bill
payments.
o
Exploring partnerships with workforce development organizations or nonprofits to
complete smaller projects.
o
Providing residents both City financing and private contractor options.
•
Council generally agreed a different approach is needed to make sidewalk replacement more
affordable and easier for residents.
Long-Term Infrastructure Planning
•
Council discussed whether future developments could contribute funding toward long-term
sidewalk replacement, similar to planning for aging infrastructure decades in advance.
•
While recognizing legal questions remain, members expressed interest in exploring long-term
funding mechanisms.
River Corridor Planning
•
Staff reported that planning for the Snake River corridor remains a high priority, with current work
focused on:
o
Data collection.
o
Public outreach planning.
o
Environmental and floodplain analysis.
o
Coordination between Parks, Community Development, and Idaho Falls Power.
•
Capital projects are expected in future years after planning is complete.
•
Council emphasized balancing recreation, environmental protection, public safety, and carefully
planned economic development while protecting the river corridor.
Overall Budget Philosophy
•
The Mayor encouraged Council to approach budget discussions with the perspective that Idaho
Falls offers exceptional amenities and services, including the Zoo, Aquatic Center, Frontier
Center, city-owned utilities, parks, and airport.
City Council Budget Session
Meeting Minutes
4
680 Park Avenue
Idaho Falls, ID 83402
•
While acknowledging that difficult budget decisions remain, the Mayor encouraged maintaining a
positive tone focused on the value these community assets provide to residents.
Finance
1. Presentation — Property Tax Impact to Property Owners
•
Finance reviewed the proposed property tax assumptions, including the statutory 3% increase,
estimated growth and annexation, and optional use of 1% and 3% forgone taxes.
•
Staff explained that most of the new property tax revenue would support the General Fund,
primarily to help offset rising personnel costs, while other tax-supported funds would receive a
3% increase.
•
Using estimated property values, Finance showed the annual tax impact on homeowners under
three scenarios:
o
3% statutory increase only
o
3% increase plus 1% forgone
o
3% increase plus both 1% and 3% forgone
•
Similar examples were provided for commercial properties, showing how tax impacts increase
with higher property values.
•
Council noted that the recent shift of property tax burden toward residential properties appears
to have stabilized, though final assessment data is still pending.
•
Council also discussed the lack of local data on short-term rentals (Airbnb’s) and rental
properties, expressing interest in working with the County Assessor to better understand the
number of residential properties that do not receive the homeowner's exemption.
2. Presentation — General Fund Support of Aquatic Center, Frontier Center, Activity Center, Zoo,
Skating Rink, Cemetery, Animal Shelter, Rec. Dept.
The City Council held a policy discussion on the level of General Fund support provided to City
services and facilities that also generate user fee revenue. The Mayor emphasized that the purpose
was not to make immediate budget cuts, but to better understand how much taxpayer support each
operation receives and to begin a long-term conversation about whether those subsidy levels remain
appropriate. Council was encouraged to consider whether some assets should receive more, less,
or no General Fund support in the future.
Finance presented six years of historical data for nine fee-supported operations. The charts
illustrated both the dollar amount and percentage of General Fund support. Increasing General Fund
support indicates taxpayers are covering a larger share of operating costs, while decreasing support
shows operations becoming more self-sustaining through user fees. Negative General Fund support
indicates operations that fully fund themselves and generate additional revenue for future capital
needs.
Community Development Services
•
Permit fees fully covered operating costs during years of unusually high commercial and
multifamily construction, but General Fund support has increased as development shifted back
toward single-family homes, townhomes, and duplexes.
•
The proposed 5% permit fee increase will generate approximately $70,000 in additional revenue
but will only modestly reduce the subsidy.
•
Staff is conducting a broader review of permit fees separate from development impact fees.
City Council Budget Session
Meeting Minutes
5
680 Park Avenue
Idaho Falls, ID 83402
Frontier Center
•
Temporary increases in General Fund support were largely due to reduced revenue during the
lobby expansion project.
•
Recent fee restructuring standardized rental rates, improving fairness and increasing annual
revenue by more than $200,000.
•
The expanded lobby now provides additional rental opportunities for weddings and events.
•
A benchmarking study comparing Frontier Center fees to similar regional venues will be
completed before considering additional fee changes.
•
The facility maintains a Major Unusual Repair and Replacement Fund (MURF) funded through
ticket surcharges for future capital replacements.
•
Council discussed future improvements to backstage areas while noting the facility remains
heavily utilized, with bookings exceeding 180 days annually.
Animal Shelter
•
Reduced General Fund support in the proposed budget reflects the transfer of code enforcement
officers to the Police Department rather than operational changes.
•
Overall subsidy levels have gradually increased over time.
Parks and Recreation Programs
•
Recreation programs, including youth and adult sports, are projected to become fully self-
supporting.
•
Increased field-use fees, higher nonresident rates, and operational efficiencies have improved
cost recovery.
•
Staff emphasized a new philosophy of viewing resident discounts as a community benefit rather
than charging nonresidents a penalty.
•
Any operating surplus would help fund future equipment and facility replacements.
Aquatic Center
•
The Aquatic Center continues to require substantial General Fund support because pools are
expensive to operate.
•
Proposed increases to nonresident admission fees are intended to reduce, but not eliminate, the
subsidy.
•
Staff explained that public pools are typically subsidized by approximately 50%, making Idaho
Falls consistent with industry norms.
•
Approximately 60% of users are City residents and 40% are nonresidents.
•
Higher nonresident swim team fees have increased revenue without significantly affecting
facility usage.
Skating Rink
•
The skating rink has historically been nearly self-supporting.
•
Indoor pickleball participation has fallen short of expectations despite low fees.
•
Staff is exploring indoor soccer (futsal) and other programming opportunities to improve year-
round utilization.
Activity Center
•
Staffing returned to normal levels after turnover, increasing operating costs.
•
Programming has been shifted primarily to business hours to reduce overtime expenses.
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•
The Mayor questioned whether the City should continue operating the facility because it receives
more than 80% General Fund support.
•
Staff explained that much of the reported cost represents Parks & Recreation employees who
perform maintenance and support work throughout the community, suggesting the building
functions more as a Parks & Recreation operations center than a fee-supported recreation
facility.
•
Approximately $173,000 of the $223,000 General Fund support is payroll.
•
Council discussed whether the federally acquired building could someday be repurposed for
another community use, such as a Family Justice Center, while recognizing federal restrictions
require Parks & Recreation-related uses unless permission is granted.
Zoo and Funland
•
General Fund support for the Zoo has remained relatively consistent.
•
Funland revenues have improved, currently generating about $12,000 per week, but remain well
below the approximately $35,000 per week assumed in the adopted budget, resulting in an
estimated $309,000 revenue shortfall.
•
Staff recommended allowing another full operating season before making major changes
because previous seasons were affected by delayed openings and incomplete facilities.
•
Future revenue opportunities discussed included banquet rentals, an outdoor amphitheater,
miniature golf, and an electric train attraction.
•
Council reviewed the Zoo's approximately $1.3 million General Fund subsidy and proposed
admission increases from $8 to $10 for residents and $12 to $14 for nonresidents.
•
Attendance remains strong at roughly 140,000 annual visits.
•
Council requested additional analysis of annual pass usage and asked staff to develop long-term
options for reducing the Zoo's General Fund subsidy.
Long-Term Financial Strategy
•
Council discussed establishing multi-year financial targets rather than requiring immediate
reductions in General Fund support.
•
Staff indicated that clearly defined goals would allow departments to develop plans involving
sponsorships, operational efficiencies, and revenue growth.
•
Finance estimated that reducing Zoo support by approximately $1 million would require either:
o
roughly a 67% increase in fee revenue,
o
approximately $1.3 million in operating reductions, or
o
a combination of both.
•
Council emphasized that financial goals should be phased in over several years and compared
against similar communities.
AZA Accreditation
•
Staff explained that maintaining Association of Zoos and Aquariums (AZA) accreditation is a
policy choice that increases staffing and operating costs.
•
While some discretionary conservation spending could potentially be reduced, significant
reductions could affect employee recruitment, professional standards, accreditation, and the
Zoo's reputation.
•
Council indicated it should establish policy and financial goals while allowing Zoo management
to determine how best to achieve them.
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ERP and Revenue Opportunities
•
Council highlighted the City's new ERP system as an opportunity for Finance to provide
departments with improved financial analysis and strategic budgeting support.
•
Staff also discussed creating broader membership or subscription programs that could combine
Zoo, Funland, and recreation benefits to provide more predictable year-round revenue.
Cemetery
•
The Cemetery continues to receive substantial General Fund support because revenues remain
relatively flat while personnel and maintenance costs continue to rise.
•
Recent investments include road repairs, infrastructure improvements, and niche walls.
•
Council discussed the challenge of funding perpetual maintenance through a one-time
maintenance fee and considered increasing that fee from $200 to $300.
•
Broader policy questions included whether perpetual maintenance funding should be
restructured, whether burial plot resales should be more regulated, and how to address the
City's maintenance obligations when individual families own burial plots.
•
Staff explained that plot owners are responsible for individual grave sites while the City
maintains overall grounds and infrastructure.
•
Council also recognized that cemeteries serve broader public purposes as community green
spaces and walking areas.
Governmental Fund Overview
Finance concluded the discussion by reviewing how City operations are funded through different
governmental fund types:
•
General Fund – flexible funding supported primarily by property taxes and state revenues.
•
Special Revenue Funds – restricted funding for services such as streets, recreation, library, and
EMS.
•
Capital Project Funds – dedicated to infrastructure, grants, and major capital improvements.
•
Enterprise Funds – self-supporting operations funded entirely through user fees, including
power, water, sewer, sanitation, and the airport.
Public Works was highlighted as an example of a department that operates across all four fund types
because it manages services funded through multiple revenue sources.
3. Presentation — Governmental Funds, Capital Projects and Personnel Costs for 2026-2027
Staff reviewed the operational enhancements and capital projects already included in the proposed
$380 million FY 2026-27 budget, emphasizing that most funding is dedicated to maintaining existing
services. The discussion focused on new initiatives before Council considers any remaining
discretionary funding requests.
•
Operational additions include:
o
A new Police Response Detective funded through opioid settlement and seizure funds.
o
A part-time Police Evidence Clerk to support evidence management.
o
New Parks & Recreation winter and spring activity guides, expected to be self-funded
through advertising and enterprise revenues.
o
Additional part-time Transit staff, supported through grants and local match funding.
•
Major administrative and technology projects:
o
A $2 million Utility Customer Information System replacement will modernize utility
billing over an estimated 18-month implementation, funded by utility enterprise funds.
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o
$300,000 is included to relocate Human Resources into Annex B, eliminating leased
office space (saving approximately $40,000 annually) and creating dedicated training and
private meeting areas. The project will be funded using repayments associated with the
Frontier Center project.
•
Transit and Parks investments:
o
Funding is included for new transit bus stops, primarily supported by grants, with
locations to be finalized as street improvements occur.
o
Greenbelt-funded park projects include:
▪
Converting the railroad bridge into a pedestrian pathway.
▪
Building stairs into the Japanese Friendship Garden.
▪
Heritage Park pathway, lighting, and parking lot improvements.
▪
Additional park improvements supported through a combination of grants and
delayed playground replacement funding.
•
Golf Fund improvements:
o
Strong golf course revenues, driven largely by the success of automated driving range
ball machines, will fund new maintenance equipment and patio improvements without
General Fund support.
•
Fire Department investments:
o
Wildland deployment revenues will fund outfitting new City fire engines and potentially
purchase additional wildland apparatus if grant funding is unavailable, allowing wildland
revenues to support broader fire department operations.
•
Impact Fee projects:
o
Police impact fees will continue funding approximately $630,000 of annual police station
debt service and purchase two police vehicles using previously collected impact fees.
o
Staff cautioned that declining impact fee revenue may require the General Fund to
eventually absorb more of the police station debt payments.
o
Parks impact fees will fund grading and utility work at Sandy Downs.
o
Street impact fees will support several roadway improvement projects throughout the
City.
•
Public Works infrastructure:
o
Multiple street, bridge, traffic signal, and landscaping projects are planned, many
leveraging state and federal grants. Staff noted that while the City's direct contribution is
smaller, the total infrastructure investment exceeds $17 million.
•
Zoo capital improvements:
o
Zoo projects will be funded through prior-year surcharge revenues and donations rather
than the General Fund.
o
Planned improvements include exhibit upgrades and facility improvements, while the
larger entrance project remains unfunded.
o
Staff noted these projects are largely replacements or renovations and are not expected
to require additional staffing or ongoing General Fund operating costs.
Break 2:32 pm – 2:46 pm
4. Presentation — Fees for City Services and Changes/Increases for 2026-2027
Staff presented proposed updates to the City’s Master Fee Schedule, highlighting major fee changes
by department. Staff noted that there are a significant number of changes this year, with more than
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half of the fee schedule being revised when filtering only for updates. A detailed list of all changes
will be provided to Council for further review before adoption.
Public Works / Utility Fee Changes
Water and Wastewater
•
Water fees:
o
Proposed 3% increase for service connection fees.
o
Proposed 5% increase for monthly utility charges.
•
Wastewater fees:
o
Proposed 5% increase for monthly sewer charges.
o
Proposed 5–7% increases for industrial customers depending on classification.
o
Proposed 5% increase for sewer main connections.
o
Proposed 30% increase for sewer service connection fees.
Sewer Connection Fee Study
•
The sewer connection fee increase is based on a recently completed capacity study following
major wastewater treatment improvements, including the dewatering project.
•
Staff explained that Idaho Falls’ connection fees are significantly lower than surrounding
communities:
o
Idaho Falls proposed fee: approximately $1,680 per connection after the increase.
o
Comparable regional fees are much higher (for example, approximately $7,000 in some
neighboring systems).
•
The increase will help:
o
Better reflect the actual cost of capacity in the treatment system.
o
Strengthen future agreements with regional partners such as the Eastern Idaho Regional
Sewer District and UCON.
•
Staff noted that while the percentage increase is large, the actual dollar amount remains
competitive.
Sanitation / Landfill Fee
•
A new Bonneville County Landfill Fee (tipping fee) is proposed as a separate line item on utility
bills.
•
The fee will be charged by the County based on waste tonnage delivered to the transfer station.
•
Estimated residential impact:
o
Current sanitation fee: approximately $9.90/month per can.
o
New landfill fee: approximately $6.90/month per can. (or $16.80/month per can)
•
The fee will also affect commercial customers and private waste haulers.
•
Staff emphasized the fee is driven by County landfill costs and future facility needs, not a City-
generated increase.
•
The County is expected to provide public communication explaining how revenues will be used.
•
City staff will coordinate messaging and provide notice before implementation.
Future Recycling Discussion - Council discussed long-term waste management strategies,
including:
•
Regional recycling approaches.
•
Potential composting opportunities.
•
Expanded cardboard collection.
•
Possible partnerships with Bonneville County to achieve economies of scale.
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•
Staff noted landfill capacity challenges are increasing and future solutions may need regional
cooperation.
Idaho Falls Power and Fiber Fees
Power Rate Adjustments
•
Proposed:
o
2% increase to residential monthly base charges.
o
3% increase to residential consumption rates.
o
Additional adjustments to various demand/service fees.
•
Fiber backbone service fees proposed to increase by 6%.
Street Light Utility Fee
•
Staff proposed establishing a dedicated street light utility fee.
•
Proposed charge: approximately $1.50/month per customer.
•
Purpose:
o
Create a dedicated funding source for street light operation and maintenance.
o
Improve accounting transparency.
•
Staff noted Idaho Falls is approximately 70% complete with LED streetlight conversions.
•
LED upgrades are expected to reduce electricity usage by more than 50%.
Airport Fees
•
Proposed airport fee changes primarily clarify and restructure existing charges:
o
New landing fees.
o
New terminal fees.
o
Key replacement fees for tenant losses or damages.
•
The revised approach provides clearer billing for:
o
Allegiant’s less-than-daily service.
o
Charter flights.
o
Other intermittent airline operations.
Staff explained the change improves consistency rather than representing a high new cost.
Parks, Recreation, Zoo, and Golf Fees
Parks
Proposed changes include:
•
Removing and consolidating fees to simplify the schedule.
•
Increases to:
o
Facility rentals.
o
Field use fees.
o
Cemetery fees.
•
Perpetual cemetery maintenance fee increase:
o
From $200 to $300 (50% increase).
•
Zoo and Funland:
o
Admission and program fee increases.
•
War Bonnet Round Up:
o
Admission and VIP seating increases (approximately 6–20%).
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Recreation Programs
•
Increased nonresident rates for most programs.
•
Adjustments to skating rink fees and passes.
•
Staff noted user participation is approximately 60% residents / 40% nonresidents, supporting
continued differentiation between resident and nonresident pricing.
Golf
•
Proposed:
o
5% increase for residents.
o
20% increase for nonresidents.
o
15% increase for driving range fees.
o
5–8% increases for rentals and passes.
Increases reflect strong demand and improved financial performance at the golf course.
Other Governmental Fee Updates
Additional proposed changes include:
•
Police and Animal Control fees:
o
Licensing.
o
Cremation.
o
Euthanasia services.
•
Community Development Services:
o
5% increase to permitting-related fees.
•
Volunteer Center:
o
New lobby rental fees for events.
•
General cleanup:
o
Removal of outdated fees.
o
Corrections and administrative updates.
Finance, Directors - Presentation — Enterprise Funds (Airport, Water, Sanitation, Wastewater, Power and
Fiber), New personnel requests, Large Capital Projects
Staff reviewed proposed enterprise fund capital projects and personnel additions, noting that fee
discussions had already been covered and the focus would be on new staffing requests and major capital
investments. Many projects are continuations of previously discussed initiatives or replacement needs.
Airport Enterprise Fund
•
Staff noted there are no significant new updates from the prior June 22 presentation.
•
Upcoming Council presentations will cover:
o
Terminal expansion project.
o
Air Traffic Control Tower and VOR (VHF Omnidirectional Range) project.
•
Other airport capital projects include:
o
Carryover projects from the current year.
o
The Peterson property project, which is being maintained in the budget to remain eligible for
future FAA funding.
•
Staff also noted routine enterprise equipment replacements are included.
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Water Enterprise Fund
New Personnel Request
•
Two new Water Service Technicians are proposed.
•
Purpose:
o
Replace contracted utility locating services.
o
Improve coordination between Water, Sewer, Power, and Fiber locating operations.
•
Staff explained this is budget-neutral, not a cost increase:
o
Current budgets already fund contracted locating work.
o
Bringing the work in-house provides:
▪
Better accountability.
▪
More consistent service.
▪
One coordinated locator instead of multiple employees/contractors responding
separately.
Water Usage Data Discussion
•
Council asked whether expanded metering efforts could eventually allow residents to see their water
usage.
•
Staff noted:
o
Customers with meters already have access to usage information through an app.
o
Water usage data can support conservation efforts.
o
Idaho Falls has information available regarding per-capita water consumption, though
current usage levels indicate conservation opportunities remain.
Water Capital Projects
Major planned investments include:
•
New Water Administration Building near Poplar.
•
Well upgrades and new well development north and south of the city.
•
Annual water main extensions and replacements coordinated with street projects.
•
Continued meter box installations to support future expanded metering.
•
65th South Pump Station upgrades.
•
Fleet equipment additions.
•
Developer participation funding for system expansion and service improvements.
Sanitation Enterprise Fund
Capital projects include:
•
Annual replacement of dumpsters, which is a significant ongoing system expense.
•
Equipment replacements.
•
Additional projects identified after further budget refinement.
Staff noted the sanitation capital list has been expanded since the initial budget discussion and now
includes more detailed project planning.
Wastewater Enterprise Fund
Capital projects are based largely on the 2024 Wastewater Facility Plan Update.
Major projects include:
•
Treatment plant expansion and upgrades.
•
Improvements related to solids and sludge treatment capacity.
•
Evaluation of the Clean B system, with potential consideration of a dryer system.
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•
Annual sewer line replacement projects.
•
Lift station and infrastructure improvements, including generator upgrades.
•
Treatment plant improvements, including chlorine contact system upgrades to improve employee
safety and operational reliability.
Stormwater Enterprise Fund
Planned projects include:
•
Removal of storm taps where feasible.
•
Developer participation projects.
•
Equipment purchases and replacements.
Idaho Falls Power and Fiber: New Personnel Requests
Four new positions are proposed:
1. Wireman/Electrician
o
One position replaces the previously proposed traffic technician.
o
Intended to support electrical work across Power and potentially other City departments.
o
Staff noted this could improve citywide efficiency by allowing Power staff to assist with
electrical projects currently difficult to staff externally.
2. Apprentice Generation Mechanic: Supports power generation operations.
3. Communications Position: Supports Fiber operations.
4. Additional Power/Fiber-related staffing support
o
Included to address operational needs and service demands.
Staff emphasized the electrician position could benefit multiple City departments by creating a shared
resource that can be charged to applicable projects.
Power and Fiber Capital Projects
•
Staff stated that most Power and Fiber capital projects were already reviewed during prior Idaho
Falls Power Board meetings.
•
No major changes were identified from previous discussions.
Mayor & Council – Discussion: Discussion — 2026-2027 Department Budget Requests
Unfunded Capital Requests and Foregone Tax Discussion
•
Staff reviewed the remaining unfunded capital requests, totaling approximately $1.7 million,
compared to about $1.5 million currently available through:
o
Remaining projected growth revenue (~$300,000)
o
1% foregone property tax authority (~$535,000)
o
One-time general fund savings from Police Complex debt proceeds (~$680,000)
•
Council discussed whether to use the additional 3% foregone tax authority designated for capital
projects, which would provide approximately $1.6 million more but would reduce future foregone
capacity.
Council Discussion on Using 3% Foregone for Capital
•
Several Council members expressed reluctance to use the full 3% foregone amount because:
o
It is a one-time capital funding source and cannot be used for ongoing operational expenses.
o
Using it now reduces future flexibility if the Legislature changes foregone tax rules again.
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•
Others noted the risk that future legislative action could further restrict or eliminate foregone
authority, making it potentially valuable to use now.
•
Council agreed they did not want to immediately remove the 3% option from consideration until they
understood:
o
Which requests legally qualify as capital projects.
o
How using the funding could reduce pressure on ongoing personnel needs.
Eligible Capital Projects
Staff clarified that the 3% capital foregone authority may be used for:
•
Construction, expansion, renovation, or replacement of public facilities.
•
Public works improvements.
•
Equipment with a useful life of more than 10 years.
It does not appear to cover design-only work, unless design is part of a broader construction contract.
Potential qualifying requests included:
•
Fire Station 4 restroom improvements.
•
Fire infrastructure-related capital items.
•
Parks and Recreation capital requests.
•
Ice rink bleacher improvements.
•
Other one-time capital purchases.
Staff estimated that approximately $336,000–$350,000 of current requests could qualify for 3% capital
foregone.
Prioritization Discussion
Council emphasized that:
•
Department requests were not excessive; many represented legitimate needs that had been
deferred.
•
The City continues to face pressure because state limitations on property tax growth have
constrained revenue flexibility.
•
Council members wanted to balance taxpayer impacts with maintaining adequate service levels.
•
Council reviewed the impact of using approximately $336,000 in 3% foregone funding:
•
Estimated residential impact was roughly $10 per year on a $375,000 home.
•
The impact would be higher for commercial properties.
•
The funding would be a one-time use.
Remaining Budget Gap
After applying:
•
3% foregone for eligible capital needs (~$336,000–$350,000).
•
1% foregone.
•
Growth revenue.
•
Police Complex one-time funds.
Staff determined that the remaining gap was primarily related to ongoing personnel and operational requests.
Approximately $220,000 remained to be addressed from ongoing requests, including items such as:
•
Police training officer positions.
•
Police records management system needs.
•
Dispatcher pay adjustments.
•
Assistant City Attorney position.
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•
Other personnel-related requests.
Department Follow-Up
Council agreed staff should return with additional recommendations rather than having Council directly
eliminate individual requests.
Departments, including Police, Fire, City Attorney, and Library, among others, would review priorities and
identify possible reductions, alternatives, or phased approaches.
Discussion points included:
•
Fire’s request for two training officers was highlighted as a major priority due to staffing shortages
and overtime pressures.
•
Council recognized that reducing training capacity could worsen overtime issues.
•
Staff cautioned that relying on vacancy savings or excess revenues is not sustainable for ongoing
personnel costs because personnel expenses continue to grow faster than revenues.
Final Budget Direction
Council reached consensus on the following approach:
Funding Plan
•
Use approximately $350,000 of 3% foregone authority for capital projects (final amount to be
refined).
•
Use Police Complex one-time funds for other eligible one-time needs, including the records
management system.
•
Use growth revenue and 1% foregone authority for ongoing personnel-related costs.
•
Continue refining approximately $220,000 in ongoing requests through department discussions.
Foregone Tax Resolutions and Next Steps
Staff will prepare:
•
A resolution identifying use of the 1% foregone authority.
•
A resolution identifying use of the 3% capital foregone authority.
•
Required public notices and hearings.
Upcoming timeline:
•
Staff will provide an updated summary spreadsheet by the end of the week.
•
A possible budget follow-up discussion may occur during the next Council work session.
•
July 30: Present proposed “not-to-exceed” budget amount.
•
August 13: Public hearing on budget, fees, and foregone tax resolutions.
•
August 27: Final budget adoption.
Council thanked Finance staff, particularly Brooks, for the extensive work organizing departmental requests,
financial impacts, and funding options to bring clarity to the budget process.
There being no further business, the meeting adjourned at 4:00 PM.
/s/ Linda Lundquist_________________
/s/ Lisa Burtenshaw
_____________
Linda Lundquist, City Clerk
Lisa Burtenshaw, Mayor
City Council Work Session
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Monday, July 27, 2026
3:00 PM
City Council Chambers
Call to Order and Roll Call
There were present:
Mayor Lisa Burtenshaw
Council President Jim Francis
Councilor Michelle Ziel-Dingman
Councilor Jim Freeman
Councilor Kirk Larsen
Councilor Brandon Lee
Councilor John Radford
Also present:
Wade Sanner, CDS Director
Cody Gordon, CDS Building Official
Scott Grimmett, Fire Marshal
Bryce Johnson, Police Chief
Pam Alexander, Municipal Services Director
Brooks Slyter, Assistant Finance Manager
Zack Jones, City Attorney
Linda Lundquist, City Clerk
Mayor Burtenshaw called the meeting to order at 3:05 p.m. with the following items:
CDS, Library - Presentation & Discussion: Proposal regarding the old Ferrell’s Building and the Idaho Falls Public
Library:
Motion: Moved to remove the first item on the agenda and table indefinitely the item regarding the Old
Ferrell's Building and the Idaho Falls Public Library.
o
Moved by: Councilor Francis
o
Second: Councilor Dingman
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries.
Reasoning: The presentation provided to the Council differed from the one previously presented to the
Library Board. The Library Board would meet again with staff and the legal department to clarify the
proposal, including unresolved questions regarding land, lease, and responsibilities.
Mayor, City Council – Discussion: Citywide updates, concerns, questions, reports:
•
Mayor Burtenshaw
o Reminded the Council of a special City Council meeting on August 6 at 7:00 p.m., which will be
devoted solely to the Willow Place reconsideration of the appeal.
o Explained that meeting materials would be distributed midweek to allow Council members time
to review them.
o Clarified that the matter is quasi-judicial and that the special meeting is necessary to meet
required timelines, rather than combining it with the August 13 budget hearing or other
scheduled public hearings later in the month.
o Announced a new agenda item that will appear before Public Comment on future Council
agendas, allowing department directors to:
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▪
Provide updates on solutions or actions taken in response to issues raised during previous
public comments.
▪
Inform the Council and the public about upcoming issues or initiatives.
▪
Emphasized that the new agenda section is not intended for debating public comments,
but rather to keep the public informed about how concerns are being addressed and to
provide proactive updates from staff.
•
Council President Francis
•
Explained his intent to separate the server training requirement from the broader alcohol ordinance
so it can be adopted more quickly while other elements in the ordinance are still being considered
and explained that this would allow the Police Department to provide the free server training to
businesses before the holiday season.
•
Proposed discussing the amendment at the August 10 work session with a vote on August 27, giving
the Council and Legal Department time to review and refine the language.
•
Mayor Burtenshaw clarified that the change would apply only to server training requirements
(employees of the alcohol license holders) and not to the alcohol license holder’s businesses.
•
Reported that he and Council Member Michelle Ziel-Dingman are continuing to work with the Legal
Department on reorganizing and improving the comprehensive alcohol ordinance, noting that the
effort will take additional time.
•
Asked whether the Council would consider allowing beer and wine establishments in the LC (Limited
Commercial) zoning district, referencing a previous business proposal that had been denied because
of zoning restrictions. Several Council members expressed openness to reviewing the idea.
•
Reminded everyone of:
o
The July 28 Friendship Garden sign dedication, celebrating the Friendship Garden and Sister
Cities program, with Mrs. Yamada, the wife of the Mayor of Tokai-mura, attending.
o
National Night Out on August 4, noting discussions about having Mayor Burtenshaw issue a
proclamation supporting community policing.
•
Councilor Radford
•
Reported that the City's outreach booth at the Farmers Market was successful and better positioned
next to the market information booth and said residents frequently stopped to ask questions and
appreciated the City's presence.
•
Noted that river activity maps and paddling guides were especially popular and were quickly depleted,
while construction information cards remained available.
•
Suggested providing the paddling guide electronically, such as through a QR code, so more people can
access it online.
•
Councilors Lee, Larsen, and Dingman – No updates.
•
Councilor Freeman
•
Shared an update from Parks and Recreation Director PJ Holm that participation in this year's rodeo is
expected to be exceptionally strong, with roughly double the number of cowboys and cowgirls
attending compared to previous years.
•
Explained that Idaho Falls Power’s (IFP) drone program had begun operations to check power lines
that day and pointed out that they are not spying on people, and IFP anticipated questions from the
public.
•
Mayor Burtenshaw
•
Distributed a state alcohol law flowchart prepared by the City's Deputy City Clerk in collaboration with
Idaho State Police Alcohol Beverage Control Inspector Jeff Rodean.
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•
Explained that the guide illustrates, in an easy-to-follow format, what activities are permitted or
prohibited under Idaho state alcohol laws.
•
Said the flowchart would help answer ongoing questions and misconceptions from residents and
business owners about the City's alcohol ordinance, particularly concerns about private gatherings.
•
Expressed interest in making the flowchart publicly available because it clearly distinguishes what is
regulated by state law versus city ordinance, providing a useful reference as the Council continues
revising the alcohol ordinance.
Legal - Discussion: Draft Ordinance for Certificate of Occupancy, Stop Work Notices and Do Not Occupy Orders:
The Legal Department presented a revised draft ordinance updating the City's authority to enforce
Certificates of Occupancy (COs) and address unpermitted construction. The revisions reflected Council direction
from the May 4th work session, as well as additional feedback from the Mayor.
Staff explained that the ordinance would prohibit occupancy of new buildings without a required CO but
adds a notice and grace period before penalties apply.
Key changes include:
•
Rather than immediately issuing an infraction, the Building Official must first provide written notice that a
CO is required.
•
Property owners or occupants would then have seven days to either obtain the CO or discontinue
occupancy before an infraction could be issued.
•
Staff noted this notice requirement replaces the previous "knowledge" standard and provides a clear
opportunity for voluntary compliance.
The ordinance also strengthens enforcement when construction occurs without required permits.
•
The Building Official may issue a Stop Work Order when construction is occurring without a permit and
violates the building code.
•
If the person continues construction after receiving the order, the violation is generally treated as an
infraction. However, if either the Building Official or Fire Marshal determines the violation creates an
immediate fire or life-safety hazard, continued work would instead be treated as a misdemeanor.
•
Council members asked whether property owners would be informed when a violation rises to the
misdemeanor level, and staff agreed that clearly documenting the hazard and communicating it would be
standard practice.
Legal staff emphasized that Do Not Occupy Orders would not be automatic. Instead, they could only be issued
when the Building Official determines that occupancy presents an immediate fire or life-safety risk. This change
was intended to avoid forcing residents from their homes over relatively minor code violations while still allowing
the City to address dangerous situations.
Staff recommended aligning City penalties with similar provisions in Idaho law.
•
Misdemeanor penalties would be limited to up to a $300 fine and/or 90 days in jail, matching comparable
state code provisions rather than relying on the City's higher default misdemeanor penalties.
•
For CO violations:
o
A first offense includes a seven-day compliance period before becoming an infraction.
o
A second offense would not escalate to a misdemeanor until 14 days after notice, providing
additional time for compliance.
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680 Park Avenue
Idaho Falls, ID 83402
To address concerns raised by Mayor Burtenshaw, the ordinance clarifies that property owners are only liable if
they knowingly permit occupancy without a CO. Staff cited an example where tenants might move into a building
without the owner's permission. In those cases:
•
The owner would not automatically be in violation.
•
Once notified by the Building Official, the owner would be expected to end the unauthorized occupancy
or obtain the required CO.
The draft also revises enforcement authority by:
•
Allowing the City, rather than the Building Official individually, to seek injunctive relief through the courts.
•
Limiting that action to situations where unlawful occupancy has continued for 14 days or more,
preventing immediate legal action after initial notice.
Council members sought clarification on whether the ordinance would affect buildings occupied years ago
without Certificates of Occupancy during earlier periods of rapid growth. Staff confirmed that the ordinance is
intended to apply prospectively to new construction, not to pursue older cases where CO’s were never obtained.
Police - Discussion: Flock Safety Contract Amendments:
The Police Department and Legal staff presented a proposed amendment to the City's contract with Flock Safety
in response to concerns raised by residents about how data collection by license plate recognition (LPR) cameras
could be used.
Staff explained that the current contract allows Flock Safety to use images collected by the City's cameras to help
train and improve its artificial intelligence models. After receiving public concerns that this constituted a
commercial use of City data, the City negotiated an amendment to eliminate that practice.
Under the proposed amendment:
•
Flock Safety may not use Idaho Falls' camera data to train or improve machine learning or AI models.
•
The restriction specifically applies to photos captured by the City's cameras.
•
The amendment overrides any conflicting language in the original contract.
Flock requested a limited exception allowing it to review customer data only to improve the performance of its
hardware and related services, such as diagnosing camera issues. Legal staff said they believed this was a
reasonable compromise because it does not permit AI training or commercial model development.
Council asked whether the amendment addressed the concerns raised by residents. Staff said the primary
concern was that using City data to improve Flock's AI increased the company's commercial value. While not
taking a position on that argument, the City negotiated the amendment to remove that capability and respond to
those concerns.
Council also asked about competing license plate recognition providers. Police staff noted that the three largest
vendors are Flock Safety, Axon, and Motorola, and indicated that similar systems generally operate in comparable
ways.
Legal staff emphasized that:
•
The City's use of Flock data remains limited to purposes authorized under Idaho Code, primarily law
enforcement investigations.
City Council Work Session
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680 Park Avenue
Idaho Falls, ID 83402
•
Any agency that enters into a reciprocal data-sharing agreement with Idaho Falls must also agree to
comply with Idaho law when accessing City data.
•
The new amendment likewise requires Flock to comply with those legal limitations.
Council discussed persistent public misconceptions about the system. Council members emphasized the need to
correct misinformation suggesting the cameras perform facial recognition or continuously track drivers. Police
staff explained that:
•
The cameras capture a single image of the rear of a passing vehicle to read its license plate—they do not
continuously record video.
•
Officers cannot search the database arbitrarily; every search must be connected to a lawful investigative
purpose authorized by state law.
•
The system cannot be used to issue speeding tickets, red-light citations, or other routine traffic
enforcement actions.
The Police Department acknowledged that some audit records describing searches lacked sufficient detail
because officers had not received standardized instructions for documenting their investigative purpose. Going
forward:
•
Officers will be required to clearly identify the applicable misdemeanor, felony, or other authorized
investigative reason allowed under state law.
•
Staff believes this will make audit records more transparent and easier for the public to understand.
Council asked how the City could verify that Flock actually complies with the new AI restrictions. Legal staff said
Flock has indicated it has an internal mechanism to exclude Idaho Falls' data from AI training. Staff agreed to
request written verification that the restriction has been implemented, similar to previous verification requests
for security features.
Council members requested educational materials explaining exactly how the Flock system works to help address
public misconceptions. Police staff reported they are already preparing informational materials for an upcoming
Council meeting, including examples of what officers actually see when using the system. Staff noted that many
residents incorrectly believe the cameras use facial recognition or continuously monitor individuals, when in
reality the system is limited to license plate images used for authorized investigations.
Finance - Wrap Up: Budget:
Finance presented an updated overview of the proposed Fiscal Year 2026–2027 budget, incorporating Council's
funding decisions from the previous budget workshop. Staff also reviewed the proposed property tax levy, new
personnel requests, funded capital projects, and the timeline leading to budget adoption.
Staff reported the proposed budget includes:
•
$325 million in projected revenues.
•
$393.5 million in budgeted expenditures, including all carryover projects from the current fiscal year.
•
A planned use of approximately $68 million in existing fund balance to fund capital projects and other
one-time expenditures.
Finance emphasized that much of the beginning fund balance is already committed to reserves for future capital
projects, enterprise fund infrastructure, debt service requirements, power rate stabilization, and self-insurance
reserves.
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Meeting Minutes
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680 Park Avenue
Idaho Falls, ID 83402
Finance reviewed revenue changes compared to prior years, highlighting:
•
Taxes and franchise fees increased to approximately $55 million following Council's funding decisions.
•
Charges for services increased primarily because of utility growth, customer growth, and the new
Bonneville County landfill tipping fee.
•
Licenses and permit revenue declined due to fewer large commercial and multifamily developments
generating impact fees.
•
Contributions and donations decreased because the budget only includes committed donations, unlike
prior years that anticipated Zoo entrance contributions.
•
Investment income was budgeted conservatively despite expectations that actual earnings may exceed
estimates.
•
Debt proceeds decreased substantially because major borrowing associated with previous airport projects
has largely concluded.
The proposed expenditures include:
•
Salary and wage increases reflecting:
o
10 new full-time employees
o
Seven employee grade adjustments
o
A 2% cost-of-living adjustment for non-union employees
o
An assumed 5% increase in health insurance costs
•
Increased operating expenses, largely driven by utilities and infrastructure.
•
Approximately $117 million in capital projects.
•
$12.6 million in debt service.
•
Continued contributions toward future equipment replacement reserves (MERF).
Council asked whether reserve contributions were keeping pace with equipment replacement needs. Finance
responded that each fund is evaluated individually, and some enterprise funds are intentionally drawing down
previously accumulated reserves rather than increasing rates further.
Finance presented the proposed property tax levy totaling approximately $54.1 million, including:
•
The statutory 3% increase.
•
Growth and annexation revenues estimated at just over $1.1 million.
•
Approximately $538,000 in foregone tax authority for operations.
•
$350,000 in foregone authority dedicated to capital improvements.
Staff confirmed the proposal remains below Idaho's statutory 8% limitation.
Finance updated estimated impacts on taxpayers. For a home valued at $450,000:
•
Estimated City property tax increase: approximately $150 annually (about $13 per month).
For commercial properties:
•
A $500,000 property would increase about $196 annually.
•
A $2 million property would increase about $784 annually.
Council also discussed that future increases in tax bills should be moderated because residential property values
have largely stabilized after several years of rapid appreciation.
Finance outlined how new property tax revenues would be used. Growth and annexation revenue would fund:
•
Library levy support.
•
Police sworn officer pay scale adjustments.
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680 Park Avenue
Idaho Falls, ID 83402
•
A portion of a new police dispatcher position.
•
Additional General Fund priorities.
1% foregone operating authority would fund recurring public safety positions, including:
•
One Assistant City Attorney.
•
Two Fire/EMS Training Captains.
•
A portion of the new Police Dispatcher.
Capital foregone funding would support:
•
Fire station restroom upgrades.
•
Recreation improvements, including aquatic center starting blocks, entrance doors, and ice rink bleachers.
•
Initial infrastructure work for the future Fire Training Facility.
Finance presented a multi-year funding strategy for implementing the new Police Records Management System.
Rather than shifting the entire ongoing software cost into the General Fund immediately, the City would:
•
Use excess Certificate of Participation (COP) funds to cover most costs during the first several years.
•
Gradually transition annual operating costs into the General Fund over approximately five years.
•
Fully absorb the recurring software expense into the General Fund by FY 2030–2031.
Council supported using the phased approach to avoid a sudden increase in future operating costs.
The proposed budget includes 10 new governmental full-time positions: (Finance noted that many of these
positions are supported by dedicated revenue sources rather than solely by General Fund property taxes.)
•
Assistant City Attorney.
•
Two Fire/EMS Training Captains.
•
Police Detective (funded through opioid and narcotics revenues).
•
Police Dispatcher (funded through a combination of County contributions, growth revenues, and foregone
authority).
Enterprise funds would add six additional positions, including:
•
Two Water Service Technicians.
•
Two Power Wiremen.
•
One Generation Mechanic.
•
One Fiber Communications and Splicing Technician.
These positions would be funded through utility rates and enterprise revenues.
Finance summarized revisions incorporated into the updated budget document, including:
•
Department accomplishments and goals.
•
Updated revenue projections.
•
Refined beginning fund balances and reserve estimates.
•
Multi-year contract schedules.
•
Previously approved capital and one-time projects.
•
Adjustments to reflect the City's new ERP accounting structure.
Staff also noted they are correcting formatting issues before publishing the final budget documents.
Budget Timeline: Finance reviewed the remaining budget schedule:
•
Next Council meeting: Adoption of the "not-to-exceed" budget amount and publication of budget, fee,
and foregone tax notices.
•
August 13: Public hearings on the budget, proposed fees, and foregone property tax authority.
•
August 27: Final adoption of the FY 2026–2027 budget.
City Council Work Session
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680 Park Avenue
Idaho Falls, ID 83402
Council indicated the proposed budget reflected the funding priorities established during previous budget
workshops and was ready to move forward through the public hearing process.
Mayor - Announcements, Events, Calendaring, Proclamations, Notes and/or Minutes from Boards and
Commissions:
War Bonnet Parade Logistics
The Mayor confirmed which Council members planned to participate in the upcoming War Bonnet Parade, noting
that attendance helps staff coordinate transportation and staging. She indicated that participants would receive a
detailed schedule, with Council members expected to meet around 6:15–6:20 p.m. before being transported to
the parade lineup.
Weekly Department Updates
Mayor Burtenshaw asked Council for feedback on the new weekly communication process in which:
•
Department directors submit updates on Wednesdays.
•
Staff distribute the compiled updates to Council on Fridays.
•
Each department highlights a recent project or accomplishment in addition to providing calendar
information.
Council members indicated the new format was working well and appreciated the additional communication.
Library Board Discussion
Mayor Burtenshaw briefly revisited the earlier discussion regarding the Library Board meeting, confirming that:
•
The presentation ultimately provided to City Council was different from the one originally presented to
the Library Board.
•
A letter had been prepared based on the original presentation, which no longer reflected the revised
proposal.
•
To improve consistency going forward, the City Attorney will attend the next Library Board meeting to
help ensure that information presented to the Board and the City Council is consistent and legally
accurate.
Police Promotion Ceremony
Mayor Burtenshaw reminded Council members about the upcoming Police Department swearing-in and
promotion ceremony, scheduled for August 5 at 3:30 p.m., and confirmed attendance with several Council
members.
With no additional announcements from Council, Mayor Burtenshaw concluded the meeting.
There being no further business, the meeting adjourned at 4:46 PM
/s/ Linda Lundquist_________________
/s/ Lisa Burtenshaw
_____________
Linda Lundquist, City Clerk
Lisa Burtenshaw, Mayor
City Council Work Session
Meeting Minutes
1
680 Park Avenue
Idaho Falls, ID 83402
Monday, August 24, 2026
3:00 PM
City Council Chambers
Call to Order and Roll Call
There were present:
Mayor Lisa Burtenshaw
Council President Jim Francis
Councilor Michelle Ziel-Dingman
Councilor Jim Freeman
Councilor Kirk Larsen
Councilor Brandon Lee
Absent:
Councilor John Radford
Also present:
Ian Turner, Airport Director
Nathan Cuvala, Project Manager, Ardurra Group
Johan Olson, Fire Chief
Dale Burnham, Program Manager, Pond Company
Cody Roberts, PIO
Janet Romanic, Architecture Manager, Pond Company
Margaret Wimborne, Chief of Staff
Zack Jones, City Attorney
Linda Lundquist, City Clerk
Mayor Burtenshaw called the meeting to order at 3:02 p.m. with the following items:
Mayor, City Council – Discussion: Citywide updates, concerns, questions, reports:
Planned Unit Developments (PUDs)
Council President Francis initiated a discussion about the City’s PUD ordinance, expressing concern that recent
PUD applications have repeatedly created procedural and substantive difficulties. Council considered two
options: placing a temporary moratorium on PUD applications or rescinding the existing PUD provisions
entirely and later developing a new approach.
The general direction of the discussion favored rescinding the existing PUD provisions rather than imposing a
moratorium, because a moratorium would require a defined end date and could create uncertainty or
encourage applicants to simply wait until it expired. Council discussed allowing projects already sufficiently
underway to continue through the process and establishing a clear effective date so applicants would be
treated fairly.
Staff noted that approximately two or three PUD applications were already in various stages of the process.
Council ultimately directed that the proposed code change move through the required Planning and Zoning
Commission and public hearing process, with Legal and Community Development Services providing
recommendations regarding implementation and timing.
Fire Department Deployment
Councilor Freeman reported that Idaho Falls Fire Department personnel were deployed or pre-positioned in
several locations, including California, Utah, Boise, and Reno, to assist with wildfire-related needs.
City Council Work Session
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680 Park Avenue
Idaho Falls, ID 83402
Parks Grant
Councilor Freeman also reported that the City had submitted a grant application for the park project, noting
that it was the City’s first such grant submission in approximately 30 years.
Community Event Invitation
Council discussed an invitation to attend a community barbecue hosted by the Bonneville County Republican
Central Committee, where several state and federal elected officials were expected to attend. Councilors
interested in participating were invited to coordinate so they could attend together.
Water Tower Lighting Policy
Council discussed whether the City should revise or formalize its policy governing the decorative lighting of
the water tower. The discussion was prompted by requests to light the tower in recognition of an individual
community member facing a terminal illness.
Councilor Lee expressed interest in developing parameters that would allow the City to use the tower as a
way to recognize significant community causes or events. Other participants expressed concern about the
difficulty of determining which individuals or causes should qualify and whether recognizing some requests
while denying others could create division or legal concerns.
Mayor Burtenshaw explained that the City had previously conducted an informal survey of Councilors and had
been operating under an unwritten internal policy. The discussion also addressed First Amendment and
government-speech issues. Legal counsel explained that if the City opened the lighting program broadly as a
public forum, restrictions would generally need to be viewpoint-neutral, potentially limiting the City’s ability
to deny controversial requests.
Councilors discussed the existing preferences for:
•
A standard base lighting scheme;
•
Federal holidays;
•
The Christmas/New Year holiday season;
•
Certain additional holidays such as Valentine’s Day, St. Patrick’s Day, and Halloween; and
•
Limited department-related requests.
There was no consensus to broadly open the tower lighting to individual public requests. The Mayor indicated
that the existing informal approach would be formalized as a written internal policy, while leaving open the
possibility of revisiting the issue in the future.
Airport - Discussion: Air Traffic Control Tower Conceptual Design Review
Project Background and Site Selection
Airport staff and consultants provided an update on the proposed replacement Air Traffic Control Tower. The
existing tower was constructed in 1960, is more than 60 years old, and has become both outdated and an
obstacle to future terminal expansion.
City Council Work Session
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680 Park Avenue
Idaho Falls, ID 83402
Beginning in 2023, the Airport evaluated three potential tower locations using a detailed virtual siting process
that modeled aircraft movements, existing airport facilities, and anticipated future development. The
preferred location, known as Site 3, is on the west side of the airfield.
The FAA initially objected to all three potential sites because of interference concerns involving the existing
VOR navigational aid. The VOR remains part of the FAA's navigation backup system and serves a broader
regional function. After exploring mitigation options, the Airport determined that relocating the VOR off-site
was the most practical solution. A feasibility study for relocating the VOR to the Johnson property was
completed and accepted by the FAA.
Environmental Review and Tower Location
The project has entered the National Environmental Policy Act (NEPA) review process. The environmental
review includes both construction of the new tower and relocation of the VOR.
Consultants explained that Site 3 offers strong visibility of the airfield and may improve controller operations
by reducing the amount of turning required to observe different areas of the airport. The proposed location
was also evaluated for potential impacts on nearby residents' views of the Tetons. The analysis indicated that
the tower would be visible but would not substantially obstruct mountain views.
Tower Design Concepts
Architects presented four conceptual design options intended to reflect elements of Idaho Falls and the
Airport:
1. Natural/Landscape Concept – Inspired by the surrounding landscape, incorporating stone and materials
similar to those proposed for the terminal expansion.
2. Idaho Trace – Featuring an outline or visual reference to the shape of Idaho.
3. Rocky Waterfall – Inspired by Idaho Falls and the movement of water, using flowing vertical design
elements.
4. Red Baron/Historic Hangar Concept – Drawing inspiration from the Airport's historic wooden hangar
through wood-like materials and structural “X” elements.
Council generally responded positively to the concepts, with particular appreciation expressed for the historic
hangar-inspired option. They also discussed practical design features, including exterior balconies, window-
cleaning access, structural bracing, maintenance, and potential cost differences.
The design team emphasized that these were preliminary concepts and that colors, materials, and other
architectural details could continue to evolve.
Funding and Existing Tower
Council discussed the importance of considering the tower design in conjunction with the project's significant
funding needs. The existing tower will eventually need to be removed to allow for future terminal work,
although the new tower can be constructed before the old tower is removed.
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Meeting Minutes
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680 Park Avenue
Idaho Falls, ID 83402
Airport - Discussion: Airport Capital Funding
Airport staff then led a broader discussion about the Airport's ability to fund major capital projects. The
purpose was to help Council understand the growing gap between the Airport's capital needs and its available
revenue and to receive general direction for long-term planning.
Staff noted that the Airport has made significant financial progress. Approximately a decade ago, the Airport
relied on General Fund support, while today it operates independently and has shown positive growth in its
cash position. However, the Airport's rapid growth has also created capital demands that exceed available
revenue.
The discussion focused primarily on three major projects:
Terminal Expansion
The terminal expansion is now expected to cost approximately $56 million, down from estimates exceeding
$70 million following value engineering. The project includes baggage screening and makeup areas, airline
offices, and ticket counters. The project is expected to require approximately $5–7 million in borrowing.
Council discussed whether the Airport should proceed with portions of the originally planned project that are
not currently considered essential and whether available borrowing capacity should instead be preserved for
other critical needs, including the new Air Traffic Control Tower.
Air Traffic Control Tower and VOR
The proposed tower and VOR relocation represent a significant local funding challenge. Staff explained that
federal grants may cover only a portion of the project rather than the full cost. If the City receives only partial
funding, the Airport will need to determine whether to accept the grant and identify how to fund the
remaining balance.
Runway Rehabilitation
The primary runway, Runway 3/21, is anticipated to require approximately $20 million in rehabilitation. The
project is currently planned for 2030–2031 and is expected to be largely eligible for FAA funding, with the
local share expected to come from Airport funds and Passenger Facility Charges.
Other Unfunded Capital Needs
Staff also identified numerous additional needs that could be difficult to address if the Airport exhausts its
borrowing capacity, including parking lot rehabilitation, roadway improvements, terminal apron repairs,
taxiway and taxi lane expansion, and additional general aviation hangar capacity.
The Airport already has approximately 30 prospective tenants on its hangar waiting list and is approaching
demand levels projected much further into the future.
City Council Work Session
Meeting Minutes
5
680 Park Avenue
Idaho Falls, ID 83402
Executive Session: The Council will not reconvene after the executive session.
Motion: Called pursuant to Idaho Code § 74-206(1)(f) to communicate with legal counsel for the public
agency to discuss the legal ramifications of and legal options for pending litigation, or controversies not
yet being litigated but imminently likely to be litigated.
o
Moved by: Councilor Francis
o
Second: Councilor Lee
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee. Nay: none.
o
Motion carries 5-0.
There were present: Mayor Burtenshaw, Council President Francis, Councilor Dingman, Councilor Freeman,
Councilor Larsen, Councilor Lee, Attorney Jones, Director Turner.
Start: 5:13 pm
End: 5:27 pm
There being no further business, the meeting adjourned at 5:05 PM.
/s/ Linda Lundquist_________________
/s/ Lisa Burtenshaw
_____________
Linda Lundquist, City Clerk
Lisa Burtenshaw, Mayor
Water Tower Lighting Questionnaire
Francis Radford Dingman Larsen
Yes No Yes
1.) Preference for Implementing a Base Lighting Scheme (Every night)? =| aaa
2.) Preference for Implementing a Federal Holiday Lighting Plan? a
(New Year's, Martin Luther King, President's, Memorial, Juneteenth, Independence, Labor, Columbus, Veterans,
Thanksgiving, & Christmas)
3.) Include Holiday Season Lighting: Christmas Eve thru New Year's? ae
4.) Preference for Implementing non-Federal Holiday Lighting Plan? ie ia
(Valentine's Day, St Patrick's, Halloween, & Christmas Eve)
Yes No
im) ao
a i
| 6 | a
| 7 | 0 |
fear aia
| 5 | 2 |
i as
ST Mia
ae
5.) Preference for Allowing Citizen/Business/School Requested Individual Lighting Schemes? ies he! a
Old Tower: 1.) Flashing Red Strobes on Top Controlled by Daylight Sensor.
2.) Quadrants of the Bowl along the Walkway Had 4 Solid Red Lights
New Tower: Strobe on Top
CITY COUNCIL PRESENTATION
AUGUST 24, 2026
NEW AIRPORT TRAFFIC CONTROL TOWER (ATCT)
IDAHO FALLS REGIONAL AIRPORT
2140 N SKYLINE DR, IDAHO FALLS, ID 83402
Project Overview
2
▪Background
▪Existing ATCT
▪New ATCT Siting
▪VOR Relocation
▪FAA National Environmental Policy Act (NEPA) Process
▪Preliminary Design
Existing Air Traffic Control Tower (ATCT)
ee
_
gripe ag At a
-, So Bas ee
@ e- =
em >: -
ws
Air Traffic Control Tower Siting
ATCT SITE #3
++. +
‘eum au cor
b= la =n oy ‘f
“aa /
ATCT SITE #2
al
VOR Relocation
Ground-based
Radio Navigation
System
FAA NEPA Process
6
▪Requires an Environmental Assessment
▪ATCT Relocation
▪VOR Relocation
▪Includes Preliminary Design of ATCT
Idaho Falls Airport – Contextual Imagery
IDAHO FALLS REGIONAL AIRPORT
From the Air…
Main Entrance Drive…
t — Contextual Imagery
irpor
pice
i) |
|
LT le eee
ij |
|| tH a |
HEMET Wy
View from
4 ‘. nae OYA :
Idaho Falls Airport Next Steps: Terminal Expansion…
** DESIGN & RENDERING BY ALLIIANCE ARCHITECTS
Idaho Falls Airport – Current Airport Plan & New Air Traffic Control Tower Location
Idaho Falls Airport - Site Context Study
Site Context
LEGEND
Idaho Falls Site
@ : Proposed Air
Traffic Control Tower
location.
wy
m
' .
= : City
guidelines and city of
Idaho Falls residential
neighborhood.
: City limits.
: Photo
perspective.
fT : Direction of
the Teton Mountains.
: Outlines of the
Teton mountain range
visible from the
residential area.
Perspective View:
View of the proposed
ATCT and the
mountains from the
adjacent residential
neighborhood.
Idaho Falls ATCT Site - Sightline Study
View of the Tetons from the Neighborhood...
Perspective
Proposed ATCT
Teton Mountains
Idaho Falls – The Inspiration around us…
Grand Teton Mountain
Mesa Falls (Winter)
Japanese Friendship Garden
Craters of the Moon
Mesa Falls
Idaho Falls River Walk – Greenbelt Trail
Façade Option 1: The Mountain Desert
Inspired by the surrounding mountains in the region, specifically the Teton
Mountains and the Big Southern Butte this concept emphasizes strength,
permanence, and connection in place. Textured materials and patterns,
with stone-inspired finishes gives the tower the appearance of emerging
from the desert landscape.
ARCHITECTURAL CONCEPT
MATERIAL PALETTE
BALCONY
CURTAINWALL INSTERSECTING
TOWER SHAFT
EXPOSED X-BRACING
BEHIND GLAZING
SQUARE BODY
TOWER
CATWALK
ACCESIBLE FROM
CAB
OCTAGONAL CAB
TEXTURED FIBER CEMENT
NATURAL STONE
HIGH DENSITY FIBER CEMENT
Façade Option 2: Idaho Trace
A more figurative design approach creates a distinctive and memorable ATCT.
The façade incorporates a subtle abstraction of the Idaho state outline through a
change in material pattern. The gesture is integrated into the architecture rather than
applied as decoration. The contrasting materials enhance visibility and create a
recognizable identity from a distance. The tower establishes a strong connection to
place while maintaining a clean, contemporary aesthetic.
ARCHITECTURAL CONCEPT
MATERIAL PALETTE
SQUARE BODY
TOWER
CATWALK
ACCESIBLE FROM
CAB
OCTAGONAL CAB
IDAHO STATE BORDER
ABSTRACTION
MATERIAL BREAK LINE
INSTERSECTED WITH
TOWER GLAZING
COMPLETE
DESIGN INTENT
HIGH DENSITY FIBER CEMENT
HIGH DENSITY FIBER CEMENT
CURTAINWALL GLAZING SYSTEM
ARCHITECTURAL CONCEPT
MATERIAL PALETTE
SQUARE BODY
TOWER
CATWALK
ACCESIBLE FROM
CAB
OCTAGONAL CAB
IDAHO
FALLS ABSTRACTION
MATERIAL RESEMBLES
THE CURVES AND
SUBTLE REFLECTION
OF THE FALLS
COMPLETE
DESIGN INTENT
Façade Option 3: The Rocky Waterfall
Inspired by the iconic Idaho Falls riverwalk
and its rocky bedrock, the tower aims to
express a flowing guiding movement while
connecting the Earth to the sky.
CURVES INTRODUCED
BETWEEN TOWER AND
CATWALK
CURTAINWALL GLAZING
SYSTEM
METAL PANEL
FLUTED FIBER CEMENT
PANEL
ARCHITECTURAL CONCEPT
MATERIAL PALETTE
SQUARE
TOWER
OCTAGONAL CAB
RED BARON ACCENTS
COMPLETE
DESIGN INTENT
Façade Option 4: The Red Baron
Inspired by the historic Red Baron Hangar, the new control tower features warm,
wood-toned accents as a nod to local aviation heritage. Rather than copying the
historic structure, the design pairs a sleek operational cab with contemporary,
timber-inspired exterior elements. The result is a clean, modern landmark that
subtly honors IDA's past through a refined visual palette.
SIMULATED WOOD FIBER
CEMENT
FIBER CEMENT PANEL
SPLIT FACE CMU
CHAMFERED
CORNERS
Comments / Questions
OPTION #1: MOUNTAIN DESERT
OPTION #2: IDAHO TRACE
OPTION #3: ROCKY WATERFALL
OPTION #4: RED BARON
City Council Meeting
Minutes
1
680 Park Avenue
Idaho Falls, ID
Thursday, August 27, 2026
6:30 PM
City Council Chambers
1. Mayor Burtenshaw Called the meeting to Order at 6:33 PM
Present:
Mayor Lisa Burtenshaw
Council President Jim Francis
Councilor Michelle Ziel-Dingman
Councilor Jim Freeman
Councilor Kirk Larsen
Councilor Brandon Lee
Councilor John Radford
Also present:
Brian Cunningman, Assistant PW Director
Chris Fredericksen, GM - IF Power
Pam Alexander, Municipal Services Director
PJ Holm, Parks and Recreation Director
Wade Sanner, CDS Director
Cody Gordon, CDS Building Official
Chris Canfield, PW Director
Collin Reid, Developer – Elara Homes
Johnathan Reid, Developer – Elara Homes
Michael Hoffman, McNeil Eng. (via Teams)
Yousuf Hafuda, GGP (via Teams)
Bryce Johnson, Police Chief
Zack Jones, City Attorney
Linda Lundquist, City Clerk
2. Pledge of Allegiance
Director Holm led those present in the Pledge of Allegiance.
Council President Francis encouraged the Council and community to periodically reflect on the
meaning of the Pledge of Allegiance, particularly the principles of “liberty and justice for all.” He
emphasized that government must balance individual liberties with justice for the entire community
and stated that the pledge represents a personal commitment to reject hate and discrimination. He
encouraged respectful language and treatment of others, noting that each individual has a
responsibility through their daily words and actions to uphold the values of liberty, justice, and
community.
3. Staff Responses to Prior Public Comment and Other Updates
Police Chief Johnson provided follow-up on several issues raised during prior public comment:
•
Found firearms and the Second Amendment: Chief Johnson clarified that while the City supports
Second Amendment rights, Idaho law treats firearms, explosives, and certain dangerous materials
differently from other found property. Based on both a previous and current review by the City
Attorney, individuals who find and turn in firearms cannot later claim ownership of them under the
found-property process.
•
Traffic enforcement: Chief Johnson acknowledged residents’ concerns about speeding and unsafe
driving, stating that these concerns are valid and are among the Police Department’s most
common complaints. He reported that officers made approximately 10,000 traffic stops in 2025
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and are on pace for a similar number in 2026. However, officers cannot respond to every observed
traffic violation, as they may be responding to other calls or responsibilities.
•
License Plate Readers: Chief Johnson provided an update on the Department’s license plate reader
audit process. Random searches are reviewed every two weeks, and the vendor also flags
potentially questionable activity for review. The Department has also investigated searches
questioned by the media or members of the public. He reported that, in every case reviewed so far,
the searches were conducted in accordance with Department policy and applicable law.
Mayor Burtenshaw thanked Chief Johnson for the follow-up and noted that staff had also contacted the
individual who raised concerns during public comment.
4. Public Comment
•
Stuart Eddins (Idaho Falls resident):
Eddins, President of the Desert Eagles Model Airplane Flying Club, introduced the club and
thanked the City for its support as the organization relocates from its longtime site in a Bonneville
County gravel pit to Noise Park. He described the new location and runway as an ideal facility for
model aircraft operations, allowing the club to meet FAA and safety requirements while remaining
separate from other activities. He thanked City staff, the City Attorney’s Office, and the Noise Park
community for their assistance and invited the public and Council to the club’s upcoming grand
opening.
•
Shane Dial (Idaho Falls resident):
Dial thanked the Council, Mayor, Police Chief, and others involved in developing the liquor
ordinance and server training requirements. He expressed strong support for the final ordinance
and appreciation for the City’s willingness to listen to concerns and work toward a solution that he
felt worked for everyone.
•
Tye Tomchak (Idaho Falls resident):
A longtime Idaho Falls resident and member of the Desert Eagles thanked the City for providing the
club with its new field at Noise Park. He described it as an exceptional and unique facility, noting
that it is one of the few remaining model aircraft fields in the region. He emphasized the club’s
community involvement, including charitable fundraising events and educational activities with
local students, and expressed hope for a long-term relationship with the City.
•
Colby Hatton (Idaho Falls resident):
Hatton, speaking on behalf of Stronger Idaho Falls, advocated for changes to the City’s
transportation and street design. He contrasted downtown’s pedestrian-friendly environment with
commercial corridors such as 17th Street, which he described as a “stroad”—a combination of a
street and road that he argued is inefficient, unattractive, financially unsustainable, and unsafe. He
encouraged the City to avoid constructing additional “stroads” and instead design corridors either
as vibrant, pedestrian-oriented streets or efficient transportation routes. He stated that safer and
more thoughtful street design could support local businesses, improve safety and air quality,
encourage independent mobility for children and teens, and create a healthier and more livable
community.
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5. Consent Agenda
A. Municipal Services
1. 26-294 Treasurer's Report for May 2026
2. 26-295 Treasurer's Report for June 2026
3. 26-319 Sale of Police Department Vehicles to Bannock County Sheriff's Office
B. Office of the City Clerk
1. 26-296 July 2025 Licensing through the Office of the City Clerk
a. 77 New Business Licenses
b. 13 Renewed Business Licenses
c. 20 Contractor Licenses
Motion: Approve, accept, or receive all items on the Consent Agenda according to the
recommendations presented.
o
Moved by: Councilor Dingman
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
6. Regular Agenda
A. City Attorney
1. 26-312
Ordinance Adding Title 4, Chapter 2.1, Alcohol Server Training
Presentation/Discussion (Attorney Jones): Staff presented the proposed ordinance requiring
alcohol servers, certain security personnel, and their immediate managers to complete an
approved alcohol server training program. The ordinance was developed following several
Council discussions and public comments, with amendments made to reduce penalties and
create an escalating enforcement process rather than imposing an immediate misdemeanor.
Although the ordinance would take effect immediately, the training requirement would not
become effective until November 15, allowing businesses time to comply. The Idaho Falls
Police Department will provide free in-person training opportunities, including three trainings
before the effective date and four free trainings annually, and online training options are also
anticipated.
Motion: Adopt the Ordinance amending Title 4 by adding a new Chapter 2.1 under a
suspension of the rules requiring three complete readings, and request that it be read by title
and published by summary.
o
Moved by: Councilor Franics
o
Second: Councilor Dingman
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
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ORDINANCE 3673: AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A MUNICIPAL
CORPORATION OF THE STATE OF IDAHO, ADDING A NEW CHAPTER 2.1 TO TITLE 4 TO
ESTABLISH AN APPROVED SERVER TRAINING PROGRAM; REQUIRE SERVERS OF ALCOHOL,
SECURITY PERSONS, AND THEIR IMMEDIATE MANAGERS TO HOLD AND MAINTAIN A
CERTIFICATE SHOWING COMPLETION OF AN APPROVED SERVER TRAINING PROGRAM;
REQUIRE ALCOHOL LICENSE HOLDERS TO ENSURE THAT SERVERS OF ALCOHOL, SECURITY
PERSONS, AND THEIR IMMEDIATE MANAGERS HOLD AND MAINTAIN SUCH CERTIFICATES;
PROVIDE APPLICABLE DEFINITIONS; AND PROVIDE PENALTIES FOR VIOLATIONS;
CODIFICATION; PUBLICATION BY SUMMARY; AND ESTABLISHING EFFECTIVE DATE.
B. Public Works
1. 26-320
Speed Limit Resolution - N Utah Ave from Broadway to Lindsay Blvd
Presentation/Discussion (Assistant Director Cunningham): Public Works recommended
increasing the speed limit on North Utah Avenue between Broadway and Lindsay Boulevard
from 25 mph to 35 mph following a speed study. Staff explained that the change would create
consistency with the adjacent sections of the corridor, which are already posted at 35 mph.
Council discussed pedestrian safety and the increased risk associated with higher vehicle
speeds but noted that the affected section has relatively limited pedestrian activity. Council
members also expressed interest in continuing to prioritize safety when evaluating future speed
studies and suggested that speeds in the more heavily developed area near Broadway be
reviewed in the future.
Motion: Approve the Resolution (2026-21) to establish a speed limit of 35 miles per hour (MPH)
on N Utah Ave from Broadway to Lindsay Blvd and authorize the Mayor and the City Clerk to
execute necessary documents.
o Moved by: Councilor Dingman
o Second: Councilor Larsen
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
C. Idaho Falls Power
1. 26-298
Bid Rejection - IFP 26-22 12.5 Substation Transformer Equipment Bid
Presentation/Discussion (Director Fredericksen) for 26-298 and 206-299: Idaho Falls Power
requested rejection of all bids for the 12.5 substation transformers and bulb turbine
transformer equipment. Staff explained that the bids contained significant price variations and
that the City could not verify that all proposed equipment met the specifications. Concerns
included ambiguity regarding transformer configurations and the presence of unfamiliar
vendors in the marketplace. Staff recommended clarifying the specifications and rebidding the
equipment to ensure the City receives reliable equipment appropriate for its anticipated long-
term use. Council supported the rebidding approach and emphasized the importance of
maintaining a competitive procurement process while ensuring equipment quality and
specifications are clearly defined.
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Motion: Reject all bids received for the 12.5 Substation Transformer equipment bid.
o
Moved by: Councilor Freeman
o
Second: Councilor Francis
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
2. 26-299
Bid Rejection - IFP 26-23 Bulb Turbine Transformer Equipment Bid
Motion: Reject all bids received for the Bulb Turbine Transformer equipment bid.
o
Moved by: Councilor Freeman
o
Second: Councilor Francis
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
D. Municipal Services
Presentation/Discussion (Director Alexander) for 26-300 – 26-303: Director Alexander
reviewed the City’s budget development process, including budget work sessions, required
public notices, publication requirements, and the August 13 public hearing. The proposed
actions included adoption of the 2026–2027 fee resolution, use of 1% foregone revenue, use of
foregone funds for one-time capital projects, and adoption of the annual budget. Updated
property valuation information resulted in adjustments to the proposed foregone amounts,
including $540,078 for ongoing 1% foregone revenue and $250,116 for one-time capital
projects, without changing the overall levy rate or published budget amount. The proposed
fiscal year budget totaled approximately $393.5 million, with total property taxes remaining
approximately $54.1 million.
Council members discussed the City’s approximately $9 billion taxable valuation and the
growth in community property values. They also emphasized that the City's total budget
includes enterprise operations and other services, such as Idaho Falls Power, the airport, water
and sewer utilities, fiber, recreation facilities, and golf courses, and therefore should not be
viewed solely as taxpayer-funded spending. Council members expressed appreciation for the
City's efforts to maintain services and infrastructure while utilizing fees, grants, enterprise
revenues, and other funding sources in addition to property taxes.
1. 26-300
2026/27 Fee Resolution (2026-22) Including New Fees and Fee Increases
Motion: Adopt the 2026/27 fee resolution and authorize the Mayor and City Clerk to sign the
necessary documents.
o
Moved by: Councilor Dingman
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0
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2. 26-301
Resolution to Adopt 1% Levy of Forgone Revenue for Fiscal Year 2026/27
Motion: Approve this resolution (2026-23) to adopt the 1% levy of the 2026/27 forgone amount
of $540,078.00 and authorize the Mayor and City Clerk to sign the necessary documents.
o
Moved by: Councilor Dingman
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
3. 26-302
Resolution to Adopt Forgone for One-Time Capital Projects for Fiscal Year 2026/27
Motion: Approve the 2026/27 resolution (2026-24) adopting $250,116.00 of the City’s forgone
balance for the specific purpose of funding one-time capital projects for Fire and Parks and
Recreation and authorize the Mayor and City Clerk to sign the necessary documents.
o
Moved by: Councilor Dingman
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
4. 26-303
Ordinance to Adopt 2026/27 Fiscal Year Budget
Motion: Adopt the 2026/27 fiscal year budget for $393,483,954 and approve the attached
appropriations ordinance appropriating monies to and among various funds, under a
suspension of the rules requiring three complete and separate readings and request that it be
read by title and published by summary.
o
Moved by: Councilor Dingman
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
ORDINANCE 3674: AN ORDINANCE ENTITLED THE ANNUAL APPROPRIATION ORDINANCE
FOR THE FISCAL YEAR BEGINNING OCTOBER 1, 2026, APPROPRIATING THE SUM OF
$393,483,954 TO DEFRAY THE EXPENSES AND LIABILITIES OF THE CITY OF IDAHO FALLS FOR
SAID FISCAL YEAR, SPECIFYING THE OBJECTS AND PURPOSES FOR WHICH SAID
APPROPRIATION IS MADE, AUTHORIZING A LEVY OF A SUFFICIENT TAX UPON THE TAXABLE
PROPERTY, PROVIDING FOR REPEAL OF CONFLICTING ORDINANCES, DIRECTING THE CITY
CLERK TO FILE CERTIFIED COPIES OF THIS ORDINANCE WITH THE COUNTY COMMISSIONERS
AND IDAHO SECRETARY OF STATE, AND PROVIDING AN EFFECTIVE DATE.
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E. Community Development Services
1. 26-317
Mediation request from surrounding property owners for the Willows Place
Townhomes Planned Unit Development
Presentation/Discussion (Director Sanner, Attorney Jones): Staff presented a mediation
request submitted by Mack and Teri Smith concerning the Willows Place Townhomes PUD. The
request alleged procedural errors, lack of representation of affected persons during the
previous mediation, and inaccuracies in information provided to the public. Legal counsel
explained that mediation is discretionary and may be ordered if Council believes it could
resolve the dispute. Due to the continuing quasi-judicial nature of the matter, Councilor
Francis and Councilor Lee recused themselves from the discussion and vote.
The remaining Council members discussed the prior mediation process, public hearings, and
due process considerations. Legal counsel explained that the prior mediation was not binding
on the Council and that the public had opportunities to present concerns during the public
hearing process. Council members expressed their belief that the concerns raised by
neighboring property owners had been considered through the previous hearings and
mediation process and concluded that additional mediation was unlikely to resolve the
dispute.
Motion: Deny the mediation request submitted by Mack and Teri Smith regarding Willows Place
Townhomes Planned Unit Development.
o Moved by: Councilor Freeman
o Second: Councilor Dingman
o Vote: Aye: Dingman, Freeman, Larsen, Radford. Nay: none. Recused: Francis, Lee.
o Motion carries 4-0.
2. 26-313
Quasi-Judicial Public Hearing - Planned Unit Development (PUD) and Reasoned
Statement of Relevant Criteria and Standards, Elara Homes at Willow Creek Cove
Presentation/Discussion (Director Sanner, Assistant Director Cunningham, Developers
Collin and Jonathan Reid): Mr. C. Reid presented the proposed Willow Creek Cove PUD, a
nearly 36-acre residential development at Fifth West and 33rd North containing 359 dwelling
units at approximately 10 units per acre. The project would include a mix of single-family
homes, condominium-style duplex units, and flexible housing products designed to provide a
range of housing sizes and price points. The development would exceed the required open
space, landscaping, parking, and amenity standards, with proposed amenities including trails,
playgrounds, pickleball courts, a clubhouse, fitness areas, community gardens, dog parks, and
open space. The development would include both public and private streets, with the PUD
request primarily seeking approval for private streets and modified setbacks.
Staff reviewed the PUD request and explained that the proposed density was substantially
below the maximum allowed under the R-3 zoning designation. Staff discussed the proposed
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housing types, private street network, setbacks, parking, amenities, connectivity, and
preservation of Willow Creek. Staff also addressed prior neighborhood concerns regarding
irrigation access, utility easements, adjacent property access, fencing, trees, traffic, and the
Willow Creek corridor. Planning Commission had previously considered the application and
unanimously recommended approval.
Council discussed the timing and reimbursement of transportation improvements and impact
fees, the phased installation of amenities, pedestrian connectivity, traffic impacts, setbacks,
parking, and public access to Willow Creek. Staff explained that a traffic impact study would
determine necessary transportation improvements and that qualifying roadway improvements
could be addressed through the development agreement and impact fee reimbursement
process. Council also discussed making the trail along Willow Creek accessible to the public
as a community resource. Following discussion, the PUD was amended to provide public
access to the Willow Creek trail, with the exact location subject to Public Works approval, and
the project remained subject to the proposed traffic condition.
Motion 1: Approve the Planned Unit Development (PUD) for Elara Homes at Willow Creek Cove
as amended to reflect that the portion of the trail along Willow Creek is open to the public, with
the exact location subject to the approval of the Idaho Falls Public Works Department, and give
authorization for the Mayor to execute the necessary documents.
o Moved by: Councilor Francis
o Second: Councilor Lee
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards as amended for
the Planned Unit Development for Elara Homes at Willow Creek Cove and give authorization for
the Mayor to execute the necessary documents
o Moved by: Councilor Francis
o Second: Councilor Lee
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
3. 26-314
Amendment to City Code Title 7 to add a new Chapter 13 regarding Certificate of
Occupancy Requirements and Construction without a Required Permit
Presentation/Discussion (Director Sanner, Building Official Gordon): Staff presented an
amendment to City Code Title 7 adding Chapter 13 regarding building code enforcement,
certificates of occupancy, and construction without required permits. The proposed ordinance
would establish enforcement procedures, penalties, and compliance pathways for individuals
who occupy a building without a certificate of occupancy or perform construction without
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required permits. Staff explained that the intent was to create a more graduated and
compliance-focused process, rather than relying immediately on misdemeanor enforcement
under state law. The ordinance would also provide authority for stop-work notices, do-not-
occupy orders, injunctive relief, and other enforcement measures.
Motion: Approve the Ordinance amending City Code Title 7 to add a Chapter 13 regarding
building code enforcement under a suspension of the rules requiring three complete and
separate readings and request that it be read by title.
o Moved by: Councilor Lee
o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
ORDINANCE 3675: AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A MUNICIPAL
CORPORATION OF THE STATE OF IDAHO, AMENDING TITLE 7 TO ADD A CHAPTER 13 TO
REQUIRE A CERTIFICATE OF OCCUPANCY BEFORE A STRUCTURE IS OCCUPIED, PROHIBIT
VIOLATING VARIOUS BUILDING CODES IN CONSTRUCTING OR ALTERING STRUCTURES
WITHOUT A REQUIRED PERMIT, PROVIDE AUTHORITY FOR THE BUILDING OFFICIAL TO ISSUE
STOP WORK NOTICES AND “DO NOT OCCUPY” ORDERS, PROVIDE AUTHORITY TO SEEK
INJUNCTIVE RELIEF, AND PROVIDE PENALTIES FOR VIOLATIONS; CODIFICATION;
PUBLICATION BY SUMMARY; AND ESTABLISHING EFFECTIVE DATE.
4. 26-322
Provide staff direction regarding whether the Planned Unit Development (PUD)
zoning designation and associated provisions should be rescinded from the Comprehensive
Zoning Code
Presentation/Discussion (Director Sanner): Staff requested Council direction regarding
whether to begin the process of rescinding the Planned Unit Development provisions from the
Comprehensive Zoning Code. Staff explained that state law allows, but does not require,
municipalities to maintain a PUD ordinance. Depending on Council direction, staff could begin
drafting rescission language and proceed through the required Planning Commission and
public hearing process. Staff noted that two PUD applications already submitted would
continue through the existing process because development rights vest upon application.
Council discussed concerns with the current PUD process, including uncertainty regarding
Council discretion, inconsistent interpretations of the ordinance, private streets, and the
difficulty of balancing developer expectations with public concerns. Several Council members
supported rescinding the current ordinance while allowing time to evaluate whether a revised
PUD process, development agreements, or other zoning tools could better address unique
development situations. Council also discussed the potential effects of new state housing
legislation and the need to consider future housing density and affordability. Council ultimately
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Idaho Falls, ID
directed staff to begin the formal process of rescinding the current PUD ordinance through the
Planning Commission and public hearing process
Motion: To direct staff to begin the process of rescinding Planned Unit Development Ordinance
11-2-6W from the Comprehensive Zoning Code, including preparation of the necessary
ordinance language and referral through the Planning Commission process.
o Moved by: Councilor Dingman
o Second: Councilor Radford
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
5. 26-315
Final Plat and Reasoned Statement of Relevant Criteria and Standards, Rose
Nielson Addition Division No. 101, Sixth Amended
Presentation/Discussion (Director Sanner): No substantive staff presentation or Council
discussion was recorded.
Motion 1: Approve the Final Plat for Rose Nielson Addition Division No. 101, Sixth Amended
and give authorization for the Mayor, City Engineer, and City Clerk to sign said Final Plat.
o Moved by: Councilor Lee
o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards for the Final
Plat for Rose Nielson Addition Division No. 101, Sixth Amended and give authorization for the
Mayor to execute the necessary documents
o Moved by: Councilor Lee
o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
6. 26-316
Final Plat and Reasoned Statement of Relevant Criteria and Standards, Stanger
Farms Commercial Addition, Second Amended
Presentation/Discussion (Director Sanner): No substantive staff presentation or Council
discussion was recorded.
Motion 1: Approve the Final Plat for Stanger Farms Commercial Addition, Second Amended
and give authorization for the Mayor, City Engineer, and City Clerk to sign said Final Plat.
o Moved by: Councilor Lee
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o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards for the Final
Plat for Stanger Farms Commercial Addition, Second Amended and give authorization for the
Mayor to execute the necessary documents
o Moved by: Councilor Lee
o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
7. Announcements
• Council President Francis announced a POW/MIA remembrance event at the War
Memorial on the Greenbelt, scheduled for September 18 at 5:15 p.m. The event,
organized by a veterans group, will honor prisoners of war, service members missing in
action, and those who remain unaccounted for.
• Willows Place Townhomes: Council discussed whether the matter could be publicly
discussed and was advised that it remains a quasi-judicial matter because the 28-day
period for filing a petition for judicial review has not yet expired. Therefore, the ex parte
communication rules continue to apply.
There being no further business, the meeting adjourned at 9:42 PM.
/s/ Linda Lundquist_________________
/s/ Lisa Burtenshaw
_____________
Linda Lundquist, City Clerk
Lisa Burtenshaw, Mayor
Desert Eagles
Model Airplane
Flying Field
Grand Opening
Saturday, Sept. 19 @ 9:00 a.m.- 1:00 p.m.
We have built a brand new flying field at
8433 West Arco Highway at Noise Park
Fly RC Airplanes with an instructor
Static display of RC airplanes
Free food and drinks
For more information, call Stu Eddins @ 208-589-4650
or Tye Tomchak @ 208-201-1812
http://deserteaglesrcclub.com/
Aegean Son
COMMUNITY SUPPORT
Sitter veiet
Sate Way
LAYING THE TURF
EXCAVATION
ie
Rime
FINISHED PRODUCT
8/27/2026
City of Idaho Falls
Fiscal Year 2026/27 Budget Adoption
Staff Presentation
Thursday, August 27, 2026
Overview of Key Dates for the 2026/27 Budget Process
¢ Friday, April 10 - City of Idaho Falls Budget Hearing Notice to County
¢ Thursday, July 30 —- Tentative, Not to Exceed Budget
¢ August 1 and August 2 (Saturday) — Public Notices of Hearings
Published in Post Register
¢ Thursday, August 13 - Conducted Public Hearings and testimony for
fees, forgone, and budget
8/27/2026
Updates to the 2026/27 Budget After Public Hearing
* Updates to 1% and one-time capital forgone (post certification of
valuation from County, August 11)
* 1% forgone from $538,354 to $540,078.00
* One-time capital forgone from $350,000 to $250,116.00
* Total not-to-exceed budget remains the same at $393,483,954
($393.5M)
* Total property taxes remains the same at $54,098,846 ($54.1 M)
Idaho Falls Property Valuation and Property Levy Rate
Year Base Valuation % Change Levy Rate % Change
2013-14 2,965,273,734 0.0090267460
2014-15 2,977,260,980 0% 0.0092620910
2015-16 3,008,461,828 1% 0.0095618580
2016-17 3,124,421,943 4% 0.0096250280
2017-18 3,309,246,661 6% 0.0095131860
2018-19 3,540,971,736 7% 0.0095836470
2019-20 4,203,242,707 19% 0.0087957340
2020-21 4,766,436,340 13% 0.0066565220
2021-22 5,317,114,014 12% 0.0076497700
2022-23 7,052,741,278 33% 0.0060540040
2023-24 8,296,484,599 18% 0.0054044800
2024-25 8,103,605,399 -2% 0.0058839760
2025-26 8,660,283,169 6.87% 0.0058381958
2026-27 9,086,702,190 4.92% 0.0059536282
2.6%
3.2%
0.7%
-1.2%
0.7%
-8.2%
-24.3%
14.9%
-20.9%
-10.7%
8.9%
-0.78%
1.98%
7363999399393 35595
€€ 7x €€6€37€ € 3 €6€39393
8/27/2026
Next Steps
* Adoption of the resolutions
* Fees — effective October 1
* Forgone - 1% and one-time capital
* Adoption of the Fiscal Year 2026/27 Budget
Conclusion
of the
Fiscal Year 2026/27 Budget Adoption
Staff Presentation
City Council Meeting
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Idaho Falls, ID
Thursday, September 10, 2026
6:30 PM
City Council Chambers
1. Mayor Burtenshaw Called the meeting to Order at 6:30 PM
Present:
Mayor Lisa Burtenshaw
Council President Jim Francis
Councilor Michelle Ziel-Dingman
Councilor Jim Freeman
Councilor Kirk Larsen
Councilor John Radford
Councilor Brandon Lee (Via Teams, left at 7:15 pm)
Also present:
Chris Canfield, PW Director
Pam Alexander, Municipal Services Director
Ian Turner, Airport Director
Chris Fredericksen, GM - IF Power
Mark Hagedorn, Finance Director / Treasurer
Colby Hatton, Stronger IF
Zack Jones, City Attorney
Linda Lundquist, City Clerk
2. Pledge of Allegiance
Mr. Hatton led those present in the Pledge of Allegiance.
3. Staff Responses to Prior Public Comment and Other Updates (None)
4. Public Comment
•
Colby Hatton (Idaho Falls resident and representative of Stronger Idaho Falls): Expressed
appreciation for neighborhood street reconstruction, including new asphalt and improved water
and sewer infrastructure, but encouraged the City to incorporate safety improvements while
streets are being rebuilt. He recommended bulb-outs and daylighting at intersections to prevent
parking near crosswalks, shorten pedestrian crossing distances, improve visibility, and encourage
drivers to slow down. He shared a recent near-miss while cycling to work caused by a driver who
could not see him around parked cars. Hatton urged the City to consider all modes of
transportation in every roadway project and prioritize safer, more intentional street design for
pedestrians, cyclists, and drivers.
5. Consent Agenda
A. Fire Department
1. 26-326 Bonneville County Fire Protection District #1 Service Agreement
B. Public Works
1. 26-341 Bid Award – Tautphaus Park Surface Water Conversion – to B Squared Legacy GC,
LLC for $692,600.
2. 26-340 Bid Award – Yellowstone Ave Sidewalk – Federal Aid 24705 – Galicia’s Concrete,
LLC, for $322,570.80
C. Office of the City Clerk
City Council Meeting
Minutes
2
680 Park Avenue
Idaho Falls, ID
1. 26-338 City Council Meeting Minutes (7.30.2026, 8.6.2026, 8.10.2026, 8.12.2026,
8.13.2026)
Motion: Approve, accept, or receive all items on the Consent Agenda according to the
recommendations presented.
o
Moved by: Councilor Dingman
o
Second: Councilor Larsen
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries 6-0.
6. Regular Agenda
A. Public Works
1. 26-336
Federal Transit Administration (FTA) Section 5307 Small Urban Funding Agreement
Presentation/Discussion (Director Canfield):
•
Director Canfield presented the Section 5307 Small Urban Funding Agreement.
•
The agreement is an annual funding arrangement for transit operations.
•
The funding provides approximately $1.7 million in support.
•
The agreement includes varying local match requirements:
o
20% match for one portion of the funding.
o
50% match for another portion.
o
Overall, the match averages approximately 35%.
•
Director Canfield noted that a separate agreement approved the previous month focused on
ADA and disability accommodations, while this agreement supports operational expenses.
Motion: Approve the FTA 5310 Small Urban Funding Agreement and authorize the Mayor to sign the
necessary document.
o
Moved by: Councilor Larsen
o
Second: Councilor Dingman
o
Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o
Motion carries.
B. Municipal Services
1. 26-321
Approve the Write-off of Unpaid Ambulance Service Accounts
Presentation/Discussion (Director Alexander):
o Director Alexander explained that the write-off request is part of the City's fiscal year-end
closeout process.
o The request covers $3,395,031.25 in unpaid ambulance accounts, including Medicare and
Medicaid contractual adjustments and accounts determined uncollectible.
o Approximately 87% of the write-off represents the difference between published
ambulance rates and Medicare/Medicaid allowable reimbursement rates. The remaining
City Council Meeting
Minutes
3
680 Park Avenue
Idaho Falls, ID
13% includes accounts from 2020 and 2021 involving deceased individuals with no known
estate, bankruptcies, and approved hardships.
o Council discussed the role of the ground transportation fund in helping offset Medicaid-
related costs.
o Director Alexander explained that the City's collection agency is authorized to collect in all
50 states and that the City conducts due diligence before submitting accounts for write-off.
o Councilor Freeman commented on the City's efforts to control ambulance costs and its
role as a public, rather than private, ambulance service.
Motion: Approve the write-off of unpaid ambulance service accounts for the calendar dates of
service 2020, 2021, and 2025 determined as past statute or uncollectible for a total of
$3,395,031.25.
o Moved by: Councilor Dingman
o Second: Councilor Freeman
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
C. Office of the Mayor
1. 26-346
Ordinance amending Title 1, Chapters 7, 9 and 13, Creation of a City Finance
Department
Presentation/Discussion (Mayor Burtenshaw):
•
The Mayor introduced an updated ordinance establishing the City Finance Department and
transferring financial responsibilities from Municipal Services.
•
An amendment clarified the division of responsibilities for City grants. The Finance Department
will provide centralized fiscal oversight, compliance monitoring, and financial reporting, while
individual operating departments will remain responsible for their grants.
•
The Mayor explained that the ordinance primarily formalizes duties that the Finance Division
was already performing.
•
The ordinance also designates the Treasurer as the Finance Department Director and
establishes consistent terminology across the City Code.
Motion: Adopt the Ordinance amending Title 1, Chapters 7, 9 and 13 and other updated titles,
chapters and sections of City ordinance to create a Finance Department, move the financial duties
from the Department of Municipal Services to the Finance Department, and designate the City
Treasurer as the Director of the Finance Department, under a suspension of the rules requiring
three complete readings, and request that it be read by title and published by summary.
o Moved by: Councilor Dingman
o Second: Councilor Freeman
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
City Council Meeting
Minutes
4
680 Park Avenue
Idaho Falls, ID
ORDINANCE 3676: AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A MUNICIPAL
CORPORATION OF THE STATE OF IDAHO, AMENDING TITLE 1, CHAPTERS 7, 9, AND 13; TITLE 2,
CHAPTER 1, SECTION 12; TITLE 3, CHAPTER 3, SECTION 3; TITLE 4, CHAPTER 1, SECTION 2; TITLE
7, CHAPTERS 9 AND 10; TITLE 8, CHAPTERS 5 ,12, AND 13; TITLE 9, CHAPTER 4, SECTION 25; AND
TITLE 10, CHAPTER 1, SECTION 12; AND ADDING A NEW CHAPTER 11 TO TITLE 3 TO CREATE A
NEW FINANCE DEPARTMENT, DELINEATE THE RESPONSIBILITIES OF THE FINANCE DEPARTMENT,
DESIGNATE THE CITY FINANCE DIRECTOR/TREASURER AS THE DIRECTOR OF THE FINANCE
DEPARTMENT, CREATE CONSISTENT TERMINOLOGY FOR THE FINANCE DIRECTOR/TREASURER
AND FINANCE DEPARTMENT, AND REMOVE RESPONSIBILITIES FROM THE DEPARTMENT OF
MUNICIPAL SERVICES; CODIFICATION; PUBLICATION BY SUMMARY; AND ESTABLISHING
EFFECTIVE DATE.
2. 26-347
Appointment of Finance Director/Treasurer
Presentation/Discussion (Mayor Burtenshaw):
•
Mayor Burtenshaw recommended Mark Hagedorn for appointment as the City's Finance
Director and Treasurer.
•
She noted his previous experience as Treasurer and head of the Finance Division and
expressed confidence in his financial knowledge and leadership.
•
Councilors commended Hagedorn for his expertise, accessibility in answering budget and
finance questions, and work on the City's Workday ERP software implementation.
•
Hagedorn thanked the Council and City staff for their support and expressed his commitment
to serving City employees and the public. He introduced his wife and daughter.
Motion: Confirm the appointment of Mark Hagedorn as the City’s new Finance Director/Treasurer
o Moved by: Councilor Dingman
o Second: Councilor Freeman
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
3. 26-343
Ordinance Repealing Title 2, Chapter 8, Dissolving the Sister Cities Advisory
Committee and Releasing its Members
Presentation/Discussion (Council President Francis):
•
Council President Francis provided background on the Sister Cities Advisory Committee, which
was established in 2021 to address financial oversight, expand the program's community
presence, and develop economic relationships with Tokai-mura, Japan.
•
He credited the committee with formalizing the financial relationship between the City and the
Sister Cities programs, strengthening community outreach, and laying the groundwork for
future economic partnerships.
City Council Meeting
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680 Park Avenue
Idaho Falls, ID
•
Council President Francis highlighted upcoming exchange activities involving new
departmental and educational relationships.
•
He expressed appreciation for the committee members' work and contributions to the
program.
Motion: Adopt the Ordinance repealing Title 2, Chapter 8, of the Idaho Falls City Code, under a
suspension of the rules requiring three complete readings, and request that it be read by title and
published by summary
o Moved by: Councilor Francis
o Second: Councilor Radford
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
ORDINANCE 3677: AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A MUNICIPAL
CORPORATION OF THE STATE OF IDAHO, REPEALING TITLE 2, CHAPTER 8, SISTER CITIES
ADVISORY COMMITTEE AND RELEASING SISTER CITIES ADVISORY COMMITTEE MEMBERS; AND
PROVIDING SEVERABILITY; CODIFICATION; PUBLICATION BY SUMMARY; AND ESTABLISHING
EFFECTIVE DATE.
D. Airport
1. 26-328
Approve Additional Services Request with T.O. Engineers (Ardurra) for Terminal
Renovation and Expansion Phase 3 (Priority 1A-Phase 1)
Presentation/Discussion (Director Turner):
•
Airport Director Turner presented an amendment to the terminal expansion design contract.
•
The amendment will cover design services for Phase 1 of the terminal renovation & expansion.
•
The total amendment cost is $1,630,000, with a net contract increase of $1,242,969.28 after
accounting for $388,000 in unused contract funds.
•
In response to a Council question, Director Turner explained that the design work is expected
to be completed by early 2027. Construction administration services will be addressed
separately, with construction anticipated to take approximately 24–30 months.
Motion: Approve Additional Services Request 2 to Work Order 24-01 with T.O. Engineers, now
Ardurra, related to the Terminal Renovation and Expansion Phase 3 (Priority 1A - Phase 1).
o Moved by: Councilor Larsen
o Second: Councilor Radford
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
2. 26-330
Approve the Other Transaction Agreement for the Law Enforcement Officer
Reimbursement Program with the Transportation Security Administration
City Council Meeting
Minutes
6
680 Park Avenue
Idaho Falls, ID
Presentation/Discussion (Director Turner):
•
Airport Director Turner explained that the Transportation Security Administration awarded the
City up to $146,000 to reimburse the cost of a law enforcement officer stationed at the airport
security checkpoint.
•
The funding was made available through the reinstated Law Enforcement Officer
Reimbursement Program.
•
The agreement provides reimbursement for a portion of the assigned police officer's wages, up
to $25 per hour.
•
The Director clarified that “Other Transaction Agreement” is the official name of the agreement.
Motion: Approve the Other Transaction Agreement for the Law Enforcement Officer
Reimbursement Program
o Moved by: Councilor Larsen
o Second: Councilor Radford
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
E. Idaho Falls Power
1. 26-333
Kleinschmidt Continuing Relicensing Professional Service Contract - FY2027
Presentation/Discussion (Director Fredericksen):
•
General Manager Fredericksen presented the continuing professional services contract with
Kleinschmidt to support the relicensing process for the Gem State and Idaho Falls projects.
•
The contract has a not-to-exceed amount of $579,100 and will cover services through the post-
final license application filing process.
•
Mayor Burtenshaw identified that the contract was missing the City's required
nondiscrimination ordinance clause.
•
Council agreed to authorize the contract, with execution by the Mayor and City Clerk
conditioned on adding the nondiscrimination clause.
Motion: Approve the contract for fiscal year 2027 Relicensing Services for the Gem State and Idaho
Falls Projects through the Post-Final License Application (FLA) Filing Process for a total of $579,100
and give authorization to the Mayor and City Clerk to execute the necessary documents once the
City’s nondiscrimination clause has been added to the contract.
o Moved by: Councilor Francis
o Second: Councilor Freeman
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
City Council Meeting
Minutes
7
680 Park Avenue
Idaho Falls, ID
2. 26-334
Construction Agreement for South Tourist Park Path Lighting Project
Presentation/Discussion (Director Fredericksen):
•
General Manager Fredericksen explained that the project was rebid after the City rejected
earlier bids in June.
•
Idaho Falls Power staff negotiated a construction agreement with Armstrong Electric, Inc., for
$145,680.06.
•
The project will install lighting along the pathway through South Tourist Park, adjacent to the
river, to improve nighttime visibility and safety.
•
Council discussed the importance of improving Riverwalk amenities, enhancing pathway
safety, and expanding usability during Idaho Falls' darker winter months.
•
The contract includes a contingency for potential rock encountered during construction, which
could affect the project schedule.
Motion: Approve the Construction Agreement with Armstrong Electric, Inc, in the amount of
$145,680.06; and give authorization for the Mayor and City Clerk to execute the necessary
documents.
o Moved by: Councilor Freeman
o Second: Councilor Radford
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
3. 26-344
Bid Award - IFP 26-25 Fiber Drop Cable Installation
Presentation/Discussion (Director Fredericksen):
•
General Manager Fredericksen explained that the project supports the continued growth of
Idaho Falls Power's fiber network and the installation of connections for customers enrolled in
the fiber program.
•
Three bids were received, with B. Jackson Construction identified as the lowest responsible,
responsive bidder.
•
The contract award amount is $531,463.
•
Councilors commented positively on the quality of the fiber program and B. Jackson
Construction's previous work and interactions with residents.
Motion: Approve the bid award for the Fiber Drop Cable Installation project(s); award to the lowest
responsive, responsible bidder, B Jackson Construction, for $531,463.00.
o Moved by: Councilor Freeman
o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
City Council Meeting
Minutes
8
680 Park Avenue
Idaho Falls, ID
4. 26-345
Bid Award - IFP 26-26 Micro Duct Drop Installation Services
Presentation/Discussion (Director Fredericksen):
•
General Manager Fredericksen presented the second fiber-related installation project, which
supports the expansion of the City's fiber network.
•
B. Jackson Construction was identified as the lowest responsible, responsive bidder.
•
The bid award amount is $208,845.30.
•
The discussion emphasized continued fiber network growth and the benefits of expanding
connectivity for City residents.
Motion: Approve the bid award for the Micro Duct Drop Installation project(s) and award to the
lowest responsive, responsible bidder, B Jackson Construction, for a price of $208,845.30.
o Moved by: Councilor Freeman
o Second: Councilor Francis
o Vote: Aye: Francis, Dingman, Freeman, Larsen, Lee, Radford. Nay: none.
o Motion carries 6-0.
7. Announcements
•
Councilor Radford: Announced the America 250 event taking place the following day at the
Bonneville County Fairgrounds. The event will include a presentation, a trivia contest, and the
traveling Liberty Bell.
•
Mayor Burtenshaw: Shared her experience participating in the 9/11 Memorial Stair Climb,
completing 110 flights representing the 110 floors of the World Trade Center. She thanked the
Idaho Falls Police Department for organizing the event and for assisting her during the climb when
she experienced fear of heights. She specifically recognized the support of Chief Johnson, Chief
Olson, and the officers who helped her reach the top.
•
Councilor Francis: Announced a Constitution Day ceremony at the Museum of Idaho on September
17 at 2:00 p.m. The event will commemorate the signing of the U.S. Constitution on September 17,
1787, and include the ringing of the bell once for each of the 13 original colonies. He also noted
that the Mayor would have a proclamation for the occasion.
•
Councilor Freeman: Reflected on the 25th anniversary of September 11, 2001, drawing on his
experience as a retired firefighter. He honored the 343 firefighters who died at the World Trade
Center, referring to them as his brothers in arms, and emphasized the lasting impact of the tragedy
and the importance of remembering those who perished.
There being no further business, the meeting adjourned at 7:19 PM.
/s/ Linda Lundquist_________________
/s/ Lisa Burtenshaw
_____________
Linda Lundquist, City Clerk
Lisa Burtenshaw, Mayor
CL flea
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Memorandum
File #: 26-384
City Council
DATE: Friday, September 25, 2026
AGENDA: Regular
FROM: Darin Jones, Director
DEPARTMENT: Human Resources
Title
City of Idaho Falls 457 Plan - Capital Group/American Funds
☐ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☐ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
Authorization to formally terminate the City of Idaho Falls 457 Plan held with The Capital Group/American
Funds, and to direct staff to notify Capital Group/American Funds in writing to close out the plan once the final
participant has withdrawn their funds (or take other action deemed appropriate).
Description, Background Information, Purpose:
The City of Idaho Falls 457 Plan with The Capital Group/American Funds is a deferred compensation plan that
predates current staff involvement. The exact origination date and full history of the plan are not known - no
plan documents have been located either by the City or by Capital Group/American Funds. What is known is
that the City stopped allowing new employee enrollments in this plan an estimated one to two decades ago,
and no new contributions have been made to the plan since that time.
Staff became aware of the plan's existence a little over a year ago. At that time, a review found only a small
number of employees with any remaining balance in the plan. Currently, only one individual - a current
employee - still has funds invested in this plan, and that individual is in the process of withdrawing their funds.
That withdrawal is expected to be completed no later than January 2027.
Because the plan retains no active participants (aside from the one individual currently withdrawing) and
accepts no new enrollments or contributions, it no longer serves any ongoing purpose for the City or its
employees.
The purpose of this agenda item is to obtain City Council authorization to formally terminate the City of Idaho
Falls 457 Plan with The Capital Group/American Funds. Upon Council approval, staff will send a formal letter to
Capital Group/American Funds requesting termination of the plan, to take effect once the remaining
participant has completed the withdrawal of their funds.
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File #: 26-384
City Council
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Memorandum
File #: 26-401
City Council
DATE: Thursday, October 8, 2026
AGENDA: Regular
FROM: HR Director, Darin Jones
DEPARTMENT: Human Resources
Title
Memorandum of Agreement (MOU) Between IBEW Local 57 and The City of Idaho Falls
☐ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☐ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
Approve the MOU with Power Union CBA and give authorization to the Mayor and City Clerk to execute the
necessary documents (or take other action deemed appropriate).
Description, Background Information, Purpose:
Elimination of one position in the collective bargaining Agreement and the addition of two new positions in
the collective bargaining agreement. Position eliminated: Traffic Technician. Positions added: Journeyman
Operation and Traffic Signal Electrician and Apprentice Operation and Traffic Signal Electrician. These two
classifications shall replace the classification of Traffic Technician currently listed in Exhibit “A.” Upon execution
of this MOU, the classification of Traffic Technician shall be removed from Exhibit “A.”
Any employee who holds the classification of Traffic Technician as of the date of this Agreement shall be
placed into either the Journeyman Operation and Traffic Signal Electrician classification or the Apprentice
Operation and Traffic Signal Electrician classification, as mutually determined by the City and IBEW Local 57
based upon the factors set forth in the Promotion & Change of Employment provisions of the Agreement,
including the incumbent’s length of continuous service, knowledge, training, ability, skill, and adaptability.
This MOU is subject to approval by the Idaho Falls City Council and ratification by the membership of IBEW
Local 57.
This item has been reviewed by the City’s Legal & Finance Departments.
City of Idaho Falls
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Memorandum of Agreement
Between
IBEW Local 57
And
The City of Idaho Falls
The City of Idaho Falls and IBEW Local 57 agree to the addition of the following provisions to
the Agreement when the parties commence bargaining in March, 2027
AGREEMENT
The Parties agree to the addition of the classifications of a Journeyman Operations and Traffic
Signal Electrician and Apprentice Operations and Traffic Signal Electrician to Exhibit “A” in the
Agreement, along with the corresponding wage rates shown below:
Journeyman Operation
and Traffic Signal
Electrician
$43.20
$46.22
$49.50
$53.00
Apprentice Operation
and Traffic Signal
Electrician
$35.56
$38.05
$40.74
$43.62
These two classifications shall replace the classification of Traffic Technician currently listed
in Exhibit “A.” Upon execution of this Memorandum of Agreement, the classification of
Traffic Technician shall be removed from Exhibit “A.”
Any employee who holds the classification of Traffic Technician as of the date of this
Agreement shall be placed into either the Journeyman Operation and Traffic Signal Electrician
classification or the Apprentice Operation and Traffic Signal Electrician classification, as
mutually determined by the City and IBEW Local 57 based upon the factors set forth in the
Promotion & Change of Employment provisions of the Agreement, including the incumbent’s
length of continuous service, knowledge, training, ability, skill, and adaptability.
This Memorandum of Agreement is subject to approval by the Idaho Falls City Council and
ratification by the membership of IBEW Local 57.
CITY OF IDAHO FALLS
IBEW LOCAL 57
___________________ Date: _______
Mayor
___________________ Date: _______
Unit Chairman
___________________ Date: _______
Power General Manager
___________________ Date: _______
Business Manager
___________________ Date: _______
Human Resources
Memorandum
File #: 26-389
City Council
DATE: Thursday, October 1, 2026
AGENDA: Regular
FROM: PJ Holm, Director
DEPARTMENT: Parks & Recreation
Title
Meppen Park Irrigation System Installation Bid
☐ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☐ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
Accept and approve the proposal for the irrigation system installation at Meppen Park and award the bid to
the lowest responsive, responsible bidder, A Summer Rain Inc. in the amount of $98,900.00 (or take other
action deemed appropriate).
Description, Background Information, Purpose:
Idaho Falls Parks and Recreation solicited bids from qualified vendors for the installation of the Meppen Park
Irrigation System Phase. A Summer Rain Inc. was the lowest of the 3 bids received with a total bid of
$98,900.00.
This item has been reviewed by the City’s Legal & Finance Departments.
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A SUMMER RAIN INC
675 E 440 N
Firth , ID 83236
208-681-4401
a.summerrain@yahoo.com
BID FOR : IF Meppen Park sprinkler system
2000 mainline and wire 4'' hdpe sdr 11
455 – I 25
24- 2'' hunter valves
4 -4 '' isolation valves
sprinkler install and 3 year warranty …............................Total $ 98,900.00
will take 16 good day with not muddy soil .
Signature
Date
IPW # 021746-B-4
IC # RCE 39171
Supplier indicated this was a typo and it should read I20.
Memorandum
File #: 26-387
City Council
DATE: Wednesday, September 30, 2026
AGENDA: Regular
FROM: Chris Fredericksen, General Manager
DEPARTMENT: Idaho Falls Power
Title
Professional Services Agreement with HDR Engineering in Support of the Rack Substation Rebuild Project
☐ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☐ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
Approve the Amendment to Agreement for Professional Engineering Services and Professional Services Task
Order with HDR Engineering Incorporated for a total of $386,000.00 and authorize the Mayor to execute both
documents (or take other action deemed appropriate).
Description, Background Information, Purpose:
On June 21, 2024, the city established a Master Agreement with HDR. This Task Order, if approved, authorizes
the consultant to carry out the necessary design work for rebuilding the Rack Distribution Substation, located
adjacent to the Lower Power Plant off Sunnyside Road.
The total negotiated, not to exceed amount for this work, is $386,000.00.
This item has been reviewed by the City’s Legal & Finance Departments.
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HDR ENGINEERING, INC.
TASK ORDER NUMBER 2026-002
This Task Order pertains to an agreement by and between the City of Idaho Falls, (“IFP”), and
HDR Engineering, Inc. (“HDR”), dated June 21, 2024, (“the Agreement”). HDR shall perform
services on the project described below as provided herein and in the Agreement. This Task Order
shall not be binding until it has been properly signed by both parties. Upon execution, this Task
Order shall supplement the Agreement as it pertains to the project described below.
PART
1.1
1.2
1.3
1. GENERAL
Project Name
City of Idaho Falls Power Rack Substation Rebuild Engineering and Design.
Definition
For the purposes of this Technical Scope, the following definitions have been used:
PROJECT shall be the Rack 69/46-12.47kV Substation. Site is located in the City of
Idaho Falls.
OWNER shall be Idaho Falls Power (IFP).
ENGINEER shall be HDR Engineering, Inc. (HDR).
MANUFACTURER shall be any company that is fabricating, manufacturing, or
supplying specific equipment for the PROJECT.
CONTRACTOR shall be the firm performing the construction of the PROJECT.
Project Description
The PROJECT is the rebuild of the existing 46-12.47kV Rack Distribution Substation.
The current Rack substation is a five bay transfer bus with (2) 46kV lines, (1) 43.8-
4.16kV, 8.75kVA step-up transformer, (1) 46.0-2.40kV, 4.00kVA step-up transformer,
and (1) 43.8-12.47kV, 15kVA transformer with a five feeder 12.47kV underground
distribution. The majority of the existing equipment, structures and foundations have
been in operation for over 40 years and are considered end-of-life equipment. This
project is to replace all equipment and supporting structures/foundations with the
exception of the 46 & 12.47kV breakers and the 46.0-2.40kV, 4.00kVA step-up
transformer. The new substation high side will be built with 69kV clearances for a future
upgrade to a 69kV system. The transformers will be dual 46/69KV high sides.
The conceptual design will explore substation layouts that will physically fit on the
existing IFP property. Proposed layouts will include a transfer bus, main and transfer
bus and a ring bus configuration. A new equipment enclosure will contain new protection
relay panels. New cable trench and control cables will be included in this PROJECT.
Page 1 of 10
PART
2.1
2.2
2.3
Based on the final selected layout, a simple switching diagram for the substation will be
provided. The ENGINEER will create AC and DC schematics required for control
design. This includes one-lines, three-lines, control schematics, relay details, equipment
enclosure layout, relay panel layouts, communication diagrams, connection diagrams for
equipment, wiring diagrams for relaying panels and cable schedule. The ENGINEER
will develop the final schematics and connection diagrams from the manufacturer’s
approval drawings that have been approved by the OWNER. The ENGINEER will assist
with control building bid solicitation and bid processing services and coordinate with
successful building and relay panel manufacturer to determine the equipment enclosure
layout and panel wiring. The ENGINEER will provide on call field support during
construction by phone or email.
Transmission and distribution line design and/or items that are not listed below are
outside the scope of work for the PROJECT.
2. SCOPE OF SERVICES TO BE PERFORMED BY OWNER ON THE PROJECT
Substation Design Information - OWNER
The OWNER will provide the following MANUFACTURER equipment outline and
wiring drawings to complete the substation design:
46/69-12.47kV, 15/20/25MVA Transformer (New)
46/69-4.16kV, 1|OMVA Step-up Transformer (New)
46-2.40kV, 4.00kVA Step-up Transformer (Existing)
72kV Circuit Breakers (Existing)
12.47kV Circuit Breakers (Existing)
69 & 12.47kV Disconnect Switches (New)
Substation Permitting - OWNER
The OWNER will acquire any applicable permits needed for construction, access,
building permits, special use permits, design permits, or other permits to facilitate the
PROJECT. Permit costs will be paid by the OWNER. Permit acquisition, agency
coordination, permit compliance, SWPPP inspections, SPCC implementation, and
regulatory reporting are the responsibility of OWNER or CONTRACTOR. HDR's scope
is limited to preparation of design documents.
Substation Material Procurement Support - OWNER
The OWNER or CONTRACTOR will be responsible for bidding and procuring material
and equipment required for the PROJECT. The ENGINEER will provide technical
specifications for the following major equipment items, and support shop drawing
reviews during the approval process for general conformance to the design. OWNER has
already bid the 46/69-12.47kV, 15/20/25MVA transformer.
e 46/69-12.47kV power transformer — (Out for bid)
69kV & 12.47kV power circuit breakers — (Existing)
e 69kV & 12.47kV group operated disconnect switches (manually operated) —
(OFCI)
Page 2 of 10
69kV & 12.47kV instrument transformers (CFCI)
69kV & 12.47kV surge arresters (CFCI)
12.47kV single-pole disconnect switches (CFCI)
12.47kV fuse disconnect switches (CFCI)
12.47kV/120V/240V station service transformers (Existing)
Structural steel (OFCI)
Equipment enclosure and relay panels (OFCI)
2.4 Other - OWNER
The OWNER will provide data to the ENGINEER as requested and respond to inquiries
and milestone reviews as needed. This data includes the Manufacturer’s final drawings
for new equipment procured by the OWNER along with existing equipment that will
remain in service.
PART 3. SCOPE OF SERVICES TO BE PERFORMED BY ENGINEER ON THE
3.1
3.2
PROJECT:
Design drawings for the PROJECT will be developed using Autodesk AutoCAD
software in two-dimensional format, unless otherwise noted.
The ENGINEER will submit (4) design review packages at the 10%, 30%, 60% and
90% milestones and schedule a design review meeting with the OWNER after each
submittal. Design review meetings will be conducted remotely via MS Teams. A design
review is not required after submitting the IFC design package.
Changes to the design, design criteria, standards, or preferences by the OWNER or
others, which causes or involves rework by the ENGINEER, may require an
amendment or change order.
Changes to the PROJECT schedule outlined in Part 5 due to OWNER, equipment
vendors, or construction contractors may require an amendment or change order.
Survey — ENGINEER
ENGINEER will subcontract a survey company to conduct a survey of the substation
area. Survey will include topography of the area, marked underground utilities, existing
site foundations, and site control points. Survey services are based on a $10,000
allowance. Additional costs may require a change order.
Geotechnical Investigation - ENGINEER
ENGINEER will subcontract a geotechnical company to conduct a geotechnical analysis
of the substation area. Geotech will include a geotechnical report. It is assumed that
there will be three test areas. As the area is next to the river, test pits will be dependent
on the depth of the competent basalt in the area. The ENGINEER will provide testing
parameters, specifications, (3) test locations, review the report, and request additional
information as needed. Geotechnical services are based on a $10,000 allowance.
Additional costs may require a change order.
Page 3 of 10
3.3 Switching Diagram - ENGINEER
Based on the final selected substation layout, a simple switching diagram for the
substation will be provided. The ENGINEER will use these documents as a basis for a
substation one-line that shows major equipment, electrical ratings, and protection
relaying requirements.
3.4 Grading/SWPPP/SPCC Design - ENGINEER
The ENGINEER will develop the overall site grading design for the PROJECT, including
grading elevations surrounding the substation area. The ENGINEER will develop final
substation grading and rock surfacing design based on the geotech report, grading model
and PROJECT requirements. The ENGINEER will provide an AutoCAD Civil 3D model
with active surfaces in .DWG format. Survey control points and surface data may be
provided in .CSV or other mutually acceptable formats as required. The ENGINEER will
be responsible for the design of stormwater drainage, including any retention and
detention ponds if required. Stormwater Pollution Prevention Plan (SWPPP)
development, erosion and sediment control measures.
3.5 Soil Resistivity Report - ENGINEER
The ENGINEER will perform soil resistivity testing. The ENGINEER will provide
testing parameters and testing locations.
3.6 Security Fence Design - ENGINEER
The ENGINEER will provide substation security fence design services, including
establishing fence alignment, determining required setbacks from energized equipment
and property boundaries, and locating personnel and vehicle access gates to support
substation operation and maintenance activities. The design will include grounding and
bonding of metallic fence components, as required, to mitigate touch and step potential
hazards associated with the substation grounding system. Additional design
considerations will include coordination with grading, drainage, access roads, signage,
and provisions for future security system installations. The security fence design will be
developed in accordance with applicable NESC requirements, project-specific criteria,
and OWNER standards and preferences.
3.7 Equipment Layout Design - ENGINEER
The ENGINEER will explore substation layouts that will physically fit on the existing
OWNER property. Proposed layouts will include a transfer bus, main and transfer bus
and a ring bus configuration. Considerations for bus clearances, equipment placement,
working clearances and ease of operations will be checked in this design. A preliminary
equipment layout based on typical (approximate) equipment sizes will be developed to
determine the overall size and arrangement of the substation. After the ENGINEER has
received all Manufacturer equipment approval drawings, the final equipment layout will
be developed.
Page 4 of 10
3.8
3.9
Equipment Elevations Design - ENGINEER
Elevations for the new equipment and the bus system will be prepared after the final
equipment layout design has been completed and approved. The elevations will be used
to show the Bill of Material items as well as the controlling heights of equipment and
buses.
Bus System Design - ENGINEER
Rigid bus systems will be utilized for main overhead distribution buses in the substation
based on the final equipment layout. Bus systems will be designed based on industry
codes and standards. Detailed drawings will be prepared showing the equipment, bus
system, bus connection fittings and a Bill of Material listing for each item.
3.10 Lightning Shielding Protection - ENGINEER
3.11
The ENGINEER will design the lightning shielding protection of the substation based on
IEEE Std. 998 using a combination of static shield wires and static masts for protection.
Bus voltages at or below 69kV will rely on the fixed-angle method.
Yard Lighting - ENGINEER
The ENGINEER will design a yard lighting plan and layout for the substation based on
input and preferences from the OWNER. A detailed yard lighting analysis, illumination
calculations, and study are not included.
3.12 Conduit System / Cable Trench / Control Cable Design - ENGINEER
The conduit system, including wire sizing and cable trench, will be designed and detailed
on the drawings. Details of specific conduit installations (i.e., conduit sizes, lengths) will
be included. The conduit installation will be direct-bury PVC below grade and rigid 90
degree and elbows up into the equipment. The cable trench will be designed with drive-
over sections where vehicles and large trailers (i.e. transformer, NGR, breakers) will need
to cross. The control cable lengths, sizes, and count will be called out on a cable schedule
as well as on a drawing.
3.13 Grounding System Design - ENGINEER
The ENGINEER will design the substation grounding system per IEEE Std. 80 based on
soil resistivity and fault current information. Calculations and details for the grounding
equipment and structures will be prepared. Fence, gate, and station grounds will be
connected. Equipment and buses will include provisions for attaching personal protective
grounding cables. Ground grid material will consist of bare soft drawn copper conductor,
size verified during design. Copperweld ground rods will be %” x 10’, sectional type
ground rods, based on design. Below grade, the connections will be weld-type Cadweld
or Burndy Hy-ground. Above grade connections will be bolted type to equipment or
structures.
Page 5 of 10
3.14
3.15
3.16
3.17
3.18
3.19
Structural Steel Design - ENGINEER
The ENGINEER will design structural steel for bus supports, switch supports,
termination structures, and other structures and brackets required based on ASCE 113-
23 and ASCE 7-16 or 7-22. Design calculations can be provided to the OWNER upon
request. Design of tapered tubular structures shall be provided by the steel vendor.
Steel Fabrication Drawings - ENGINEER
After structural steel has been analyzed and designed, the ENGINEER will create
fabrication drawings of each standard shape steel member showing welds, holes, sizes,
and erection hardware. The completion of the final structural steel fabrication drawings
is dependent on receiving the Manufacturer equipment shop drawings. Fabrication
drawings will be developed in Autodesk Inventor. Fabrication drawings for tapered
tubular structures shall be provided by the steel vendor. ENGINEER will provide
performance level or load tree drawings for tapered tubular structures.
Foundation Design - ENGINEER
Using the equipment and steel support structure loading information, foundations will be
designed based on a geotechnical investigation report. The foundation types will be
spread footing, mats, or drilled piers, depending on structural loads, geotechnical report,
and economies of construction. Transformer oil containment pits will also be designed
for the SPCC oil containment. Design calculations can be provided to the OWNER upon
request.
Bill of Materials - ENGINEER
ENGINEER will provide a bill of materials for bus, grounding and conduit material for
the PROJECT. A preliminary bill of material will be developed with the preliminary
equipment layout drawing and will prioritize long lead items. A final bill of material will
be developed after the final equipment layout and elevation drawings have been
completed.
Equipment Enclosure - ENGINEER
The ENGINEER will develop the layout, interior elevations, and bill of material for a
prefabricated equipment enclosure. The enclosure vendor shall provide architectural,
structural, HVAC, and electrical design. The ENGINEER will assist with equipment
enclosure bid solicitation and bid processing services and coordinate with successful
building and relay panel manufacturers to determine the equipment enclosure layout and
panel wiring. ENGINEER will also provide foundation design for the enclosure based on
loading data from the vendor.
Substation Construction Specifications - ENGINEER
The ENGINEER will provide substation construction specifications for the parts of the
substation per the latest industry standards. OWNER will be responsible for providing
bid letting, bid evaluation and award, contract management, change order management,
Page 6 of 10
3.20
3.21
3.22
3.23
payment processing, and closeout. The following construction specifications for the
PROJECT will include:
Concrete Testing
Foundation Excavation
Caisson Drilling
Reinforced Concrete
Conduit
Grounding
Structural Steel Erection
Substation Equipment Installation
Bus System - Welded/Bolted/Compression/Swage
Control Wiring
Testing
Security Fence
Construction Bid Document - ENGINEER
N/A — Construction has already been awarded to Rising Edge Group.
Equipment Specifications, Drawing Review and Approval - ENGINEER
The ENGINEER will provide technical specifications for minor substation equipment.
Items may include: equipment enclosure, disconnect switches, structural steel, and
instrument transformers. The ENGINEER will work with the OWNER to provide
manufacturer drawing review and approval services for the minor substation equipment.
Control Drawings - ENGINEER
Based on the proposed switching diagram for the substation, the ENGINEER will
develop protection and control drawings. Design drawings may include one-line
diagrams, three-line diagrams, equipment control schematics, relay schematics, relay
panel layouts, relay panel bill of material, communication diagrams, connection
diagrams for equipment, wiring diagrams for relaying panels and a cable schedule. The
ENGINEER will develop the final schematics and connection diagrams from the
manufacturer’s approval drawings that have been approved by the OWNER.
ENGINEER will create Protection and Control drawings. This includes drafting and
point-to-point, panel-to-panel drawings. The ENGINEER will submit (4) design review
packages at the 10%, 30%, 60% and 90% milestones and schedule a design review
meeting with the OWNER after each submittal
Communication Design - ENGINEER
ENGINEER will follow standards or examples provided by the OWNER to create
communication schematics and wiring diagrams. OWNER shall be responsible for
communication design upstream of the data concentrator.
Communication device settings, point lists, and programming will be provided by
OWNER. The communication panel may contain the following devices.
Page 7 of 10
Data concentrator: SEL-3350 RTAC
Ethernet gateway: SEL-3620
Satellite clock: SEL-2407
Network ethernet switches
3.24 AC & DC Auxiliary Power Design - ENGINEER
ENGINEER will calculate and design the AC and DC auxiliary power system for the
substation based on the anticipated loads for the substation equipment. This design will
include the station service transformer, backup power source, transfer switches, fused
disconnect switches, station battery, battery charger, distribution panels, and conduit and
cable as required.
3.25 Protection Relay Settings - ENGINEER
ENGINEER will develop protective relay settings and associated relay calculation
worksheets for zones of protection established in the substation design. OWNER will
provide relay setting criteria/philosophy and short-circuit data and source impedance
(Thevenin). The following relay types are expected to be used in the design.
69/46kV line protection: SEL-311C
69/12.47kV breaker control: SEL-351S
69/46-12.47kV transformer differential protection: SEL-387E
69/46-12.47kV transformer lockout: SEL-2414
69/46-12.47kV transformer metering: SEL-735
69kV or 12.47kV bus protection: SEL-787Z
12.47kV feeder protection: SEL-351S
High voltage load flow, dynamics, EMT studies, critical clearing time, TRV, TOV, SOV,
Insulation Coordination, Reactive Power studies will be performed by Others.
Logic diagrams associated with the relay settings are not required or included in this
scope.
Relay settings for the remote terminal(s) of the 46kV lines are not included in this task
order.
Compliance with NERC Protection and Control (PRC) Reliability Standards is not
required and is excluded from this scope.
PART 4. OTHER - ENGINEER
4.1
Record Drawings - ENGINEER
The drawings generated by ENGINEER during the PROJECT will be updated once, at
the end of the PROJECT to reflect changes and revisions based on the field construction
set of ‘redline’ drawings provided by OWNER. ENGINEER will provide a final
“Record” set of prints for the PROJECT. ENGINEER will not PE stamp Manufacturer
drawings or Record drawings.
Page 8 of 10
4.2 Project Management, Conference Call Meetings - ENGINEER
The ENGINEER will provide project management and information processing services
related to the design and engineering of the PROJECT and set up a bi-weekly conference
call meetings during the design phase (8 months) of the PROJECT.
4.3 Construction Support - ENGINEER
The ENGINEER will assist the OWNER with remote technical support during
construction and commissioning by answering questions and interpreting technical
provisions of plans and specifications when clarification is needed. This task does not
include support for reviewing and evaluating contractor means and methods td carry out
the required construction. On-site construction support has not been included. A total of
100 hours has been included for construction support.
4.4 Other - ENGINEER
Additional engineering services, deliverables, or construction tasks requested by the
OWNER that are not listed in this proposal will require an executed amendment or
change order prior to startup.
PART 5. PERIODS OF SERVICE
5.1 Estimated Schedule
ENGINEER’s schedule for completion of the services set forth in this Scope of Services
is as follows:
Design: October 2026 — May 2027
Construction Support: June 2027 — December 2027
Schedule is based on receipt of manufacture drawings early in the design phase and
equipment delivery during the construction phase.
The ENGINEER will develop and maintain a project design schedule. In the event the
established project design schedule is impacted, the ENGINEER will coordinate with the
OWNER to identify schedule impacts, assess causes, develop and implement appropriate
mitigation or recovery actions. Schedule variances will be reviewed and reconciled as
needed to support reestablishment of the agreed upon schedule.
PART 6. DELIVERABLES
Design review drawings (10%, 30%, 60%, and 90%) will be submitted electronically
in pdf format. Issued for Construction (IFC) hard copies will be mailed to the Owner’s
office for construction purposes ((2) 11x17 and (2) 22x34 ANSI D). One set of the
ANSI D drawings shall be used for the field construction set of ‘redline’ drawings and
sent back to the ENGINEER at the close of the project to complete the record drawings.
Record drawings (pdf/CADD) will be sent back to IFP for their records.
PART 7. FEE ESTIMATE
Page 9 of 10
The cost estimate for this task order is $386,000.00, including actual out-of-pocket expenses.
The total payment to HDR ENGINEERING, INC. shall not exceed this amount without prior
authorization from the IFP.
PART 8. PAYMENTS TO ENGINEER
Billed hourly based on the attached Power Delivery 2026 Hourly Rate Schedule. The
billing rates are subject to change in January of each calendar year.
This Task Order is executed this day of , 2026.
IN WITNESS WHEREOPF, the parties hereto have executed this Amendment as of the day and
year written below:
HDR ENGINEERING, INC. ("HDR") CITY OF IDAHO FALLS (“CITY”)
py EB By:
Title:_Vice President ‘Title:
Date: 09.30.2026 Date:
Page 10 of 10
eat)
7
CONCEPTUAL DRAWING
NOT FOR CONSTRUCTION
IDAHO FALLS POWER GENERAL ARRANGEMENT
IDAHO FALLS, [D PLAN VIEW
i —__f ene =
sca | reso GA-01
RACK SUBSTATION
69-24.94
AMENDMENT TO AGREEMENT
FOR
PROFESSIONAL ENGINEERING SERVICES
WHEREAS:
HDR ENGINEERING, INC. (‘HDR’ or ‘CONTRACTOR’) entered into an Agreement on June 21st, 2024
to perform engineering services for City of Idaho Falls, Idaho, dba Idaho Falls Power ("CITY");
CITY desires to amend this Agreement in order for HDR to perform services beyond those previously
contemplated;
HDR is willing to amend the agreement and perform the additional engineering services.
NOW, THEREFORE, HDR and CITY do hereby agree:
The Agreement and the terms and conditions therein shall remain unchanged other than those
sections and exhibits listed below;
Sections P, Q, and R are deleted and replaced in their entirety with the following provisions. All other
sections of the Agreement, including Section S, remain unchanged and in full force and effect.:
1.
Non-Discrimination. CONTRACTOR shall not discriminate against any user of its services,
employee, or applicant for employment on the basis of race, color, religion, creed, political
ideals, sex, age, marital status, physical, or mental handicap, gender identity/expression,
sexual orientation, or national origin.
2.
Anti-Boycott Against Israel Act. Pursuant to Idaho Code § 67-2346, if payments under this
AGREEMENT exceed one hundred thousand dollars ($100,000) and CONTRACTOR
employs ten (10) or more persons, CONTRACTOR certifies that it is not currently engaged in,
and shall not for the duration of this AGREEMENT engage in, a boycott of goods or services
from Israel or territories under its control. The terms in this Paragraph that are defined in Idaho
Code section 67-2346 shall have the meaning defined therein.
3.
Anti-Boycott of Certain Sectors. Pursuant to Idaho Code § 67-2347A, if payments under
this AGREEMENT exceed one hundred thousand dollars ($100,000) and CONTRACTOR
employs ten (10) or more persons, CONTRACTOR certifies that it is not currently engaged in
and will not for the duration of the AGREEMENT engage in a boycott of any individual or
company because the individual or company engages in or supports either (1) the exploration,
production, utilization, transportation, sale, or manufacture of fossil fuel-based energy, timber,
minerals, hydroelectric power, nuclear energy, or agriculture; or (2) the manufacture,
distribution, sale, or use of firearms, as defined in Idaho Code § 18-3302(2)(d). The terms in
this Paragraph that are defined in Idaho Code § 67-2347A shall have the meaning defined
therein.
4.
Certification of No Chinese Ownership. Pursuant to Idaho Code § 67-2359,
CONTRACTOR certifies that CONTRACTOR is not currently owned or operated by the
government of the People’s Republic of China and will not, for the duration of this
AGREEMENT, be owned or operated by the government of the People’s Republic China.
IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the day and year written
below:
HDR ENGINEERING, INC. ("HDR")
CITY OF IDAHO FALLS (“CITY”)
By:____________________________ By:_______________________________
Title:___________________________ Title:______________________________
Date:_________________________
Date:_____________________________
Vice President
09.30.2026
AGREEMENT FOR PROFESSIONAL ENGINEERING SERVICES
THIS AGREEMENT FOR PROFESSIONAL SERVICES (hereinafter “Agreement”), is made and
entered intothis Z/ _dayof_ “Savy , 2024, by and between the City of Idaho Falls, Idaho,
dba IDAHO FALLS POWER, a municipal corporation of the State of Idaho, P.O. Box 50220, Idaho
Falls, Idaho 83405 (hereinafter “CITY”), and HDR Engineering, Inc., a Nebraska corporation
(hereinafter “CONTRACTOR”).
WITNESSETH:
WHEREAS, CITY, pursuant to Idaho Code § 67-2320(2)(i), published and advertised a
Request for Qualification to develop a preapproved list of firms to perform engineering
services on as-needed basis; and
WHEREAS, CITY selected firms, including CONTRACTOR, as the most qualified
firms to preform engineering services on as-needed basis; and
WHEREAS, CONTRACTOR has the skills, education, training, and experience to
provide engineering services.
NOW, THEREFORE, be it agreed, for and in consideration of the mutual covenants and promises
between the parties hereto, as follows:
SECTION I: SCOPE OF WORK
CONTRACTOR agrees that the scope of all services under this Agreement shall be issued, from
time to time, in a written task order that has been negotiated and mutually agreed upon by CITY
and CONTRACTOR. All task orders shall reference this Agreement. In the event of conflict
between the terms of a subsequent task order and this Agreement, this Agreement shall control.
SECTION II:
A. Independent Contractor.
The contracting parties warrant by their signature that no employer/employee relationship
is established between CONTRACTOR and CITY by the terms of this Agreement. It is
understood by the parties hereto that CONTRACTOR is an independent contractor and as such
neither it nor its employees, if any, are employees of CITY for purposes of tax, retirement system,
social security (FICA) withholding, or workman’s compensation claims.
B. Fees and Conditions for Professional Services.
2; All task orders issued under this Agreement shall be billed on a time and
materials basis, with a total, not-to-exceed budget amount for each task order.
3; Payment is due upon receipt of CONTRACTOR’s statement(s).
4. CITY and CONTRACTOR may mutually agree to re-allocate tasks,
providing the fixed “not-to-exceed” price described in each task order is unchanged.
PRE-APPROVED ENGINEERING SERVICES AGREEMENT PAGE 1 OF 6
SECTION I:
A. Termination of Agreement.
This Agreement may be terminated by CONTRACTOR upon thirty (30) days written
notice, should CITY fail to substantially perform in accordance with its terms through no fault
of CONTRACTOR. CITY may terminate this Agreement with thirty (30) days’ notice without
cause and without further liability to CONTRACTOR except as designated by this section. In
the event of termination, CONTRACTOR shall be paid for services performed to termination
date, based upon the work completed. All work including reports, shall become the property of,
and shall be surrendered to, CITY. CONTRACTOR shall not be terminated for cause without
CONTRACTOR first being given at least ten (10) days written notice of and a reasonable
opportunity to cure the event or failure giving rise to such termination.
B. Extent of Agreement.
This Agreement may be amended only by written instrument, signed by both parties hereto.
C. No Exclusive Relationship Created
Nothing in this Agreement shall entitle CONTRACTOR to any project, work, or task. Neither
does this Agreement create an exclusive relationship between CITY and CONTRACTOR. CITY
shall be under no obligation to provide or award work to CONTRACTOR. CONTRACTOR
acknowledges that they are merely a preapproved qualified design professional and that they
have been placed on a preapproved list, pursuant to Idaho Code § 67-2320(2)(i). CITY has the
exclusive right to award projects or work to any preapproved design professional or to seek other
design professionals through the Request for Qualifications process outlined in Idaho Code
§ 67-2320. This Agreement merely formalizes the general conditions and terms for preapproved
design professionals,
D. Project Timeline.
The term of this Agreement shall be from date of signature, unless adjusted by mutual agreement
between the parties. CITY shall make available to CONTRACTOR all technical data of record
in CITY’s possession, including financial, operations, and other information necessary for
services prior to the initial date of the term of this Agreement.
E. Termination of Project.
If any portion of the services covered by this Agreement shall be suspended, abated, abandoned,
or terminated, CITY shall pay CONTRACTOR for the services rendered to the date of such
suspended, abated, abandoned, or terminated work; the payment to be based, insofar as possible,
on the amounts established in this Agreement or, where the Agreement cannot be applied, the
payment shall be based upon a reasonable estimate as mutually agreed upon between the two (2)
parties as to the percentage of the work completed.
F. CONTRACTOR’s Duty of Care.
In performance of professional services, CONTRACTOR will use that degree of care and skill
ordinarily exercised under similar circumstances by members of its profession; and no other
PRE-APPROVED ENGINEERING SERVICES AGREEMENT PAGE 2 OF 6
warranty, either expressed or implied, is made in connection with rendering CONTRACTOR’s
services.
G. Indemnification.
CONTRACTOR agrees, to the fullest extent permitted by law, to indemnify and hold harmless
CITY against damages, liabilities and costs arising from the negligent acts of CONTRACTOR
in the performance of professional services under this Agreement, to the extent that
CONTRACTOR is responsible for such damages, liabilities and costs on a comparative basis of
fault and responsibility between CONTRACTOR and CITY. CONTRACTOR shall not be
obligated to indemnify CITY for CITY’s negligence.
H. Jurisdiction and Venue.
It is agreed that this Agreement shall be construed under and governed by the laws of the State
of Idaho. In the event of litigation concerning it, it is agreed that proper venue shall be the District
Court of the Seventh Judicial District of the State of Idaho, in and for the County of Bonneville.
I. Binding of Successors.
CITY and CONTRACTOR each bind themselves, their partners, successors, assigns, and legal
. Tepresentatives to the other parties to this Agreement and to the partner, successors, assigns, and
legal representatives of such other parties with respect to all covenants of this Agreement.
J. Modification and Assignability of Agreement.
This Agreement contains the entire agreement between the parties concerning the professional
services, and no statements, promises, or inducements made by either party, or agents of either
party, are valid or binding unless contained herein. This Agreement may not be enlarged,
modified, or altered except upon written agreement signed by the parties hereto. CONTRACTOR
may not subcontract or assign its rights (including the right to compensation) or duties arising
hereunder without the prior written consent and express authorization of CITY. Any such
subcontractor or assignee shall be bound by all of the terms and conditions of this Agreement as
if named specifically herein.
K. CITY’s Representatives.
CITY shall designate a representative authorized to act in behalf of CITY. The authorized
representative shall examine the documents of the work as necessary, and shall render decisions
related thereto in a timely manner so as to avoid unreasonable delays.
L. Ownership and Publication of Materials and CITY’s Right to Use Delivered
Materials.
CITY and CONTRACTOR agree that CITY, with this Agreement, acquires the right to use all
written materials, including but not limited to reports, information, data, images, diagrams, plans,
and any other written documents prepared and delivered to CITY by CONTRACTOR pursuant
to this Agreement, and CITY shall have the authority to release, publish, or otherwise use any
written materials delivered to CITY, in whole or in part. The use of written materials (s) may
include, but is not limited to, electronic and print promotion of CITY sponsored programs or
functions. With CONTRACTOR’ s written consent, written materials(s) may be provided to other
PRE-APPROVED ENGINEERING SERVICES AGREEMENT PAGE 3 OF 6
entities, such as newspapers or other publishers, for inclusion in print advertisements, without
cost to CITY or payment to CONTRACTOR for use of such written materials. Any re-use of
written materials shall be at CITY’s sole risk and without liability to CONTRACTOR.
Nothing in this section shall constrain CONTRACTOR from using materials for other trainings
or projects with other entities or from using the written materials for CONTRACTOR’s general
reference or enrichment.
Nothing in this section shall be constructed to entitle CITY to any materials owned by
CONTRACTOR which were not delivered or received by CITY, even if those materials were
used by CONTRACTOR to produce the written materials delivered to CITY or if the written
materials delivered to CITY were used to develop, improve, or add value to anything
CONTRACTOR does not deliver or release to CITY.
The parties acknowledge that any written materials received by CITY are subject to public
disclosure under the Idaho Public Records Law, Chapter 2 of Title 74 of the Idaho Code.
M. Mediation
Any and all disputes, controversies or claims between the parties to this Agreement, not settled
within twenty (20) days following written notice of such dispute, shall be referred to senior
management of the parties for resolution. In the event that the parties are unable to settle the
dispute through senior management negotiations as set forth above, all remaining controversies
or claims shall be mediated prior to any formal proceedings in any court of law or equity. The
parties shall share equally the costs and fees of the mediator and each party shall pay its own
costs and attorneys’ fees incurred in mediation. Unless the parties agree otherwise, mediation
shall be held in Idaho Falls, Idaho.
This agreement to mediate shall be specifically enforceable under the prevailing law of any court
having jurisdiction. In the event that the dispute is not resolved through mediation within thirty
(30) days after mediation begins, either party may initiate formal proceedings against the other
party.
N. Costs and Attorney Fees.
In the event either party incurs legal expenses to enforce the terms and conditions of this
Agreement, apart from any costs incurred during any mediation required by this Agreement, the
prevailing party is entitled to recover reasonable attorney’s fees and other costs and expenses.
PRE-APPROVED ENGINEERING SERVICES AGREEMENT PAGE 4 OF 6
O. COMMUNICATIONS
Written notice as are required by this Agreement shall be satisfied by mailing, emailing, or by
personal delivery to the parties at the following mailing addresses:
Contractor: City:
Resources Business Group Manager Assistant General Manager
Tyler Allen Stephen Boorman, PE
412 East Parkcenter Boulevard, Suite 100 140 S. Capital Ave.
Boise, ID 83706 Idaho Falls, ID 83402
208-387-7018 (208) 612-8573
Tyler.Allen@hdrinc.com , sboorman@ifpower.org
P. Non-discrimination.
CONTRACTOR shall not discriminate against any employee or applicant for employment on
the basis of race, color, religion, creed, political ideals, sex, age, marital status, physical, or
mental handicap, gender identity/expression, sexual orientation, or national origin.
Q. Anti-Boycott Against Israel Act.
Pursuant to Idaho Code section 67-2346, if payments under this AGREEMENT exceed one
hundred thousand dollars ($100, 000) and CONTRACTOR employs ten (10) or more persons,
CONTRACTOR certifies that it is not currently engaged i in, and will! not for the duration of this
AGREEMENT engage in, a boycott of goods or services from Israel or territories under its
control. The terms in this Paragraph that are defined in Idaho Code section 67-2346 shall have
the meaning defined therein.
R. Certification of No Chinese Ownership.
Pursuant to Idaho Code 67-2359, CONTRACTOR certifies that CONTRACTOR is not
currently owned or operated by the government of the People’s Republic of China and will not,
for the duration of this AGREEMENT, be owned or operated by the government of the
People’s Republic China.
S. No Consequential Damages
Neither Party to this Agreement shall be liable to the other Party for any special, incidental,
indirect, or consequential damages (including but not limited to loss of profits or revenue; loss
of use or opportunity; loss of good will; cost of substitute facilities, goods, or services; and/or
cost of capital) arising out of, resulting from, or in any way related to the Project, the work or
this Agreement from any cause or causes, including but not limited to any such damages caused
by negligence, errors or omissions, strict liability or breach of contract.
PRE-APPROVED ENGINEERING SERVICES AGREEMENT PAGE 5 OF 6
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of
the date indicated above.
PRE-APPROVED ENGINEERING SERVICES AGREEMENT
“CILy”
CITY OF IDAHO FALLS, IDAHO
By Dae hace
Bear Prairie-Gereral Manager
“CONTRACTOR”
HDR ENGINEERING, INC.
Nfs oer Re ea
Jon Osier, Idaho Operations Manager
PAGE 6 OF 6
Memorandum
File #: 26-353
City Council
DATE: Tuesday, September 29, 2026
AGENDA: Regular
FROM: Chris Fredericksen, General Manager
DEPARTMENT: Idaho Falls Power
Title
Sole Source Procurement for Materials and Services with Western States Equipment Company for Peaking
Plant Equipment
☐ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☐ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested: ..recommendation
Make a Determination of Sole Source Procurement of Materials and Services, Approving the Western States
Equipment Company (also known as CAT) Customer Value Agreements for 1.) Oil Change Parts Only Kit
Totaling $94,689.00; and 2.) Preventative Maintenance Services Totaling $565,390.00 and give authorization to
the Mayor to sign the necessary documents (or take other action deemed appropriate).
Description, Background Information, Purpose:
These agreements retain the Western States Equipment Company who hold warranties on the 7 generators
located at the Idaho Falls Peaking Plant. The 3-Year Oil Change Parts Only Kits Agreement supplies oil filters,
oil and sample kits needed for performing 2000-hour engine services and the 5-Year Preventative
Maintenance Agreement provides required various hourly maintenance required to meet warranty
requirements.
The totals for these agreements per year are as follows:
City of Idaho Falls
Printed on 10/6/2026
Page 1 of 2
powered by Legistar™
File #: 26-353
City Council
This item has been reviewed by the City’s Legal & Finance Departments.
City of Idaho Falls
Printed on 10/6/2026
Page 2 of 2
powered by Legistar™
STANDBY PREVENTIVE MAINTENANCE
WESTERN ; ©
STATES CSA Program Enrollment Form
As a valued Customer of the Western States Equipment Company, the CUSTOMER SUPPORT AGREEMENT, herein referred to as " The
Agreement" for new and used equipment is an important part of our continuing effort to provide electric power equipment owners with
superior value and product support. This Agreement provides the owner reasonable assurance that the reliability and productivity of your
equipment is maintained and unexpected repair cost is minimized. This Agreement allows you to do what you do best and focus on your
core business while Western States provides expert product support services on your equipment. Additional customer benefits:
ADDITIONAL BENEFITS:
*PREDETERMINED COST: No surprises - maintenance cost are guaranteed up front.
*FACTORY-TRAINED TECHNICIANS: Experienced technicians that keep pace with advances in equipment technology.
*MAINTENANCE HISTORY & SCHEDULING: Maintenance support staff utilize computerized scheduling & monitoring system.
*GUARANTEED QUALITY: Cat diagnostic tools, fluids & filters assure consistent product quality and results.
*EPA COMPLIANCE: Properly dispose of used fluids and filters in compliance with local & federal laws.
*SAVING: Avoid overhead on maintenance vehicles, insurance or unemployment compensation; minimize costly downtime; repair before failure; increase
your productivity; extend your equipment life and get maximum performance and resale benefits.
D
‘ _AnnualAgreement ae LG Nea
New Agreement [_] Renewal Agreement |_] Revised Agreement
Company Name (Owner): City of Idaho Falls Account Number: 4206800
Billing Address: 140 S Capitol City: Idaho Falls State: ID Zip Code: 83402
Customer Contact: Jason Cooper Customer Phone Number: 801-450-4709 ;
Customer Email: jcooper@ifpower.org Customer Fax #:
Purchase Order #: Payment Method [|Prepay [_] Scheduled Payment Pay As You Go
IWSECO Sales Contact: Doug Erickson Phone: 208-241-9701 Email: Douglas.Erickson@wseco.com }
lAgreement Start Date: | Agreement End Date: Term Years: | WSECO Store Name: WSECO Store #
P5206 a a
i
Hl
This proposal covers a PARTS ONLY KIT: This includes Oil Filters, Oil, and Sample Kits needed for performing the 2000 hr
engine service only.
Special Instructions
This agreement may be cancelled in writing 20 days prior to services being rendered.
Prices listed for services do not include taxes or environmental fees.
Prices do not include permits or electrician cost required by Washington State L&I.
Prices reflect normal business hours Monday through Friday unless otherwise stated.
Prices for coolant systems, load bank, battery replacement, etc. are to be performed during other scheduled PM Services
NFPA 110 recommends replacing the battery every 30 to 36 months.
OMM recommends servicing your cooling system: every three years for standard cooiant and every six years for ELC.
Prices are per unit and per visit on all parts, labor, and travel.
quote will be provided for any non CSA related repairs found during the maintenance visit.
Exceptions
and
Recommendations
i! Terms and Conditions: Upon the (a) execution of this document, (b) your oral or physical acceptance of equipment, goods, or services to be performed as detailed in this document, or (c) receipt of i
# equipment or goods, or commencement of services, as described herein, you consent and agree that the purchase of services, parts, or goods from Western States Equipment Company will be governed i
! solely by the Western States Equipment Company's Customer Value Agreement Terms and Conditions ("Terms and Conditions”), which are available at :
i https://www.westernstatescat.com/termsandconditions/. A hard copy of the Terms and Conditions is available upon written request to legal@wseco.com. Western States Equipment Company's Terms
i and Conditions are hereby incorporated by reference into this document and all other documents related to your purchase of services, parts, or goods from Western States Equipment Company. By
i purchasing services, parts, or goods from Western States Equipment Company, you agree tobe bound by the Terms and Conditions as exactly written.
Customer Signature: Date:
Western States Equipment Company Signature: G ) = ez S se Date: 8/13/2026
.Internal Data
Customer Equipment #: Equipment Make: Serial Number: Norher amas
SS a A CT
1 mm: ia =
La me on a me
$5,566.00
i These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or
fNotes: at }
i cecrease. i
i i} i
i I
a a
2 2 Bo
SE
ae ee eee
These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or 1
: i
H
decrease.
f
a
a a ET
i
SERRA 7 AE RERNS NEN eto mnRPRR BORO RST eRe
j
i
These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or
decrease. i
—— a
a a
EL
ETE a EAE RAY SLE TM
$5,154.00 $5,566.00 |
H These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or |
ots: i decrease. t
savers Ma ceummenet [Setamumes [|
bo
rns idaho Falls ae a
Every 2000 Hrs Every 2000 Hrs Every 2000 Hrs
iPoK (PARTS ONLY KIT) $2,807.00 i $5,154.00 ; —— $5,566.00
HNotes: | : -
H ! decrease. i
;
These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or |
internal Data
GustomerEauiomenta | Eaulpment Maker | faulpment Moder | SetalNumben Sd? SCS
a a a
a
a
ROE RMN TA gE OR
PoKtpamtsontvem | ____szsor00 sf Sse $5,566.00
These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or
decrease.
customerEouipments: | Eaulsment Make: | Equipment Model: | SevalNumbers
a a
ETE = OS a BT
Ee TO
[EPRORRRET = REERRRENN [MEPGIN ee eg TN ayes SER ee
=
Jroxteamrsonorxm [| _____szso700 «iY —SSsSasen |S SSEOO
These prices are based on current market oil prices. Due to fluctuations in the oil market, pricing may increase or
decrease.
internal Data
EXHIBIT A: AMENDMENTS TO THE CUSTOMER VALUE AGREEMENT TERMS AND
CONDITIONS
The Customer Vaiue Agreement Terms and Conditions (“Terms and Conditions”) shall be
amended as follows:
1.
Additional Terms and Conditions: The following terms and conditions shall be added
to the Terms and Conditions.
a.
Non-Discrimination. WSECO shall not discriminate against any employee or applicant
for employmenton the basis of race, color, religion, creed, political ideals, sex, age, marital
status, physical or mental handicap, gender identity/expression, sexual orientation,
veteran’s status, or national origin.
Independent Contractor. The contracting Parties warrant by their signature that no
employer/employee relationship is established between WSECO and Customer by the
terms of this Agreement. It is understood by the Parties hereto that WSECO is an
independent contractor and as such neither it nor its employees, if any, are employees of
Customer for purposes of tax, retirement system, workmen’s compensation claims, or
social security (FICA) withholding.
Anti-Boycott Against Israel Act. Pursuant to Idaho Code section 67-2346, if payments
under this Agreement exceed one hundred thousand dollars ($100,000.00) and WSECO
employs ten (10) or more persons, WSECO certifies that it is not currently engaged in,
and will not for the duration of this Agreement engage in, a boycott of goods or services
from Israel or territories under its control. The terms in this Paragraph that are defined in
Idaho Code § 67-2346 shall have the meaning defined therein.
Anti-Boycott of Certain Sectors. Pursuant to Idaho Code § 67-2347A, if payments under
this Agreement exceed one hundred thousand dollars ($100,000.00) and WSECO
employs ten (10) or more persons, WSECO certifies that it is not currently engaged in,
and will not for the duration of the Agreement engage in, a boycott of any individual or
company because the individual or company engages in or supports either (1) the
exploration, production, utilization, transportation, sale, or manufacture of fossil fuel-based
energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture; or (2) the
manufacture, distribution, sale, or use of firearms, as defined in Idaho Code § 18-
3302(2)(d). The terms in this Paragraph that are defined in Idaho Code § 67-2347A shall
have the meaning defined therein.
Certification of No Chinese Ownership. Pursuant to Idaho Code § 67-2359, WSECO
certifies that WSECO is not currently owned or operated by the government of the
People’s Republic of China and will not, for the duration of this Agreement, be owned or
operated by the government of the People’s Republic China.
Non-Appropriation. This Agreement is contingent upon Customer, as a municipality of
the State of Idaho, receiving the necessary funding to cover the obligations of Customer.
in the event that such funding is not received or appropriated, then, and in that event,
Customer's obligations under this Agreement shall cease and each Party shall be released
from further performance under this Agreement without any liability to the other Party, and
WESCO shall be entitled to receive just and equitable compensation for any work
satisfactorily completed hereunder.
Internal Data
2. Limitation of Liability. The second to last full sentence of Section 19 of the Terms and
Conditions is amended as follows:
INNO EVENT SHALL WSECO’s AGGREGATE LIABILITY ARISING OUT OF OR
RELATED TO THIS CVA, WHETHER ARISING OUT OF OR RELATED TO
BREACH OF AGREEMENT, WARRANTY, STRICT LIABILITY TORT
(INCLUDING NEGLIGENCE) OR OTHERWISE, EXCEED THE GREATER OF (a)
TOTAL OF THE AMOUNTS PAID TO WSECO UNDER THE CVA FOR THE
PREVIOUS TWELVE (12) MONTHS (AND, IF THE CVA INCLUDES MULTIPLE
PIECES OF EQUIPMENT, THE AMOUNT RELATED TO THE EQUIPMENT IN
QUESTION, PAID TO WSECO FOR THE PREVISOUS TWELVE (12) MONTHS)
IMMEDIATELY PRIOR TO THE SUBJECT CLAIM; OR (b) $25,000.
3. Indemnification. Section 21.a of the Terms and Conditions is deleted in its entirety.
4. Jurisdiction and Venue. Section 32 of the Terms and Conditions is amended in its
entirety as follows:
This CVA and the relationship between WSECO and Customer shall be governed
and construed according to the laws of the State of Idaho. Ai the sole and exclusive
election of WSECO, jurisdiction and venue for any action or dispute arising under
this CVA shall be in the Seventh Judicial District of the State of Idaho, in and for
the County of Bonneville. In addition, Customer waives any and all rights to
jurisdiction and/or venue in any other forum, including waiver of any and all rights
to remove the action from any court originally acquiring jurisdiction.
Internal Data
ADDITIONAL BENEFITS:
Company Name (Owner):
Billing Address:
City:
State:
ID
ZIP:
Customer Contact:
Customer Email:
Purchase Order #:
WSECO Sales Contact:
WSECO Service Contact:
Agreement Start Date:
Aug-26
Date:
Date:
5
Idaho Falls
15
Western States Equipment Company Signature:
8/13/2026
Terms and Conditions: Upon the (a) execution of this document, (b) your oral or physical acceptance of equipment, goods, or services to be performed as detailed in this document, or (c) receipt of
equipment or goods, or commencement of services, as described herein, you consent and agree that the purchase of services, parts, or goods from Western States Equipment Company will be
governed solely by the Western States Equipment Company’s Customer Value Agreement Terms and Conditions (“Terms and Conditions”), which are available at
https://www.westernstatescat.com/termsandconditions/. A hard copy of the Terms and Conditions is available upon written request to legal@wseco.com. Western States Equipment Company’s
Terms and Conditions are hereby incorporated by reference into this document and all other documents related to your purchase of services, parts, or goods from Western States Equipment Company.
By purchasing services, parts, or goods from Western States Equipment Company, you agree to be bound by the Terms and Conditions as exactly written.
Jason Cooper
Customer Phone Number:
(208) 612-8573
STANDBY PREVENTIVE MAINTENANCE
CVA Program Enrollment Form
Hourly Agreement
Special Instructions
The Parties, by signing this Standby Preventative Maintenance Agreement, mutually agree to amend the CVA Terms and
Conditions, as specifically set forth in Exhibit A (attached hereto) and incorporate Exhibit A herein.
Exceptions
and
Recommendations
Agreement End Date:
Term Years:
WSECO Store Name:
As a valued Customer of the Western States Equipment Company, the CUSTOMER VALUE AGREEMENT, herein referred to as " The
Agreement" for new and used equipment is an important part of our continuing effort to provide electric power equipment owners with
superior value and product support. This Agreement provides the owner reasonable assurance that the reliability and productivity of your
equipment is maintained and unexpected repair cost is minimized. This Agreement allows you to do what you do best and focus on your
core business while Western States provides expert product support services on your equipment. Additional customer benefits:
*PREDETERMINED COST: No surprises - maintenance cost are guaranteed up front.
*FACTORY-TRAINED TECHNICIANS: Experienced technicians that keep pace with advances in equipment technology.
WSECO Store #
Dec-30
Douglas Erickson Phone: 208-241-9701 Email: Douglas.Erickson@wseco.com
Erick Garnica Phone: 208-519-9113 Email:Erick.Garnica@wseco.com
83401
Idaho Falls
Payment Method
*MAINTENANCE HISTORY & SCHEDULING: Maintenance support staff utilize computerized scheduling & monitoring system.
*GUARANTEED QUALITY: Cat diagnostic tools, fluids & filters assure consistent product quality and results.
*EPA COMPLIANCE: Properly dispose of used fluids and filters in compliance with local & federal laws.
*SAVING: Avoid overhead on maintenance vehicles, insurance or unemployment compensation; minimize costly downtime; repair before failure; Increase
your productivity; extend your equipment life and get maximum performance and resale benefits.
jcooper@ifpower.org
Customer Fax #:
Customer Signature:
This agreement may be cancelled in writing 20 days prior to services being rendered.
Prices listed for services do not include taxes or environmental fees.
Prices do not include permits or electrician cost required by Washington State L&I.
Prices reflect normal business hours Monday through Friday unless otherwise stated.
Prices for coolant systems, load bank, battery replacement, etc. are to be performed during other scheduled PM Services
NFPA 110 recommends replacing the battery every 30 to 36 months.
OMM recommends servicing your cooling system: every three years for standard coolant and every six years for ELC.
Prices are per unit and per visit on all parts, labor, and travel.
A quote will be provided for any non CSA related repairs found during the maintenance visit.
4206800
City of Idaho Falls
Account Number:
2017 E Iona Rd
Prepay
Pay As You Go
New Agreement
Renewal Agreement
Revised Agreement
Scheduled Payment
Customer Equipment #:
Generator 1
State:
ID
2000 HR PM
4000 Hr PM
8000 Hr PM
10000 HR PM
Total Per Visit
Notes:
Customer Equipment #:
Generator 2
State:
ID
2000 HR PM
4000 Hr PM
8000 Hr PM
10000 HR PM
Total Per Visit
Notes:
Customer Equipment #:
Generator 3
State:
ID
2000 HR PM
4000 Hr PM
8000 Hr PM
10000 HR PM
Total Per Visit
Notes:
2476
KW
Serial Number:
Highlighted cells indicate the anticipated service events based on 2,500 operating hours per year. Additional pricing
shown in each year column reflects the added maintenance costs that would apply if annual operating hours are less
than or exceed 2,500 hours.
83401
2026
2027
2028
2029
2030
Cat
G3520H
GFR01324
2017 E Iona
Idaho Falls
15
WSECO Store #
$5,156
$5,311
$5,470
$5,634
$5,803
$23,598
$24,306
$25,035
$25,786
$26,560
15
Equipment Make:
Quarterly Agreement Scheduled Services
Equipment Model:
Serial Number:
KW
Cat
GFR01323
2476
2017 E Iona
Idaho Falls
83401
G3520H
Zip Code:
WSECO Store #
Site Address:
City:
$11,625
$5,311
$24,306
$31,582
Equipment Make:
Equipment Model:
$32,529
$23,598
$30,662
$10,957
$33,505
$34,510
Site Address:
City:
Service
$33,505
$12,333
Cat
G3520H
GFR01325
$11,974
$5,156
$24,306
$5,470
Zip Code:
$30,662
$31,582
$10,957
$11,286
$11,625
$12,333
2476
Site Address:
City:
Zip Code:
WSECO Store #
Highlighted cells indicate the anticipated service events based on 2,500 operating hours per year. Additional pricing
shown in each year column reflects the added maintenance costs that would apply if annual operating hours are less
than or exceed 2,500 hours.
Equipment Make:
Equipment Model:
Serial Number:
KW
15
Service
Highlighted cells indicate the anticipated service events based on 2,500 operating hours per year. Additional pricing
shown in each year column reflects the added maintenance costs that would apply if annual operating hours are less
than or exceed 2,500 hours.
$5,156
$24,306
$5,470
$33,505
$12,333
$23,598
$24,306
$25,035
$25,786
2017 E Iona
Idaho Falls
83401
$30,662
Service
$5,156
$24,306
$5,470
$33,505
$12,333
$11,286
2028
2029
$5,634
$25,786
$33,505
$11,974
2030
$5,803
$26,560
$34,510
$12,333
2026
2027
$5,156
$5,470
$25,035
$32,529
$31,582
$32,529
$33,505
$34,510
2026
2027
2028
2029
2030
$5,156
$5,311
$5,470
$5,634
$5,803
$26,560
$10,957
$11,286
$11,625
$11,974
$12,333
Customer Equipment #:
Generator 4
Applicant:
Tyler
Pridemore, Hunt
-
Day
Engineering
Owner
:
River Front
Townhomes LLC
Project Manager:
David Peterson
Location:
Generally
located
north of
Higham St, east of
the Snake River,
south of Presto St,
and west of Latah
Ave.
Size:
Approx.
2.7
Acres
Units:
41
Existing Zoning
Site:
R2
North:
R2
South:
LC
East
:
R2
West:
R2, P
Existing Land Uses:
Site:
Vacant
North:
Residential
South:
Commercial
East:
Residential
West:
Res
idential
Future Land Use
Map:
General Urban
Attachments
:
1.
PUD Standards
2.
Zoning
Ordinance
3.
Comprehensive
Plan Policies
4.
Maps and aerial
photos
5.
PUD Exhibit
$32,529
Requested Action:
To
approv
e
the
Planned Unit Development
(PUD)
for
Higham Riverfront Townhomes
by the
Mayor and City Council
.
Staff Recommendation:
Staff has reviewed the PUD and
finds that it is
consistent with the Comprehensive Plan
and meets the requirements of the
Comprehensive Zoning Ordinance
.
Staff recommends approval of the
PUD
.
Staff Comments:
The proposed PUD includes 41 units on approximately 2.7
acres. Buildings consist of three to five attached single
-
unit dwellings per
s
tructure, each with rear
-
loaded garages accessed from private
streets
. All units
are two stories and feature front
-
facing balconies and covered porches.
This property has been vacant and undeveloped in the city for 120 years. The
first attempt at
development occurred in 1981 as a second phase of the
condominiums to the north. That development never materialized.
Additionally, zone change requests that would have allowed for commercial
use or additional residential density, were also denied. Water a
nd wastewater
utility mains have been provided on the site and set idle since 1981 as well.
Customer Equipment #:
Generator 7
State:
ID
2000 HR PM
4000 Hr PM
8000 Hr PM
10000 HR PM
Total Per Visit
Notes:
AGREEMENT TOTALS PER YEAR
AGREEMENT TOTAL
2000 Hr Service
4000 Hr Service
8000 Hr Service
10000 Hr Service
Perform Valve Recession Inspection
Grease Bearings
Peform Valve and Bridge Lash Adjustment
Perform Valve Recession Inspection
Grease Bearings
Perform Valve and Bridge Lash Adjustment
Inspect Engine Mounts
Perform Cylinder Pressure Test and Cylinder Wall Inspection
Inspect Spark Plug Components and Replace as Necessary
Check and Adjust Ignition System Timing
Perform Nitrogen Oxide (NOx) Sensor Calibration
Perform Valve Recession Inspection
Grease Bearings
Perform Valve and Bridge Lash Adjustment
Inspect Engine Mounts
Perform Cylinder Pressure Test and Cylinder Wall Inspection
Inspect Spark Plug Components and Replace as Necessary
Check and Adjust Ignition System Timing
Perform Nitrogen Oxide (NOx) Sensor Calibration
Replace Thermostats
Clean and Inspect Engine Timing Sensor
Replace Ignition Transformer Extender
Perform Generator End Insulation Test
Perform Bearing Inspection
Perform Valve Recession Inspection
Grease Bearings
Peform Valve and Bridge Lash Adjustment
Replace Nitrogen Oxide (NOx) Sensor
Verify Proper Sensor Operation Following Replacement
The services outlined below represent the recommended hourly maintenance activities that Western States Equipment Company will perform as part
of the Customer Value Agreement (CVA). All other services to be performed by Idaho Falls Power
$30,662
$31,582
$32,529
$33,505
$34,510
$10,957
$11,286
$11,625
$11,974
$12,333
$565,390.00
$36,092.00
$170,142.00
$38,290.00
$234,535.00
$86,331.00
Highlighted cells indicate the anticipated service events based on 2,500 operating hours per year. Additional pricing
shown in each year column reflects the added maintenance costs that would apply if annual operating hours are less
than or exceed 2,500 hours.
AGREEMENT TOTALS
$23,598
$24,306
$25,035
$25,786
$26,560
2026
2027
2028
2029
2030
Service
$5,156
$5,311
$5,470
$5,634
$5,803
2476
WSECO Store #
2017 E Iona
Idaho Falls
Site Address:
15
City:
Zip Code:
83401
Cat
G3520H
GFR01330
Equipment Make:
Equipment Model:
Serial Number:
KW
$5,156
$24,306
$5,470
$33,505
$12,333
EXHIBIT A: AMENDMENTS TO THE CUSTOMER VALUE AGREEMENT TERMS AND
CONDITIONS
The Customer Value Agreement Terms and Conditions (“Terms and Conditions”) shall be
amended as follows:
1.
Additional Terms and Conditions: The following terms and conditions shall be added
to the Terms and Conditions.
a.
Non-Discrimination. WSECO shall not discriminate against any employee or applicant
foremploymenton the basis of race, color, religion, creed, political ideals, sex, age, marital
status, physical or mental handicap, gender identity/expression, sexual orientation,
veteran’s status, or national origin.
Independent Contractor. The contracting Parties warrant by their signature that no
employer/employee relationship is established between WSECO and Customer by the
terms of this Agreement. It is understood by the Parties hereto that WSECO is an
independent contractor and as such neither it nor its employees, if any, are employees of
Customer for purposes of tax, retirement system, workmen’s compensation claims, or
social security (FICA) withholding.
Anti-Boycott Against Israel Act. Pursuant to Idaho Code section 67-2346, if payments
under this Agreement exceed one hundred thousand dollars ($100,000.00) and WSECO
employs ten (10) or more persons, WSECO certifies that it is not currently engaged in,
and will not for the duration of this Agreement engage in, a boycott of goods or services
from Israel or territories under its control. The terms in this Paragraph that are defined in
Idaho Code § 67-2346 shall have the meaning defined therein.
Anti-Boycott of Certain Sectors. Pursuant to Idaho Code § 67-2347A, if payments under
this Agreement exceed one hundred thousand dollars ($100,000.00) and WSECO
employs ten (10) or more persons, WSECO certifies that it is not currently engaged in,
and will not for the duration of the Agreement engage in, a boycott of any individual or
company because the individual or company engages in or supports either (1) the
exploration, production, utilization, transportation, sale, or manufacture of fossil fuel-based
energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture; or (2) the
manufacture, distribution, sale, or use of firearms, as defined in Idaho Code § 18-
3302(2)(d). The terms in this Paragraph that are defined in Idaho Code § 67-2347A shall
have the meaning defined therein.
. Certification of No Chinese Ownership. Pursuant to Idaho Code § 67-2359, WSECO
certifies that WSECO is not currently owned or operated by the government of the
People’s Republic of China and will not, for the duration of this Agreement, be owned or
operated by the government of the People’s Republic China.
Non-Appropriation. This Agreement is contingent upon Customer, as a municipality of
the State of Idaho, receiving the necessary funding to cover the obligations of Customer.
In the event that such funding is not received or appropriated, then, and in that event,
Customer’s obligations under this Agreement shall cease and each Party shall be released
from further performance under this Agreement without any liability to the other Party, and
WESCO shall be entitled to receive just and equitable compensation for any work
satisfactorily completed hereunder.
Internal Data
2. Limitation of Liability. The second to last full sentence of Section 19 of the Terms and
Conditions is amended as follows:
INNO EVENT SHALL WSECO’s AGGREGATE LIABILITY ARISING OUT OF OR
RELATED TO THIS CVA, WHETHER ARISING OUT OF OR RELATED TO
BREACH OF AGREEMENT, WARRANTY, STRICT LIABILITY TORT
(INCLUDING NEGLIGENCE) OR OTHERWISE, EXCEED THE GREATER OF (a)
TOTAL OF THE AMOUNTS PAID TO WSECO UNDER THE CVA FOR THE
PREVIOUS TWELVE (12) MONTHS (AND, IF THE CVA INCLUDES MULTIPLE
PIECES OF EQUIPMENT, THE AMOUNT RELATED TO THE EQUIPMENT IN
QUESTION, PAID TO WSECO FOR THE PREVISOUS TWELVE (12) MONTHS)
IMMEDIATELY PRIOR TO THE SUBJECT CLAIM; OR (b) $25,000.
3. Indemnification. Section 21.a of the Terms and Conditions is deleted in its entirety.
4, Jurisdiction and Venue. Section 32 of the Terms and Conditions is amended in its
entirety as follows:
This CVA and the relationship between WSECO and Customer shall be governed
and construed according to the laws of the State of Idaho. At the sole and exclusive
election of WSECO, jurisdiction and venue for any action or dispute arising under
this CVA shall be in the Seventh Judicial District of the State of Idaho, in and for
the County of Bonneville. In addition, Customer waives any and all rights to
jurisdiction and/or venue in any other forum, including waiver of any and all rights
to remove the action from any court originally acquiring jurisdiction.
Internal Data
Memorandum
File #: 26-377
City Council
DATE: Thursday, September 24, 2026
AGENDA: Regular
FROM: Wade Sanner, Director
DEPARTMENT: Community Development
Services
Title
Final Plat, Development Agreement, and Reasoned Statement of Relevant Criteria and Standards, Willows Place
Townhomes Division No. 1.
☐ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☐ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
1. Approve the Development Agreement for the Final Plat for Willows Place Townhomes Division No. 1 and give
authorization for the Mayor and City Clerk to sign said agreement (or take other action deemed appropriate).
2. Approve the Final Plat for Willows Place Townhomes Division No. 1 and give authorization for the Mayor, City
Engineer, and City Clerk to sign said Final Plat (or take other action deemed appropriate).
3. Approve the Reasoned Statement of Relevant Criteria and Standards for the Final Plat for Willows Place Townhomes
Division No. 1 and give authorization for the Mayor to execute the necessary documents (or take other action deemed
appropriate).
Description, Background Information, Purpose:
Attached is the application for the Final Plat, Development Agreement, and Reasoned Statement of Relevant Criteria and
Standards for Willows Place Townhomes Division No. 1. The Planning and Zoning Commission considered this item at its
November 5, 2025, meeting and unanimously voted to recommend approval of the final plat to the Mayor and City
Council as presented. This Final Plat was reviewed by CDS Planning staff as well as staff from Fire, Idaho Falls Power, and
the Public Works Water, Wastewater, and Engineering/Survey Divisions.
This item has been reviewed by the City’s Legal and Municipal Services Departments.
City of Idaho Falls
Printed on 10/6/2026
Page 1 of 1
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CLIENT
SURVEYOR'S CERTIFICATE
I, SPENCER MCCUTCHEON , A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF IDAHO, DO HEREBY CERTIFY
THAT THE SURVEY OF THIS SUBDIVISION DESIGNATED AS WILLOWS PLACE TOWNHOMES DIVISION NO. 1, WAS MADE UNDER
MY DIRECTION, AND THAT SAID SUBDIVISION PLAT, IS TRULY AND CORRECTLY SURVEYED AND STAKED AS PROVIDED BY
LAW AND IN ACCORDANCE WITH THE ACCOMPANYING PLAT AS DESCRIBED HEREON.
SPENCER MCCUTCHEON
PLS NO. 20907
DATE OF PLAT: 9-17-2026
20907
OWNER'S DEDICATION
KNOW ALL MEN BY THESE PRESENTS: THAT THE UNDERSIGNED BEAR HUNTER HOLDINGS, LLC A IDAHO LIMITED LIABILITY
COMPANY, IS THE LAWFUL OWNER OF THE TRACT OF LAND INCLUDED WITHIN THE BOUNDARY DESCRIPTION SHOWN
HEREON AND HAS CAUSED THE SAME TO BE PLATTED AND DIVIDED INTO BLOCKS, AND LOTS WHICH PLAT SHALL
HEREAFTER BE KNOWN AS WILLOWS PLACE TOWNHOMES DIVISION NO. 1, A SUBDIVISION OF THE CITY OF IDAHO FALLS,
IDAHO, BONNEVILLE COUNTY, IDAHO.
BE IT FURTHER KNOWN THAT OWNER DOES HEREBY GRANT AND CONVEY TO THE CITY OF IDAHO FALLS ALL PUBLIC
EASEMENTS FOREVER AS IRREVOCABLE PERMANENT NON-EXCLUSIVE PUBLIC EASEMENTS AS SHOWN AND DESCRIBED
HEREON.
OWNER DOES HEREBY GRANT AND CONVEY TO LOTS 1 -12, OF BLOCK 1, A PRIVATE CROSS-ACCESS EASEMENT AS SHOWN
AND DESCRIBED HEREON AND LABELED AS C.A.E., THE SAID PRIVATE CROSS-ACCESS EASEMENTS IS GRANTED BY THE
MUTUAL CONSENT AND AGREEMENT BETWEEN THE PARTIES, THE ADEQUACY AND RECEIPT OF WHICH IS HEREBY
ACKNOWLEDGED, THAT THE OWNER ALSO DOES HEREBY GRANT, BARGAIN, AND CONVEY TO THE OWNER OF SAID LOTS
HEREAFTER REFERRED TO AS, BENEFITED C.A.E. HOLDERS, THEIR LICENSEES, INVITEES, AGENTS, SUCCESSORS, AND
ASSIGNS, THE FULL AND FREE RIGHT FOR SAID BENEFITED C.A.E. HOLDERS AND SAID BENEFITED C.A.E. HOLDERS'
TENANTS, INVITEES, LICENSEES, AND VISITORS TO THE PRIVATE CROSS-ACCESS AGREEMENTS DESCRIBED HEREIN IN
COMMON WITH ALL PERSONS DESIGNATED TO HAVE A LIKE RIGHT AT ALL TIMES HEREAFTER, FOR INGRESS AND EGRESS
AND VEHICULAR ACCESS, AND A PERPETUAL EASEMENT FOR ROADWAY PURPOSES, ON AND ACROSS THE PROPERTY,
EXCEPT FOR PARKING, THAT OWNER ALSO DOES HEREBY GRANT AND CONVEY TO THE CITY OF IDAHO FALLS FOREVER A
NON-EXCLUSIVE IRREVOCABLE EASEMENT FOR RIGHT-OF-WAY FOR EMERGENCY VEHICLES AND EMERGENCY
RESPONDERS, ACROSS THE CROSS-ACCESS EASEMENTS C.A.E. 1.
OWNER DOES HEREBY GRANT TO THE OWNERS OF LOTS 1-12, OF BLOCK 1, A PRIVATE STORM WATER EASEMENT AS
SHOWN ON THE ACCOMPANYING DRAWING, AND LABELED P.S.W.E., THE SAID PRIVATE STORM WATER EASEMENT IS
GRANTED BY THE MUTUAL CONSENT AND AGREEMENT BETWEEN THE PARTIES, THE ADEQUACY AND RECEIPT OF WHICH IS
HEREBY ACKNOWLEDGED. OWNER DOES HEREBY GRANT, BARGAIN, AND CONVEY TO THE BENEFITED LOT OWNERS,
HEREINAFTER REFERRED TO AS: BENEFITED P.S.W.E. HOLDERS, THEIR LICENSEES, INVITEES, AGENTS, SUCCESSORS, AND
ASSIGNS, THE FULL AND FREE RIGHT FOR SAID BENEFITED P.S.W.E. HOLDERS AND SAID BENEFITED P.S.W.E. HOLDERS'
TENANTS, SERVANTS, INVITEES, LICENSEES, TO USE THE PRIVATE STORM WATER EASEMENT DESCRIBED HEREIN IN
COMMON WITH ALL PERSONS DESIGNATED TO HAVE A LIKE RIGHT AT ALL TIMES HEREAFTER, FOR PRIVATE STORM WATER
RETENTION.
OWNER OR ITS HEIRS, SUCCESSORS AND ASSIGNS, AGREE THEY WILL CONSTRUCT NO PERMANENT STRUCTURE WITHIN
OR UPON ANY EASEMENT SHOWN HEREON, AND THE CITY OF IDAHO FALLS AND ITS SUCCESSORS, ASSIGNS, PERMITEES
OR LICENSEES SHALL ALSO HAVE THE RIGHT, TO REMOVE, CUT OR TRIM ANY TREES, BRUSH, ORNAMENTAL SHRUBBERY
OR PLANT WHICH MAY INJURE OR INTERFERE WITH THE USE THEREOF FOR ITS INTENDED PURPOSES, SUCH RIGHT MAY BE
EXERCISED WITHOUT PRIOR NOTICE TO OWNER OR OWNER'S HEIRS, SUCCESSORS OR ASSIGNS.
OWNER, OR ITS HEIRS, SUCCESSORS OR ASSIGNS FURTHER AGREE THAT THEY SHALL NOT PLANT ANY TREES, BRUSH,
ORNAMENTAL SHRUBBERY OR PLANTS WHICH MAY HINDER THE SAFE AND EFFICIENT UTILIZATION OF SAID EASEMENTS.
OWNER, OR ITS HEIRS, SUCCESSORS OR ASSIGNS, FURTHER AGREE THAT THEY SHALL CONSTRUCT NO STRUCTURES OR
MAINTAIN ANY OBSTRUCTIONS ON SAID CROSS-ACCESS EASEMENTS, INCLUDING BUT NOT LIMITED TO GATES, BARRIERS,
OR VEHICLES OF ANY TYPE.
OWNER, OR ITS HEIRS, SUCCESSORS OR ASSIGNS, FURTHER AGREE TO MAINTAIN THE SAID CROSS-ACCESS EASEMENTS
AND TO REMOVE SNOW PURSUANT TO THE REQUIREMENTS OF THE INTERNATIONAL FIRE CODE §503 AS IT IS AMENDED
FROM TIME TO TIME, AND AS ADOPTED BY THE CITY OF IDAHO FALLS, IDAHO.
OWNER, OR ITS HEIRS, SUCCESSORS OR ASSIGNS HEREBY RELEASES THE CITY OF IDAHO FALLS AND ITS SUCCESSORS,
ASSIGNS, PERMITEES OR LICENSEES FROM ANY CLAIM FOR DAMAGES, BASED UPON CONCEALED OR UNDISCLOSED
PRIVATE IMPROVEMENTS CONSTRUCTED OR PERMITTED TO BE CONSTRUCTED BY OWNER OR ITS SUCCESSORS OR
ASSIGNS WITHIN ANY PUBLIC EASEMENTS, SUBSEQUENT TO RECORDING THIS SUBDIVISION, THAT MAY BE INCURRED AS A
RESULT OF THE CITY OF IDAHO FALLS AND ITS SUCCESSORS, ASSIGNS, PERMITEES OR LICENSEES ORDINARY USE OF THE
PUBLIC EASEMENTS WITH DUE CARE.
OWNER, OR ITS HEIRS, SUCCESSORS OR ASSIGNS DO HEREBY WARRANT AND SHALL DEFEND SUCH DEDICATION AND
CONVEYANCES IN THE QUIET AND PEACEFUL POSSESSION OF THE PUBLIC OR THE CITY OF IDAHO FALLS, OR EACH LOT
OWNER AS THE CASE MAY BE, AGAINST SAID OWNER AND ITS HEIRS AND ASSIGNS, AND AGAINST EVERY PERSON
WHOMSOEVER WHO LAWFULLY HOLDS OR WHO LATER CLAIMS TO HAVE LAWFULLY HELD ANY RIGHTS IN SAID ESTATE AS
OF THE DATE HEREOF.
IN WITNESS WHEREOF, OWNER HAS HEREUNTO SUBSCRIBED ITS SEAL AND SIGNATURE THIS ________DAY OF
____________, 202____.
BEAR HUNTER HOLDINGS LLC, AN IDAHO LIMITED LIABILITY COMPANY
____________________________________________________________
COLLIN HUNTER, MANAGER
RECORDER'S CERTIFICATE
I HEREBY CERTIFY THAT THE FOREGOING PLAT WILLOWS PLACE TOWNHOMES DIVISION NO. 1, WAS FILED IN THE OFFICE OF
THE RECORDER OF BONNEVILLE COUNTY, IDAHO
________________________________________________DATE:_____________________________________
BONNEVILLE COUNTY RECORDER
HEALTH DEPARTMENT CERTIFICATE OF APPROVAL
SANITARY RESTRICTIONS AS REQUIRED BY I.C. §50-1326 HAVE BEEN SATISFIED BASED ON THE DEPARTMENT OF
ENVIRONMENTAL QUALITY (DEQ) APPROVAL OF THE DESIGN PLANS AND SPECIFICATIONS AND THE CONDITIONS IMPOSED ON
THE DEVELOPER FOR CONTINUED SATISFACTION OF THE SANITARY RESTRICTIONS. BUYER IS CAUTIONED THAT AT THE TIME
OF THIS APPROVAL, NO DRINKING WATER OR SEWER/SEPTIC FACILITIES WERE CONSTRUCTED. BUILDING CONSTRUCTION
CAN BE ALLOWED WITH APPROPRIATE BUILDING PERMITS IF DRINKING WATER OR SEWER FACILITIES HAVE SINCE BEEN
CONSTRUCTED OR IF THE DEVELOPER IS SIMULTANEOUSLY CONSTRUCTING THOSE FACILITIES. IF THE DEVELOPER FAILS TO
CONSTRUCT FACILITIES OR MEET THE OTHER CONDITIONS OF DEQ, THEN SANITARY RESTRICTIONS MAY BE REIMPOSED, IN
ACCORDANCE WITH I.C. §50-1326, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL, AND NO CONSTRUCTION OF ANY
BUILDING OR SHELTER REQUIRING DRINKING WATER OR SEWER/SEPTIC FACILITIES SHALL BE ALLOWED.
EASTERN IDAHO PUBLIC HEALTH DISTRICT
_________________________________________
_______________________
ENVIRONMENTAL HEALTH SPECIALIST, REHS
DATE:
EXAMINING SURVEYORS CERTIFICATE
I CERTIFY THAT I AM A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF IDAHO AND THAT I HAVE EXAMINED
THIS PLAT AND FIND THAT IT COMPLIES WITH I.C. §50-1305.
DATE:_________
_______________________________________________________________
BONNEVILLE COUNTY SURVEYOR, DAVID D. ROMRELL PLS 12223
ACKNOWLEDGMENT
STATE OF _________________
)
:SS.
COUNTY OF _______________
)
ON THIS _______DAY OF ____________, 20___, BEFORE ME THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID STATE,
PERSONALLY APPEARED COLLIN HUNTER, KNOWN OR IDENTIFIED TO ME, TO BE A MANAGER OF THE LIMITED LIABILITY
COMPANY OF BEAR HUNTER HOLDINGS, LLC, AND THE PERSON WHO SUBSCRIBED SAID LIMITED LIABILITY COMPANY'S
NAME TO THE FOREGOING OWNER’S DEDICATION, PREVIOUSLY PLATTED EASEMENTS VACATION CERTIFICATE, AND THE
DRINKING WATER SYSTEM CERTIFICATE AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME IN SAID LIMITED
LIABILITY COMPANY'S NAME AS A PERSON AUTHORIZED TO BIND SUCH LIMITED LIABILITY COMPANY.
IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND THE YEAR IN THIS
CERTIFICATE FIRST ABOVE WRITTEN.
__________________________________________
NOTARY PUBLIC FOR THE STATE OF _________________
RESIDING AT: ______________________________
COMMISSION EXPIRATION DATE: ________________
DRINKING WATER SYSTEM CERTIFICATE
PURSUANT TO I.C. §50-1334, THE OWNER DOES HEREBY, CERTIFY THAT ALL LOTS SHOWN ON THIS PLAT ARE ELIGIBLE TO
RECEIVE WATER FROM THE CITY OF IDAHO FALLS MUNICIPAL WATER SYSTEM, AND SAID CITY HAS AGREED IN WRITING TO
PROVIDE CULINARY WATER SERVICE TO SAID LOTS PURSUANT TO THE PROVISIONS OF TITLE 8, CHAPTER 4 OF THE IDAHO
FALLS CITY CODE, AS AMENDED FROM TIME TO TIME.
IN WITNESS WHEREOF, OWNER HAS HEREUNTO SET ITS SIGNATURE THIS ________DAY OF ____________, 202____.
BEAR HUNTER HOLDINGS, LLC
________________________________________________________
COLLIN HUNTER, MANAGER
IRRIGATION WATER RIGHTS STATEMENT
WATER RIGHTS AND ASSESSMENT OBLIGATIONS ARE NOT APPURTENANT TO THE LANDS INCLUDED WITHIN THIS PLAT.
LOTS WITHIN THIS SUBDIVISION WILL NOT RECEIVE A WATER RIGHT.
BOUNDARY DESCRIPTION
A PARCEL OF LAND THAT LIES FULLY WITHIN THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP
2 NORTH RANGE 37 EAST, BOISE MERIDIAN. BEING 1.815 ACRES OF LAND IN LOTS 4, 6, AND 7 BLOCK 5 OF THE NEW SWEDEN
ESTATES DIVISION NUMBER 3 AS FOUND IN THE BONNEVILLE COUNTY RECORDER'S OFFICE AS INSTRUMENT NUMBER 573735.
BASIS OF BEARING FOR THE SUBJECT PROPERTY IS SOUTH 00° 06' 45” WEST 2583.28 FEET BETWEEN THE FOUND EAST QUARTER
CORNER AND THE SOUTHEAST CORNER OF SAID SECTION 22. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT THAT LIES ON THE SOUTHERLY 60 FOOT RIGHT-OF-WAY LINE OF PLOMMON STREET, SAID POINT LIES 510.58
FEET SOUTH 00° 06' 45” WEST ALONG THE SECTION LINE AND 297.55 FEET NORTH 89° 53' 15” WEST FROM THE FOUND EAST
QUARTER CORNER OF SAID SECTION 22, BEING THE TRUE POINT OF BEGINNING;
RUNNING THENCE SOUTH 45° 07' 30” WEST 28.29 FEET;
THENCE SOUTH 00° 08' 15” WEST 206.05 FEET;
THENCE SOUTH 89° 50' 57” EAST 20.00 FEET;
THENCE SOUTH 00° 08' 15” WEST 14.65 FEET;
THENCE SOUTH 89° 51' 43” EAST 90.48 FEET;
THENCE SOUTH 00° 08' 17” WEST 147.88 FEET TO THE SOUTH BOUNDARY LINE OF SAID ABOVE MENTIONED SUBDIVISION PLAT;
THENCE ALONG THE BOUNDARY LINES OF SAID SUBDIVISION PLAT THE FOLLOWING
(2) TWO COURSES:
(1) SOUTH 61° 46' 58” WEST 264.74 FEET TO THE EXTENSION LINE OF 2 FOUND MONUMENTS MONUMENTING THE
WESTERLY BOUNDARY LINE OF SAID SUBDIVISION, WHICH IS COINCIDENT WITH THE EASTERLY BOUNDARY LINE OF THE
NEW SWEDEN ESTATES DIVISION NUMBER 4 AS FOUND IN SAID RECORDER'S OFFICE AS INSTRUMENT NUMBER 700791;
(2) NORTH 00° 08' 15” EAST 514.26 FEET TO SAID SOUTHERLY 60 FOOT RIGHT-OF-WAY AND TO A FOUND ½” IRON ROD AND
NO CAP;
THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE SOUTH 89° 53' 15” EAST 142.50 FEET TO THE TRUE POINT OF BEGINNING.
THE ABOVE-DESCRIBED PARCEL OF LAND CONTAINS 79,075 SQUARE FEET OR 1.815 ACRES OF LAND
TREASURER'S CERTIFICATE
I, THE UNDERSIGNED COUNTY TREASURER IN AND FOR THE COUNTY OF BONNEVILLE, STATE OF IDAHO, PURSUANT TO THE
REQUIREMENTS OF I.C. §50-1308, DO HEREBY CERTIFY THAT ALL COUNTY PROPERTY TAXES DUE FOR THE PROPERTY INCLUDED
IN THE BOUNDARY DESCRIPTION SHOWN HEREON ARE CURRENT.
DATE:_________
______________________________________________________
BONNEVILLE COUNTY TREASURER
WILLOWS PLACE TOWNHOMES DIVISION NO. 1
A SUBDIVISION OF THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO
BEING A REPLAT OF PORTIONS OF LOTS 4, 6, AND ALL OF LOT 7 OF BLOCK 5 OF THE NEW SWEDEN ESTATES DIVISION NO. 3
LOCATED FULLY IN THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP 2 NORTH
RANGE 37 EAST BOISE MERIDIAN
CITY ACCEPTANCE
THE ACCOMPANY PLAT WAS DULY ACCEPTED AND APPROVED AND THE GRANTS AND DEDICATIONS ARE HEREBY ACCEPTED
BY THE CITY COUNCIL OF IDAHO FALLS ADOPTED THIS ______________ DAY OF ________________, 202______.
______________________
_______________________________________
MAYOR
CITY CLERK
______________________________________
_______________________________________
CITY ENGINEER
CITY SURVEYOR
JONATHAN W, KNOWLES, PE 14787
KENNETH BALDWIN ROBERTS, PLS 9755
PREVIOUSLY PLATTED EASEMENTS VACATION CERTIFICATE
THE OWNER DOES HEREBY CERTIFY THAT THE REQUIREMENTS OF I.C. §50-1306A(5) HAVE BEEN COMPLIED WITH IN ORDER TO
VACATE PORTIONS OF THE FOLLOWING EASEMENTS OF RECORD WITHIN THE PLAT BOUNDARY:
1.)
A PORTION OF THE FRONT 10 FT UTILITY EASEMENT LYING WITHIN THE BOUNDARY DESCRIPTION SHOWN HEREON,
GRANTED BY NEW SWEDEN ESTATES DIVISION NO. 3 , A SUBDIVISION OF THE CITY OF IDAHO FALLS, FILED WITH THE OFFICE OF
THE RECORDER FOR BONNEVILLE COUNTY, IDAHO AS INSTRUMENT NUMBER 573735, DATED: 10-9-1979.
2.)
ALL 8 FT UTILITY EASEMENTS LYING WITHIN THE BOUNDARY DESCRIPTION SHOWN HEREON, GRANTED BY NEW SWEDEN
ESTATES DIVISION NO. 3 , A SUBDIVISION OF THE CITY OF IDAHO FALLS, FILED WITH THE OFFICE OF THE RECORDER FOR
BONNEVILLE COUNTY, IDAHO AS INSTRUMENT NUMBER 573735, DATED: 10-9-1979 .
THE VACATED EASEMENTS LISTED HAVE BEEN REMOVED FROM THIS DRAWING. ALL OTHER EXISTING EASEMENTS SHOWN
HEREON ARE STILL ACTIVE AND VALID.
UPON APPROVAL BY THE CITY OF IDAHO FALLS, EXECUTION AND RECORDING OF THIS DOCUMENT, THE PORTIONS OF SAID
EASEMENTS SHALL BE VACATED WITHOUT FURTHER FUNCTION OF LAW.
IN WITNESS WHEREOF, OWNER HAS HEREUNTO SUBSCRIBED ITS SEAL AND SIGNATURE THIS____________ DAY
OF________________________ 202__
BEAR HUNTER HOLDINGS, LLC
______________________________________________________
COLLIN HUNTER, MANAGER
3534 APOLENA AVE IDAHO FALLS, ID
435-633-3012
BEAR HUNTER HOLDINGS, LLC
LOCATION
COPYRIGHT
ALL REPORTS, DESIGN, FIELD DATE,
FIELD NOTES, DRAWINGS,
SPECIFICATIONS,
CALCULATIONS, ESTIMATES OR ANY
REPRESENTATION CONTAINED
HEREON ARE THE SOLE PROPERTY
OF ELEVATED LAND SURVEYING
UNLESS PREVIOUSLY ESTABLISHED
BY PRECEDENCE OR AGREEMENT.
NO.
REVISIONS
BY
DATE
DRAWN:
SURVEYED:
FIELD WORK:
DATE:
SJM
SJM
SJM
9-17-26
LOCATED FULLY IN THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP 2 NORTH
RANGE 37 EAST BOISE MERIDIAN
FINAL PLAT
SHEET 1 OF 2
36.50' C.A.E.
NEW SWEDEN ESTATES
SUBDIVISION NO. 1
INST. 537699
BLOCK 5
LOT 3
BLOCK 5
LOT 2
BLOCK 5
LOT 1
BLOCK 5
LOT 6
BLOCK 5
LOT 5
NEW SWEDEN ESTATES
SUB DIVISION NO. 4
INST. 700791
BLOCK 5
LOT 25
BLOCK 5
LOT 24
BLOCK 5
LOT 23
BLOCK 5
LOT 22
BLOCK 5
LOT 9
NEW SWEDEN ESTATES
SUB DIVISION NO. 3
INST. 573735
HIGHLAND LATERAL CANAL
NEW SWEDEN ESTATES
SUB DIVISION NO. 1
INST. 537699
PLOMMON STREET
(60 FT RIGHT-OF-WAY)
N00° 08' 15"E 514.26 FT
(S2, S3 - S00° 06' 41"W 514.03 FT)
S89° 53' 15"E 142.50 FT
(S1, S2, - S89° 53' 18"W)
L1
S00° 08' 15"W 206.05 FT
L2
L3
L4
S00° 08' 17"W 147.88 FT
S61° 46' 58"W 264.74 FT
(S1, S2 - S61° 46' 55"W)
S89° 53' 15"E 237.55 FT
S61° 46' 58"W 190.00 FT
LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
LENGTH
28.29 FT
20.00 FT
14.65 FT
90.48 FT
80.50 FT
28.29 FT
33.92 FT
DIRECTION
S45° 07' 30"W
S89° 50' 57"E
S00° 08' 15"W
S89° 51' 43"E
N89° 53' 15"W
S45° 07' 30"W
N44° 53' 19"W
3,182 SQ
0.073 AC
2
3,182 SQ
0.073 AC
1
3,182 SQ
0.073 AC
3
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
37.00 FT
55.26 FT
130.08 FT
BLOCK 5
LOT 4
15' P.U.E.
51.5' P.U.E.
ZOEY LANE
(32.5 FT PRIVATE STREET)
NEW SWEDEN ESTATES
SUB DIVISION NO. 3
INST. 573735
BLOCK 1
15' P.U.E.
3,182 SQ
0.073 AC
6
3,182 SQ
0.073 AC
10
3,182 SQ
0.073 AC
12
N89° 51' 45"W 86.00 FT
37.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
N89° 51' 45"W 86.00 FT
15' P.U.E. AND PUBLIC
SIDEWALK EASEMENT
LOT1
BLOCK4
37.48' C.A.E.
L5
62.00 FT
S00° 08' 15"W
40.30 FT (C.A.E.)
36.93 FT
N00° 08' 15"E
L6 (C.A.E.)
S00° 08' 15"W
133.00 FT (C.A.E.)
0.98 FT
(C.A.E.)
97.73 FT
L7 (C.A.E.)
S00° 08' 15"W 206.05 FT (C.A.E.)
S89° 50' 49"E
47.52 FT (C.A.E.)
3,182 SQ
0.073 AC
9
3,182 SQ
0.073 AC
8
3,182 SQ
0.073 AC
5
3,182 SQ
0.073 AC
4
3,182 SQ
0.073 AC
11
40,891 SQ
0.939 AC
13
89.00 FT
S51° 25' 22"W
30.11 FT
S22° 58' 33"E 59.85 FT
S89° 51' 45"E 86.00 FT
37.00 FT
N89° 51' 45"W 86.00 FT
37.00 FT
37.00 FT
S89° 51' 45"E 86.00 FT
37.00 FT
N89° 51' 45"W 86.00 FT
S00° 08' 15"W
3,182 SQ
0.073 AC
7
37.00 FT
12' P.S.W.E.
N89° 51' 45"W 86.00 FT
6' P.S.W.E.
15'
S00° 08' 15"W 74.00 FT
N00° 08' 15"E 443.90 FT (C.A.E.)
6' P.S.W.E.
N89° 51' 45"W
52.50 FT (C.A.E.)
S00° 08' 15"W
51.00 FT (C.A.E.)
52.5'
67.5' P.U.E.
CLIENT
BEAR HUNTER HOLDINGS, LLC
3534 APOLENA AVE IDAHO FALLS, ID
435-633-3012
LOCATION
COPYRIGHT
ALL REPORTS, DESIGN, FIELD DATE,
FIELD NOTES, DRAWINGS,
SPECIFICATIONS,
CALCULATIONS, ESTIMATES OR ANY
REPRESENTATION CONTAINED
HEREON ARE THE SOLE PROPERTY
OF ELEVATED LAND SURVEYING
UNLESS PREVIOUSLY ESTABLISHED
BY PRECEDENCE OR AGREEMENT.
NO.
REVISIONS
BY
DATE
DRAWN:
SURVEYED:
FIELD WORK:
DATE:
40
80
0
SCALE: 1" = 40'
N
LEGEND
SUBDIVISION BOUNDARY LINE
SJM
SJM
SJM
9-17-26
ADJOINING TITLE LINE
FOUND 1
2" IRON ROD AND NO CAP
20907
WILLOWS PLACE TOWNHOMES DIVISION NO. 1
A SUBDIVISION OF THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO
BEING A REPLAT OF PORTIONS OF LOTS 4, 6, AND ALL OF LOT 7 OF BLOCK 5 OF THE
NEW SWEDEN ESTATES DIVISION NO. 3
LOCATED FULLY IN THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 22, TOWNSHIP 2 NORTH RANGE 37 EAST BOISE MERIDIAN
LOCATED FULLY IN THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP 2 NORTH
RANGE 37 EAST BOISE MERIDIAN
FINAL PLAT
POSTPONED INTERIOR 1
2" X 24" IRON ROD & PLASTIC CAP MARKED "PLS 20907"
(SEE INTERIOR MONUMENT COMPLETION CERTIFICATE)
MEASURED DISTANCE
(M)
RECORD SUBDIVISION INFORMATION
(S*)
SQUARE FEET
(SQ FT)
ACRES
(AC)
INSTRUMENT
INST.
NUMBER
NO.
POINT OF BEGINNING
P.O.B.
P.O.B. TIE
(TIE)
SHEET 2 OF 2
FOUND 5/8" IRON ROD AND CAP MARKED PLS 20907
FOUND 1
2" IRON ROD AND CAP MARKED PLS 10944
STREET CENTERLINE
LOT LINES
15 FT PUBLIC UTILITY EASEMENT (P.U.E.)
CROSS ACCESS EASEMENT (C.A.E.) WIDTH SHOWN HEREON
SECTION LINE
FOUND GOVERNMENT P.L.S.S. MONUMENT (SECTION CORNER)
FOUND GOVERNMENT P.L.S.S. MONUMENT (QUARTER CORNER)
RECORD OF SURVEY INFORMATION
(RS*)
FEET
(FT)
PUBLIC UTILITY EASEMENT
(P.U.E.)
CORNER PERPETUATION AND FILING RECORD
(CP&F)
BASIS OF BEARING
ALL MEASURED BEARINGS SHOWN HEREON RELATE DIRECTLY TO THE "CITY OF IDAHO FALLS COORDINATE SYSTEM OF 2004"
WHICH IS DERIVED FROM THE IDAHO STATE PLANE COORDINATE SYSTEM (EAST ZONE 1101) US SURVEY FEET AND USING A
COMBINED SCALE FACTOR OF 1.000277265 FOR A GRID TO GROUND CONVERSION, [REFERENCE FRAME NAD_83 (2011), EPOCH
2010.0000]. THE SYSTEM ORIENTATION IS BASED ON GRID NORTH ALONG THE EAST ZONE CENTRAL MERIDIAN. NO CONVERGENCE
ANGLE HAS BEEN APPLIED.
S1 - NEW SWEDEN ESTATES DIVISION NO. 1 - GARTH CUNNINGHAM - PLS 827 - INST. NO. 537699
S2 - NEW SWEDEN ESTATES DIVISION NO. 3 - GARTH CUNNINGHAM - PLS 827 - INST. NO. 573735
S3 - NEW SWEDEN ESTATES DIVISION NO. 4 - GARTH CUNNINGHAM - PLS 827 - INST. NO. 700791
S4 - BLUE RIDGE ESTATES DIVISION NO. 7 - ROBERT JON MEIKLE - PLS 8795 - INST. NO. 1134549
RS1 - IGLESIA BAUTISTA EL CALVARIO CORP - ELEVATED LAND SURVEYING - PLS 20907 - INST. NO. 1784183
REFERENCES BONNEVILLE COUNTY IDAHO
S61° 46' 58"W 61.08 FT
(S3 - S61° 46' 55"W 61.21 FT)
S45° 07' 11"W 95.79 FT
(S3 - S45° 07' 16"W 95.80 FT)
INTERIOR MONUMENT COMPLETION CERTIFICATE
PURSUANT TO THE REQUIREMENTS OF I.C. §50-1331, I.C. §50-1332, AND I.C. §50-1333, I SPENCER MCCUTCHEON CERTIFY THAT THE
INTERIOR MONUMENTS SHALL BE SET IN ACCORDANCE WITH THE REQUIREMENTS OF I.C. §50-1303 WITHIN ONE CALENDAR YEAR
OF THE RECORDING OF THIS PLAT
PUBLIC UTILITY EASEMENT (P.U.E.) WIDTH SHOWN HEREON
FOUND IDAHO FALLS BRASS
MONUMENT MARKING THE
SOUTHEAST CORNER SECTION 22,
TOWNSHIP 2 NORTH, RANGE 37
EAST, BOISE MERIDIAN
CP&F 1697789
FOUND ALUMINUM CAP MARKED PLS
9755 MONUMENT MARKING THE EAST
QUARTER CORNER SECTION 22,
TOWNSHIP 2 NORTH, RANGE 37
EAST, BOISE MERIDIAN
CP&F 1517646
BASIS OF BEARING
S00° 06' 45"W 2583.28 FT (M)
(S1, S2, S3, S4, - N00° 06' 41"E 2583.26 FT)
P.O.B.
N89° 53' 15"W 297.55 FT (TIE)
CROSS ACCESS EASEMENT
(C.A.E.)
SET EXTERIOR 1
2" X 24" IRON ROD & PLASTIC CAP MARKED "PLS 20907"
510.58 FT
(TIE)
ATTACHED HOMES NOTIFICATION
LOTS 1 - 12, BLOCK 1 ARE PLATTED FOR USE BY ATTACHED SINGLE UNIT DWELLINGS AS PERMITTED BY THE COMPREHENSIVE
ZONING ORDINANCE. OTHER RESIDENTIAL USE TYPES SHALL BE REQUIRED TO MEET THE STANDARDS OF THE COMPREHENSIVE
ZONING ORDINANCE, AS IT IS AMENDED FROM TIME TO TIME.
SURVEYORS NARRATIVE
IT IS THE INTENT OF THIS PLAT AND THE SURVEY ON WHICH IT IS BASED TO CORRECTLY REPRESENT THE BOUNDARY LINES
AND PROPERTY CORNERS OF THE SUBJECT PARCEL AND TO SUBDIVIDE SUBJECT PARCEL AS REQUESTED BY MOUNTAIN
WEST ENGINEERING. THE BASIS OF BEARING IS SOUTH 00° 06' 45" WEST 2583.28 FEET BETWEEN THE EAST QUARTER
CORNER AND THE SOUTHEAST CORNER OF SECTION 22, TOWNSHIP 2 NORTH, RANGE 37 EAST, BOISE MERIDIAN. FOUND
EVIDENCES AND MONUMENTS ARE REPRESENTED HEREON.
I PERFORMED A LOT LINE ADJUSTMENT ON THE SUBJECT PROPERTY THIS YEAR AND FILED AND SET THE EXTERIOR
CORNERS AS SHOWN IN RECORD OF SURVEY INSTRUMENT NO. 1784183. I HAVE HELD MY RECORD OF SURVEY BOUNDARY
AND MY SET CORNERS WERE HELD FOR THE EXTERIOR BOUNDARIES OF THIS PLAT. FOR EXPLANATION AND SURVEYORS
NARRATIVE OF THE EXTERIOR BOUNDARY DETERMINATION, PLEASE SEE SAID RECORD OF SURVEY NO. 1784183.
MY PROFESSIONAL OPINION IS RENDERED UPON THIS SUBDIVISION PLAT. THERE MAY EXIST OTHER EVIDENCE,
MONUMENTS, OR DOCUMENTS THAT COULD AFFECT THIS SURVEY. ANY NEW EVIDENCE, MONUMENTS, OR DOCUMENTS
CONTRADICTORY TO THIS SURVEY SHOULD BE PRESENTED TO ME FOR MY REVIEW AND CONSIDERATION.
SUBDIVISION OF RECORD LOT LINES
REPLACED WITH 5
8" IRON ROD AND
CAP MARKED PLS 20907
NOTE:
1)
SUBDIVISION
IS
SUBJECT
TO
A
TELEPHONE EASEMENT PURSUANT TO
BOOK 6 PAGE 385 OF LEASES AND
CONTRACT. NO LEGAL DESCRIPTION IS
FOUND IN SAID DOCUMENT.
2) THE WEST LINE OF THE C.A.E. IS
DIRECTLY COINCIDENT WITH THE EAST
LINE OF LOTS 1-10 BLOCK 1.
3) THE SOUTHEAST LINE OF THE C.A.E. IS
DIRECTLY COINCIDENT WITH THE WEST
LINE OF LOTS 11 AND 12 BLOCK 1
4) LOT 13 BLOCK 1 IS A PRIVATE STORM
WATER EASEMENT IN ITS ENTIRETY FOR
THE USE OF LOTS 1-12 BLOCK 1 .
15 FT PUBLIC UTILITY EASEMENT (P.U.E.) AND
PUBLIC SIDEWALK EASEMENT
P.S.W.E. SEE NOTE 3
PRIVATE STORM WATER EASEMENT
(P.S.W.E.)
12 FT PRIVATE STORM WATER EASEMENT (P.S.W.E.)
VINCULUM (PARCEL HOOK)
Page 1 of 4
Applicant: Steve Heath,
Mountain West
Engineering
Project Manager: Caitlin
Long
Property Owner: Collin
Hunter, Bear Hunter
Holdings, LLC.
Location: Generally,
north of the Highland
Canal, east of Bluebird Ln,
south of Plommon St, and
west of S Bellin Rd.
Size: Approx. 1.815 acres
Lots: 13
Buildable: 12
Existing Zoning:
Site: R1
North: R1
South: R1
East: R1
West: R1
Existing Land Uses:
Site: Vacant
North: Church
South: Elementary School
East: Church
West: Residential
Future Land Use Map:
General Urban
Attachments:
1.
Subdivision and
Zoning Ordinance
Requirements
2.
Comprehensive Plan
Policies
3.
Maps and aerial
photos
4.
Final Plat
Requested Action: To approve of the final plat for Willows Place
Townhomes to the Mayor and City Council.
History: The property is currently zoned R1, Single-Dwelling Residential.
It was annexed in July of 1979 with an initial zoning of R-1, Residential and
platted as part of the New Sweden Estates in October of 1979. A
Conditional Use Permit was approved in 1981 for a Church. No conditions
were applied as part of the Conditional Use Permit approval. On October
7th, 2025, the PUD, Planned Unit Development was brought before the
Planning & Zoning Commission where it was recommended for approval to
the Mayor and City Council. The Planned Unit Development for Willows
Place was approved on June 25, 2026.
Staff Comments: The proposed final plat consists of approximately 1.815
acres and includes 13 lots, 12 buildable lots and one common lot, per the
approved Planned Unit Development. Access to the lots will be provided
from Plommon Street, a local street. The common lot includes a private
street, Zoey Lane, which will provide access to each of the lots.
Staff Recommendation: Staff has reviewed the final plat and finds it
consistent with the Comprehensive Plan. The plat also meets the
requirements of the Subdivision Ordinance and Comprehensive Zoning
Ordinance when developed as a PUD. Staff recommends approval of the
final plat.
STAFF REPORT
FINAL PLAT
WILLOWS PLACE TOWNHOMES, DIVISION 1
October 8, 2026
Community
Development Services
Page 2 of 4
Subdivision Ordinance: Boxes with an “X” indicated compliance with the ordinance
REQUIREMENTS
Staff Review
Requirements listed in Section 10-1:
Building envelopes sufficient to construct a building.
X
Lot dimensions conform to the minimum standards of Zoning Ordinance.
X
Lots have full frontage on, and access to, a dedicated street.
N/A
Residential lots do not have direct access to arterial streets.
N/A
Direct access to arterial streets from commercial or industrial lots shall be
permitted only where it can be demonstrated that:
1) The direct access will not impede the flow of traffic on the arterial or
otherwise create an unsafe condition; 2) There is no reasonable alternative for
access to the arterial via a collector street; 3) There is sufficient sight distance
along the arterial from the proposed point of access; 4) The proposed access is
located so as not to interfere with the safe and efficient functioning of any
intersection; and 5) The developer or owner agrees to provide all
improvements, such as turning lanes or signals, necessitated for the safe and
efficient uses of the proposes access.
N/A
Adequate provisions shall be made for soil preservation, drainage patterns, and
debris and waste disposal and collection.
X
Sidelines of lots shall be at, or near, right angles or radial to the street lines. All
corner lots shall have a minimum radius of twenty feet on the property line.
X
All property within the subdivision shall be included within a lot or area
dedicated for public use.
X
All major streets in subdivision must conform to the major street plan of the
City, as set forth in Comprehensive Plan.
N/A
The alignment and width of previously platted streets shall be preserved unless
topographical conditions or existing buildings or structures require otherwise.
X
Residential lots adjoining arterial streets shall comply with: 1) Such lots shall
have reverse frontage on the arterial streets, 2) such lots shall be buffered from
the arterial street by any effective combination of the following: lot depth,
earth berms, vegetation, walls or fences, and structural soundproofing, 3)
Minimum lot depth shall be 150 ft except where the use of berms, vegetation,
and structures can be demonstrated to constitute an effective buffer, 4)
Whenever practical, existing roadside trees shall be saved and used in the
arterial buffer, 5) Parking areas shall be used as part of the arterial buffer for
high density residential uses, 6) Annexation and development agreement shall
include provisions for installation and continued maintenance of arterial
buffers.
N/A
Planning Director to classify street on basis of zoning, traffic volume, function,
growth, vehicular & pedestrian safety, and population density.
No new streets
Page 3 of 4
Subdivision Ordinance:
10-1-5: GENERAL SUBDIVISION STANDARDS
Meets all standards.
10-1-9: FINAL PLAT APPROVAL PROCESS
(A)(9) If the final plat conforms to the provisions of the Subdivision Ordinance and all other applicable
State or Federal laws, or local ordinances, the Council shall approve the final plat.
Zoning Ordinance:
11-3-3: PURPOSE OF RESIDENTIAL ZONES
(C)R1 Single Dwelling Residential Zone. This zone provides a residential zone which is
representative of a less automobile-oriented, more walkable development pattern, characterized
by somewhat smaller lot widths; and a somewhat denser residential environment than is
characteristic of the RP Residential Park Zone. The principal uses in the R1 Residential Zone
shall be single detached and attached dwelling units. This zone is also generally located near
limited commercial services that provide daily household needs.
ImaginelF Transects
o-_ 06 ©
= =_ 1
Park & Future Uroan Industrial Suburban General Urban | Nwixed-Use Ctrs) Urban Core Special Use
Open Space ; Development & Conidors:
2. eee
structure wares
structure varies
Lower INTENSITY Higher
H
' Uniform LAND USES. Mixed = 1
tg nnSUS TAX REVENUE Per ACRE Higher!) >t
| Less BUILT INFRASTRUCTURE More |
1 Lower SERVICE LEVEL Higher |
& 5. General Urban
General Urban
Snapshot: The General Urban Transect denotes residential areas with
a mix of commercial and service uses convenient to residents. These
areas contain a wide variety of housing types, generally including
small single-units, duplexes, trislexes, fourplexes, courtyard apartments,
bungalow courts, townhouses, multiplexes and live-work units. Lot
sizes are smaller and more compact than suburban areas. These
areas could also include, parks, schools, churches and commercial
services. These areas have highly connective street patterns, similar to
the traditional grid-pattern that encourages bicycle and pedestrian
usage. These areas should be near an existing or part of a new
walkable center.
Local examples: Bonnavista Addition, Johns Height Subdivision, Jennie
Lee Addition, Bell-Aire, Linden Park, Linden Trails, Falls Valley
Page 4 of 4
November 5, 2025
7:00 p.m.
Planning Department
City Annex Council Chambers
MEMBERS PRESENT: Commissioners Glen Ogden, Arnold Cantu, Dale Storer, Bill Scott, Tia Panter,
Matthew Meehan, Forrest Ihler.
MEMBERS ABSENT: None.
ALSO PRESENT: Assistant Planning Director Kerry Beutler, Caitlin Long Planner, David Peterson
Planner; Zack Jones, Esq, City Attorney, and interested citizens.
CALL TO ORDER: Ogden called the meeting to order at 7:00 p.m. and welcomed the new Commissioner
Tia Panter.
MINUTES: Meehan moved to accept the minutes of October 7, 2025 with a correction to show that Mr.
Beck was present, Ihler seconded the motion. The motion passed unanimously.
Business:
4. PLT 25-027: FINAL PLAT FOR WILLOWS PLACE TOWNHOMES DIVISION NO. 1.
Applicant: Brad Cramer, Perspective Planning, 1742 Avalon, Idaho Falls, Idaho. Cramer stated that this
is related to the PUD that the commission recommended approval in the last month’s meeting.
Slide 1 – Zoning – R1.
Slide 2 – Aerial - showing surrounding land uses and current land use of undeveloped.
Slide 3- Aerial – Broader view showing single family attached in the area, apartments, green space,
educational uses.
Slide 4 – Final Plat – Final plat does comply with zoning then the City’s Code states that the final plat should
be approved. In this case, in an R1 Zone the plat does comply with the subdivision ordinance and zoning
ordinance. The minimum lot size is 7000 and these are smaller (2,000 – 3,000) but when they are attached
there is a portion of the zoning ordinance that states that when attached homes are being developed, the lot size
minimums and widths do not apply. One area where the lots do not comply is that they face a private street not
public street and that was the reason for the PUD, and any approval of the plat is contingent on the approval of
PUD. The private street is on a common lot (Lot 15). There are 15 total lots. 14 buildable, 1 common lot.
Within the private drive there are public utilities within a public utility easement.
Slide 5- Current photo of site.
Beutler presented the staff report, a part of the record.
Ihler moved to recommend to the Mayor and City Council approval of the Final Plat for Willows Place
Townhomes Division No. 1. Meehan seconded the motion. The motion passed unanimously.
REASONED STATEMENT OF RELEVANT CRITERIA AND STANDARDS
APPROVAL OF THE FINAL PLAT OF WILLOWS PLACE TOWNHOMES. GENERALLY
LOCATED NORTH OF THE HIGHLAND CANAL, EAST OF BLUEBIRD LANE, SOUTH OF
PLOMMON STREET, AND WEST OF S BELLIN ROAD.
WHEREAS, the applicant filed an application for a final plat on September 24, 2025; and
WHEREAS, this matter came before the Idaho Falls Planning and Zoning Commission during a duly
noticed public meeting on November 5, 2025; and
WHEREAS, this matter came before the Idaho Falls City Council during a duly noticed public meeting on October
8, 2026, and
WHEREAS, having reviewed the application, including all exhibits entered and having considered the
issues presented:
I.
RELEVANT CRITERIA AND STANDARDS
1. The Planning and Zoning Commission considered the request pursuant to the City of Idaho Falls
Comprehensive Plan, the City of Idaho Falls Zoning Ordinance, the City of Idaho Falls Subdivision
Ordinance, the Local Land Use Planning Act, and other applicable development regulations.
2. The property comprises approximately 1.815 acres of land, generally located north of the Highland
Canal, east of Bluebird Ln, south of Plommon St, and west of S Bellin Rd.
3. The final plat includes a total of 13 lots, 12 are buildable lots.
4. The final plat will be developed as a PUD, Planned Unit Development.
5. Access to the subdivision will come from Plommon Street, a local street.
6. The plat complies with all requirements of the Subdivision Ordinance and Zoning Ordinance in the R1,
Single Dwelling Residential Zone when developed as a PUD.
7. The proposed development is consistent with the principles of the City’s Comprehensive Plan.
II.
DECISION
Based on the above Reasoned Statement of Relevant Criteria, the City Council of the City of Idaho Falls
approved the Final Plat.
PASSED BY THE CITY COUNCIL OF THE CITY OF IDAHO FALLS
THIS _______ DAY OF ______________________, 2026
_____________________________________
Lisa Burtenshaw, Mayor
NOTICE
The Applicant or any affected person seeking judicial review of the compliance of this Reasoned Statement
with the provisions of Idaho Code § 67-6535 must first seek reconsideration of this Reasoned Statement within
fourteen (14) days by filing a request to reconsider pursuant in compliance with Idaho Code 67-6535.
In addition, the above Applicant has the right to request a regulatory taking analysis pursuant to Idaho Code
§ 67-8003.
DEVELOPMENT AGREEMENT
WILLOWS PLACE TOWNHOMES
This DEVELOPMENT AGREEMENT FOR WILLOWS PLACE TOWNHOMES
(“AGREEMENT”), made this day of , 2026, by and between
CITY OF IDAHO FALLS, IDAHO, a municipal corporation of the State of Idaho, (“CITY”),
whose mailing address is P.O. Box 50220, Idaho Falls, Idaho 83405, and BEAR HUNTER
HOLDINGS, LLC, an Idaho limited liability company, whose mailing address 4429 Tails Down
Road, Tetonia, Idaho 83452 (“DEVELOPER”).
WITNESSETH:
WHEREAS, DEVELOPER is the sole owner, in law or equity, of a certain tract of land in the
County of Bonneville, State of Idaho, which land (hereafter referred to as “Subdivision’”), is more
particularly described in Exhibit “A” attached hereto and by this reference made a part hereof; and
WHEREAS, DEVELOPER desires to develop the Subdivision within CITY and has submitted
a plat bearing the Subdivision name described in the caption of this AGREEMENT; and
WHEREAS, City Engineer, and the Idaho Falls Planning and Zoning Commission, have
recommended such development be allowed, subject to certain requirements and obligations on
the part of DEVELOPER; and
WHEREAS, CITY is willing to allow the development of the Subdivision within City of Idaho
Falls, Idaho, subject to the terms and. conditions of this AGREEMENT and the Special Conditions
attached hereto; and.
WHEREAS, CITY has authority to approve Subdivision plats and the construction of streets,
utility lines and other public improvements within CITY; and
WHEREAS, DEVELOPER specifically waives DEVELOPER’: right to protest development
requirements described in this AGREEMENT, including DEVELOPER’s right of judicial review
contained in Chapter 52, Title 67, Idaho Code, and pursuant to the standards set forth in § 67-5279,
Idaho Code; and
WHEREAS, DEVELOPER understands that the public improvements required herein are
standards required pursuant to Idaho Falls City Code, Title 10, Chapter 1, and are authorized by
Idaho Code §§ 67-6513 and 67-6518; and
WHEREAS, DEVELOPER and CITY believe that without the public improvements required
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 1 of 15
herein, CITY would not be able to otherwise provide for mitigation of the effects of the
Subdivision development on the ability of CITY to deliver services without compromising quality
of such service delivery to current CITY residents, or without imposing substantial additional costs
upon current CITY residents to accommodate the proposed Subdivision; and
WHEREAS, CITY desires to ensure that public improvements consisting of those described
in this AGREEMENT, including Special Conditions for the Subdivision, are constructed; and
WHEREAS, DEVELOPER understands that a waiver of public improvements is available
pursuant to Idaho Falls City Code, but DEVELOPER specifically does not wish to request such a
waiver and wishes to enter into this AGREEMENT; and
WHEREAS, DEVELOPER enters into this AGREEMENT of DEVELOPER's own free will
and accord, without coercion and without inducement and at DEVELOPER's request; and
WHEREAS, DEVELOPER has read this AGREEMENT, has understood it, and has had the
opportunity to avail itself of legal and other counsel prior to entering into this AGREEMENT and
prior to signing it; and
WHEREAS, DEVELOPER has submitted a preliminary plat bearing the Subdivision name
described in the caption of this AGREEMENT; and
WHEREAS, City Engineer and City Planning and Zoning Commission have recommended
such Subdivision be approved subject to certain requirements and obligations on the part of
DEVELOPER; and
WHEREAS, CITY is willing to approve the Subdivision to CITY, subject to the terms and
conditions of this AGREEMENT and the Special Conditions attached hereto.
NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the
Parties agree as follows:
1. Approval of Subdivision. CITY hereby approves the Subdivision plat as described in
Exhibit “A” attached hereto and made a part to this AGREEMENT by reference and agrees that
upon DEVELOPER’s full and complete performance of the terms and conditions hereto, it will
accept and maintain the property dedicated to CITY on the Subdivision plat and all public facilities
and improvements shown in the Improvement Plans for the Subdivision.
2. Improvement, Preliminary, and Final Improvement Plans. “Improvement Plans,” used
in this AGREEMENT, are engineer-designed plans showing all streets, sewer lines, water lines,
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 2 of 15
storm drains, street signs, traffic control devices, barricades, other public utilities (telephone, gas,
electricity, fiber optic and irrigation facilities) and other public improvements contemplated within
the Subdivision. “Preliminary Improvement Plans” as used in this AGREEMENT, are those
Improvement Plans submitted and considered for the Subdivision development prior to the
approval of City Engineer, and not yet approved for construction. “Final Improvement Plans” as
used in this AGREEMENT, are those Improvement Plans submitted, considered and approved by
City Engineer for the Subdivision development.
DEVELOPER anticipates that development of the entire Subdivision will occur in phases
or divisions. DEVELOPER has filed, and City Engineer has approved, Improvement Plans for the
public improvements to be constructed within public rights-of-way exterior to the Subdivision,
(hereafter referred to as the “Exterior Improvement Plans”) showing the width, location and
alignment of all streets, sewer lines and water lines within the Subdivision and the size and
materials specifications for such water and sewer lines. Prior to the commencement of any
construction or development within any phase or division of the Subdivision, DEVELOPER shall
also file with, and obtain the approval of, City Engineer Improvement Plans (hereafter the “Interior
Improvement Plans”) for all streets, sewer lines, water lines, storm drainage facilities, street signs,
traffic control devices, barricades and other public improvements contemplated within such phase
or division of the Subdivision. The filed Improvement Plans shall also show the proposed location
of other public utilities (telephone, gas and electricity), and irrigation facilities affected by the
development of such phase or division of the Subdivision. Preliminary Improvement Plans are
incorporated herein by reference as though set out in full, and the Final Improvement Plans shall
also, upon approval by City Engineer, be deemed to be incorporated herein by reference.
3. Construction of Public Improvements. Unless otherwise agreed in the Special
Conditions, DEVELOPER shall, at its expense, design and construct all public improvements
shown in the Exterior Improvement Plans and Interior Improvement Plans. Unless otherwise
agreed in writing by City Engineer, DEVELOPER shall construct all required public
improvements within such Improvement Plans in strict accordance with the approved Preliminary
and Final Improvement Plans and CITY Standard Engineering Drawings and Specifications
(hereafter referred to as the “Standard Specifications”) in effect at the time the construction is
accomplished. The Standard Specifications are incorporated herein by reference as though set out
in. full and compliance to the Standard Specifications is a condition of this AGREEMENT.
4. Permits. DEVELOPER shall obtain all right-of-way, excavation and/or other permits
required by local ordinance and comply with all requirements therein with respect to the timely
performance of the work governed by such permits.
5. Inspection. DEVELOPER shall retain a professional engineer (hereafter referred to as
the “Project Engineer”) licensed within the State of Idaho to supervise, inspect and test the
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 3 of 15
construction of all public improvements within the Subdivision in order to ensure such
improvements are constructed in accordance with this AGREEMENT, the Improvement Plans and
the Standard Specifications. DEVELOPER shall not materially deviate from the Improvement
Plans or Standard Specifications without the express written approval of the City Engineer.
6. Corrected Improvement Plans. Prior to acceptance of any phase or division of the
Subdivision, DEVELOPER will file “As Constructed”/ “As Built” Improvement Plans (hereafter
referred to as the “Corrected Improvement Plans”) with City Engineer. Such Corrected
Improvement Plans shall be prepared by the Project Engineer and shall show the actual constructed
location of all public improvements within the Subdivision including the horizontal and vertical
location of all water, sewer and storm drain lines, individual building service lines curb and gutter
alignment and street grades. Such Corrected Improvement Plans shall also specifically show all
changes between the Final Improvement Plans and the public improvements as actually
constructed. The Project Engineer shall also certify upon the Corrected Improvement Plans that
such Corrected Improvement Plans correctly show all public improvements as actually constructed
and that such public improvements have been constructed in accordance with the Standard
Specifications in effect at the time such construction was accomplished. The Project Engineer shall
also deliver to City Engineer all compaction reports, daily construction logs, reports, written tests,
analysis and other data as may be necessary to verify or support the certification of the Project
Engineer.
7. Acceptance of Subdivision. Upon satisfactory completion of such public improvements
and facilities, DEVELOPER's delivery of Corrected Improvement Plans and the filing and
approval by CITY of a final plat, CITY will accept that portion of the Subdivision for which a
final plat has been approved. Such acceptance shall not be valid unless expressly acknowledged
in writing by City Engineer. Except as otherwise expressly provided in the Special Conditions,
upon acceptance of any phase or division within the Subdivision, CITY shall assume ownership
and control of all public facilities within any dedicated street or public utility right-of-way within
the Subdivision and shall execute and record an instrument documenting such acceptance and that
also references the recording information for this AGREEMENT and thereby releasing the
Subdivision, or the accepted portion thereof, from the encumbrances of this AGREEMENT.
Acceptance of the Subdivision Improvements and recording the acceptance instrament shall not
be deemed as a waiver of DEVELOPER's agreement herein to fully and completely perform the
terms and conditions of this AGREEMENT, or as a waiver or release of the warranty set forth
below in this AGREEMENT.
8. Warranty. DEVELOPER warrants that the materials and workmanship employed in the
construction of all public improvements within the Subdivision shall be good and sound, and shall
conform to generally accepted standards within the construction industry. Such warranty shall
extend for a period of one (1) year after acceptance of any phase or division of the Subdivision
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8,3.26 Page 4 of 15
within which such improvements are located, by CITY, provided nothing herein shall limit the
time within which CITY may bring an action against DEVELOPER on account of DEVELOPER's
failure to construct such improvements in accordance with this AGREEMENT, the Improvement
Plans or the Standard Specifications. DEVELOPER, and DEVELOPER’s heirs, successors and
assigns, shall and do hereby respectively warrant and agree, to defend the quiet and peaceful
possession of CITY in all easements, rights-of-way, street dedications or other estates conveyed
pursuant to the terms of this AGREEMENT or pursuant to the subdivision plat which is the subject
hereof, from and against all claims against DEVELOPER and DEVELOPER's successors or
assigns, respectively, and against every person whomsoever who lawfully holds, or who later
lawfully claims to have held, rights in the premises by or through DEVELOPER and
DEVELOPER’s successors or assigns, respectively, as of the date of this AGREEMENT,
9. Water and Sewer Main Connection Charges. DEVELOPER agrees to pay to CITY at
the time any separate sanitary sewer service or culinary water service connection to CITY sanitary
sewer system or culinary water system is requested, all connection fees, main connection charges,
and main charges as set forth in the City Code in effect at the time such request for service is made.
10. Failure to Pay Fees. In the event DEVELOPER fails or refuses to pay any of the fees,
charges or costs set forth herein, CITY may disannex any property owned by DEVELOPER within
the Subdivision or declare the entire unpaid balance immediately due and payable and collect such
sums in the manner provided by law, or may pursue any other remedy set forth herein or as may
be available at law or in equity. All such remedies shall be cumulative and CITY may pursue the
same separately or simultaneously as it deems necessary or appropriate. In the event of such
acceleration, all sums due shall bear interest at the rate established by law for judgments entered
in the State of Idaho, commencing on the date the unpaid amount is declared immediately due and
written demand therefor is delivered to DEVELOPER. All fees owed by DEVELOPER are due
and payable upon execution of this AGREEMENT unless otherwise specified.
11. Participation by CITY. The parties agree that those portions of the water main, the
sanitary sewer line, storm drains and street section work (hereafter collectively referred to as the
“Shared Work”), the cost (if any) of which CITY may have expressly agreed to pay pursuant to
the Special Conditions (if any conditions for reimbursement are contained therein), which may
include any water or sewer line or storm line extensions, increased line size or capacity and road
construction, are required because of future service needs originating from properties not owned
by DEVELOPER and located within the vicinity of the Subdivision, and that sound planning
requires construction thereof at the present time in order to accommodate future expansion and
development. In recognition of the cost savings which can be accomplished by construction of
such increased capacity and improvements concurrently with the facilities to be constructed for
DEVELOPER's purposes, and the impracticality of constructing such increased capacity and
improvements separately or at a later time, DEVELOPER agrees to design and construct such
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 5 of 15
facilities subject to CITY's agreement to reimburse DEVELOPER for a portion of such costs, to
the extent such is set forth in the Special Conditions. If such reimbursement for the Shared Work
is set forth in the Special Conditions, prior to the commencement of the Shared Work,
DEVELOPER shall obtain and deliver to CITY three (3) independent bona fide bids for the
performance of such work from qualified and responsible contractors. Such bids shall be solicited
and itemized in a manner which allows clear and specific identification of that portion of the
construction work for which CITY is responsible. CITY shall have no obligation to pay for any
portion of the costs of such Shared work unless prior to the commencement of the work, the parties
have expressly agreed in writing to a specific amount for which CITY will reimburse the
DEVELOPER. Payment of such costs by CITY shall be due within thirty (30) days from when
all of the following have been completed or received: (1) acceptance of the Subdivision by CITY;
(2) delivery of a complete itemized statement to CITY, in a format acceptable to the CITY, setting
forth in detail the total amount of the costs for which CITY is responsible; and, if any part of the
Subdivision is within the boundaries of an urban renewal district, (3) a sworn statement signed by
DEVELOPER, including its successors and assigns, and acknowledged by the Urban Renewal
Agency for the City of Idaho Falls, Idaho, also known as Idaho Falls Redevelopment Agency (the
“Agency”), that DEVELOPER paid for the costs of the Shared Work and that DEVELOPER and
its successors and assigns has not contracted with and will not contract with the Agency for
reimbursement of any portion of the costs of the Shared Work and has not received and will not
receive reimbursement from the Agency for any portion of the costs of the Shared Work. To the
extent DEVELOPER, or its successors and assigns, have contracted or contract in the future with
the Agency for reimbursement for any portion of the costs of the Shared Work, the CITY’s
obligation to reimburse DEVELOPER under this AGREEMENT shall be reduced on a dollar-for-
dollar basis. Under no circumstances will the CITY and Agency each reimburse DEVELOPER
or any third party for the same costs of the Shared Work. In the event DEVELOPER is reimbursed
by CITY for any portion of the costs of the Shared Work that was also reimbursed by the Agency
to DEVELOPER or another third-party, the CITY may, in addition to any other legal remedies
available under the law, immediately pursue DEVELOPER and require DEVELOPER to repay to
CITY any amount that CITY paid DEVELOPER for the costs of the Shared Work that were also
reimbursed by Agency and, if CITY prevails, CITY shall be entitled to an award of attorneys fees
and costs. DEVELOPER shall indemnify, defend and hold harmless CITY and Agency from
claims of any nature that any third party may assert against CITY or Agency for any costs of the
Shared Work CITY pays DEVELOPER pursuant to this AGREEMENT and which same costs the
third party claims are due from CITY or Agency to the third party.
12. Special Conditions. In recognition of the unique circumstances relative to this
Subdivision the parties agree to the Special Conditions attached hereto as Exhibit “B” and by this
reference made a part hereof.
13. Irrigation Facilities. DEVELOPER shall relocate or reconstruct, at DEVELOPER’s
DEVELOPMENT AGREEMENT — WILLOWS PLACE: TOWNHOMES 8.3.26 Page 6 of 15
expense, all ditches, headgate structures, culverts, siphons, drywells or other similar appurtenant
structures that will be impaired or otherwise disturbed by the construction of this Subdivision,
DEVELOPER shall also obtain the consent of all persons or entities who have any water right or
control over such structures. DEVELOPER shall also indemnify and hold CITY harmless from
any action, claim, demand or cost of any kind, including attorney's fees and court costs, arising
from the relocation or reconstruction of such facilities or DEVELOPER's failure to properly
relocate or reconstruct such facilities.
14, Relocation of Power Lines. DEVELOPER shall relocate at its expense, all existing
electric utility poles or other utility lines or fixtures necessary to construct the public improvements
within this Subdivision as shown on the Improvement Drawings.
15. Construction Schedule Change. Any modification to the public improvements shown in
the Improvement Drawings or to the construction phase limits shall be approved by City Engineer.
Prior to said approval, revised Improvement Drawings shall be resubmitted to City Engineering
Department showing the proposed changes.
16. Taxes and Assessments. DEVELOPER shall pay all real property taxes and assessments
levied or assessed against any interest in real property which DEVELOPER has agreed to convey
to CITY pursuant to this AGREEMENT up to the date the final Subdivision plat for this
Subdivision is recorded. Such taxes and assessments shall be paid prior to the acceptance by CITY
of the public improvements within any phase or division of the Subdivision.
17. Occupancy. No building or structure within the Subdivision shall be used or occupied
for any purpose other than for the construction of such building or structure, unless a final plat has
been filed and approved and all public improvements within the plat have been completed and
accepted by City Engineer. CITY may withhold Certificates of Occupancy until all such work has
been completed. Nothing herein shall prevent the use of a model building for the purpose of
DEVELOPER's sales promotional efforts provided the building is not occupied for any other
commercial or industrial purposes,
18. Default. In the event DEVELOPER fails to comply with the terms and conditions hereof
in any material respect, CITY may, without further notice to DEVELOPER, exercise any or all of
the following remedies:
A. Withhold the issuance of any building permit or certificate of occupancy for any
structure located within any phase or division of the Subdivision affected by such
default;
B. Withhold the connection of water, sewer or electric service to any property located
within any phase or division of the Subdivision affected by such default;
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 7 of 15
C. Refuse to accept public ownership and maintenance of public improvements within
any phase or division of the Subdivision affected by such default and record a notice
of such action with the Bonneville County Recorder's office;
D, Issue a stop work order for any building under construction within any phase or
division of the Subdivision affected by such default;
E. Withhold reimbursement of Subdivision inspection fees collected pursuant to the
Idaho Falis City Code; and
F, Bring an action for damages, injunctive relief, specific performance or any other
remedy available at law or in equity.
19, Notices. Any notice required by this AGREEMENT shall be mailed to the receiving
party at the address set forth above or such other address as may be delivered to the sending party
in writing. Such notice shall be mailed by certified mail, return receipt requested, postage prepaid
and addressed as set forth above and shall be deemed received upon its deposit in the United States
mail in such manner.
20. Recording and Recording Fees. CITY may record this AGREEMENT with the
Bonneville County Recorder’s office and prior to the execution and approval of this
AGREEMENT, DEVELOPER shall pay to CITY all recording fees necessary to record this
AGREEMENT with the Bonneville County Recorder's office. Prior to the approval of any final
plat within the Subdivision, DEVELOPER shall pay to CITY all recording fees necessary to record
such final plat with the Bonneville County Recorder's office.
21. Compliance With Applicable Law and Regulation. DEVELOPER agrees to comply with
all applicable rules, regulations, Ordinances, Resolutions, statutes or administrative laws having
applicability to development to this Subdivision and or phase of this Subdivision including, of
those of CITY, Bonneville County, the State of Idaho, the United States of America, or any agency
or political subdivisions thereof having jurisdiction over the Subdivision and to obtain any permits,
licenses, permissions, authorizations, etc., that are required for such development.
22. Conflict With Standard Specifications. In the event of any conflict between the terms of
this AGREEMENT or the Improvement Plans and the Standard Specifications, the terms of this
AGREEMENT or the Improvement Plans shall prevail over any contrary provision of the Standard
Specifications. In the event of any conflict between the terms of this AGREEMENT and the
Improvement Plans, the terms of this AGREEMENT shall prevail.
23. Covenants Appurtenant to the Land. All covenants and conditions set forth herein shall
be appurtenant to and run with the Subdivision and shall be binding upon DEVELOPER's heirs,
successors or assigns.
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 8 of 15
24, Governing Law. This AGREEMENT shall be governed by the laws of the State of Idaho.
The venue for any action arising out of this Agreement shall be exclusively in the District Court
of the Seventh Judicial District of the State of Idaho, Bonneville County or in the United States
District Court for the District of Idaho.
25. Anti-Boycott Against Israel Act. Pursuant to Idaho Code section 67-2346, if payments
under this AGREEMENT exceed one hundred thousand dollars ($100,000) and DEVELOPER
employs ten (10) or more persons, DEVELOPER certifies that it is not currently engaged in, and
will not for the duration of this AGREEMENT engage in, a boycott of goods or services from
Israel or territories under its control. The terms in this Paragraph that are defined in Idaho Code
section 67-2346 shall have the meaning defined therein.
26. Anti-Boycott of Certain Sectors. Pursuant to Idaho Code section 67-2347A, if payments
under this AGREEMENT exceed one hundred thousand dollars ($100,000) and DEVELOPER
employs ten (10) or more persons, DEVELOPER certifies that it is not currently engaged in and
will not for the duration of the Agreement engage in a boycott of any individual or company
because the individual or company engages in or supports either (1) the exploration, production,
utilization, transportation, sale, or manufacture of fossil fuel-based energy, timber, minerals,
hydroelectric power, nuclear energy, or agriculture; or (2) the manufacture, distribution, sale, or
use of firearms, as defined in Idaho Code section 18-3302(2)(d). The terms in this Paragraph that
are defined in Idaho Code section 67-2347A shall have the meaning defined therein.
27. Certification of No Chinese Ownership. Pursuant to Idaho Code section 67-2359,
DEVELOPER certifies that DEVELOPER is not currently owned or operated by the government
of the People’s Republic of China and will not, for the duration of this AGREEMENT, be owned
or operated by the government of the People’s Republic China.
28. Non-Discrimination. DEVELOPER shall not discriminate against any employee or
applicant for employment on the basis of race, color, religion, creed, political ideals, sex, age,
marital status, physical, or mental handicap, gender identity/expression, sexual orientation, or
national origin.
29. Entire Agreement. This writing evidences the final and complete agreement between the
parties and no other prior statement, representation or understanding shall be binding upon the
parties unless expressly set forth herein.
30. Effective Date. This AGREEMENT shall become valid and binding only upon its
approval by CITY Council of CITY and upon its execution by the Mayor.
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 9 of 15
IN WITNESS WHEREOF, the parties have hereunto set their hands and seals this day and
year first above written.
ATTEST: CITY OF IDAHO FALLS, IDAHO
By
Linda Lundquist, City Clerk Lisa Burtenshaw, Mayor
BEAR HUNTER HOLDINGS, LLC
Collin Hunter, Managing Member
[Notary Page to Follow]
DEVELOPMENT AGREEMENT ~ WILLOWS PLACE TOWNHOMES 8.3.26 Page 10 of 15
STATE OF IDAHO )
) ss.
County of Bonneville )
On this day of , 2026, before me, the undersigned, a
notary public for Idaho, personally appeared Lisa Burtenshaw, known to me to be the Mayor of
the City of Idaho Falls, Idaho, the municipal corporation that executed the foregoing document,
and acknowledged to me that they are authorized to execute the same for and on behalf of said
City.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year first above written.
Notary Public of Idaho
(Seal) Residing at:
My Commission Expires:
STATE OF _}D )
) ss:
County of \ JP: )
On this | ¢ day of Avwu 4] , 2026, before Vy the undersigned, a
notary public, in and for said State, personally appeared or
identified to me to be an authorized signator and whose name is subscribed to the within
instrument and acknowledged to me that they are authorized to execute the same for and on
behalf of said developer.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal, the
day and year in this certificate first above written.
Residing at: A¢ Rfer-$e
NTE OF IDAHO y Commission Expires:_;
E M
, MY CONESION EXPIRES 09/12/2038 .
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 11 of 15
EXHIBIT “A”
PROPERTY
LEGAL DESCRIPTION
WILLOWS PLACE TOWNHOMES
A PARCEL OF LAND THAT LIES FULLY WITHIN THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 22, TOWNSHIP
2 NORTH RANGE 37 EAST, BOISE MERIDIAN. BEING 1.815 ACRES OF LAND IN LOTS
4, 6, AND 7 BLOCK 5 OF THE NEW SWEDEN ESTATES DIVISION NUMBER 3 AS
FOUND IN THE BONNEVILLE COUNTY RECORDER'S OFFICE AS INSTRUMENT
NUMBER 573735.
BASIS OF BEARING FOR THE SUBJECT PROPERTY IS SOUTH 00° 06' 45” WEST 2583.28
FEET BETWEEN THE FOUND EAST QUARTER CORNER AND THE SOUTHEAST
CORNER OF SAID SECTION 22. BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT A-POINT THAT LIES ON THE SOUTHERLY 60 FOOT RIGHT-OF-WAY
LINE OF PLOMMON STREET, SAID POINT LIES 510.58
FEET SOUTH 00° 06' 45” WEST ALONG THE SECTION LINE AND 297.55 FEET NORTH
89° 53' 15” WEST FROM THE FOUND EAST QUARTER CORNER OF SAID SECTION 22,
BEING THE TRUE POINT OF BEGINNING;
RUNNING THENCE SOUTH 45° 07' 30” WEST 28.29 FEET;
THENCE SOUTH 00° 08' 15” WEST 206.05 FEET;
THENCE SOUTH 89° 50'57” EAST 20.00 FEET;
THENCE SOUTH 00° 08' 15” WEST 14.65 FEET;
THENCE SOUTH 89° 51' 43” EAST 90.48 FEET;
THENCE SOUTH 00° 08' 17” WEST 147.88 FEET TO THE SOUTH BOUNDARY LINE OF
SAID ABOVE MENTIONED SUBDIVISION PLAT;
THENCE ALONG THE BOUNDARY LINES OF SAID SUBDIVISION PLAT THE
FOLLOWING (2) TWO COURSES:
(1) SOUTH 61° 46' 58” WEST 264.74 FEET TO THE EXTENSION LINE OF 2 FOUND
MONUMENTS MONUMENTING THE WESTERLY BOUNDARY LINE OF SAID
SUBDIVISION, WHICH IS COINCIDENT WITH THE EASTERLY BOUNDARY LINE OF —
THE NEW SWEDEN ESTATES DIVISION NUMBER 4 AS FOUND IN SAID RECORDER'S
OFFICE AS INSTRUMENT NUMBER 700791;
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 12 of 15
(2) NORTH 00° 08' 15” EAST 514.26 FEET TO SAID SOUTHERLY 60 FOOT RIGHT-OF-
WAY AND TO A FOUND %” TRON ROD AND NO CAP;
THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE SOUTH 89° 53! 15” EAST
142.50 FEET TO THE TRUE POINT OF BEGINNING.
THE ABOVE-DESCRIBED PARCEL OF LAND CONTAINS 79,075 SQUARE FEET OR 1.815
ACRES OF LAND
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 13 of 15
EXHIBIT “B”
SPECIAL CONDITIONS
WILLOWS PLACE TOWNHOMES
S.C. 1.00 Access to Plommon Street. Access to Plommon Street shall be in accordance
with the Bonneville Metropolitan Planning Organization (“BMPO”) Access Management Plan.
S.C, __2.00__ Existing Infrastructure. When it is necessary to move or remove existing
infrastructure not belonging to CITY and not within CITY right-of-way, DEVELOPER shall
coordinate such activities with the applicable owner, (e.g., poles owned by Pacificorp, dba Rocky
Mountain Power). Any existing electrical infrastructure owned by Pacificorp, dba Rocky Mountain
Power, will require a buy-out from DEVELOPER prior to receipt of electrical service from CITY.
Request for the buy-out, if any, is to be initiated by DEVELOPER after annexation.
S.C. __3.00__ Construction of Idaho Falls Power and Idaho Falls Fiber Infrastructure.
DEVELOPER shall, at DEVELOPER’s sole expense, install all power infrastructure as described and
illustrated on the Idaho Falls Power approved and signed contractor’s map provided and reviewed by
Idaho Falls Power. All power infrastructure installation shall conform with Idaho Falls Power’s
service policy. Typical power trench installation shall have a warranty of workmanship of one (1) year
beginning at the time of City's final acceptance. However, if power infrastructure is installed during
winter conditions (where frost is evident in the ground and backfill has the potential to be frozen earth)
the warranty of workmanship shall be extended to two (2) full years beginning at the time of City’s
final acceptance. DEVELOPER will incur all costs associated with Idaho Falls Power/Idaho Falls
Fiber crews removing infrastructure in order to remedy settling. This includes, but is not limited to,
all settlement of trenching, transformer bases, fiber boxes, and/or conduit separation.
$.C.__4.00__Storm Drainage. Storm Drainage shall be designed and constructed to
accommodate drainage of the lots within the Subdivision by DEVELOPER. The storm drainage
system shall meet CITY’s Storm Drainage Policy. The storm system shall be constructed as shown
on the CITY-approved Site Plan. Maintenance of the storm system shall be the responsibility of
DEVELOPER or DEVELOPER’s heirs, successors, or assigns.
S.C. 5.00 Water Line Connection in Plommon Street. CITY agrees to allow
DEVELOPER to connect to the water main located in Plommon Street, subject to DEVELOPER's
payment of the water main connection fees in the amount of Seven Thousand Two Hundred Sixty-
Four Dollars and Forty Cents ($7,264.40; 143 feet currently at $50.80 per foot), pursuant to section 8-
4-14 (C) of the City Code. Mainline connection fee costs are subject to adjustment when CITY’s fee
resolution is adjusted from time to time by City Council. This fee amount is subject to fee adjustments
at time of building permit application. Pursuant to section 8-4-14 (B) of the City Code, DEVELOPER
or DEVELOPER’s heirs or assigns shall also pay individual water system connection fees each time
an individual water service line is connected to CITY’s water systems. Such fees shall be paid in the
amounts and manner set forth in such Code Sections
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 14 of 15
S.C, 6.00 Sewer Main Connection Fee in Plommon Street. CITY agrees to allow
DEVELOPER to connect to the sewer main previously constructed in Plommon Street, subject to
DEVELOPER's payment of the sewer main connection charge pursuant to section 8-1-23(C) of the
City Code in the amount of Four Thousand Two Hundred Fifty-Seven Dollars and Eleven Cents
($4,257.11; 143 feet; currently at $29.77 per foot). Mainline connection fee costs are subject to
adjustment when CITY’s fee resolution is adjusted from time to time by City Council. This fee amount
is subject to fee adjustments at time of building permit application. Pursuant to section 8-1-23(B) of
the City Code, DEVELOPER or DEVELOPER’s heirs or assigns shall also pay individual sewer
connection fees each time an individual sewer service line is connected to CITY’s sewer system. Such
fees shall be paid in the amounts and manner set forth in such Code Section.
DEVELOPMENT AGREEMENT — WILLOWS PLACE TOWNHOMES 8.3.26 Page 15 of 15
Memorandum
File #: 26-378
City Council
DATE: Thursday, September 24, 2026
AGENDA: Regular
FROM: Wade Sanner, Director
DEPARTMENT: Community Development
Services
Title
Legislative Public Hearing for the Annexation and Initial Zoning of I&M, Industrial and Manufacturing - Annexation and
Initial Zoning Ordinances and Reasoned Statements of Relevant Criteria and Standards for approximately 4.482 acres.
☒ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☒ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
1. Approve the Ordinance annexing approximately 4.482 acres in the E ½ of Section 8, Township 2 North, Range 38 East;
assign a Comprehensive Plan Designation of “Industrial;” and under a suspension of the rules requiring three complete
and separate readings, request that it be read by title and published by summary (or consider the Ordinance on the first
reading and that it be read by title, reject the Ordinance, or take other action deemed appropriate).
2. Approve the Reasoned Statement of Relevant Criteria and Standards for the annexation of approximately 4.482 acres
in the E ½ of Section 8, Township 2 North, Range 38 East and give authorization for the Mayor to execute the necessary
documents (or take other action deemed appropriate).
3. Approve the Ordinance establishing the initial zoning for I&M, Industrial and Manufacturing as shown in the
Ordinance exhibits under a suspension of the rules requiring three complete and separate readings; and request that it
be read by title and published by summary; that the City limits documents be amended to include the area annexed
herewith; and that the City Planner be instructed to reflect said annexation, amendment to the Comprehensive Plan,
and initial zoning on the Comprehensive Plan and Zoning Maps located in the Planning office (or consider the Ordinance
on the first reading and that it be read by title, reject the Ordinance, or take other action deemed appropriate).
4. Approve the Reasoned Statement of Relevant Criteria and Standards for the initial zoning of I&M, Industrial and
Manufacturing and give authorization for the mayor to execute the necessary documents (or take other action deemed
appropriate).
Description, Background Information, Purpose:
Attached is the application for Annexation and Initial Zoning of I&M, Industrial and Manufacturing, which includes the
Annexation and Initial Zoning Ordinances and Reasoned Statements of Relevant Criteria and Standards for approximately
City of Idaho Falls
Printed on 10/6/2026
Page 1 of 2
powered by Legistar™
File #: 26-378
City Council
4.482 acres in the E ½ of Section 8, Township 2 North, Range 38 East. On August 4, 2026, the Planning and Zoning
Commission unanimously voted to recommend approval of the annexation with initial zoning of I&M to the Mayor and
City Council as presented. This annexation was reviewed by CDS Planning staff as well as staff from Fire, Idaho
Falls Power, and the Public Works Water, Wastewater, and Engineering/Survey Divisions.
This item has been reviewed by the City’s Legal Department and Municipal Services.
City of Idaho Falls
Printed on 10/6/2026
Page 2 of 2
powered by Legistar™
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ANNEXATION ORDINANCE #
AN ADDITION TO THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO
A PARCEL OF LAND SITUATED IN THE NORTHEAST QUARTER OF SECTION 8 AND THE
NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 2 NORTH, RANGE 38 EAST, BOISE MERIDIAN,
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BOUNDARY DESCRIPTION
A PARCEL OF LAND SITUATED IN THE NORTHEAST QUARTER OF SECTION 8 AND THE NORTHWEST QUARTER OF SECTION
9, TOWNSHIP 2 NORTH RANGE 38 EAST, BOISE MERIDIAN.
COMMENCING AT THE NORTHEAST CORNER OF SECTION 8, TOWNSHIP 2 NORTH, RANGE 38 EAST BOISE MERIDIAN;
THENCE S00°09'03”W ALONG THE EAST LINE OF SAID SECTION 8 A DISTANCE OF 1413.68 FEET; THENCE $89°S4'22”E
75.00 FEET TO THE POINT OF BEGINNING SAID POINT OF BEGINNING ALSO BEING ALONG THE EAST RIGHT-OF-WAY OF
asi EAST ESTABLISHED IN ANDERSEN BUSINESS DEVELOPMENT DIVISION NO. 1 PURSUANT TO INSTRUMENT NO.
1597972.
RUNNING THENCE FROM THE POINT OF BEGINNING, ALONG SAID EAST RIGHT-OF-WAY OF 15H EAST $00°09'03”W
212.30 FEET TO A POINT ON THE NORTH BOUNDARY LINE OF CITY OF IDAHO FALLS ANNEXATION ORDINANCE NO.
3579; THE NEXT TWO (2) CALLS BEING ALONG SAID CITY OF IDAHO FALLS ANNEXATION ORDINANCE; (1) THENCE
N89°51'07”W 100.02 FEET; (2) THENCE S00°08'S9”W 27.80 FEET TO THE SOUTH BOUNDARY OF WARRANTY DEED
INSTRUMENT NUMBER 1790184 AND A NORTHEASTERLY CORNER OF CITY OF IDAHO FALLS ANNEXATION ORDINANCE
NO. 3658; THE NEXT THREE (3) CALLS BEING ALONG SAID WARRANTY DEED; (1) THENCE N89°54'22”W 724.98 FEET
ALONG SAID ANNEXATION ORDINANCE NO. 3658; (2) THENCE NO0°09'03”E 240.00 FEET ALONG SAID ANNEXATION
ORDINANCE NO. 3658 TO A NORTHEAST CORNER OF SAID ORDINANCE; (3) THENCE $89°54'22”E 725.00; THENCE
$89°54'22"E 100.00 FEET TO THE POINT OF BEGINNING
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NGINEERING
CIVIL. © PLANNING © SURVEYING
IDARO FALLS 20855422665 — REXBURS, 208) 359-2665
Cc. MACAKY
C. MACKAY
K. ROLAND
SURVEYED BY:
DRAWN BY:
APPROVED BY:
PROJECT NO.
OFFICES AT:
1331 Fremont Ave.
tdaho Falls, Idaho 83402
343 E 4th N, Suite 119
Rexburg, Idaho 83440
SEPTEMBER 2026
CAD NAME: 25017 ROS_ANNEXATION.OWG
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NGINEERING
CIVIL © PLANNING © SURVEYING
IDAHO FALLS (208) 542-2665
REXBURG (208) 359-2665
LEGAL DESCRIPTION
FOR
GATEWAY IF LLC
ANNEXATION
A PARCEL OF LAND SITUATED IN THE NORTHEAST QUARTER OF SECTION $ AND THE NORTHWEST
QUARTER OF SECTION 9, TOWNSHIP 2 NORTH RANGE 38 EAST, BOISE MERIDIAN.
COMMENCING AT THE NORTHEAST CORNER OF SECTION 8, TOWNSHIP 2 NORTH, RANGE 38 EAST BOISE
MERIDIAN; THENCE $00*09’03”W ALONG THE EAST LINE OF SAID SECTION 8 A DISTANCE OF 1413.68
FEET; THENCE $89°54'22"E 75.00 FEET TO THE POINT OF BEGINNING SAID POINT OF BEGINNING ALSO
BEING ALONG THE EAST RIGHT-OF-WAY OF 15™ EAST ESTABLISHED IN ANDERSEN BUSINESS
DEVELOPMENT DIVISION NO. 1 PURSUANT TO INSTRUMENT NO. 1597972.
RUNNING THENCE FROM THE POINT OF BEGINNING, ALONG SAID EAST RIGHT-OF-WAY OF 15™ EAST
$00°0903"W 212.30 FEET TO A POINT ON THE NORTH BOUNDARY LINE OF CITY OF IDAHO FALLS
ANNEXATION ORDINANCE NO. 3579; THE NEXT TWO (2) CALLS BEING ALONG SAID CITY OF IDAHO FALLS
ANNEXATION ORDINANCE; (1) THENCE N89°51’07”W 100.02 FEET; {2) THENCE SO0°08'59"W 27.80 FEET
TO THE SOUTH BOUNDARY OF WARRANTY DEED INSTRUMENT NUMBER 1790184 AND A
NORTHEASTERLY CORNER OF CITY OF IDAHO FALLS ANNEXATION ORDINANCE NO. 3658; THE NEXT THREE
(3) CALLS BEING ALONG SAID WARRANTY DEED; (1) THENCE N89°54‘22"W 724.93 FEET ALONG SAID
ANNEXATION ORDINANCE NO. 3658; (2) THENCE N00°09'03”E 240.00 FEET ALONG SAID ANNEXATION
ORDINANCE NO. 3658 TO A NORTHEAST CORNER OF SAID ORDINANCE; (3} THENCE $89°54’22”E 725.00;
THENCE $89°54’22”E 100.00 FEET TO THE POINT OF BEGINNING
CONTAINING 4.482 ACRES
CSM 25017
Submitted by:
Eng/Survey Firm Name: EAGLE ROCK ENGINEERING
Contact Name: DEVAN KNIGHT
Phone Number; 801-328-2051
Email: DEVANKNIGHT@METROGROUP.COM
Page_1__ of _1
Application for Annexation
Page 1 of 5
Applicant: Devan Knight
Owner: Gateway IF LLC
Project Manager: Mike
Thrower
Location: Generally located
north of N Yellowstone Hwy,
east of the Idaho Canal, south
of E Iona Rd, and west of N
15th East.
Size: Approximately 4.482
Acres
Zoning:
Existing: County IM-3
North: County IM-3
South: I&M
East: County C-2
West: I&M
Proposed Zoning: I&M
Existing Land Uses:
Site: Vacant
North: Industrial
South: Industrial
East: Industrial
West: Industrial
Future Land Use Map:
Industrial
Attachments:
1.
Comprehensive Plan
Policies
2.
Zoning Information
3.
Allowed Uses
4.
Annexation Exhibit
5.
Maps & Aerial Photos
Requested Action: To Approve the annexation and initial
zoning of I&M, Industrial and Manufacturing.
Annexation: This annexation was requested by the property
owner. The property is in the Area of Impact and contiguous to
city limits along the southern and western property line.
Annexation of the property is consistent with the policies of the
City’s Comprehensive Plan.
Initial Zoning: The proposed zoning is I&M. The property is
adjacent to I&M zoning to the south and west. Surrounding
properties within Bonneville County are Zoned IM-3, an industrial
zone. Surrounding land uses include a salvage yard, Fire Station 6,
and other vacant industrial lots.
Staff Recommendation: Staff has reviewed the annexation and
initial zoning application and finds that it is consistent with the
Comprehensive Zoning Code and the City’s Comprehensive Plan.
Staff recommends approval of the annexation and initial zoning
I&M.
STAFF REPORT
ANNEXATION AND INITIAL ZONING OF I&M, INDUSTRIAL AND
MANUFACTURING
EAST HALF OF SECTION 8, TOWNSHIP 2 NORTH, RANGE 38 EAST
October 8, 2026
Community
Development
Services
Comprehensive Plan Land Use
Transects: pg. 60-70
ImaginelF Transects
eo 2 @ b
Park & Future Urban Industrial Suburban
©
Special Use
structure varies
Lower INTENSITY Higher
| uniform LAND USES Mixed |
lower TAX REVENUE Per ACRE } Higher
1 Less BUILT INFRASTRUCTURE More}
Lower | | SERVICE LEVEL | Higher ||
&) 3. Industrial
* Snapshot: The Industrial Transect denotes areas set aside for all
Industrial a. . ; . vgs
varieties of industrial operations, from manufacturing facilities
and related warehousing and distribution to machine shops or
j greenhouses. These areas are generally near major roadways, with
— frontage on arterial roadways, and they may have railroad access.
uid
— — Local examples: Industrial Parks south of Sunnyside Road along the
Joa Yellowstone Highway Corridor, Anheuser Bush facilities, industrial park
| | located north of Science Center Drive/Anderson Street and US 20
|
Page 2 of 5
Page 3 of 5
Zoning Ordinance:
11-3-3: PURPOSE OF INDUSTRIAL ZONES
11-3-8: STANDARDS FOR INDUSTRIAL ZONES
11-2-5: ALLOWED USES IN INDUSTRIAL AND SPECIAL PURPOSE ZONES.
Table 11-2-3: Allowed Uses in Industrial Zones
P= permitted use. (Cl © administrative conditional use. C2 = Board of Adjustment conditional use. C3 © City Council conditional
use. A blank denotes a use that is not allowed in that zone.
"Indicates uses that are subject to specific land use provisions set forth in the Standards for Allowed Land Uses Section of this
Chapter.
Industrial Special Purpose
[Proposed Land Use Classification] LM | aM] RSDP
a
a
FAgricutweTowsm «dtd TTCd
FAamusementCenter «dt CdS
Amusement Center, Indoor Shooting
ae
[Aduit Business® 0
ee ee
a
LN a
a
Building Material, Garden and
Equipmetit
Cemetery*
Club*
~
Communication Facility
Correctional Facility ar Jail oy
Drive-through Establishment*
Dwelling, Accessory Lnit*
Eating Establishment, Limited
Equipment Sales, Rental and Service
Financial Institution
Food Processing, Small Scale
Processing With or Without Sales
Food Products, Processing, With or
Without Retail Sales
Page 4o0f 5
Proposed Land Use Classification
Health Care and Social Services
Higher Education Facilities
—_—
Ce a
industry, Weavy Ee
Finauwy.tan OO
information Temaogy LY
[Lodging Facility |
[Medical SupportFacitiies | PT
[Parking Facility |
[Park and Recreation Facility® [| |
FPawastop OO
PPesomel Seamed
[Professional Service | PT
[Public Service Facitity® | Pe
Public Service Facility, immed | PPP
[Public Service Use | Pe
FRaitoad Feigh Tema nase [|
Recreational Vehicle Pat? | Sid Sd Od OT
[Research and Development Business| P| P|
a
Ee
[SixapeFaiiy,Oudoor iP PY
fSomevauh dO
a
a a
Vehicle Sales, Rentals and Service I ee Gs es
Se
Warehouse, Wholesale With
Flammable Materials
Fuel Station, Super | oP
Page 5 of 5
August 4, 2026
6:30 p.m.
Planning Department
City Annex Council Chambers
MEMBERS PRESENT: Commissioners Forrest Ihler, Matthew Meehan, Marry Scales, Tia Panter, Dale
Storer.
MEMBERS ABSENT: Glen Ogden, Bill Scott, Deanna Harger
ALSO PRESENT: Assistant Planning Director Kerry Beutler, Caitlin Long Planner, Mike Thrower Planner;
David Peterson Planner; Terry Rodino, Esq, City Attorney, and interested citizens.
CALL TO ORDER: Ihler called the meeting to order at 6:30 p.m.
MINUTES: Meehan moved to accept the minutes of July 7, 2026, Scales seconded the motion. The
motion passed unanimously.
Public Hearing:
2. ANNX 26-006: ANNEXATION AND INITIAL ZONING OF I&M FOR 4.482 ACRES
Applicant: Jaylynn – Eagle Rock Engineering. Requesting annexation into the City for 4.482 acres with
the initial zoning of I&M. It is currently zoned I&M in the County and everything around it is zoned I&M.
Thrower presented the staff report, a part of the record.
Storer asked about the right of way and the jog on the southern part. Thrower showed that one portion was
annexed with the previous annexation to the south with the Fire Station and so it created a small parcel overlap
that wasn’t annexed to the north.
Ihler opened the public hearing.
SUPPORT/OPPOSITION: No one appeared.
Ihler closed the public hearing.
Meehan moved to recommend to the Mayor and City Council approval of the Annexation and Initial
zoning of I&M for 4.482 acres in the east half of section 8 Township 2 North, Range 38 East. Panter
seconded the motion. Ihler called for roll call vote: Meehan, yes; Panter, yes; Ihler, yes; Scales, yes;
Storer, yes. The motion passed unanimously.
ANNEXATION ORDINANCE – ZONING I&M 4.482 ACRES EAST HALF OF SECTION 8,
TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 1 OF 4
ORDINANCE NO. ____________
AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A
MUNICIPAL CORPORATION OF THE STATE OF IDAHO; PROVIDING
FOR THE ANNEXATION OF APPROXIMATELY 4.482 ACRES
DESCRIBED IN EXHIBIT A OF THIS ORDINANCE, AMENDING THE
LEGAL DESCRIPTION OF THE CITY WITH THE APPROPRIATE
COUNTY
AND
STATE
AUTHORITIES;
AND
PROVIDING
SEVERABILITY,
PUBLICATION
BY
SUMMARY,
AND
ESTABLISHING EFFECTIVE DATE.
WHEREAS, the lands described in Exhibit A of this Ordinance are contiguous and adjacent to
the City limits of the City of Idaho Falls, Idaho; and
WHEREAS, such lands described herein are subject to annexation to the City pursuant to the
provisions of Idaho Code Section 50-222, and other laws, as amended; and
WHEREAS, the annexation of the lands described in Exhibit A is reasonably necessary to assure
the orderly development of the City in order to allow efficient and economically viable provision
of tax-supported and fee-supported municipal services; to enable the orderly development of
private lands which benefit from a cost-effective availability of City services in urbanizing areas;
and to equitably allocate the costs of City/public services in management of development on the
City’s urban fringe; and
WHEREAS, the City has authority to annex lands into the City pursuant to procedures of Idaho
Code Section 50-222, as amended; and
WHEREAS, any portion of a highway lying wholly or partially within the lands to be annexed
are included in the lands annexed by this Ordinance; and
WHEREAS, the lands annexed by this Ordinance are not connected to the City only by a
“shoestring” or a strip of land which comprises a railroad or right-of-way; and
WHEREAS, all private landowners have consented to annexation of such lands, where necessary;
and
WHEREAS, City of Idaho Falls Comprehensive Plan includes the area of annexation; and
WHEREAS, after considering the written and oral comments of property owners whose lands
would be annexed and other affected persons, City Council specifically makes the following
findings:
ANNEXATION ORDINANCE – ZONING I&M 4.482 ACRES EAST HALF OF SECTION 8,
TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 2 OF 4
1) That the lands annexed meet the applicable requirements of Idaho Code Section
50-222 and do not fall within exceptions or conditional exceptions contained in
Idaho Code Section 50-222;
2) The annexation is consistent with public purposes addressed in annexation and
related plans prepared by the City; and
3) Annexation of the lands described in Section 1 are reasonably necessary for the
orderly development of the City; and
WHEREAS, it appears to the Council that the lands described herein below in Exhibit A of this
Ordinance should be annexed to and become a part of the City of Idaho Falls, Idaho; and
WHEREAS, the City wishes to exercise jurisdiction over the annexed lands in a way that
promotes the orderly development of such lands; and
WHEREAS, the City of Idaho Falls Comprehensive Plan sets out policies and strategies
designed to promote and sustain future growth within the City; and
WHEREAS, such designation is consistent with policies and principles contained within the City
of Idaho Falls Comprehensive Plan; and
WHEREAS, the City desires the City of Idaho Falls Comprehensive Plan Map to be amended to
reflect the designation contained in this Ordinance.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY
OF IDAHO FALLS, IDAHO, as follows:
SECTION 1. Annexation of Property. The lands described in Exhibit A are hereby annexed to
the City of Idaho Falls, Idaho.
SECTION 2. Amended Map and Legal Description. The City Clerk shall file a certified copy of
this Ordinance with the Bonneville County Auditor, Treasurer, and Assessor, within ten (10)
days after the effective date hereof. The City Engineer shall, within ten (10) days after such
effective date, file an amended legal description and map of the City, with the Bonneville County
Recorder and Assessor and the Idaho State Tax Commission, all in accordance with Idaho Code
Section 63-2215.
SECTION 3. Findings. The findings contained in the recitals of this Ordinance be, and the same
are hereby adopted as the official City Council findings for this Ordinance, and any further
findings relative to this Ordinance shall be contained in the officially adopted Council minutes
of the meeting in which this Ordinance was passed.
ANNEXATION ORDINANCE – ZONING I&M 4.482 ACRES EAST HALF OF SECTION 8,
TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 3 OF 4
SECTION 4. Savings and Severability Clause. The provisions and parts of this Ordinance are
intended to be severable. If any section, sentence, clause or phrase of this Ordinance should be
held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
clause or phrase of this Ordinance.
SECTION 5. Publication. This Ordinance, or a summary thereof in compliance with Idaho
Code, shall be published once in the official newspaper of the City, and shall take effect
immediately upon its passage, approval, and publication.
SECTION 6. Effective Date. This Ordinance shall be in full force and effect from and after its
passage, approval and publication.
PASSED BY THE COUNCIL AND APPROVED BY THE MAYOR this
day of
, 2026.
Lisa Burtenshaw, Mayor
ATTEST:
Linda Lundquist, City Clerk
(SEAL)
STATE OF IDAHO
)
: ss.
County of Bonneville
)
ANNEXATION ORDINANCE – ZONING I&M 4.482 ACRES EAST HALF OF SECTION 8,
TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 4 OF 4
I, LINDA LUNDQUIST, CITY CLERK OF THE CITY OF IDAHO FALLS, IDAHO, DO
HEREBY CERTIFY:
That the above and foregoing is a full, true and correct copy of the
Ordinance entitled: “AN ORDINANCE OF THE CITY OF IDAHO FALLS,
IDAHO, A MUNICIPAL CORPORATION OF THE STATE OF IDAHO;
PROVIDING FOR THE ANNEXATION OF APPROXIMATELY 4.482
ACRES DESCRIBED IN EXHIBIT A OF THIS ORDINANCE,
AMENDING THE LEGAL DESCRIPTION OF THE CITY WITH THE
APPROPRIATE
COUNTY
AND
STATE
AUTHORITIES;
AND
PROVIDING SEVERABILITY, PUBLICATION BY SUMMARY, AND
ESTABLISHING EFFECTIVE DATE.”
“A copy of the full text of the ordinance is available at City Hall”
Linda Lundquist, City Clerk
(SEAL)
REASONED STATEMENT OF RELEVANT CRITERIA AND STANDARDS
ANNEXATION OF APPROXIMATELY 4.482 ACRES GENERALLY LOCATED
GENERALLY LOCATED NORTH OF N YELLOWSTONE HWY, EAST OF THE
IDAHO CANAL, SOUTH OF E IONA RD, AND WEST OF N 15TH EAST.
WHEREAS, the applicant filed an application for annexation on May 29, 2026; and
WHEREAS, this matter came before the Idaho Falls Planning and Zoning Commission during a
duly noticed public hearing on August 4, 2026; and
WHEREAS, this matter came before the Idaho Falls City Council during a duly noticed public
hearing on October 8, 2026; and
WHEREAS, having reviewed the application, including all exhibits entered and having
considered the issues presented:
I.
RELEVANT CRITERIA AND STANDARDS
1. The City Council considered the request pursuant to City of Idaho Falls Comprehensive Plan, City of
Idaho Falls Zoning Ordinance, City of Idaho Falls Subdivision Ordinance, the Local Land Use Planning
Act, and other applicable development regulations.
2. The property is approximately 4.482 acres generally located north of N Yellowstone Hwy, east of the
Idaho Canal, south of E Iona Rd, and west of N 15th East.
3. This property is in the Area of Impact and included in the Comprehensive Plan Map.
4. The property is contiguous to City limits along the south and west property lines.
5. The annexation was initiated by the property owner.
6. City utilities are in the vicinity of this property.
7. The Comprehensive Plan designates this area as Industrial.
8. Idaho Falls Planning and Zoning Commission recommended approval of annexation.
9. The proposed annexation is consistent with the principles of the Comprehensive Plan.
II.
DECISION
Based on the above Reasoned Statement of Relevant Criteria, the City Council of the City of Idaho Falls
approved the annexation as presented.
PASSED BY CITY COUNCIL OF THE CITY OF IDAHO FALLS
THIS ______ DAY OF ____________, 2026
_____________________________________
Lisa Burtenshaw – Mayor
NOTICE
The Applicant or any affected person seeking judicial review of the compliance of this Reasoned
Statement with the provisions of Idaho Code § 67-6535 must first seek reconsideration of this Reasoned
Statement within fourteen (14) days by filing a request to reconsider pursuant in compliance with Idaho
Code 67-6535.
In addition, the above Applicant has the right to request a regulatory taking analysis pursuant to
Idaho Code § 67-8003.
ORDINANCE – ZONING I&M, EAST HALF OF SECTION 8, TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 1 OF 3
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A MUNICIPAL
CORPORATION OF THE STATE OF IDAHO; PROVIDING FOR THE
INITIAL ZONING OF APPROXIMATELY 4.482 ACRES DESCRIBED IN
EXHIBIT A OF THIS ORDINANCE AS I&M, INDUSTRIAL AND
MANUFACTURING; AND PROVIDING SEVERABILITY, PUBLICATION
BY SUMMARY, AND ESTABLISHING EFFECTIVE DATE.
WHEREAS, the proposed initial zoning district of lands described in Exhibit A is I&M,
Industrial and Manufacturing for such annexed lands is consistent with the current City of
Idaho Falls Comprehensive Plan Land use designation “Industrial”; and
WHEREAS, the proposed zoning district is consistent and compatible with the existing and
surrounding zoning districts and is consistent with principles of the City of Idaho Falls
Comprehensive Plan; and
WHEREAS, for consistency with the Comprehensive Plan, the Council desires to designate the
lands within the area of annexation as “Industrial”; and
WHEREAS, Idaho Falls Planning and Zoning Commission held a duly noticed public hearing on
August 4, 2026, and recommended approval of zoning the subject property to I&M; and
WHEREAS, the Council conducted a duly noticed public hearing and passed a motion to approve
this zoning on October 8, 2026.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY
OF IDAHO FALLS, IDAHO, AS FOLLOWS:
SECTION 1: Comprehensive Plan Designation. The area described in Exhibit A are hereby given
a Comprehensive Plan designation of Industrial.
SECTION 2: Legal Description. The lands described in Exhibit A are hereby zoned as I&M,
Industrial and Manufacturing.
SECTION 3. Zoning. The property described in Section 1 of this Ordinance be and the same
hereby is zoned “I&M, Industrial and Manufacturing” and the City Planner is hereby ordered to
make the necessary amendments to the official maps of the City of Idaho Falls which are on file
at the City Planning Department Offices, 680 Park Avenue.
SECTION 4. Savings and Severability Clause. The provisions and parts of this Ordinance are
intended to be severable. If any section, sentence, clause or phrase of this Ordinance should be
held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
ORDINANCE – ZONING I&M, EAST HALF OF SECTION 8, TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 2 OF 3
clause or phrase of this Ordinance.
SECTION 5. Publication. This Ordinance, or a summary thereof in compliance with Idaho
Code, shall be published once in the official newspaper of the City, and shall take effect
immediately upon its passage, approval, and publication.
SECTION 6. Effective Date. This Ordinance shall be in full force and effect from and after its
passage, approval and publication.
PASSED by the City Council and APPROVED by the Mayor of the City of Idaho Falls, Idaho,
this
day of
, 2026.
CITY OF IDAHO FALLS, IDAHO
ATTEST:
Lisa Burtenshaw, Mayor
Linda Lundquist, City Clerk
(SEAL)
STATE OF IDAHO
)
) ss:
County of Bonneville
)
ORDINANCE – ZONING I&M, EAST HALF OF SECTION 8, TOWNSHIP 2 NORTH, RANGE 38 EAST
PAGE 3 OF 3
I, LINDA LUNDQUIST, CITY CLERK OF THE CITY OF IDAHO FALLS, IDAHO, DO
HEREBY CERTIFY:
That the above and foregoing is a full, true and correct copy of the Ordinance
entitled, “AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A
MUNICIPAL CORPORATION OF THE STATE OF IDAHO; PROVIDING
FOR THE INITIAL ZONING OF APPROXIMATELY 4.482 ACRES
DESCRIBED IN EXHIBIT A OF THIS ORDINANCE AS I&M, INDUSTRIAL
AND
MANUFACTURING;
AND
PROVIDING
SEVERABILITY,
PUBLICATION BY SUMMARY, AND ESTABLISHING EFFECTIVE DATE.”
“A copy of the full text of the ordinance is available at City Hall”
Linda Lundquist, City Clerk
(SEAL)
REASONED STATEMENT OF RELEVANT CRITERIA AND STANDARDS
INITIAL ZONING OF I&M, INDUSTRIAL AND MANUFACTURING,
APPROXIMATELY 4.482 ACRES, GENERALLY LOCATED NORTH OF N
YELLOWSTONE HWY, EAST OF THE IDAHO CANAL, SOUTH OF E IONA RD, AND
WEST OF N 15TH EAST.
WHEREAS, the applicant filed an application for annexation on May 29, 2026; and
WHEREAS, this matter came before the Idaho Falls Planning and Zoning Commission during a
duly noticed public hearing on August 4, 2026; and
WHEREAS, this matter came before the Idaho Falls City Council during a duly noticed public
hearing on October 8, 2026; and
WHEREAS, having reviewed the application, including all exhibits entered and having
considered the issues presented:
I.
RELEVANT CRITERIA AND STANDARDS
1. The City Council considered the request pursuant to City of Idaho Falls Comprehensive Plan, City of
Idaho Falls Zoning Ordinance, City of Idaho Falls Subdivision Ordinance, the Local Land Use Planning
Act, and other applicable development regulations.
2. The property is approximately 4.482 acres generally located north of N Yellowstone Hwy, east of the
Idaho Canal, south of E Iona Rd, and west of N 15th East. The Comprehensive Plan designates this area
as Industrial.
3. The proposed zoning consists of 4.482 acres of I&M, Industrial and Manufacturing. The proposed zone
is consistent with the policies of the Comprehensive Plan and existing zoning and land uses in the area.
4. Idaho Falls Planning and Zoning Commission recommended approval of the I&M, Industrial and
Manufacturing.
II.
DECISION
Based on the above Reasoned Statement of Relevant Criteria, the City Council of the City of Idaho Falls
approved the initial zoning as presented.
PASSED BY CITY COUNCIL OF THE CITY OF IDAHO FALLS
THIS ______ DAY OF ____________, 2026
_____________________________________
Lisa Burtenshaw – Mayor
NOTICE
The Applicant or any affected person seeking judicial review of the compliance of this Reasoned
Statement with the provisions of Idaho Code § 67-6535 must first seek reconsideration of this Reasoned
Statement within fourteen (14) days by filing a request to reconsider pursuant in compliance with Idaho
Code 67-6535.
In addition, the above Applicant has the right to request a regulatory taking analysis pursuant to
Idaho Code § 67-8003.
Memorandum
File #: 26-379
City Council
DATE: Thursday, September 24, 2026
AGENDA: Regular
FROM: Wade Sanner, Director
DEPARTMENT: Community Development
Services
Title
Legislative Public Hearing for the Annexation and Initial Zoning of HC, Highway Commercial - Annexation and Initial
Zoning Ordinances and Reasoned Statements of Relevant Criteria and Standards for approximately 2.23 acres.
☒ Ordinance
☐ Resolution
☐ Quasi-Judicial Public Hearing
☒ Legislative Public Hearing
☐ Confirmation/Consent/Acceptance
☒ Approval/Authorization/Ratification
Action(s) Requested:
1. Approve the Ordinance annexing approximately 2.23 acres for Lots 2 and 3, Carlyle-Erma Subdivision Division No. 1;
assign a Comprehensive Plan Designation of “Mixed-Use Centers & Corridors;” and under a suspension of the rules
requiring three complete and separate readings, request that it be read by title and published by summary (or consider
the Ordinance on the first reading and that it be read by title, reject the Ordinance, or take other action deemed
appropriate).
2. Approve the Reasoned Statement of Relevant Criteria and Standards for the annexation of approximately 2.23 acres
in Lots 2 and 3, Carlyle-Erma Subdivision Division No. 1 and give authorization for the Mayor to execute the necessary
documents (or take other action deemed appropriate).
3. Approve the Ordinance establishing the initial zoning for HC, Highway Commercial as shown in the Ordinance exhibits
under a suspension of the rules requiring three complete and separate readings; and request that it be read by title and
published by summary; that the City limits documents be amended to include the area annexed herewith; and that the
City Planner be instructed to reflect said annexation, amendment to the Comprehensive Plan, and initial zoning on the
Comprehensive Plan and Zoning Maps located in the Planning office (or consider the Ordinance on the first reading and
that it be read by title, reject the Ordinance, or take other action deemed appropriate).
4. Approve the Reasoned Statement of Relevant Criteria and Standards for the initial zoning of HC, Highway Commercial
and give authorization for the mayor to execute the necessary documents (or take other action deemed appropriate).
Description, Background Information, Purpose:
Attached is the application for Annexation and Initial Zoning of HC, Highway Commercial, which includes the Annexation
and Initial Zoning Ordinances and Reasoned Statements of Relevant Criteria and Standards for approximately 2.23 acres
City of Idaho Falls
Printed on 10/6/2026
Page 1 of 2
powered by Legistar™
File #: 26-379
City Council
in Lots 2 and 3, Carlyle-Erma Subdivision Division No. 1. On September 1, 2026, the Planning and Zoning Commission
unanimously voted to recommend approval of the annexation with initial zoning of HC to the Mayor and City Council as
presented. This annexation was reviewed by CDS Planning staff as well as staff from Fire, Idaho Falls Power,
and the Public Works Water, Wastewater, and Engineering/Survey Divisions.
This item has been reviewed by the City’s Legal Department and Municipal Services.
City of Idaho Falls
Printed on 10/6/2026
Page 2 of 2
powered by Legistar™
DIVISION NO. 1
BONNEVILLE COUNTY, IDAHO
hare or cao PART OF THE WEST 1/2 OF SECTION 16, T. 2 N., R. 38 E.B.M.
County ef fornevilbe )
t hereby 40, the withla we (7
sos roa A" 0 9d Dm —_——
‘
‘<— )eanron
aNqIn@Ering
j |
idaho Falls, idaho T 2N, R 38 EBM
SCALE: 1° = 100’
| | | FRONT AND REAR
———— | | LOT LINES ARE
PARALLEL, 200
~~ |.0 50. 100 200 | ’
S | rs FEET BETWEEN
2 | R= 2511.33
5S oa bn 323.55) F cl592.41' ©
a | | i Tx162,00' — T=146.50"
5 4
s- \ 3 «1.418 ACRES
Es 8
= 3 |
CHAFFIN LANE
CHAFFIN ADDITION ReSSeIW/ pro
DIVISION NO. 5 \
NORTH 1/4 COR. SEC. 16,
a NOT OW
1796.02" \ —
‘STATE OF IDAHO
wiih Rl ipo pe Pp per ced pake Rdbujea ay
BOUNDARY DESCRIPTION
‘Beginning at a point that is S.89°39'08"E. 840.87 feet along the
‘City Monumented Section line and S.0°20’52"W. 264.99 feet from
‘the Northwest corner of Section 16, Township 2 North, Range 38 East
of the Boise Meridian, said point of beginning being the southwest
corner of the property conveyed by Instrument No. 403751 and
running thence S.89°39'08"E. 205.07 feet along the south line of
said property to a point on a curve with a radius of 2511.33 and a
‘chord that bears S.12°36’00"E. 908.68 feet; thence to the left
along said curve 914.63 feet through a central angle of
22°40'22”"; thence S.23°56'11"E. 50.00 feet; thence
S.66°03'49”"W. 205.00 feet to the existing east line of Woodruff
Avenue (80.00 foot right of way); thence N,23°56'11"W. 50.00 feet
along said east line to a point of curve with a radius of 2516.33
feet and a chord that bears N.12°32'03"W. 994.92 feet; thence to
the right along said curve 1001.52 feet through a central angle of
22°48'15", to the point of beginning, containing 4.744 acres more
or less.
DEED OF DEDICATION
BE IT KNOWN THAT: We the undersigned, do hereby certify that
we are the legal owners of the above tract of land and have
caused the same to be subdivided into lots, blocks and streets
to be known as CARLYLE—ERMA SUBDIVISION, Division No. 1,
Bonneville County, Idaho, and we do hereby give, grant and
dedicate to the public for perpetual public use all streets, alleys
and easements shown hereon and we do further certify that the
individual lots shown on this plat will not be served by any woter
system, but will be served by an individual well and well agreement.
IN WITNESS WHEREOF: We have hereto set our signatures this
“f
_ fo” _aay ot _Seplenm Ser __. 1992.
ied
Marvin L. Olsen | Patricia C. Olson
ACKNOWLEDGEMENT
)
COUNTY OF BONNEVILLE y 5-5:
Personally appeared before me the undersigned Notary Public,
Marv Olson and Patricia C. Olson, known to me to be the signers
of the above Deed of Dedication and duly acknowledged to me
that they executed the same for the purpose therein mentioned.
Notary Public for State of Idaho
va Residing ot. Lolahe fall's Ta My commission expires: //-OF 7 OF 16 |
SURVEYOR’S CERTIFICATE
l, Dennis L. Jones, a Professional Land Surveyor, do
hereby certify that at the request of the owners | have surveyed
the tract of land shown on this plat and described it hereon to
be known as CARLYLE-ERMA SUBDIVISION, Division No. 1,
Bonneville County, Idaho.
2
Dennis L. Jores, P.L.S.
Idaho License No. 760.
: tt ome eee
cd [oe ABS Pee | fi ‘| mah dl pal ils Silettyy Boas
CITY COUNCIL APPROVAL
Presented to the Idaho Falls, City Council this__Z4 TE day of
SEP TEMPER 1992, at which time this
subdivision was approved and accepted.
Mayor City Clerk
City Engineer
SURVEYORS APPROVAL
I, certify that | have examined this plat and find it to be correct
and acceptable as required by Section '
STATE OF IDAHO $s
COUNTY OF BONNEVILLE )~*~"
Recorded and filed at the request of
: —— SO
Date: G- 30-4 Book: C-77 Time: [-23om Fee: [/ = ____
County Recdrder 7 Oe omeey
TREASURERS CERTIFICATE
l, Lila Jordan, County Treasurer In and for the County of
Bonneville, per the requirements of Section 50-1308, Idaho Code,
do hereby certify that all County property taxes for the property
included in this proposed subdivision are current.
DotesLape M1092. Mile 9. Vinelan!
Coufity Yreasurer
COUNTY APPROVAL
Presented fo the Bonneville County Board of Commissioners this
30 day of _Septemser ALD, 1992, at which
time this subdivision was approved and accepted.
t
Aching = Ch one =
NOTES
— indicates a 1/2” x 24” iron rod placed with a yellow
County Engineer
plastic cap marked L.S. 760.
-— a ee utility easements are 8’ through each lot unless
otherwise shown. .
a 10’ wide utility edsernent is reserved along the
street side of all lots.
accesses on Woodruff Avenue shall be limited to
four accesses.
HEALTH CERTIFICATE
Sanitary restrictions are removed under Title 50, Chapter 13, Idaho
Code.
Date: 29 -0-72 *
Exhibit “A” Pages: 1 of 1 _
Total Pages: of _
L:\Bluebeam Sessions\Mike\Z others\ANX26-007 Exhibit A.docx
EXHIBIT "A"
A parcel of land being Lots 2 and 3, Block 1, and all of the public right-of-way that was
dedicated by Carlyle-Erma Subdivision, Division No. 1, as recorded with the Office of the
Recorder for Bonneville County as instrument number 836868, excepting therefrom any portion
of said dedicated right-of-way that has been previously annexed, lying within a portion of the
Northwest (NW)¼ of Section 16, Township 2 North, Range 38 East of the Boise Meridian,
Bonneville County, Idaho.
Page 1 of 5
Applicant: Zahe Elabed
Owner: On Time Financial
LLC
Project Manager: Mike
Thrower
Location: Generally located
north of Bentley Way, east of N
Woodruff Ave, south of
Lincoln Rd, and west of Quail
Dr.
Size: Approximately 2.2 Acres
Zoning:
Existing: County C-2
North: HC
South: County C-2
East: County R1
West: HC
Proposed Zoning: HC, Highway
Commercial.
Existing Land Uses:
Site: Commercial
North: Commercial
South: Vacant
East: Vacant
West: Commercial
Future Land Use Map:
Mixed Use Centers and
Corridors
Attachments:
1.
Comprehensive Plan
Policies
2.
Zoning Information
3.
Allowed Uses
4.
Annexation Exhibit
5.
Maps & Aerial Photos
Requested Action: To Approve the annexation and initial
zoning of HC, Highway Commercial.
Annexation: This annexation was requested by the property
owner. The property is in the Area of Impact and contiguous to
city limits along the northern and western property lines.
Annexation of the property is consistent with the policies of the
City’s Comprehensive Plan. The property includes two
previously platted lots and a strip of right-of-way, along
Woodruff Ave. that was dedicated as part of the plat.
Initial Zoning: The proposed zoning is HC. The property is
adjacent to HC zoning to the north and west. Surrounding properties
within Bonneville County are Zoned C-1 and R1. Surrounding land
use includes similar commercial uses and vacant land.
Staff Recommendation: Staff has reviewed the annexation and
initial zoning application and finds that it is consistent with the
Comprehensive Zoning Code and the City’s Comprehensive Plan.
Staff recommends approval of the annexation and initial zoning
HC.
STAFF REPORT
ANNEXATION AND INITIAL ZONING OF HC, HIGHWAY
COMMERCIAL
Lots 2 and 3 Carlyle-Erma Subdivision Division No. 1
October 8, 2026
Community
Development
Services
Comprehensive Plan Land Use
Transects: pg. 60-70
ImaginelF Transects
Park
Open Space
Ona Den 8)
H
General Urban: Mix ed-Use Crs Wonton
structure varies
INTENSITY
LAND USES ‘isi |
TAX REVENUE Per ACRE Higher |
: | BUILT INFRASTRUCTURE pn
| SERVICE LEVEL | Higher |
6. Mixed-Use Centers & Corridors
Snapshot: The Mixed-Use Centers and Corridors Transect denotes areas
where people tend to shop, eat and gather. These areas include all
housing types but generally at a more intense scale than other areas.
These areas also include mixed-use buildings, recreation centers and
commercial uses. Mixed-Use Centers and corridors may vary in scale
from large, regional commercial centers with supportive housing to
smaller commercial pockets called walkable centers that support a
well-connected, walkable neighborhood.
Local examples: Northgate Mile and 1* Street corridors, Intersection of
65" South and 5” West, Intersection of Skyline and Broadway, Snake
River Landing
Page 2 of 5
Page 3 of 5
Zoning Ordinance:
11-3-5: PURPOSE OF COMMERCIAL ZONES
(D) HC Highway and General Commercial Zone. This zone provides a commercial zone for retail and
service uses serving the traveling public. Characteristics of the Zone are buildings set back from the right-
of-way line to promote safety on the highway and maintain maximum use of highway right-of-way for
travel purposes, and a wide variety of architectural forms and shapes. This Zone should be located at
specific locations along highways leading into the City.
Uses:
1]-2-4: ALLOWED USES IN COMMERCTAL ZONES.
Table 11-27-27: Allowed Uses in Commercial Zones
P= permutted use. C] = admmistrative condihonal use. C2 = Board of Adjustment conditional use. C3 = City Couned conditional
use. A blank denotes a use that is not allowed im that zone.
"Indicates uses that are subject to specific land use provisions set forth in the Standards for Allowed Land Uses Section of this
Chapter.
Commercial
Proposed Land Vie Clnnifeaon PB [66
a
asceory Use, Srage Yao [|
— Center, Indoor
Amusement Center, Indoor Shooting
Range*
Aumsement Center, Outdoor*
Anil Care Clinic a
‘Animal CaeFectig®§ ||P
a a
| Boarding RoomingHoue = /Rooming House
Building Matenal, Garden and Farm
Supplies
\Cometery*# \Cometery*#
a a
[Commaiatoaealiy dpi
[Day Canal pet SSSC*dS
[Drinking Eibisimer ~———~SC~SSC*C“‘“‘CRSUSCOCSSCS
[DrivedroughEsabimai* | PP
ee CC
[Dueling Acceap tai? +P SSC*iSO
Dreline Maite SCE] TTCdS
Eee
eee
ES
[Drelins Frotae ———SCSC*iSCSC“‘CNS*SOUOCSC“‘#NCSWRSSS
[Fstng Evatt ———~—SC*dSSC“‘“‘“RUSSCS Pd
[Esing Esublsiment Lined [P| +P i
[Finncil Intinins ————~SC*~dSCSCiSS*d
[Entertsinment and CulwalFuciiies [P| P [P| P |? _|
[Eaipment Sal ReatalandSenizes | ——~«| Si
[Food rocesing.SeallSle | ——~+d| Si
Ee CO
[Hels Cue aniSochlSaxxes + Pd
[Higher Education Centr———~—=sSSSC*iS
[Home Occwati* ——~+|~—P«d| SP | SPST dT Pd
=
Page 4 of 5
F
T
Professional Service
Planned Unit Development* Cc
Pubbe Service Facility* Gc
Publee Service Facility, Limited
Proposed Land Use Classification
Public Service Use
Velucle Repair and Service
(Ord. 3210, 8-23-18) (Ord. 3218, 9-13-18) (Ord. 3233, 12-20-18) (Ord 3277, 10-10-19)
(Ord. 3358, 12-10-20) (Ord. 3451, 3-31-22) (Ord. 3574, 6-13-24)
[re [cc | 1c | «ce |
. SS
a
Recreation Vehicle Pa? Se
Residential Cae Fait Oe
SO
Page 5 of 5
September 1, 2026
6:30 p.m.
Planning Department
City Annex Council Chambers
MEMBERS PRESENT: Commissioners Glen Ogden, Tia Panter, Forrest Ihler, Matthew Meehan, Marry
Scales, Deanna Harger, Bill Scott.
MEMBERS ABSENT: Dale Storer
ALSO PRESENT: Assistant Planning Director Kerry Beutler, Caitlin Long Planner, Mike Thrower Planner;
David Peterson Planner; Terry Rodino, Esq, City Attorney, and interested citizens.
CALL TO ORDER: Ihler called the meeting to order at 6:30 p.m.
MINUTES: Meehan moved to accept the minutes of August 4, 2026 with the correction to page 4, Scales
seconded the motion. The motion passed unanimously.
Public Hearing:
1. ANX 26-007: ANNEXATION AND INITIAL ZONING OF HC 2.23 ACRES in LOTS 2 AND 3
CARLYLE-ERMA SUBDIVISION DIVISION NO. 1.
Applicant: No one appeared.
Thrower presented the staff report, a part of the record.
Ihler opened the public hearing.
SUPPORT/OPPOSITION: No one appeared in support or opposition.
Ihler closed the public hearing.
No discussion.
Scott moved to recommend to the Mayor and City Council approval of the Annexation and Initial
Zoning of HC for 2.23 acres of Lots 2 and 3 Carlyle-Erma Subdivision Division No. 1. Meehan seconded
the motion. Ihler called for roll call vote: Harger, yes; Meehan, yes; Ihler, yes; Scales, yes; Scott, yes;
Ogden, yes. The motion passed unanimously
ANNEXATION ORDINANCE – ZONING HC 2.2 ACRES LOTS 2 AND 3 CARLYLE-ERMA
SUBDIVISION DIVISION NO. 1
PAGE 1 OF 4
ORDINANCE NO. ____________
AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A
MUNICIPAL CORPORATION OF THE STATE OF IDAHO; PROVIDING
FOR THE ANNEXATION OF APPROXIMATELY 2.2 ACRES
DESCRIBED IN EXHIBIT A OF THIS ORDINANCE, AMENDING THE
LEGAL DESCRIPTION OF THE CITY WITH THE APPROPRIATE
COUNTY
AND
STATE
AUTHORITIES;
AND
PROVIDING
SEVERABILITY,
PUBLICATION
BY
SUMMARY,
AND
ESTABLISHING EFFECTIVE DATE.
WHEREAS, the lands described in Exhibit A of this Ordinance are contiguous and adjacent to
the City limits of the City of Idaho Falls, Idaho; and
WHEREAS, such lands described herein are subject to annexation to the City pursuant to the
provisions of Idaho Code Section 50-222, and other laws, as amended; and
WHEREAS, the annexation of the lands described in Exhibit A is reasonably necessary to assure
the orderly development of the City in order to allow efficient and economically viable provision
of tax-supported and fee-supported municipal services; to enable the orderly development of
private lands which benefit from a cost-effective availability of City services in urbanizing areas;
and to equitably allocate the costs of City/public services in management of development on the
City’s urban fringe; and
WHEREAS, the City has authority to annex lands into the City pursuant to procedures of Idaho
Code Section 50-222, as amended; and
WHEREAS, any portion of a highway lying wholly or partially within the lands to be annexed
are included in the lands annexed by this Ordinance; and
WHEREAS, the lands annexed by this Ordinance are not connected to the City only by a
“shoestring” or a strip of land which comprises a railroad or right-of-way; and
WHEREAS, all private landowners have consented to annexation of such lands, where necessary;
and
WHEREAS, City of Idaho Falls Comprehensive Plan includes the area of annexation; and
WHEREAS, after considering the written and oral comments of property owners whose lands
would be annexed and other affected persons, City Council specifically makes the following
findings:
ANNEXATION ORDINANCE – ZONING HC 2.2 ACRES LOTS 2 AND 3 CARLYLE-ERMA
SUBDIVISION DIVISION NO. 1
PAGE 2 OF 4
1) That the lands annexed meet the applicable requirements of Idaho Code Section
50-222 and do not fall within exceptions or conditional exceptions contained in
Idaho Code Section 50-222;
2) The annexation is consistent with public purposes addressed in annexation and
related plans prepared by the City; and
3) Annexation of the lands described in Section 1 are reasonably necessary for the
orderly development of the City; and
WHEREAS, it appears to the Council that the lands described herein below in Exhibit A of this
Ordinance should be annexed to and become a part of the City of Idaho Falls, Idaho; and
WHEREAS, the City wishes to exercise jurisdiction over the annexed lands in a way that
promotes the orderly development of such lands; and
WHEREAS, the City of Idaho Falls Comprehensive Plan sets out policies and strategies
designed to promote and sustain future growth within the City; and
WHEREAS, such designation is consistent with policies and principles contained within the City
of Idaho Falls Comprehensive Plan; and
WHEREAS, the City desires the City of Idaho Falls Comprehensive Plan Map to be amended to
reflect the designation contained in this Ordinance.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY
OF IDAHO FALLS, IDAHO, as follows:
SECTION 1. Annexation of Property. The lands described in Exhibit A are hereby annexed to
the City of Idaho Falls, Idaho.
SECTION 2. Amended Map and Legal Description. The City Clerk shall file a certified copy of
this Ordinance with the Bonneville County Auditor, Treasurer, and Assessor, within ten (10)
days after the effective date hereof. The City Engineer shall, within ten (10) days after such
effective date, file an amended legal description and map of the City, with the Bonneville County
Recorder and Assessor and the Idaho State Tax Commission, all in accordance with Idaho Code
Section 63-2215.
SECTION 3. Findings. The findings contained in the recitals of this Ordinance be, and the same
are hereby adopted as the official City Council findings for this Ordinance, and any further
findings relative to this Ordinance shall be contained in the officially adopted Council minutes
of the meeting in which this Ordinance was passed.
ANNEXATION ORDINANCE – ZONING HC 2.2 ACRES LOTS 2 AND 3 CARLYLE-ERMA
SUBDIVISION DIVISION NO. 1
PAGE 3 OF 4
SECTION 4. Savings and Severability Clause. The provisions and parts of this Ordinance are
intended to be severable. If any section, sentence, clause or phrase of this Ordinance should be
held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
clause or phrase of this Ordinance.
SECTION 5. Publication. This Ordinance, or a summary thereof in compliance with Idaho
Code, shall be published once in the official newspaper of the City, and shall take effect
immediately upon its passage, approval, and publication.
SECTION 6. Effective Date. This Ordinance shall be in full force and effect from and after its
passage, approval and publication.
PASSED BY THE COUNCIL AND APPROVED BY THE MAYOR this
day of
, 2026.
Lisa Burtenshaw, Mayor
ATTEST:
Linda Lundquist, City Clerk
(SEAL)
STATE OF IDAHO
)
: ss.
County of Bonneville
)
ANNEXATION ORDINANCE – ZONING HC 2.2 ACRES LOTS 2 AND 3 CARLYLE-ERMA
SUBDIVISION DIVISION NO. 1
PAGE 4 OF 4
I, LINDA LUNDQUIST, CITY CLERK OF THE CITY OF IDAHO FALLS, IDAHO, DO
HEREBY CERTIFY:
That the above and foregoing is a full, true and correct copy of the
Ordinance entitled: “AN ORDINANCE OF THE CITY OF IDAHO FALLS,
IDAHO, A MUNICIPAL CORPORATION OF THE STATE OF IDAHO;
PROVIDING FOR THE ANNEXATION OF APPROXIMATELY 2.2
ACRES DESCRIBED IN EXHIBIT A OF THIS ORDINANCE,
AMENDING THE LEGAL DESCRIPTION OF THE CITY WITH THE
APPROPRIATE
COUNTY
AND
STATE
AUTHORITIES;
AND
PROVIDING SEVERABILITY, PUBLICATION BY SUMMARY, AND
ESTABLISHING EFFECTIVE DATE.”
“A copy of the full text of the ordinance is available at City Hall”
Linda Lundquist, City Clerk
(SEAL)
REASONED STATEMENT OF RELEVANT CRITERIA AND STANDARDS
ANNEXATION OF APPROXIMATELY 2.2 ACRES GENERALLY LOCATED
GENERALLY LOCATED NORTH OF BENTLEY WAY, EAST OF N WOODRUFF
AVE, SOUTH OF LINCOLN RD, AND WEST OF QUAIL DR.
WHEREAS, the applicant filed an application for annexation on July 16, 2026; and
WHEREAS, this matter came before the Idaho Falls Planning and Zoning Commission during a
duly noticed public hearing on September 1, 2026; and
WHEREAS, this matter came before the Idaho Falls City Council during a duly noticed public
hearing on October 8, 2026; and
WHEREAS, having reviewed the application, including all exhibits entered and having
considered the issues presented:
I.
RELEVANT CRITERIA AND STANDARDS
1. The City Council considered the request pursuant to City of Idaho Falls Comprehensive Plan, City of
Idaho Falls Zoning Ordinance, City of Idaho Falls Subdivision Ordinance, the Local Land Use Planning
Act, and other applicable development regulations.
2. The property is approximately 2.2 acres generally located north of Bentley Way, east of N Woodruff
Ave, south of Lincoln Rd, and west of Quail Dr.
3. This property is in the Area of Impact and included in the Comprehensive Plan Map.
4. The property is contiguous to City limits along the north and west property lines.
5. The annexation was initiated by the property owner.
6. City utilities are in the vicinity of this property.
7. The Comprehensive Plan designates this area as Industrial.
8. Idaho Falls Planning and Zoning Commission recommended approval of annexation.
9. The proposed annexation is consistent with the principles of the Comprehensive Plan.
II.
DECISION
Based on the above Reasoned Statement of Relevant Criteria, the City Council of the City of Idaho Falls
approved the annexation as presented.
PASSED BY CITY COUNCIL OF THE CITY OF IDAHO FALLS
THIS ______ DAY OF ____________, 2026
_____________________________________
Lisa Burtenshaw – Mayor
NOTICE
The Applicant or any affected person seeking judicial review of the compliance of this Reasoned
Statement with the provisions of Idaho Code § 67-6535 must first seek reconsideration of this Reasoned
Statement within fourteen (14) days by filing a request to reconsider pursuant in compliance with Idaho
Code 67-6535.
In addition, the above Applicant has the right to request a regulatory taking analysis pursuant to
Idaho Code § 67-8003.
ORDINANCE – ZONING HC, LOTS 2 AND 3 CARLYLE-ERMA SUBDIVISION DIVISION NO. 1
PAGE 1 OF 3
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A MUNICIPAL
CORPORATION OF THE STATE OF IDAHO; PROVIDING FOR THE
INITIAL ZONING OF APPROXIMATELY 2.2 ACRES DESCRIBED IN
EXHIBIT A OF THIS ORDINANCE AS HC, HIGHWAY COMMERCIAL;
AND PROVIDING SEVERABILITY, PUBLICATION BY SUMMARY, AND
ESTABLISHING EFFECTIVE DATE.
WHEREAS, the proposed initial zoning district of lands described in Exhibit A is HC, Highway
Commercial for such annexed lands is consistent with the current City of Idaho Falls
Comprehensive Plan Land use designation “Mixed Use Centers and Corridors”; and
WHEREAS, the proposed zoning district is consistent and compatible with the existing and
surrounding zoning districts and is consistent with principles of the City of Idaho Falls
Comprehensive Plan; and
WHEREAS, for consistency with the Comprehensive Plan, the Council desires to designate the
lands within the area of annexation as “Mixed Use Centers and Corridors”; and
WHEREAS, Idaho Falls Planning and Zoning Commission held a duly noticed public hearing on
September 1, 2026, and recommended approval of zoning the subject property to HC; and
WHEREAS, the Council conducted a duly noticed public hearing and passed a motion to approve
this zoning on October 8, 2026.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY
OF IDAHO FALLS, IDAHO, AS FOLLOWS:
SECTION 1: Comprehensive Plan Designation. The area described in Exhibit A are hereby given
a Comprehensive Plan designation of Mixed Use Centers and Corridors.
SECTION 2: Legal Description. The lands described in Exhibit A are hereby zoned as HC, Highway
Commercial.
SECTION 3. Zoning. The property described in Section 1 of this Ordinance be and the same
hereby is zoned “HC, Highway Commercial ” and the City Planner is hereby ordered to make
the necessary amendments to the official maps of the City of Idaho Falls which are on file at the
City Planning Department Offices, 680 Park Avenue.
SECTION 4. Savings and Severability Clause. The provisions and parts of this Ordinance are
intended to be severable. If any section, sentence, clause or phrase of this Ordinance should be
held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
ORDINANCE – ZONING HC, LOTS 2 AND 3 CARLYLE-ERMA SUBDIVISION DIVISION NO. 1
PAGE 2 OF 3
clause or phrase of this Ordinance.
SECTION 5. Publication. This Ordinance, or a summary thereof in compliance with Idaho
Code, shall be published once in the official newspaper of the City, and shall take effect
immediately upon its passage, approval, and publication.
SECTION 6. Effective Date. This Ordinance shall be in full force and effect from and after its
passage, approval and publication.
PASSED by the City Council and APPROVED by the Mayor of the City of Idaho Falls, Idaho,
this
day of
, 2026.
CITY OF IDAHO FALLS, IDAHO
ATTEST:
Lisa Burtenshaw, Mayor
Linda Lundquist, City Clerk
(SEAL)
STATE OF IDAHO
)
) ss:
County of Bonneville
)
ORDINANCE – ZONING HC, LOTS 2 AND 3 CARLYLE-ERMA SUBDIVISION DIVISION NO. 1
PAGE 3 OF 3
I, LINDA LUNDQUIST, CITY CLERK OF THE CITY OF IDAHO FALLS, IDAHO, DO
HEREBY CERTIFY:
That the above and foregoing is a full, true and correct copy of the Ordinance
entitled, “AN ORDINANCE OF THE CITY OF IDAHO FALLS, IDAHO, A
MUNICIPAL CORPORATION OF THE STATE OF IDAHO; PROVIDING
FOR
THE
INITIAL
ZONING
OF
APPROXIMATELY
2.2 ACRES
DESCRIBED IN EXHIBIT A OF THIS ORDINANCE AS HC, HIGHWAY
COMMERCIAL; AND PROVIDING SEVERABILITY, PUBLICATION BY
SUMMARY, AND ESTABLISHING EFFECTIVE DATE.”
“A copy of the full text of the ordinance is available at City Hall”
Linda Lundquist, City Clerk
(SEAL)
REASONED STATEMENT OF RELEVANT CRITERIA AND STANDARDS
INITIAL ZONING OF HC, HIGHWAY COMMERCIAL, APPROXIMATELY 2.2
ACRES, GENERALLY LOCATED NORTH OF BENTLEY WAY, EAST OF N
WOODRUFF AVE, SOUTH OF LINCOLN RD, AND WEST OF QUAIL DR.
WHEREAS, the applicant filed an application for annexation on July 16, 2026; and
WHEREAS, this matter came before the Idaho Falls Planning and Zoning Commission during a
duly noticed public hearing on September 1, 2026; and
WHEREAS, this matter came before the Idaho Falls City Council during a duly noticed public
hearing on October 8, 2026; and
WHEREAS, having reviewed the application, including all exhibits entered and having
considered the issues presented:
I.
RELEVANT CRITERIA AND STANDARDS
1. The City Council considered the request pursuant to City of Idaho Falls Comprehensive Plan, City of
Idaho Falls Zoning Ordinance, City of Idaho Falls Subdivision Ordinance, the Local Land Use Planning
Act, and other applicable development regulations.
2. The property is approximately 2.2 acres Generally located north of Bentley Way, east of N
Woodruff Ave, south of Lincoln Rd, and west of Quail Dr. The Comprehensive Plan designates
this area as Mixed Use Centers and Corridors.
3. The proposed zoning consists of 2.2 acres of HC, Highway Commercial. The proposed zone is
consistent with the policies of the Comprehensive Plan and existing zoning and land uses in the area.
4. Idaho Falls Planning and Zoning Commission recommended approval of the HC, Highway
Commercial.
II.
DECISION
Based on the above Reasoned Statement of Relevant Criteria, the City Council of the City of Idaho Falls
approved the initial zoning as presented.
PASSED BY CITY COUNCIL OF THE CITY OF IDAHO FALLS
THIS ______ DAY OF ____________, 2026
_____________________________________
Lisa Burtenshaw – Mayor
NOTICE
The Applicant or any affected person seeking judicial review of the compliance of this Reasoned
Statement with the provisions of Idaho Code § 67-6535 must first seek reconsideration of this Reasoned
Statement within fourteen (14) days by filing a request to reconsider pursuant in compliance with Idaho
Code 67-6535.
In addition, the above Applicant has the right to request a regulatory taking analysis pursuant to
Idaho Code § 67-8003.
Memorandum
File #: 26-380
City Council
DATE: Thursday, September 24, 2026
AGENDA: Regular
FROM: Wade Sanner, Director
DEPARTMENT: Community Development
Services
Title
Quasi-Judicial Public Hearing - Planned Unit Development (PUD) and Reasoned Statement of Relevant Criteria and
Standards, Higham Riverfront Townhomes.
N/A Ordinance
N/A Resolution
YES Quasi-Judicial Public Hearing
N/A Legislative Public Hearing
N/A Confirmation/Consent/Acceptance
YES Approval/Authorization/Ratification
Action(s) Requested:
1. Approve the Planned Unit Development (PUD) for Higham Riverfront Townhomes as presented (or take other action
deemed appropriate).
2. Approve the Reasoned Statement of Relevant Criteria and Standards for the Planned Unit Development for Higham
Riverfront Townhomes and give authorization for the Mayor to execute the necessary documents (or take other action
deemed appropriate).
Description, Background Information, Purpose:
Attached is the application for the PUD and Reasoned Statement of Relevant Criteria and Standards for Higham
Riverfront Townhomes. On August 4, 2026, the Planning Commission unanimously voted to recommend approval of the
PUD to the Mayor and City Council with the condition of additional enhanced vegetation, up to 16 trees as to be
negotiated with the Parks Department along the northern buffer and/or to the southwest portion of the property. This
PUD was reviewed by CDS Planning staff as well as staff from Fire, Idaho Falls Power, Parks and Recreation, the Public
Works Water, Wastewater, Sanitation, and Engineering/Survey Divisions.
This item has been reviewed by the City’s Legal & Municipal Services Departments.
City of Idaho Falls
Printed on 10/6/2026
Page 1 of 1
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‘Al Lablty fortis project remains soley withthe contacter, subcontractors
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1h OP services@bnrdrafting.com || PROT 2309123 Idaho Falls, Idaho :
The plans are the joint property of B'n'R Drafting and the Client. They are not to be reproduced or to be used for any construction except by express written consent by one of the owning parties. B'n'R Drafting assumes no labilly beyond the production of these plans. AI information contained has been exclusively provided by the client and are accepted as is.
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or Electrical Engineering for this project unless exolicily noted. B'n'R Dralting
‘Services will nat perform any services reserved for an Architect or Engineer.
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5"/ 12"
UPPER DBL TOP
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‘Al Lablty fortis project remains soley withthe contacter, subcontractors
‘and Owner. Final Plans are accepted AS IS.
These plans have been prepared
UPPER FLOOR
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, st D DRAVIN BY: RRS J!)
+O" Idaho Falls, ID 83401 -
( 2 ) Left Elevation oO 208-589-8383 A6.1
1h OP services@bnrdrafting.com || PROT 2309123 Idaho Falls, Idaho :
The plans are the joint property of B'n'R Drafting and the Client. They are not to be reproduced or to be used for any construction except by express written consent by one of the owning parties. B'n'R Drafting assumes no labilly beyond the production of these plans. AI information contained has been exclusively provided by the client and are accepted as is.
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These plans have been prepared under the direction of a ADA Certified
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have been provided by the customer and has been accepted as is, Bn’
Dratting Services has had no involvement inthe Civ, Structural, Mechanical
or Electrical Engineering for this project unless exolicily noted. B'n'R Dralting
‘Services will nat perform any services reserved for an Architect or Engineer.
‘All Liability for this project remains solely withthe contractor, subcontractors
‘and Owner. Final Plans are accepted AS IS.
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o — ONG earicesoreinen | PER 200129 Idaho Falls, Idaho AZ
The plans are the joint property of B'n'R Drafting and the Client. They are not to be reproduced or to be used for any construction except by express written consent by one of the owning parties. B'n'R Drafting assumes no labilly beyond the production of these plans. AI information contained has been exclusively provided by the client and are accepted as is.
12'
12'
12'
20'
26'
26'
10'
3'
1
2
3
4
5
6
7
8
13
12
11
10
9
22
21
20
19
18
17
16
15
14
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
26
25
24
23
26'
15'
15'
15'
34.9'
20.2'
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX 8" W
EX 8" W
EX 8" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 6" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
SS
SS
SS
SS
SS
SS
SS
21.2'
15'
26.4'
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
12'
36.8'
HIGHAM STREET
PUBLIC RIGHT-OF-WAY
W
N
E
S
Scale: 1" = 30'
30
0
30
60
90
SHEET NO.
PROPERTY LEGAL DESCRIPTION
1. The address shall be posted and maintained on every job site prior to and during
construction. NO ADDRESS = NO INSPECTION.
2. A Site Plan including a completed City review block shall be on the job site at all
times during construction.
3. Any changes to this site plan shall be submitted to the City of Idaho Falls
Community Development Services Department for approval prior to construction.
4. Failure to comply with the requirements of this plan may result in the City
withholding building permits, certificates of occupancy, water or electrical service.
5. Approval of the City Engineer is required for any proposed construction within
a public right-of-way or easement and shall be in accordance with the current City
of Idaho Falls Standard Drawings and Specifications .
6. A City of Idaho Falls Public Works License is required for any contractor
working in a public right-of-way or easement.
7. A Public Right-of-Way Use Permit is required for any work in any public
right-of-way or easement. The City Engineering Division must be notified at least
two (2) days prior to any excavation under this permit (208-612-8250).
8. Placing Concrete within the public right-of-way requires inspection and approval
by the City Engineering Division. The Division shall be notified at least four (4)
hours prior to placing (208-612-8250).
9. All Driveway Approaches shall be concrete and meet the requirements of the
current City of Idaho Falls Standard Specifications and Drawings. All driveways and
parking areas shall be hard surface.
10. Replace all broken or poor quality curb, gutter, and sidewalk.
11. Remove all unused driveway approaches and replace with standard full height
curb, gutter and sidewalk.
12. A Licensed Idaho Professional Engineer shall inspect, certify to City Standards,
and prepare "As-built" drawings for all Water, Sanitary Sewer and Storm Sewer
Main Lines.
13. All Water Service Lines less than four (4) inches and Sanitary Service Lines
less than eight (8) inches shall be inspected by the City Wastewater Division prior to
backfilling (208-612-8108). All 4" and larger taps to existing City water mains shall
be inspected by the City Water Division (208-612-8471) prior to backfilling.
Verification of a passing bacteria test for the installation of all new water mains 4"
and larger in diameter must be submitted to the City Engineering Division prior to
placing mains into service.
14. Pursuant to IDAPA 58.01.08, all new construction shall install provisions for a
water meter to capture domestic and landscape irrigation uses. Provisions shall be
installed per City of Idaho Falls Standard Drawings and Specifications - Drawings
IF-401A through IF-401F. Water meters are required on all non-residential
construction as well as common landscaped areas. Residential construction must
install an idler in place of water meter. Meters or idlers must be on approved
material list and may be purchased from the Water Division warehouse
(208-612-8474).
15. Fire flow and access road requirements for commercial buildings are
based on building construction type, height, and total square footage of all floors.
This information must be provided on the site plan.
16. Private fire service water mains shall be installed by a city licensed fire
sprinkler contractor. Fire service mains must be tested and approved by the Fire
Marshal prior to backfilling.
17. All Electrical Facilities, including new services or the relocating of existing,
shall be in accordance with the current Idaho Falls Power Service Policy. Service
Policy available at I.F.P. office or I.F.P. website. The developer must submit two (2)
copies of these plans directly to Idaho Falls Power for the design and/or approval of
electric service. Contact Idaho Falls Power prior to construction of electrical facilities
(612-8430).
18. All single-family attached dwellings shall have separate electrical, water, and
sewer service lines without any common facilities.
19. Appropriate erosion and sediment control requirements associated with
construction shall be shown on the Site Plan or a separate attached plan.
20. In compliance with Idaho Code § 55-1613 a field search and location survey has been
conducted under the direction of a professional land surveyor prior to this project's
construction.
21. Construction within the Public Right-of-Way shall be in compliance with City of Idaho
Falls Traffic Control Policy.
PHONE
CITY OF IDAHO FALLS SITE PLAN APPROVAL
Date
FILE NO.
SCALE:
of
SITE PLAN CONTACT PERSON
NAME
ADDRESS
DATE PLOTTED:
SITE PLAN NAME AND ADDRESS (See Note #1)
Revision 8/2025
REVIEW NO.:
NOTES
SEWER FRONT FOOTAGE _____________ FT.
WATER FRONT FOOTAGE _____________ FT.
ENGINEERING DEPT.
DRAWN BY:
CHECKED BY:
Stamp
1
Approved
City of Idaho Falls
SEWER CONNECTIONS__________________ EACH
WATER CONNECTIONS _________________ SIZE/EACH
IRRIGATION CONNECTIONS _____________ SIZE/EACH
WATER CONNECTIONS _________________ SIZE/EACH
ENGINEERING DEPT.
PROJECT LOCATION
VICINITY MAP
A PLANNED UNIT DEVELOPMENT SITUATED WITHIN THE
CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO,
BEING COMPRISED OF LOT 1, BLOCK 1, PARK VILLAGE #1,
PART OF THE SOUTHEAST QUARTER OF SECTION 12,
TOWNSHIP 2 NORTH, RANGE 37 EAST,
BOISE MERIDIAN, BONNEVILLE COUNTY, IDAHO.
TYLER PRIDEMORE
3445 ANTELOPE DRIVE, SUITE 200, SYRACUSE, UT 84075
(539) 777 - 4152
HIGHAM RIVERFRONT
TOWNHOMES
1" = 30'
G. DAY
T. PRIDEMORE
9/4/2026
3
4
PLANNED UNIT DEVELOPMENT - CONCEPT PLAN
HIGHAM RIVERFRONT TOWNHOMES
LOCATED IN SECTION 12, TOWNSHIP 2 NORTH, RANGE 37 EAST, BOISE PRINCIPAL MERIDIAN
CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO
3445 ANTELOPE DRIVE, ST 200
SYRACUSE, UT 84075
PH: 801.664.4724
EM: THOMAS@HUNTDAY.CO
HUNT
DAY
E N G I N E E R I N G
401
401
41 / 1-IN
41 / 4-IN
EX OHP
x" SS
EX x" SS
x" W
EX x" W
SD
PROPERTY LINE
CENTERLINE
ADJACENT LOT LINE
EXIST. CONTOUR MAJOR
EXIST. CONTOUR MINOR
4355
4355
EX OVERHEAD POWER
EX CULINARY WATER
CULINARY WATER
EX SANITARY SEWER
SANITARY SEWER
STORM DRAIN
SHEET LEGEND
SHEET KEYNOTES
#
1.
PEDESTRIAN RAMP
2.
TIRE STOPS WHERE PARKING ABUT A PEDESTRIAN WAY
3.
REMOVE EXISTING UTILITY
PRESSURIZED IRRIGATION
CONCRETE PAVEMENT
ASPHALT PAVEMENT
x" PI
DRAINAGE FLOW DIRECTION
STREET LANDSCAPE BUFFER
SITE LANDSCAPING
SITE INFORMATION
ADDRESS - 1315 HIGHAM ST, IDAHO FALLS ,83402
ZONING - MIXED RESIDENTIAL (R2)
SIZE OF FOOTPRINT - 50' x 21'-3" (INSIDE UNIT)
50' x 22'-3" (CORNER UNIT)
BUILDING HEIGHT - 31' 1" (TWO STORIES)
BUILDING CODE - 2020 IDAHO RESIDENTIAL CODE (NON-SPRINKLED)
BUILDING HEIGHT - 31' 1" (TWO STORIES)
UNIT COUNT - 10 TOTAL BUILDINGS (41 UNITS)
AMENITIES
·
COMMUNITY GARDEN
·
DOG PLAY AREA WITH
STEP-IN DOG WASH
ENTRANCE REQUIREMENTS
A SECOND ACCESS TO PRIVATE DRIVE AS SHOWN HEREON IS REQUIRED FOR
DEVELOPMENT OVER 30 UNITS.
SURVEY NOTE
THIS SITE PLAN CONFORMS WITH AN ACTUAL SURVEY THAT WAS PERFORMED ON THE GROUND BY
A LAND SURVEYOR LICENSED BY THE STATE OF IDAHO. THE BOUNDARY LINES OF THE SURVEY ARE
SHOWN HEREON WITH BEARINGS AND DISTANCES. IT IS THE OWNER'S/DEVELOPER'S
RESPONSIBILITY TO CONSTRUCT ALL STRUCTURES SHOWN ON THIS SITE PLAN IN ACCORDANCE
WITH SAID SURVEY.
IRRIGATION NOTE
DEVELOPMENT INCLUDES NO WATER RIGHTS; IRRIGATION SYSTEM WILL UTILIZE
EXISTING CULINARY WATER INFRASTRUCTURE FOR DISTRIBUTION.
SETBACK REQUIREMENT
MINIMUM SETBACKS PER IDAHO FALLS ZONING REGULATIONS, CHAPTER 3, TABLE 11-3-3, R2 ZONE :
·
FRONT :
20'
·
BACK :
25'
·
SIDE :
6'
THESE SETBACKS APPLY TO RESIDENTIAL BUILDINGS IN RESIDENTIAL ZONES
MINIMUM STREET LANDSCAPE BUFFERS PER SECTION (8) (C) (I) AND (II) :
·
PUBLIC STREETS:
20' (EXCEPT AS NOTED)
·
PRIVATE DRIVES:
10' (EXCEPT AS NOTED)
PARKING COUNTS
GARAGE PARKING - 82 GARAGE STALLS PROVIDED (2 STALLS PER UNIT)
OFF-STREET PARKING - 10 STALLS PROVIDED
TOTAL PARKING PROVIDED - 92
PUD REQUIREMENTS
SUBSECTION (10) PROVIDE AT LEAST 1 AMENITY GIVEN 73 TOTAL RESIDENTIAL UNITS. AMENITIES
OPTIONS INCLUDE PRIVATE OR PUBLIC RECREATIONAL FACILITIES, PLAZAS, PEDESTRIAN PATHS, OR
DRAINAGE FACILITY WITH ADDITIONAL AMENITIES. SEE SAID SUBSECTION FOR MORE DETAILS.
SEE SECTION 11-6-3 FOR APPLICATION PROCEDURES
PLANNED UNIT DEVELOPMENT NOTES
ALL STREETS AND PARKING AREA INSIDE P.U.D. WILL BE PRIVATELY MAINTAINED AND
OPERATED.
ALL EASEMENTS INSIDE P.U.D. ARE CONSIDERED PUBLIC UTILITY EASEMENTS, SEE SHEET
2 FOR PROVIDED WIDTHS.
POTABLE WATER AND SANITARY SEWER WILL BE INSTALLED IN A 30' WIDE P.U.E FOR CITY
MAINTENANCE.
STRUCTURES, INCLUDING ALL PROJECTIONS AND FOOTINGS, SHALL NOT ENCROACH INTO
THE PUBLIC UTILITY EASEMENT (P.U.E.). OR OUTSIDE THE BOUNDARY OF THE
INDIVIDUALLY PLATTED LOTS.
IDAHO FALLS POWER NOTES
ADDITIONAL UTILITY EASEMENTS MAY BE REQUIRED. FINAL EASEMENT LOCATIONS SHALL
BE DETERMINED UPON RECEIPT OF THE IDAHO FALLS POWER CONTRACTOR MAP, TO BE
PROVIDED AT A LATER DATE.
LANDSCAPING SHALL BE SUBJECT TO ADJUSTMENT BASED ON THE FINAL POWER
DISTRIBUTION DESIGN AS APPROVED BY IDAHO FALLS POWER.
SANITATION NOTE
REFUSE CONTAINERS SHALL BE PLACED AT CURBSIDE PER CITY OF IDAHO FALLS
COLLECTION STANDARDS. SIDE-LOAD COLLECTION VEHICLES ARE UTILIZED; ADEQUATE
CONTAINER CLEARANCE SHALL BE MAINTAINED AT ALL TIMES.
CULINARY WATER
6' MINIMUM COVER REQUIRED FOR ALL CULINARY WATER MAINS & LATERALS
CULINARY WATER MAIN - DUCTILE IRON PIPE
CULINARY WATER LATERALS - 1" CTS POLY PIPE AND METER REQUIRED PER UNIT
RIVERFRONT LUXURY TOWNHOMES ACCESS NOTE
LOTS 25, 26 & 27 OF THE RIVERFRONT LUXURY TOWNHOMES, DIVISION NO. 1 WILL BE AFFECTED BY
THIS DEVELOPMENT. THIS IS NECESSARY TO PROVIDE DIRECT ACCESS TO THE PRIVATE DRIVE AS
SHOWN HEREON. DISCUSSIONS HAVE BEEN INITIATED WITH THE DEVELOPER, WITH FINAL ACCESS
BEING ADDRESSED IN A FUTURE SUBMITTAL.
BASIS OF BEARING
ALL MEASURED BEARINGS SHOWN HEREON RELATE DIRECTLY TO THE "CITY OF IDAHO
FALLS COORDINATE SYSTEM OF 2004", WHICH IS DERIVED FROM THE IDAHO STATE PLANE
COORDINATE SYSTEM (EAST ZONE 1101) US SURVEY FEET AND USING A COMBINED SCALE
FACTOR OF 1.000277265 FOR A GRID TO GROUND CONVERSION, [REFERENCE FRAME
NAD_83(2011), EPOCH 2010.0000]. THE SYSTEM ORIENTATION IS BASED ON GRID NORTH
ALONG THE EAST ZONE CENTRAL MERIDIAN. NO CONVERGENCE ANGLE HAS BEEN APPLIED
SHEET INDEX
1 OF 4 - CONCEPT PLAN
2 OF 4 - EASEMENT LAYOUT
3 OF 4 - LANDSCAPE PLAN
4 OF 4 - PHASING PLAN
1141 SQ FT / 0.026 AC
RIGHT-OF-WAY
TO BE VACATED
CREEK
WILLOW
FORK
NORTH
EX ASPHALT PAVEMENT
PRIVATE STREET
PRIVATE STREET
PRIVATE STREET
DOG PLAY AREA
COMMUNITY
GARDEN
EX SS LAT
EX SS LAT
EX SS LAT
EX SS LAT
EX SS LAT
EX SS LAT
1
NOT TO SCALE
PRIVATE STREET SECTION
13'
13'
℄
30' ACCESS & UTILITY EASEMENT
4'
APRON
LANDSCAPE
15'
15'
3" - ASPHALT PLANTMIX PAVEMENT
6" - 3/4" AGGREGATE BASE
12" - UNCRUSHED AGGREGATE SUBBASE
2' ROLLED CURB AND GUTTER PER ISPWC STANDARD
DRAWING NO. SD-702
EX BLDG
EX BLDG
EX BLDG
1
1
2
PUD MAINTENANCE NOTE
PROPERTY OWNER OR HOA SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE FOLLOWING:
GREEN SPACES, COMMUNITY GARDEN, DOG PLAY AREA, SIDEWALK, LANDSCAPE STRIP, CURB, AND
GUTTER ALONG ROW.
REQUESTED VARIANCES
1. INDIVIDUALLY PLATTED LOTS THAT FRONT A PRIVATE STREET.
2. REDUCE 20' LANDSCAPE BUFFER ALONG PUBLIC STREETS TO 15'. WHERE A PORTION
OF THE BUILDING EXTENDS BEYOND THE 15' BUFFER, THAT AREA IS EXCLUDED
FROM COMMON SPACE CALCULATIONS UNTIL REACHING 20'. THIS REDUCTION IS
OFFSET BY PRIVATE BALCONIES INTEGRATED INTO THE STRUCTURE, PROXIMITY
AND CONNECTIVITY TO FREEMAN PARK AND THE RIVER WALK, ENHANCED
LANDSCAPING TO BUFFER DOG PLAY AREA FROM NEIGHBORING PROPERTY, 11
TREES PLACED ALONG THE NORTH SIDE OF THE PROPERTY, AND ADDITIONAL
PROVIDED AMENITY
3. ESTABLISH A 12' PERIMETER LANDSCAPE BUFFER ALONG THE NORTH AND WEST
SIDES OF THE PROPERTY, WHICH INCLUDES A REDUCTION FROM THE REQUIRED 25'
REAR SETBACK. THIS REDUCTION IS OFFSET BY PRIVATE BALCONIES INTEGRATED
INTO THE STRUCTURE, PROXIMITY AND CONNECTIVITY TO FREEMAN PARK AND THE
RIVER WALK, ENHANCED LANDSCAPING TO BUFFER DOG PLAY AREA FROM
NEIGHBORING PROPERTY, 11 TREES PLACED ALONG THE NORTH SIDE OF THE
PROPERTY, AND ADDITIONAL PROVIDED AMENITY
1
1
3
3
3
3
3
3
3
3
STORMWATER NOTES
TOTAL PARCEL AREA - 199,032 SQ. FT. (HIGHAM RIVERFRONT TOWNHOMES + PREV. DEVELOPMENT)
HEIGHT OF WATER DURING STORM - 1.33 INCHES / 0.1108 FT PER PEAK HOUR
STORMWATER CALCULATIONS
·
QP=I*A
QP=(PEAK FLOW (CUFT/HR), I=RAIN INTENSITY (FT/HR), A=AREA OF MATERIAL (SQFT)
·
TOTAL VOLUME IS CALCULATED ASSUMING NO LOCATIONS ON SITE ARE PERMEABLE WITH NO
REDUCTIONS.
·
(117,679 + 81353) * 0.1108 = 22,052
REQUIRED VOLUME :
22,052 CU. FT
PROVIDED VOLUME :
22,052 CU. FT
STORMWATER WILL BE RETAINED ON-SITE IN AN EXISTING
INFILTRATION TRENCH, CONSTRUCTED WITH THE PREVIOUS
DEVELOPMENT, THAT HAS BEEN SIZED TO ACCOMMODATE
BOTH DEVELOPMENTS.
EXISTING EASEMENT NOTE
IT IS THE INTENTION OF THIS DEVELOPMENT TO REPLACE THE EXISTING EASEMENTS GRANTED BY
THE PARK VILLAGE ADDITION DIVISION NO 1 SUBDIVISION, (NOT SHOWN), WITH NEW EASEMENTS
USING THE PROCESS OUTLINED IN I.C. §50-1306A(5) TO VACATE THE EXISTING PLATTED
EASEMENTS.
EASEMENT FOR
HYDRANT
FLUSH HYDRANT
FLUSH
HYDRANT
STUB FOR POTENTIAL TRAIL CONNECTION TO THE
NEIGHBORING PROPERTY. FUTURE CONTINUATION
ON ADJACENT LAND IS AT THE DISCRETION OF
THE NEIGHBORING PROPERTY OWNER.
COMMON SPACE REQUIREMENT
TOTAL SITE AREA
117,130 SQ FT
MINUS THE FOLLOWING:
23,305 SQ FT
6,995 SQ FT
45,454 SQ FT
N / A
11,549 SQ FT
N / A
TOTAL AREA DEDUCTED
87,303 SQ FT
COMMON SPACE AREA PROVIDED
(MINIUMUM OF 25% OF GROSS AREA)
29,827 SQ FT
INTERNAL LANDSCAPED AREA, EXCLUDING REQUIRED
BUFFERS
29,827 SQ FT
TREES REQUIRED / PROVIDED
(1 PER 5,000 SQ FT OF INTERNAL LANDSCAPED AREA)
6 / 6
SHRUBS REQUIRED / PROVIDED
(2 REQUIRED PER TREE)
12 / 12
PUBLIC STREET TREES REQUIRED / PROVIDED
(1 TREE PER 30 LINEAR FEET)
300 TOTAL LF
10 / 14
PRIVATE STREET TREES REQUIRED / PROVIDED
(1 TREE PER 40 LINEAR FEET - EXCLUDING DRIVEWAYS)
728 TOTAL LF
19 / 19
TOTAL TREES REQUIRED / PROVIDED
(INCLUDING REQUIRED DOG PARK BUFFERING)
47 / 58
AREA FOR THE STREETS
AREA FOR THE DRIVEWAYS AND PARKING
AREA FOR SIDEWALKS ADJACENT TO A PUBLIC OR PRIVATE
STREET
REQUIRED BUFFER AREAS {REQUIRED BUFFERS ALONG
PERIMETER PUBLIC STREETS (20') AND INTERNAL PUBLIC
AND PRIVATE STREETS (10'), REQUIRED PERIMETER BUFFER
AREAS ADJACENT TO SINGLE UNIT DEVELOPMENT
AREA FOR DRAINAGE FACILITY NOT INCLUDING AN AMENITY
AREA FOR THE RESIDENCES
LOTS 25, 26, AND 27 OF RIVERFRONT LUXURY
TOWNHOMES, DIVISION NO. 1, ARE AFFECTED BY
THIS DEVELOPMENT. A CROSS-ACCESS EASEMENT
ACROSS THESE LOTS IS REQUIRED TO PROVIDE
DIRECT ACCESS TO THE PRIVATE DRIVE.
PROPOSED STORM WATER
EASEMENT TO BE GRANTED TO
RIVERFRONT LUXURY TOWNHOMES
EX SS LAT
09-04-2026
S89°51'21"E 98.09'
1
2
3
4
5
6
7
8
13
12
11
10
9
22
21
20
19
18
17
16
15
14
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
12'
15'
15'
26
25
24
23
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX OHP
EX 8" W
EX 8" W
EX 8" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX 12" W
EX
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
EX 8" SS
SS
SS
SS
30'
30'
30'
10'
12.2'
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
STM
STM
STM
STM
STM
STM
STM
STM
STM
STM
STM
STM
STM
STM
STM
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
CAE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
PUE
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
30'
12'
30'
N89°56'29"W 450.85'
S10°07'23"E 279.31'
S89°57'15"E 197.41'
R=20.00' L=15.42'
Δ=44°10'58"
CH=N69°03'41"E 15.04'
R=50.00' L=77.48'
Δ=88°46'58"
CH=N89°46'26"E 69.96'
R=20.00' L=15.86'
Δ=45°25'51"
CH=S67°32'53"E 15.45'
S89°59'27"E 105.57'
N0°06'20"E 274.92'
W
N
E
S
Scale: 1" = 30'
30
0
30
60
90
SHEET NO.
PROPERTY LEGAL DESCRIPTION
1. The address shall be posted and maintained on every job site prior to and during
construction. NO ADDRESS = NO INSPECTION.
2. A Site Plan including a completed City review block shall be on the job site at all
times during construction.
3. Any changes to this site plan shall be submitted to the City of Idaho Falls
Community Development Services Department for approval prior to construction.
4. Failure to comply with the requirements of this plan may result in the City
withholding building permits, certificates of occupancy, water or electrical service.
5. Approval of the City Engineer is required for any proposed construction within
a public right-of-way or easement and shall be in accordance with the current City
of Idaho Falls Standard Drawings and Specifications .
6. A City of Idaho Falls Public Works License is required for any contractor
working in a public right-of-way or easement.
7. A Public Right-of-Way Use Permit is required for any work in any public
right-of-way or easement. The City Engineering Division must be notified at least
two (2) days prior to any excavation under this permit (208-612-8250).
8. Placing Concrete within the public right-of-way requires inspection and approval
by the City Engineering Division. The Division shall be notified at least four (4)
hours prior to placing (208-612-8250).
9. All Driveway Approaches shall be concrete and meet the requirements of the
current City of Idaho Falls Standard Specifications and Drawings. All driveways and
parking areas shall be hard surface.
10. Replace all broken or poor quality curb, gutter, and sidewalk.
11. Remove all unused driveway approaches and replace with standard full height
curb, gutter and sidewalk.
12. A Licensed Idaho Professional Engineer shall inspect, certify to City Standards,
and prepare "As-built" drawings for all Water, Sanitary Sewer and Storm Sewer
Main Lines.
13. All Water Service Lines less than four (4) inches and Sanitary Service Lines
less than eight (8) inches shall be inspected by the City Wastewater Division prior to
backfilling (208-612-8108). All 4" and larger taps to existing City water mains shall
be inspected by the City Water Division (208-612-8471) prior to backfilling.
Verification of a passing bacteria test for the installation of all new water mains 4"
and larger in diameter must be submitted to the City Engineering Division prior to
placing mains into service.
14. Pursuant to IDAPA 58.01.08, all new construction shall install provisions for a
water meter to capture domestic and landscape irrigation uses. Provisions shall be
installed per City of Idaho Falls Standard Drawings and Specifications - Drawings
IF-401A through IF-401F. Water meters are required on all non-residential
construction as well as common landscaped areas. Residential construction must
install an idler in place of water meter. Meters or idlers must be on approved
material list and may be purchased from the Water Division warehouse
(208-612-8474).
15. Fire flow and access road requirements for commercial buildings are
based on building construction type, height, and total square footage of all floors.
This information must be provided on the site plan.
16. Private fire service water mains shall be installed by a city licensed fire
sprinkler contractor. Fire service mains must be tested and approved by the Fire
Marshal prior to backfilling.
17. All Electrical Facilities, including new services or the relocating of existing,
shall be in accordance with the current Idaho Falls Power Service Policy. Service
Policy available at I.F.P. office or I.F.P. website. The developer must submit two (2)
copies of these plans directly to Idaho Falls Power for the design and/or approval of
electric service. Contact Idaho Falls Power prior to construction of electrical facilities
(612-8430).
18. All single-family attached dwellings shall have separate electrical, water, and
sewer service lines without any common facilities.
19. Appropriate erosion and sediment control requirements associated with
construction shall be shown on the Site Plan or a separate attached plan.
20. In compliance with Idaho Code § 55-1613 a field search and location survey has been
conducted under the direction of a professional land surveyor prior to this project's
construction.
21. Construction within the Public Right-of-Way shall be in compliance with City of Idaho
Falls Traffic Control Policy.
PHONE
CITY OF IDAHO FALLS SITE PLAN APPROVAL
Date
FILE NO.
SCALE:
of
SITE PLAN CONTACT PERSON
NAME
ADDRESS
DATE PLOTTED:
SITE PLAN NAME AND ADDRESS (See Note #1)
Revision 8/2025
REVIEW NO.:
NOTES
SEWER FRONT FOOTAGE _____________ FT.
WATER FRONT FOOTAGE _____________ FT.
ENGINEERING DEPT.
DRAWN BY:
CHECKED BY:
Stamp
2
Approved
City of Idaho Falls
SEWER CONNECTIONS__________________ EACH
WATER CONNECTIONS _________________ SIZE/EACH
IRRIGATION CONNECTIONS _____________ SIZE/EACH
WATER CONNECTIONS _________________ SIZE/EACH
ENGINEERING DEPT.
PROJECT LOCATION
VICINITY MAP
A PLANNED UNIT DEVELOPMENT SITUATED WITHIN THE
CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO,
BEING COMPRISED OF LOT 1, BLOCK 1, PARK VILLAGE #1,
PART OF THE SOUTHEAST QUARTER OF SECTION 12,
TOWNSHIP 2 NORTH, RANGE 37 EAST,
BOISE MERIDIAN, BONNEVILLE COUNTY, IDAHO.
TYLER PRIDEMORE
3445 ANTELOPE DRIVE, SUITE 200, SYRACUSE, UT 84075
(539) 777 - 4152
HIGHAM RIVERFRONT
TOWNHOMES
1" = 30'
G. DAY
T. PRIDEMORE
9/4/2026
3
4
PLANNED UNIT DEVELOPMENT - EASEMENT LAYOUT
HIGHAM RIVERFRONT TOWNHOMES
LOCATED IN SECTION 12, TOWNSHIP 2 NORTH, RANGE 37 EAST, BOISE PRINCIPAL MERIDIAN
CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO
3445 ANTELOPE DRIVE, ST 200
SYRACUSE, UT 84075
PH: 801.664.4724
EM: THOMAS@HUNTDAY.CO
HUNT
DAY
E N G I N E E R I N G
HIGHAM STREET
PUBLIC RIGHT-OF-WAY
EX OHP
x" SS
EX x" SS
x" W
EX x" W
SD
PROPERTY LINE
CENTERLINE
ADJACENT LOT LINE
CROSS-ACCESS / PUBLIC UTILITY EASEMENT
CAE
CAE
PUBLIC UTILITY EASEMENT ONLY
PUE
PUE
EX OVERHEAD POWER
EX CULINARY WATER
CULINARY WATER
EX SANITARY SEWER
SANITARY SEWER
STORM DRAIN
SHEET LEGEND
IRRG
PRESSURIZED IRRIGATION
SURVEY NOTE
THIS SITE PLAN CONFORMS WITH AN ACTUAL SURVEY THAT WAS
PERFORMED ON THE GROUND BY A LAND SURVEYOR LICENSED BY THE
STATE OF IDAHO. THE BOUNDARY LINES OF THE SURVEY ARE SHOWN
HEREON WITH BEARINGS AND DISTANCES. IT IS THE
OWNER'S/DEVELOPER'S RESPONSIBILITY TO CONSTRUCT ALL
STRUCTURES SHOWN ON THIS SITE PLAN IN ACCORDANCE WITH SAID
SURVEY.
PLANNED UNIT DEVELOPMENT NOTES
ALL STREETS AND PARKING AREA INSIDE P.U.D. WILL BE PRIVATELY
MAINTAINED AND OPERATED.
ALL EASEMENTS INSIDE P.U.D. ARE CONSIDERED PUBLIC UTILITY
EASEMENTS.
POTABLE WATER AND SANITARY SEWER WILL BE INSTALLED IN A 30'
WIDE P.U.E FOR CITY MAINTENANCE.
STRUCTURES, INCLUDING ALL PROJECTIONS AND FOOTINGS, SHALL NOT
ENCROACH INTO THE PUBLIC UTILITY EASEMENT (P.U.E.).
IDAHO FALLS POWER NOTES
ADDITIONAL UTILITY EASEMENTS MAY BE REQUIRED. FINAL EASEMENT
LOCATIONS SHALL BE DETERMINED UPON RECEIPT OF THE IDAHO FALLS
POWER CONTRACTOR MAP, TO BE PROVIDED AT A LATER DATE.
LANDSCAPING SHALL BE SUBJECT TO ADJUSTMENT BASED ON THE FINAL
POWER DISTRIBUTION DESIGN AS APPROVED BY IDAHO FALLS POWER.
BASIS OF BEARING
ALL MEASURED BEARINGS SHOWN HEREON RELATE DIRECTLY TO
THE "CITY OF IDAHO FALLS COORDINATE SYSTEM OF 2004",
WHICH IS DERIVED FROM THE IDAHO STATE PLANE COORDINATE
SYSTEM (EAST ZONE 1101) US SURVEY FEET AND USING A
COMBINED SCALE FACTOR OF 1.000277265 FOR A GRID TO
GROUND CONVERSION, [REFERENCE FRAME
NAD_83(2011), EPOCH 2010.0000]. THE SYSTEM ORIENTATION IS
BASED ON GRID NORTH ALONG THE EAST ZONE CENTRAL
MERIDIAN. NO CONVERGENCE ANGLE HAS BEEN APPLIED
RELOCATED
INFILTRATION TRENCH
LOTS 25, 26, AND 27 OF RIVERFRONT LUXURY
TOWNHOMES, DIVISION NO. 1, ARE AFFECTED BY
THIS DEVELOPMENT. A CROSS-ACCESS EASEMENT
ACROSS THESE LOTS IS REQUIRED TO PROVIDE
DIRECT ACCESS TO THE PRIVATE DRIVE.
1141 SQ FT / 0.026 AC
RIGHT-OF-WAY
TO BE VACATED
EASEMENT FOR
HYDRANT
PROPOSED STORM WATER
EASEMENT TO BE GRANTED TO
RIVERFRONT LUXURY TOWNHOMES
CAE
CAE
CAE
CAE
CAE
CAE
CAE
PROPOSED CROSS-ACCESS
EASEMENT
09-04-2026
1
2
3
4
5
6
7
8
13
12
11
10
9
22
21
20
19
18
17
16
15
14
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
26
25
24
23
1
2
3
4
5
6
7
8
13
12
11
10
9
22
21
20
19
18
17
16
15
14
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
26
25
24
23
HIGHAM STREET
PUBLIC RIGHT-OF-WAY
W
N
E
S
Scale: 1" = 30'
30
0
30
60
90
SHEET NO.
PROPERTY LEGAL DESCRIPTION
1. The address shall be posted and maintained on every job site prior to and during
construction. NO ADDRESS = NO INSPECTION.
2. A Site Plan including a completed City review block shall be on the job site at all
times during construction.
3. Any changes to this site plan shall be submitted to the City of Idaho Falls
Community Development Services Department for approval prior to construction.
4. Failure to comply with the requirements of this plan may result in the City
withholding building permits, certificates of occupancy, water or electrical service.
5. Approval of the City Engineer is required for any proposed construction within
a public right-of-way or easement and shall be in accordance with the current City
of Idaho Falls Standard Drawings and Specifications .
6. A City of Idaho Falls Public Works License is required for any contractor
working in a public right-of-way or easement.
7. A Public Right-of-Way Use Permit is required for any work in any public
right-of-way or easement. The City Engineering Division must be notified at least
two (2) days prior to any excavation under this permit (208-612-8250).
8. Placing Concrete within the public right-of-way requires inspection and approval
by the City Engineering Division. The Division shall be notified at least four (4)
hours prior to placing (208-612-8250).
9. All Driveway Approaches shall be concrete and meet the requirements of the
current City of Idaho Falls Standard Specifications and Drawings. All driveways and
parking areas shall be hard surface.
10. Replace all broken or poor quality curb, gutter, and sidewalk.
11. Remove all unused driveway approaches and replace with standard full height
curb, gutter and sidewalk.
12. A Licensed Idaho Professional Engineer shall inspect, certify to City Standards,
and prepare "As-built" drawings for all Water, Sanitary Sewer and Storm Sewer
Main Lines.
13. All Water Service Lines less than four (4) inches and Sanitary Service Lines
less than eight (8) inches shall be inspected by the City Wastewater Division prior to
backfilling (208-612-8108). All 4" and larger taps to existing City water mains shall
be inspected by the City Water Division (208-612-8471) prior to backfilling.
Verification of a passing bacteria test for the installation of all new water mains 4"
and larger in diameter must be submitted to the City Engineering Division prior to
placing mains into service.
14. Pursuant to IDAPA 58.01.08, all new construction shall install provisions for a
water meter to capture domestic and landscape irrigation uses. Provisions shall be
installed per City of Idaho Falls Standard Drawings and Specifications - Drawings
IF-401A through IF-401F. Water meters are required on all non-residential
construction as well as common landscaped areas. Residential construction must
install an idler in place of water meter. Meters or idlers must be on approved
material list and may be purchased from the Water Division warehouse
(208-612-8474).
15. Fire flow and access road requirements for commercial buildings are
based on building construction type, height, and total square footage of all floors.
This information must be provided on the site plan.
16. Private fire service water mains shall be installed by a city licensed fire
sprinkler contractor. Fire service mains must be tested and approved by the Fire
Marshal prior to backfilling.
17. All Electrical Facilities, including new services or the relocating of existing,
shall be in accordance with the current Idaho Falls Power Service Policy. Service
Policy available at I.F.P. office or I.F.P. website. The developer must submit two (2)
copies of these plans directly to Idaho Falls Power for the design and/or approval of
electric service. Contact Idaho Falls Power prior to construction of electrical facilities
(612-8430).
18. All single-family attached dwellings shall have separate electrical, water, and
sewer service lines without any common facilities.
19. Appropriate erosion and sediment control requirements associated with
construction shall be shown on the Site Plan or a separate attached plan.
20. In compliance with Idaho Code § 55-1613 a field search and location survey has been
conducted under the direction of a professional land surveyor prior to this project's
construction.
21. Construction within the Public Right-of-Way shall be in compliance with City of Idaho
Falls Traffic Control Policy.
PHONE
CITY OF IDAHO FALLS SITE PLAN APPROVAL
Date
FILE NO.
SCALE:
of
SITE PLAN CONTACT PERSON
NAME
ADDRESS
DATE PLOTTED:
SITE PLAN NAME AND ADDRESS (See Note #1)
Revision 8/2025
REVIEW NO.:
NOTES
SEWER FRONT FOOTAGE _____________ FT.
WATER FRONT FOOTAGE _____________ FT.
ENGINEERING DEPT.
DRAWN BY:
CHECKED BY:
Stamp
3
Approved
City of Idaho Falls
SEWER CONNECTIONS__________________ EACH
WATER CONNECTIONS _________________ SIZE/EACH
IRRIGATION CONNECTIONS _____________ SIZE/EACH
WATER CONNECTIONS _________________ SIZE/EACH
ENGINEERING DEPT.
PROJECT LOCATION
VICINITY MAP
A PLANNED UNIT DEVELOPMENT SITUATED WITHIN THE
CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO,
BEING COMPRISED OF PARCELS RPA00038306941,
RPA00038308621 & RPA00038308586,
PART OF THE SOUTHEAST QUARTER OF SECTION 30,
TOWNSHIP 3 NORTH, RANGE 38 EAST,
BOISE MERIDIAN, BONNEVILLE COUNTY, IDAHO.
TYLER PRIDEMORE
3445 ANTELOPE DRIVE, SUITE 200, SYRACUSE, UT 84075
(539) 777 - 4152
HIGHAM RIVERFRONT
TOWNHOMES
1" = 30'
G. DAY
T. PRIDEMORE
9/4/2026
3
4
PLANNED UNIT DEVELOPMENT - LANDSCAPE PLAN
HIGHAM RIVERFRONT TOWNHOMES
3445 ANTELOPE DRIVE, ST 200
SYRACUSE, UT 84075
PH: 801.664.4724
EM: THOMAS@HUNTDAY.CO
HUNT
DAY
E N G I N E E R I N G
CREEK
WILLOW
FORK
NORTH
SHEET LEGEND
CLASS II TREE PER I.F. TREE LIST
STREET LANDSCAPE BUFFER
SITE LANDSCAPING
CONCRETE PAVEMENT
ASPHALT PAVEMENT
PROPERTY LINE
CENTERLINE
ADJACENT LOT LINE
STEP-IN DOG WASH STATION
DOG PLAY AREA
PET WASTE STATION
(TYP)
BENCH W/ TRASH
RECEPTACLE (TYP)
COMMUNITY
GARDEN
BENCH
OUTDOOR WATERPROOF
STORAGE BOXES
AGGREGATE BASE COURSE
PATH W/ RAISED BEDS
PET TURF
IRRIGATION NOTE
THIS PROJECT SHALL UTILIZE A PRESSURIZED IRRIGATION SYSTEM
WITH WATER SOURCED FROM THE IDAHO CANAL. THE SYSTEM WILL
CONNECT TO AND UTILIZE THE PROPOSED IRRIGATION
INFRASTRUCTURE FOR THE ADJACENT RIVER HOLLOW AT SAGE LAKES
DEVELOPMENT FOR DISTRIBUTION THROUGHOUT THE PROJECT SITE.
LANDSCAPE BUFFERS
MINIMUM STREET LANDSCAPE BUFFERS PER SECTION (8) (C) (I) AND (II) :
·
PUBLIC STREETS:
20' (EXCEPT AS NOTED)
·
PRIVATE DRIVES:
10' (EXCEPT AS NOTED)
CLASS I TREE PER I.F. TREE LIST
CLASS III TREE PER I.F. TREE LIST
COLUMNAR EVERGREEN
EVERGREEN SHRUBBERY
EVERGREEN (11 PROV'D) / SPACED 10' O.C.
PARKS DEPARTMENT NOTE
PER DISCUSSIONS THE PARKS AND REC DEPARTMENT, NO TREES OR LANDSCAPING ARE
TO BE INCLUDED OR INSTALLED WITHIN THE RIGHT-OF-WAY WEST OF THE CUL-DE-SAC
OR ADJECENT TO THE WESTERN PROPERTY LINE.
COMMON SPACE REQUIREMENT
TOTAL SITE AREA
117,130 SQ FT
MINUS THE FOLLOWING:
23,305 SQ FT
6,995 SQ FT
45,454 SQ FT
N / A
11,549 SQ FT
N / A
TOTAL AREA DEDUCTED
87,303 SQ FT
COMMON SPACE AREA PROVIDED
(MINIUMUM OF 25% OF GROSS AREA)
29,827 SQ FT
INTERNAL LANDSCAPED AREA, EXCLUDING REQUIRED
BUFFERS
29,827 SQ FT
TREES REQUIRED / PROVIDED
(1 PER 5,000 SQ FT OF INTERNAL LANDSCAPED AREA)
6 / 6
SHRUBS REQUIRED / PROVIDED
(2 REQUIRED PER TREE)
12 / 12
PUBLIC STREET TREES REQUIRED / PROVIDED
(1 TREE PER 30 LINEAR FEET)
300 TOTAL LF
10 / 14
PRIVATE STREET TREES REQUIRED / PROVIDED
(1 TREE PER 40 LINEAR FEET - EXCLUDING DRIVEWAYS)
728 TOTAL LF
19 / 19
TOTAL TREES REQUIRED / PROVIDED
(INCLUDING REQUIRED DOG PARK BUFFERING)
47 / 58
AREA FOR THE STREETS
AREA FOR THE DRIVEWAYS AND PARKING
AREA FOR SIDEWALKS ADJACENT TO A PUBLIC OR PRIVATE
STREET
REQUIRED BUFFER AREAS {REQUIRED BUFFERS ALONG
PERIMETER PUBLIC STREETS (20') AND INTERNAL PUBLIC
AND PRIVATE STREETS (10'), REQUIRED PERIMETER BUFFER
AREAS ADJACENT TO SINGLE UNIT DEVELOPMENT
AREA FOR DRAINAGE FACILITY NOT INCLUDING AN AMENITY
AREA FOR THE RESIDENCES
09-04-2026
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Scale: 1" = 30'
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SHEET NO.
PROPERTY LEGAL DESCRIPTION
1. The address shall be posted and maintained on every job site prior to and during
construction. NO ADDRESS = NO INSPECTION.
2. A Site Plan including a completed City review block shall be on the job site at all
times during construction.
3. Any changes to this site plan shall be submitted to the City of Idaho Falls
Community Development Services Department for approval prior to construction.
4. Failure to comply with the requirements of this plan may result in the City
withholding building permits, certificates of occupancy, water or electrical service.
5. Approval of the City Engineer is required for any proposed construction within
a public right-of-way or easement and shall be in accordance with the current City
of Idaho Falls Standard Drawings and Specifications .
6. A City of Idaho Falls Public Works License is required for any contractor
working in a public right-of-way or easement.
7. A Public Right-of-Way Use Permit is required for any work in any public
right-of-way or easement. The City Engineering Division must be notified at least
two (2) days prior to any excavation under this permit (208-612-8250).
8. Placing Concrete within the public right-of-way requires inspection and approval
by the City Engineering Division. The Division shall be notified at least four (4)
hours prior to placing (208-612-8250).
9. All Driveway Approaches shall be concrete and meet the requirements of the
current City of Idaho Falls Standard Specifications and Drawings. All driveways and
parking areas shall be hard surface.
10. Replace all broken or poor quality curb, gutter, and sidewalk.
11. Remove all unused driveway approaches and replace with standard full height
curb, gutter and sidewalk.
12. A Licensed Idaho Professional Engineer shall inspect, certify to City Standards,
and prepare "As-built" drawings for all Water, Sanitary Sewer and Storm Sewer
Main Lines.
13. All Water Service Lines less than four (4) inches and Sanitary Service Lines
less than eight (8) inches shall be inspected by the City Wastewater Division prior to
backfilling (208-612-8108). All 4" and larger taps to existing City water mains shall
be inspected by the City Water Division (208-612-8471) prior to backfilling.
Verification of a passing bacteria test for the installation of all new water mains 4"
and larger in diameter must be submitted to the City Engineering Division prior to
placing mains into service.
14. Pursuant to IDAPA 58.01.08, all new construction shall install provisions for a
water meter to capture domestic and landscape irrigation uses. Provisions shall be
installed per City of Idaho Falls Standard Drawings and Specifications - Drawings
IF-401A through IF-401F. Water meters are required on all non-residential
construction as well as common landscaped areas. Residential construction must
install an idler in place of water meter. Meters or idlers must be on approved
material list and may be purchased from the Water Division warehouse
(208-612-8474).
15. Fire flow and access road requirements for commercial buildings are
based on building construction type, height, and total square footage of all floors.
This information must be provided on the site plan.
16. Private fire service water mains shall be installed by a city licensed fire
sprinkler contractor. Fire service mains must be tested and approved by the Fire
Marshal prior to backfilling.
17. All Electrical Facilities, including new services or the relocating of existing,
shall be in accordance with the current Idaho Falls Power Service Policy. Service
Policy available at I.F.P. office or I.F.P. website. The developer must submit two (2)
copies of these plans directly to Idaho Falls Power for the design and/or approval of
electric service. Contact Idaho Falls Power prior to construction of electrical facilities
(612-8430).
18. All single-family attached dwellings shall have separate electrical, water, and
sewer service lines without any common facilities.
19. Appropriate erosion and sediment control requirements associated with
construction shall be shown on the Site Plan or a separate attached plan.
20. In compliance with Idaho Code § 55-1613 a field search and location survey has been
conducted under the direction of a professional land surveyor prior to this project's
construction.
21. Construction within the Public Right-of-Way shall be in compliance with City of Idaho
Falls Traffic Control Policy.
PHONE
CITY OF IDAHO FALLS SITE PLAN APPROVAL
Date
FILE NO.
SCALE:
of
SITE PLAN CONTACT PERSON
NAME
ADDRESS
DATE PLOTTED:
SITE PLAN NAME AND ADDRESS (See Note #1)
Revision 8/2025
REVIEW NO.:
NOTES
SEWER FRONT FOOTAGE _____________ FT.
WATER FRONT FOOTAGE _____________ FT.
ENGINEERING DEPT.
DRAWN BY:
CHECKED BY:
Stamp
4
Approved
City of Idaho Falls
SEWER CONNECTIONS__________________ EACH
WATER CONNECTIONS _________________ SIZE/EACH
IRRIGATION CONNECTIONS _____________ SIZE/EACH
WATER CONNECTIONS _________________ SIZE/EACH
ENGINEERING DEPT.
PROJECT LOCATION
VICINITY MAP
A PLANNED UNIT DEVELOPMENT SITUATED WITHIN THE
CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO,
BEING COMPRISED OF PARCELS RPA00038306941,
RPA00038308621 & RPA00038308586,
PART OF THE SOUTHEAST QUARTER OF SECTION 30,
TOWNSHIP 3 NORTH, RANGE 38 EAST,
BOISE MERIDIAN, BONNEVILLE COUNTY, IDAHO.
TYLER PRIDEMORE
3445 ANTELOPE DRIVE, SUITE 200, SYRACUSE, UT 84075
(539) 777 - 4152
HIGHAM RIVERFRONT
TOWNHOMES
1" = 30'
G. DAY
T. PRIDEMORE
9/4/2026
3
4
PLANNED UNIT DEVELOPMENT - PHASING PLAN
HIGHAM RIVERFRONT TOWNHOMES
3445 ANTELOPE DRIVE, ST 200
SYRACUSE, UT 84075
PH: 801.664.4724
EM: THOMAS@HUNTDAY.CO
HUNT
DAY
E N G I N E E R I N G
DOG PLAY AREA
COMMUNITY
GARDEN
EX OHP
x" SS
EX x" SS
x" W
EX x" W
SD
PROPERTY LINE
ADJACENT LOT LINE
EX OVERHEAD POWER
EX CULINARY WATER
CULINARY WATER
EX SANITARY SEWER
SANITARY SEWER
STORM DRAIN
SHEET LEGEND
IRRG
PRESSURIZED IRRIGATION
VERTICAL CONSTRUCTION SUBJECT TO PHASING
PHASING NOTE
THE PROJECT CONSISTS OF A SINGLE DIVISION, WITH ALL AMENITIES AND
HORIZONTAL INFRASTRUCTURE COMPLETED WITHIN THAT DIVISION.
BUILDING CONSTRUCTION WILL BE COMPLETED OVER MULTIPLE PHASES.
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
PHASE 8
PHASE 10
PHASE9
PHASE 7
HIGHAM STREET
PUBLIC RIGHT-OF-WAY
09-04-2026
Page 1 of 8
Applicant: Tyler
Pridemore, Hunt-Day
Engineering
Owner: River Front
Townhomes LLC
Project Manager:
David Peterson
Location: Generally
located north of
Higham St, east of
the Snake River,
south of Presto St,
and west of Latah
Ave.
Size: Approx. 2.7
Acres
Units: 41
Existing Zoning
Site: R2
North: R2
South: LC
East: R2
West: R2, P
Existing Land Uses:
Site: Vacant
North: Residential
South: Commercial
East: Residential
West: Residential
Future Land Use
Map: General Urban
Attachments:
1.
PUD Standards
2.
Zoning
Ordinance
3.
Comprehensive
Plan Policies
4.
Maps and aerial
photos
5.
PUD Exhibit
Requested Action: To approve the Planned Unit Development (PUD) for
Higham Riverfront Townhomes by the Mayor and City Council.
Staff Recommendation: Staff has reviewed the PUD and finds that it is
consistent with the Comprehensive Plan and meets the requirements of the
Comprehensive Zoning Ordinance. Staff recommends approval of the PUD.
Staff Comments: The proposed PUD includes 41 units on approximately 2.7
acres. Buildings consist of three to five attached single-unit dwellings per
structure, each with rear-loaded garages accessed from private streets. All units
are two stories and feature front-facing balconies and covered porches.
This property has been vacant and undeveloped in the city for 120 years. The
first attempt at development occurred in 1981 as a second phase of the
condominiums to the north. That development never materialized.
Additionally, zone change requests that would have allowed for commercial
use or additional residential density, were also denied. Water and wastewater
utility mains have been provided on the site and set idle since 1981 as well.
The Comprehensive Plan designates this area as Urban Core, which denotes
areas within proximity to Downtown. The Urban Core also includes legacy
residential subdivisions platted in a traditional grid pattern. This legacy
residential is most prevalent in the neighborhood to the west across Fremont
Ave. Even as late as 2020 there were large tracts of undeveloped lots along
Fremont and Latah Avenues. Townhome development has filled these
previously undeveloped tracts since.
The neighborhood immediately surrounding the property includes townhomes
at a density of 13 units per acre and condominiums at a density of 25 units per
acre with the proposed PUD including 15 units per acre. The development
complies with the Urban Core transect by bringing moderate-density
development with an efficient use of land near the Snake River, Riverwalk,
Fremont Park, and convenient access to employment and service areas like
Downtown, University Place, and INL.
The PUD is laid out intentionally to utilize the existing alley parallel with Latah
Avenue, have townhome units facing Higham Street and the open space along
the river and provide open/common space between the development and
condominium project to the north, a concern from previous failed attempts at
developing the property. With Freeman Park so close the applicant has chosen
amenities that are not provided at the park.
--- Continued Page 2 ---
STAFF REPORT
HIGHAM RIVERFRONT TOWNHOMES
PLANNED UNIT DEVELOPMENT (PUD)
October 8, 2026
Community
Development
Services
Page 2 of 8
The cul-de-sac at Higham Street includes a paved pathway section that connects to the Riverwalk and the
pathway out to Fremont Ave and into Downtown. The development will provide a new section of
pathway around the cul-de-sac that will complete the connection providing access for the residents and
the public.
The R2 Zone permits a maximum density of 17 dwelling units per acre; the proposed development has a
density of 15 units per acre. Required parking will be provided within each unit’s two car garage. Ten
additional visitor parking spaces have been provided within the development. Higham Street will also
provide additional on-street parking that can be used.
Common areas include two amenities, a dog play yard and a community garden, and the project meets the
requirement for at least 25% landscaped common space. Stormwater retention has been designed to be
underground, providing an approximately level surface for the dog park and common area on the north
side of the property. Second floor balconies provide private space for each unit.
No portion of the structures may encroach into an easement, and the entirety of the structure must be
contained within the individual platted lots. All areas of the PUD not covered by a building or drive area
will be landscaped. If the property is constructed in multiple phases, each phase will need to meet all
requirements for landscaping, utilities, and emergency access. At least one amenity will be required
within the first phase.
The application for the PUD was submitted on June 23, 2026. A neighborhood meeting, required under
Section 11-6-8 of the Zoning Ordinance, was held on June 5, 2026, with eight members of the public in
attendance. Key concerns raised included sewer capacity, underground retention ponds, and residential
density.
Variances: The PUD consists of 41 individually platted lots that front private streets. Each lot will be
platted to the extent of the building envelope for its attached dwelling unit. The applicant is requesting a
reduction of the required 20-foot landscape buffer along Higham Street to 15 feet. To offset the reduced
buffer width, the applicant has proposed a second amenity in addition to the one required. The 5-foot
reduction represents approximately 775 square feet; the proposed community garden amenity provides
1,300 square feet. The reduced setback allows the development to shift further south, away from the
condominium community to the north, and increases usable open space. Higham Street is a dead-end
roadway with low traffic volumes, and the reduction will not interfere with utility easements.
A 10-foot landscape buffer is required along internal private streets; however, the rear-loaded garages
eliminate space for this buffer along much of the internal street frontage. Guest parking further limits
available area for this landscape buffer. The applicant has relocated the required trees to areas near
pedestrian pathways where feasible. In this PUD, the pedestrian-focused portion of the streetscape is
located at the front of the townhome units, leaving the private streets to function primarily as alleys.
The Planning and Zoning Commission recommended that enhanced vegetation (up to 16 trees) be
discussed with the Parks Department, specifically focusing on the northern buffer adjacent to the dog park
and the southwest area near the pathway connection to the Riverwalk. In response, the applicant has
added eleven additional evergreen trees along the northern boundary adjacent to the dog park, although
these trees are not required by the PUD ordinance. After discussions with the applicant, the Parks
Department indicated they were not interested in working with the developer to provide any trees or other
improvements on the city-owned property to the south and west of the PUD.
History: The property was originally annexed into the City in 1891. As part of an attempt to clean up
City boundaries in this area. The property was included in a deannexation in 1901 and was reannexed in
Page 3 of 8
1906. Another attempt to clean up City boundaries occurred in 1950, confirming this area to be within the
city limits of Idaho Falls. The property was replatted and rezoned from R-1 to R-2 with a PUD overlay in
1981 as part of the Park Village Condominium Development. In 2001 it was rezoned from R-2 to PB,
Professional Business, and then in 2005 it was rezoned back to R-2 with the PUD overlay. In 2020, the
property owner at the time applied to rezone to LC, Limited Commercial. The City Council remanded the
application back to the Planning Commission with concerns regarding residential density and height
allowances in the R3A Zone and the rezone was not pursued any further. The property is currently zoned
R2, Mixed Residential with the Limited Development Airport Overlay Zone. The final plat will be
required to include a note regarding the property’s proximity to the airport.
Zoning Ordinance:
11-2-6(W) Planned Unit Development (PUD).
Section
Subsection Code Requirement
Staff Comment
1. Purpose
A
Allow flexibility from
traditional zoning standards to
improve living environment.
Common space, amenities,
landscaping, and compatibility
increased over standard
requirements.
B
Promote flexibility and
innovation of design; diversify
development types.
Private roads and townhomes
allowed for desired density.
C
Achieve compatible land use
relationship with surrounding
area.
Compatible land use
relationship achieved.
D
Promote redevelopment and
reuse of previously developed
property.
Property platted and rezoned
multiple times but never built
on.
E
Encourage development of
vacant properties within
developed areas.
Surrounding residential uses
consist of condos and
townhomes.
F
Provide usable/suitably located
common space or facilities.
25% common space provided;
two amenities included.
G
Facilitate functional/efficient
systems of streets, pathways,
utilities.
Pedestrian connectivity to
Freeman Park and Riverwalk.
H
Promote efficient land use with
flexible building/land
arrangements.
Private streets allow
individually platted lots facing
open space.
I
Provide master-planned
development with
interconnected design elements.
Pathways connect all
townhomes to amenities.
Page 4 of 8
Section
Subsection Code Requirement
Staff Comment
J
Ensure appropriate phasing of
development and amenities.
All critical infrastructure and
amenities completed in first
phase.
K
Provide attractive streetscapes
not dominated by
vehicles/garages.
Trees line pedestrian pathways
on the front of townhome units
where feasible.
2. Allowed Uses A
All uses allowed in underlying
zone.
R2 – Townhomes allowed.
B(I)
Limited commercial uses must
match neighborhood character
and mitigate impacts.
N/A. No mixed uses; 100%
residential.
B(II)
Uses must not create
traffic/pedestrian hazards or
exceed street capacity.
Proposed use will not generate
traffic beyond Higham Street’s
capacity. Connected pedestrian
paths have been planned
throughout the development.
B(III)
Commercial uses may not
exceed 20% of PUD land area. N/A.
3. General
Requirements
A
Unified ownership/control;
whole-site planning.
PUD managed by HOA.
B
Additional design standards
may be imposed.
Relocate internal street trees,
provide landscape screening
from dog park to north property
line.
C
Must conform to all other
applicable regulations unless
otherwise approved.
Meets minimum standards.
D
Must follow PUD approval
process in Chapter 6.
Meets minimum standards.
4. Dimensional
Requirements
A
Minimum PUD size: 2 acres.
PUD is greater than 2 acres.
B
No minimum lot size.
Meets minimum standards.
C(I)
Max density per Table 11-2-4. Pass – Density is 15.2 units per
acre. 17 units per acre allowed.
C(II)
Other zones: max 35 DU/acre. N/A.
C(III)
Density cannot transfer
between zones.
Meets minimum standards.
D(I)
Setbacks shall reflect the
general standards of the area.
Meets minimum standards.
Page 5 of 8
Section
Subsection Code Requirement
Staff Comment
D(II)
Internal setbacks may be set
through PUD process.
Shown as building envelope.
E
Height per base zone unless
increased setback ratio met.
Height restrictions maintained.
5. Arrangement
& Design
A
Must be compatible with
surrounding neighborhood
bulk/scale/mass.
Meets minimum standards.
B
Lowest height/intensity uses
arranged around boundaries.
N/A – all buildings 2 stories.
C
Taller structures toward
interior.
N/A – all buildings 2 stories.
D
Structures oriented toward
common areas; provide private
space.
All face common space.
E
High-quality architecture with
cohesive style/materials.
Cohesive architectural style.
6. Landscaping
& Buffering
A
All non-built areas
landscaped/maintained.
Meets minimum standards.
B
Landscape plan required.
Meets minimum standards.
C
1 tree per 5,000 sq ft + 2 shrubs
per tree.
Meets minimum standards.
D
Alternate tree spacing allowed
if total count maintained.
Private street trees displaced by
garages relocated to pedestrian
pathways
E
Buffers required when
commercial uses present.
N/A – no commercial.
7. Parking Lot
Design
A
Lots >24 spaces require 10%
landscaping.
N/A – parking area less than 24
spaces.
B
Lots >24 spaces contiguous to
streets require 4’ berm.
N/A.
C
Interior landscaping must
include pedestrian ways.
N/A.
8. Streetscapes A
Must front public or approved
private street.
PUD fronts Higham St.
B
Streetscapes must be safe,
inviting, attractive.
Meets minimum standards.
C(I)
Perimeter landscape strip: 20’
wide, trees at 30’ centers.
Requesting variance – 15’
perimeter landscape buffer
along Higham St
Page 6 of 8
Section
Subsection Code Requirement
Staff Comment
C(II)
Internal landscape strip: 10’
wide, trees at 40’ centers.
Pass – trees relocated where
driveways exist along private
streets.
D
Trash enclosures are not
allowed in setbacks or near
streets.
N/A – residential cans only.
9. Common
Space
A
≥25% of gross area must be
common space.
Meets minimum standards.
B
Common space may include
recreation facilities and usable
outdoor areas.
Meets minimum standards.
C
Common space excludes roads,
parking, sidewalks, required
strips, etc.
Meets minimum standards.
10. Amenities
A
1 amenity per 50 units;
additional per 50 thereafter.
2 amenities.
B
Amenities must be logically
placed for convenient access.
Meets minimum standards.
C
Amenities must be from
approved list.
Pass – Dog park and community
garden.
11. Pedestrian
System
A
Provide pedestrian connections
to schools, parks, public lands.
Pedestrian connection to
Freeman Park and Riverwalk.
B
System must be logical, safe,
and convenient.
Meets minimum standards.
12. Phasing
A
Phasing allowed with approved
schedule; amenities must be
built early.
All amenities and critical
infrastructure for the whole
development will be completed
in Phase 1.
Page 7 of 8
11-3-3: PURPOSES OF RESIDENTIAL ZONES.
R2 Mixed Residential Zone. This zone provides a residential zone characterized by smaller lots and
dwellings, more compact and denser residential development; and higher volumes of vehicular and
pedestrian traffic than are characteristic of the RE, RP and R1 Zones. The principal uses permitted in the
R2 Zone shall be one (1), two (2), three (3), and four (4) dwelling units. This zone is also generally
located near limited commercial services that provide daily household needs.
11-3-4: DIMENSIONAL
STANDARDS FOR
RESIDENTIAL ZONES.
(F) Building Orientation.
Every dwelling site shall
face or front upon a public
street, except in a Planned
Unit Developments (PUD),
or where dwelling units
face a common space
fronting on a street.
ImaginelF Transects
et 3 Ta —cmeaman®
| Future Urban | Industrial Suburban} General Urban; gee Ctrs} Urban Core | Special Use
Opens Space | Development ; H i Corridors H
structure varies
Lower INTENSITY Higher
| Uniform LAND USES Mixed
re TAX REVENUE Per ACRE Higher
| Less BUILT INFRASTRUCTURE ssonenib|
Lower SERVICE LEVEL Higher
3 7. Urban Core
Wissaueee Snapshot: The Uroan Core Transect denotes the central area which
functions as fhe City core and areas within or in close proximity ta
Downtown and South Downtown. The Urban Core also includes
ty — legacy residential subdivisions platted in a traditional grid pattern.
Tr | [| These subdivisions tend to be characterized by taller structures, mixed-
fi |e @! use buildings, pedestrian-oriented movement of people, commercial
—- and entertainment enterprises. All housing types, civic buildings,
Town squares and transit stations are typical, but vary between
neighborhoods.
Local examples: Downtown, Original Townsite, Highland Park Addition,
Crows Addition, Brodbecks Addition, Riverside Addition
EVV VV VY
OOOH
Page 8 of 8
August 4, 2026
6:30 p.m.
Planning Department
City Annex Council Chambers
MEMBERS PRESENT: Commissioners Forrest Ihler, Matthew Meehan, Marry Scales, Tia Panter, Dale
Storer.
MEMBERS ABSENT: Glen Ogden, Bill Scott, Deanna Harger
ALSO PRESENT: Assistant Planning Director Kerry Beutler, Caitlin Long Planner, Mike Thrower Planner;
David Peterson Planner; Terry Rodino, Esq, City Attorney, and interested citizens.
CALL TO ORDER: Ihler called the meeting to order at 6:30 p.m.
MINUTES: Meehan moved to accept the minutes of July 7, 2026, Scales seconded the motion. The
motion passed unanimously.
Public Hearing:
1. PUD 26-003: PLANNED UNIT DEVELOPMENT FOR HIGHAM RIVERFRONT TOWNHOMES.
Meehan has been involved in the planning process and Panter was involved in an outside conversation and as
such both recused themselves from this item.
Applicant: Tyler Pridemore 2688 North Freeman Drive, Syracuse, Utah. Pridemore is proposing an infill
development next to Freman Park, zoned R2. They are proposing 41 alley load townhomes. The density is 15
units per acre. Zoned R2 permits 17 units per acre, so they are under the allowable density. The building has a
semi-enclosed balcony on 2nd floor as one of the good factors on the site plan. One of the issues with the alley
load product is placing all the townhomes on a private street, in between the units is a narrow corridor with no
privacy, and they have changed their layout to ensure that there are no narrow corridors, all of the townhomes
with the exception of the right side face out and the ones on the southeast corner do not face another unit to
provide privacy. The proximity to Freman Park they maximized the units on the west side to have balcony and
residents benefit from existing open space. The north of this project is an established neighborhood that is nice
and they want to minimize the impact to that neighborhood. On the site plan they shifted the units south toward
Higham Street and that allowed them to provide an open space to the north of the units and the landscape
buffer match what is on the other side of the fence. They want to minimize impact to the neighborhood. The
storm water is underground, and they maximized the common space. There are 2 amenities, including a dog
park and a community garden, and both are maintained by HOA. They only were required to provide one, but
they wanted to give the residents a dedicated space. They intend to work with the Parks Department to
implement any changes they recommend along the west side right of way and west of the cul-de-sac where
there is not planned to be any more roadway improvements. They are excited to hear feedback.
Scales asked about the bottom showing a vacated easement, and will that be consumed into the development
parcel. Pridemore agreed and indicated that his surveyor is working on that it will be submitted shortly.
Peterson presented the staff report, a part of the record.
Storer asked about the approval with enhanced landscaping/additional landscaping and is that a
recommendation for a variance and is asking for more clarity of what enhanced landscaping is. Storer stated
that some of these things don’t develop for several years, and if they don’t document with specificity what the
variance is and what is expected of the developer. Storer asked what the enhanced landscaping would be.
Peterson stated that it is a 5’ reduction of the buffer and staff would like to see some sort of equivalent brought
forward and the second amenity that is being proposed might be sufficient, but the Commission can decide
what to give as a recommendation to Council. Peterson is requesting the Commission discussing the second
amenity and give Council recommendation of what would be sufficient. Storer wants more direction.
Peterson stated that they want more trees, and want enhanced landscaping, and they are working with Parks on
the west to fill in the vacant area of the property up to Willowcreek. Peterson stated that they are working on
things, but the Commission needs to decide if those things are sufficient.
Ihler stated that the Commission gets to decide what they think is sufficient and that can be documented.
Storer says sufficient and enhanced are vague words and he wants more specificity on the second amenity and
what is enhanced.
Peterson stated that minimum required landscaping is tree every 30’ on the public street, a tree and 2 shrubs
every 40’ along private street and 1 tree per 5000 square feet of required landscaping, and there should be
some ground cover and lawn, and anything beyond that would contribute to making up for the reduction in the
buffer. The two amenities are a dog park and a community garden. Peterson added that they have a pedestrian
connection connecting to riverwalk at Freman Park. Peterson stated that the Planning Commission gets to
decide if that is sufficient.
Scales stated that one of the comments received was the concern about the location of the dog park, and
enhancing the landscaping to provide an auditory buffer on the north side of the dog park would help alleviate
the public concern and get down the road with the enhancements as well as the access to the path way.
Ihler asked about the landscape buffer on the south side between building and road. Peterson agreed that on
Higham Street – public street, PUD’s are required a 20’ landscape buffer and they are asking for 15’ as a
variance.
Ihler opened the public hearing.
SUPPORT/OPPOSITION:
Dr. Paul Brook, 1405 #4 Presto Street, Idaho Falls, Idaho. Has been here 35 years and has seen many
changes and a planned development is an oxymoron. Brook has retained legal counsel and has been advised
that the best thing to do is hold the developer to what they say in this document and if they start to vary then he
has recourse.
Paul White, 1435 Presto #4, Idaho Falls, Idaho. White has been a resident for 6 years and had involvement
in the previous questions about rezoning. He is pleased with the plan and they had a community meeting and
he was impressed with the clarity of the presentation and it looks like it will fit within the area, and they are
doing well. The cooperation and communication makes him happy.
Mathew Meehan, 1415 Presto #6, Idaho Falls, Idaho. Meehan is in favor of the project as presented and it
fits with the adjacent neighborhood. It is similar number of units, similar property. The slide shows the spur
off the greenbelt that comes to the south of the property and terminates, and he walks that spur and it is
overgrown and undeveloped. Meehan would welcome pedestrian connectivity, and it will be great for residents
to walk the neighborhood. Meehan thinks the developer has been mindful of the community, and it takes into
account the existing neighborhood. Meehan shares the concerns on the dog park location as it could bring
additional noise, and there is an idea to have additional landscape buffering to mitigate that concern. He is
excited to see it going forward.
Ihler closed the public hearing.
Ihler stated that he does love the connectivity to the park and the trails and the fact that they are adding a
sidewalk to connect neighborhood to trail spur. The alley load units are nice. He does not have a problem
with the units being closer to Higham as they are facing a business, and if that helps create a northern buffer
that is fine. Ihler wants to clarify more landscaping and as a Commission they can recommend to the Council
something clear.
Storer stated that he is in favor of the PUD and feels there are delightful connectivity issues. He is not bothered
by the reduction in the buffer along the street but does want the specificity in what landscape buffer will be and
the location of the additional landscaping.
Scales stated that as a means to alleviate the comments that received from public regarding anticipated sound,
Scales feels additional vegetation on north portion adjacent to the fence would be good, and consideration to
the southwest side as well. Scales asked if the sidewalk would connect to the neighborhood to the north.
There is an informal pathway and will it connect. Pridemore stated that they have not had that discussion with
the other neighborhood, and Pridemore is not opposed to connecting and stated he would reach out and see if
the property owners are ok with connecting. Scales asked about 10 detached parking stalls and asked about
street-based parking on Latah, and asked if there is any consideration on the property. Pridemore stated that
they are private streets with no street parking.
Ihler stated that he is assuming the residents are already cutting through to go to the pathway, and so the only
people going through the existing development live there. It is not an extension and personally he thinks there
should be a sidewalk connection to plug into the other sidewalks. Ihler stated that they cannot force the
neighbor to do that, but they want a stub on this property to show they are willing to make a connection.
Scales stated it is 20’ of sidewalk that could be added.
Ihler stated that there needs to be trees along the northern buffer. Ihler is concerned that dogs urinating on the
trees will kill the trees. Scales stated that they should be on the outside of the fence between the existing fence
and then the chain link design for the dog park. Ihler asked the applicant if they were going to do another
fence for the dog park. Is there a space between existing fence and new fence.
Pridemore stated that the dog park would have chain link fence or another new fence type and the remainder
they weren’t proposing a another fence as visually one fence is better than 2. Ihler asked it to be 8’ back so
they can plant trees. Pridemore stated they can adjust the trees to keep them alive.
Ihler asked if they should specify trees or let Parks work on it. Scales thinks let Parks Department work
through what type of tree.
Ihler asked between Higham and the spur route, will be vacated and who will be responsible for the vegetation
outside of the property line. Pridemore is working with the Parks Department as that is right of way.
Pridemore stated that the easiest way is to not put trees there. Pridemore stated they will figure it out with the
Parks Department. Pridemore is unsure who is responsible and they want to provide the trees that are required.
Ihler asked about the darkness in this area and asked if there are plans to put a streetlight at the end of the cul-
de-sac. More light is safer. Pridemore stated that they do not currently have plans for lighting, but he will
make a note. Beutler stated that there are already streetlights along Higham and one streetlight at the pole near
the cul-de-sac. Pridemore stated that onsite lighting could be where the trail connects to the spur and provide a
light at that point.
Ihler asked Beutler how to create the motion. Beutler stated that conditions should be included as part of the
motions – approval with conditions. Beutler suggested that the distance along Higham and the square footage
of the variance request of 5’ equates 775 square feet that will be varied and the addition of the community
garden space is 1300 square feet is more than what is requested to be varied. There are 16 trees that would be
varied and so the Commission could have a condition that 16 trees are included with a discussion with Parks
Department. Beutler stated that it is up to the Commission how to manage it or rely on the Parks Department
to come up with a solution that fits the space.
Ihler likes the idea of including it with the motion and the condition is part of the approval.
Scales suggested up to 16 trees as negotiated with the Parks Department. Pridemore asked how the 16 trees
were calculated. Beutler stated that it is the distance along the internal street network where normally you
would see trees along the private streets.
Scales wants it slightly lose to account for the southern portion and the fence line.
Scales moved to recommend to the Mayor and City Council approval of the Planned Unit Development
for Higham Riverfront Townhomes with the following conditions: The additional enhanced vegetation
up to 16 trees as to be negotiated with Parks Department along the northern buffer and/or to the
southwest portion of the property. Storer seconded the motion. Meehan seconded the motion. Ihler
called for roll call vote: Ihler, yes; Scales, yes; Storer, yes. The motion passed unanimously
Neighborhood Meeting on 06/05/2026
Dear Property Owner or Resident,
This letter is to inform you about a proposed development in your area and to invite
you to a neighborhood informational meeting where the developer will present the
project and answer questions.
River Front Townhomes is a proposed townhome development located adjacent to
Freeman Park in Idaho Falls, Idaho. The property is approximately 2.67 acres, currently
undeveloped, and is zoned R-2. The parcel number is RPA1850001001C
The proposal includes the development of townhomes on the site. We welcome and
encourage your participation in the discussion of this project. Community input is an
important part of the City’s development review process.
You are invited to attend a Neighborhood Meeting where the development concept will
be presented and residents will have the opportunity to ask questions and provide
feedback.
Meeting Details
Date: June 5th, 2026
Time: 6:00 PM
Location: 3522 Briar Creek Lane, Ammon, ID 83401
Please note: The meeting will be held at this office location in Ammon and not at the
project site in Idaho Falls.
If you are unable to attend but would still like to provide input or ask questions, please
feel free to contact me directly.
Phone: 801-787-0532
Email: joe@77devco.com
We look forward to meeting with you and discussing the proposal.
Sincerely,
Joe Brown
Partner
77 Development
RIVER FRONT TOWNHOMES LLC
Neighborhood Meeting Sign-In Sheet
Project: River Front Townhomes
Date: June 5, 2026
Time: 6:00 PM
Location: 3522 Briar Creek Lane, Ammon, ID 83401
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RIVER FRONT TOWNHOMES LLC
Neighborhood Meeting Notes & Comments
Project: River Front Townhomes
Date: June 5, 2026
Time: 6:00 PM
Location: 3522 Briar Creek Lane, Ammon, ID 83401
Meeting Notes & Comments
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raised during the River Front Townhomes Neighborhood Meeting held on June 5, 2026.
Joe Byown, Manager
River Front Townhomes LLC
Date: b-S-206
Caution: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Outlook
Project PUD26-003 Applicant Tyler Pridemore
From faye whitmore <fayewhitmore76@yahoo.com>
Date Fri 7/31/2026 4:59 PM
To
David Peterson <DMPeterson@idahofalls.gov>
Hello
This is Cindy C that owns property on Presto next to this planned development project call Higham Riverfront
Townhomes #PUD26-003. I would like to give my testimony of this project. I am against this as this should be
commercial building on this piece of land instead of homes! It would make more sense to keep Higham road all
commercial like what it is now.
I have been going through some of the old city council meetings regarding this area being developed. On November
8th 2018 there was a executive session regarding the zoning for the Fremont Ave Subdivision. The ordinance 3229
was established. Fast forward to March 12th 2020 during that city council another meeting regarding the zoning was
discussed as they wanted to develop the land that had been vacant for several decades. I know that the HOA of North
Park Village retained counsel for this meeting regarding this zone change, please refer back for your reference. I have
concerns of this new development as it will be a different style of townhomes from the ones that were built in 2021
and the ones that RPI Construction is working on now on Latah Street plus NPV. I believe it would be a eyesore by
many having 4 different styles of homes in the same place. I am also concerned about the traffic that may use the
backyard/alley of the Latah Townhomes to access Freeman Park mistaking the backyard/alley from the street main
street Latah.
This is my written comment regarding this application, and I hope to attend the public meeting to hear others
testimony.
Thank You
Cindy C
9/15/26, 8:47 AM
Project PUD26-003 Applicant Tyler Pridemore - David Peterson - Outlook
about:blank?windowId=SecondaryReadingPane4
1/1
FULLER & BECK LAW OFFICES, PLLC.
ATTORNEYS AT LAW
Mark R. Fuller 410 Memorial Drive, Suite 201 Telephone: (208) 524-5400
Daniel R. Beck — Of Counsel P.O. Box 50935 Email: fullerandbeck@gmail.com
Paul L. Fuller Idaho Falls, Idaho 83405-0935 Email: paulfuller.law@gmail.com
Idaho Falls City Planning Division September 29, 2026
380 Constitution Way
Idaho Falls, ID
83402
dmpeterson@idahofalls.gov
RE:
To:
Project Description: Higham Riverfront Townhomes PUD
Project File No: PUD26-003
Applicant: Tyler Pridemore
My Client: Paul Brooke
Idaho Falls City Council Members
Our office has the pleasure of representing Paul Brooke who resides in a planned unit
development adjacent to the Higham Riverfront Townhomes PUD. This letter is written in
opposition to the proposed amendment to the PUD to include a dog play area with a dog wash
station. For the reasons set forth below, the dog play area with dog wash as identified in the Notice
of Hearing is in violation of multiple provisions of the Comprehensive Zoning Plan.
. No dog park or other outdoor activities area in Idaho Falls may be maintained within the
minimum 50-foot minimum boundary setback designed to protect nearby residential
properties. Idaho Falls Land Use Regulations, Section 11-2-6(F)(1) states “All outdoor
activity areas must maintain a minimum set back of fifty feet (50’) from all contiguous
residential zones and uses.” As currently proposed in the landscape plan, the dog play area
and dog wash are located immediately adjacent to the exterior north boundary of the
property, directly adjacent to my client’s property, and within the 50 foot setback.
. As currently proposed the dog play area and dog wash are in violation of the Planned Unit
Development Provisions of Idaho Falls Municipal Code. Title 1 1-2-6(W)(1)(c) states that
the purpose of planned unit developments are to “achieve a compatible land use
relationship with the surrounding area.” Title 11-2-6(W)(4)(d) states the following
regarding setbacks:
Setbacks shall reflect the general standards of the area and character of the
neighborhood in which the PUD is located.
(i) In residential PUDs, the established setbacks of residential
September 29, 2026
Page 2
properties contiguous to or across the street from the PUD, shall
constitute the minimum setback for the perimeter area of the PUD
which it is contiguous to.
Locating this dog park and dog wash directly adjacent to a contiguous residential premises
without such an amenity would not meet the general standards of the area and character of
the neighborhood in which the PUD is located.
Title 11-2-6(W)(5)(a) provides that ““A PUD shall be compatible with the surrounding
neighborhood bulk, scale, structural mass, and character demonstrated by similar building
types, construction, separations and heights.” This same section, subpart (d) states that all
“structures shall be oriented toward common areas.” As planned, locating the dog park and
dog wash area on the far north boundary setback of the PUD does not allow the structures
to be oriented toward common areas. The community garden also being proposed is located
centrally and the structures are oriented toward that common area. The dog park area and
dog wash, if allowed, should be located directly adjacent to the community garden, and
centrally located to the other structures in the PUD.
Title 11-2-6(W)(6)(b) requires that the “landscape plan shall be submitted as part of the
PUD application.” This landscaping plan for the dog park and dog wash was not submitted
with the PUD application, preventing opposition when the initial application was set for
public hearing.
Specifically with regard to amenities, Title 1 1-2-6(W)(10)(b) requires as follows:
Amenities. All PUDs shall provide amenities in addition to the common space
required by this section as follows:
22K
(b) Amenities shall be placed in logical areas that allow convenient access to most
of the occupants of the development.
The dog park and dog wash proposed for the far north boundary setback of the PUD does
not place the amenities in the logical area to allow convenient access to most of the
occupants of the development. The dog play area and dog wash are located at the far North
boundary of the premises and far from many of the occupants located within the PUD. It
September 29, 2026
Page 3
is not logical to place the dog park area in the far north setback area unless the intention is
to allow the smell, noise, and waste from the dog wash and dog play area to be absorbed
by the adjacent properties rather than the majority of the occupants located in the Higham
Riverfront Townhouses PUD. It is apparent that the developer wishes to shift the odor,
noise, and waste run off to the adjacent premises rather than to absorb them into the current
PUD. The dog play area and dog wash should be located directly adjacent to the community
garden, which is the logical area to allow convenient access for most of the occupants of
the development, isolating contiguous properties from the smell, noise and waste.
6. PUD developments must comply with all other requirements in the R-2 Residence Zone,
pursuant to Title 10-3-11(H)(4) which requires the following perimeter landscaping:
Required Perimeter Landscaping. The required front setback and side yard which
face on a public street shall not be used for parking but shall be landscaped except
for permitted driveways. Required landscaping shall include lawn or other ground
cover and trees spaced at no less than forty (40) foot centers.
The proposed design for the dog play area and dog wash includes the placement of “pet
turf’ which indicates some form of artificial turf will be placed in this area rather than lawn
or other ground cover as mandated. Such pet turf will retain the odor and waste deposited
by the dogs in the dog play area, and run off will most likely flow to the north, into my
client’s property. This dog play area and dog wash should include lawn and be placed in a
central location convenient to all occupants of the Higham Riverfront Townhomes PUD,
and to assure that any runoff, odors, noise, and waste generated by the dog play area and
the dog wash will be at the inconvenience of occupants of the planned PUD. There is no
logical basis for placing the dog play area, constructed using artificial turf, in the perimeter
setback directly adjacent to other parcels, who will likely absorb both the odor and the
runoff from the dog play area.
For all of the reasons set forth above, the proposed plan to place the dog play area and dog
wash directly adjacent to contiguous property is in direct violation of multiple provisions of Title
11-2-6 of the Idaho Falls City Code. This proposed amenity should have been submitted with the
initial PUD plans, the City Council should not reduce any of the regulatory requirements simply
September 29, 2026
Page 4
because the developer failed to obtain approval for this amenity in his initial application. The City
Council should simply consider whether they would like this dog play area and dog wash located
directly adjacent to their own residential property and I am certain that the answer would be an
adamant “NO”. The dog play area may be a valuable amenity to the PUD, but is should be centrally
placed, adjacent to the Community Gardens so that it is available for the convenient use of all PUD
residents, and so that it will not subject adjacent owners to the smell, noise or runoff which
absolutely will result from this amenity. We request your consideration of these violations of
applicable Idaho Code, and look forward to a denial of the proposed plan and amenity location
within the 50 foot setback and adjacent to my client’s property.
Very truly yours,
hed K Gol
Mark R Fuller
Attorney at Law
Cc: Client
REASONED STATEMENT OF RELEVANT CRITERIA AND STANDARDS
PLANNED UNIT DEVELOPMENT FOR HIGHAM RIVERFRONT TOWNHOMES,
GENERALLY LOCATED NORTH OF HIGHAM ST, EAST OF THE SNAKE RIVER,
SOUTH OF PRESTO ST, AND WEST OF LATAH AVE.
WHEREAS, the applicant filed a complete application for the PUD on June 22, 2026; and
WHEREAS, this matter came before the Idaho Falls Planning and Zoning Commission during a
duly noticed public hearing on August 4, 2026; and
WHEREAS, this matter came before the Idaho Falls City Council during a duly noticed public
hearing on October 8, 2026; and
WHEREAS, having reviewed the application, including all exhibits entered and having
considered the issues presented:
I.
FINDINGS OF FACT
The City Council (“Council”) makes the following factual findings:
1. On June 5, 2026, a neighborhood meeting took place as required by section 11-6-8 of the
Zoning Ordinance.
2. The proposed PUD consists of 41 units that are intended to be platted on individual lots.
3. The property is approximately 2.68 total acres generally located north of Higham St, east
of the Snake River, south of Presto St, and west of Latah Ave.
4. The property is currently zoned R2 with the Limited Development Airport Overlay Zone
and will be developed under the PUD Standards.
5. The PUD will be under unified control with all common areas and open space under shared
ownership among individual property owners.
6. The PUD has a proposed residential density of approximately 15 units per acre.
7. The buildings are shown to have two stories with a wall height of 24 feet or less.
8. Balconies on the individual units will provide private space.
9. All non-hard surfaced areas are proposed to be covered by landscaping.
10. At least twenty-five percent of the PUD will be designated and maintained as common
space for the recreational and/or common use of the occupants of the development.
11. The PUD is required to have one amenity. Two amenities are proposed, a dog park and a
community garden.
12. The PUD fronts Higham St and all proposed internal lots front named private streets.
13. Each unit has two parking stalls, both provided by rear loaded garage parking.
14. Pedestrian connectivity is provided throughout the development, connecting the individual
dwelling units to amenities and the public sidewalk. All dwelling units will front common
open space with pedestrian walkways.
15. 10 guest parking stalls are provided and on street parking is available on Higham St.
16. The applicant is requesting the front setback and required landscape buffer along Higham
St be reduced from 20 feet to 15 feet. This provides greater separation from the
condominium to the north of the property.
17. Perimeter setbacks are set at 12 feet on the west and north sides, and 3 feet adjacent to the
private alley on the east side.
18. On August 4, 2026, the Planning Commission recommended to The Mayor and City
Council approval of the PUD by a unanimous vote with the condition that the applicant
work with Parks and Recreation to plant up to 16 additional trees along City property to
the south and west and to provide a landscape buffer and screening from the dog park. The
additional trees are required trees that have been displaced by the garages facing the private
streets. This condition was to help make up for the loss of landscaping along Higham St
and the loss of some internal street trees. The buffer and landscape screening is intended
to help mitigate potential negative impacts of the dog park on the neighboring property
owners.
19. Parks and Recreation declined to work with the applicant for the placement of additional
trees and improvement of adjacent City property. The applicant has proposed a hedge along
the north border of the dog park and has distributed some additional trees along the
pedestrian walkways where feasible.
20. On September 19, 2026, notice was published in the Post Register regarding the public
hearing on October 8, 2026, to consider the PUD.
II.
RELEVANT CRITERIA AND STANDARDS
1. The City Council considered the applicant’s request pursuant to City of Idaho Falls
Comprehensive Plan, City of Idaho Falls Zoning Ordinance, City of Idaho Falls Subdivision
Ordinance, the Local Land Use Planning Act, and other applicable development regulations.
2. The notices referenced in Finding of Fact 20 that were published on September 19, 2026,
satisfied the notice requirements of Title 67, Chapter 65 of Idaho Code.
3. A PUD is a conditional use allowed within the R2 Zone and all regulations and uses shall be
the same as the underlying zoning district unless modified as part of the PUD. See City Code
11-2-6(W)(1), (2)(a)
4. Pursuant to City Code 11-2-6(W)(3)(a), the development site of a PUD is required to be under
unified ownership or control and shall be planned as a whole. This requirement is satisfied by
the PUD including unified control. Finding of Fact 5.
5. Pursuant to City Code 11-2-6(W)(4)(c)(i), “the maximum density allowed in residential zones
is set forth in Table 11-2-4 Maximum Residential Density:”
The developer proposes approximately 15 units per acre, Finding of Fact 6, which satisfies this
requirement.
6. Pursuant to City Code 11-2-6(W)(4)(e), “[t]he maximum structure height for a residential PUD
shall be determined by the underlying base zone, except where a structure is set back from
required setback lines by at least two foot (2’) for each additional one foot (1’) of building
height.” According to Finding of Fact 7, the buildings are shown as 2 stories. The base zone
R2 allows for a maximum building height of 24 feet.
7. Pursuant to City Code 11-2-6(W)(5)(d), “[s]tructures should be oriented towards common
areas. Residential uses should be separated and arranged to provide private space, in addition
to providing for common areas. As stated in Finding of Fact 8, townhomes will provide private
space for each unit with second floor balconies as well as incorporate the common areas into
the overall development layout as required by Section 11-2-6(W)(5)(d).
8. Pursuant to City Code 11-2-6(W)(6)(a), “[a]ll areas within the PUD not covered by buildings,
parking spaces, sidewalks or driveways shall be landscaped and maintained.” Here, all non-
hard surfaced areas are proposed to be covered by landscaping. Finding of Fact 9. As such,
this requirement has been satisfied.
9. Pursuant to City Code 11-2-6(W)(9)(a), “[n]ot less than twenty-five percent (25%) of the gross
area of a PUD shall be designated and maintained as common space for the recreational and/or
common use of the occupants of the development.” According to Finding of Fact 10, at least
twenty-five percent of the PUD will be designated and maintained as common space for the
recreational and/or common use of the occupants of the development. As such, the proposed
PUD meets the twenty-five percent requirement.
10. Pursuant to City Code 11-2-6(W)(10), “[a]ll PUDs shall provide amenities in addition to the
common space required by this Section as follows:
(a) The number and size of amenities should increase as overall acreage and scale of the
development increases. At least one (1) amenity shall be provided for the first fifty (50)
residential units proposed, and one (1) additional amenity shall be provided for each fifty (50)
residential units proposed thereafter.
(b) Amenities should be placed in logical areas that allow convenient access to most of the
occupants of the development.
(c) PUDs shall provide at least one (1) of the following amenities:
(i) Private or public indoor or outdoor recreational facility, such as a swimming pool, hot
tub, theater room, gym, ball courts, or commercial playground equipment featuring a
minimum of three (3) different functions, such as slide, swing set and climbing wall.
(ii) Private or public plaza, pedestrian mall, community garden area which includes
irrigation and planting beds, outdoor kitchen facilities, shade structures such as pavilions,
or other similar space for social gatherings.
(iii) Public access to or additions to the greenbelt, bike lanes, neighborhood park systems
or other public open space or enhanced pedestrian connections to City pathway system,
adjacent employment and shopping centers.
(iv) Trail system or pedestrian paths in addition to necessary circulation paths that would
be required if the development was not a PUD.
(v) A drainage facility developed with additional permanently affixed physical amenities
beyond open space.
(vi) Dog Park. Dog Parks must be completely fenced and shall include pet waste stations,
trash cans, benches or picnic tables and a minimum of one of the following: wash station,
grooming tables, or agility training equipment.
(vii) Similar amenities which reflect the purposes of this Section, as approved by the
Council.”
The PUD proposes 41 units. Finding of Fact 2. As such, at least one amenity is required under
City Code 11-2-6(W)(10)—one for the first 50 units. Because the PUD includes the two
amenities listed in Finding of Fact 11, the requirement for one amenity has been satisfied.
11. Pursuant to City Code 11-2-6(W)(8)(a), “[a]ll PUDs shall have frontage on a public or an
approved private street.” The PUD will have public and private internal streets, providing the
required frontage. Findings of Fact 12.
12. Pursuant to City Code 11-2-6(W)(7)(c), “[i]nterior parking lot landscaping shall be designed
to incorporate pedestrian ways through the parking area and to break large parking areas into
smaller bays.” Based on Findings of Fact 14 and 15 the PUD provides pedestrian ways in and
throughout the development and proposes 10 guest parking spaces.
13. Pursuant to City Code 11-2-6(W)(1)(a), another purpose of the PUD regulations is to “[a]llow
for flexibility from traditional zoning standards that results in development providing an
improved living environment, including usable common space, amenities or services,
increased landscaping, additional architectural features or standards, and compatibility with
the contiguous neighborhood.” The developer has requested to vary the front setback and
landscape buffer along Higham St from 20ft to 15ft. The applicant has made good-faith effort
to meet the conditions of the Planning Commission by providing landscape screening on the
north side of the dog park and placing additional trees throughout the development where
feasible. The Parks and Recreation Department declined to work with the applicant for
improvement of City property to the west and south. See Findings of Fact 16, 18, and 19. The
Council approves of this varied development standard for this PUD.
14. Based on the foregoing, the PUD is consistent with requirements of the Zoning Ordinance as
well as the principles and policies of the Comprehensive Plan.
III.
DECISION
Based on the above Reasoned Statement of Relevant Criteria, the City Council of the City of Idaho
Falls approves the PUD as presented.
PASSED BY CITY COUNCIL OF THE CITY OF IDAHO FALLS
THIS ______ DAY OF ____________, 2026
_____________________________________
Lisa Burtenshaw – Mayor
NOTICE
The Applicant or any affected person seeking judicial review of the compliance of this Reasoned
Statement with the provisions of Idaho Code § 67-6535 must first seek reconsideration of this Reasoned
Statement within fourteen (14) days by filing a request to reconsider pursuant in compliance with Idaho
Code 67-6535.
In addition, the above Applicant has the right to request a regulatory taking analysis pursuant to
Idaho Code § 67-8003
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