Madison County | minutes | meeting 2026-01-21 | Regular Meeting source: https://www.madisoncountyid.gov/Document center/Meeting Minutes/2026/January 21, 2026ab.pdf?t=202603121325030 PLANNING & ZONING COMMISSION ABBREVIATED MINUTES – Wednesday January 21, 2026 Audio Recording Available Upon Request in the PZ Office Page 1 of 4 Madison County Commissioner Special Meeting Minutes January 21, 2026 Attendees: Todd Smith, Commissioner Chairman Brent Mendenhall, Commissioner Dustin Parkinson, Commissioner - Excused ACTION ITEMS Meeting Commenced: 5:30 p.m. - This meeting was streamed electronically via Zoom. This is a joint P&Z meeting with the County Commissioners to discuss goals and other matters for 2026. WELCOME: Troy Thurgood - PZ Commission Chair Roll Attendance – Janice Bennett ATTENDEES: Board of County Commissioners: Todd Smith Brent Mendenhall PZ Commission Members: Troy Thurgood Shane Ruebush Kelly Jenkins Eric Miller Kort Black Sharon Oakey Nick Jensen Matt Bitter Arlene Anderson Planning Staff: Gary Armstrong, Administrator Janice Bennett, P&Z Manager 2 | P a g e ROUTINE BUSINESS: Sharon Oakey made a motion to approve January 14, 2026, P&Z Meeting minutes and Kelly Jenkins seconded with all present in favor with Arlene Anderson and Matt Bitter abstaining. Administrator Gary noted that Troy Thurgood has served as Chair of Planning and Zoning for the past year and asked the group for any nominations. Kelly Jenkins motioned to nominate Troy Thurgood to continue as Chair; the motion was seconded by Sharon Oakey and passed unanimously. Administrator Gary then noted that Arlene Anderson has served as the Vice Chair for the past year and asked the group for nominations. Arlene nominated Eric Miller who declined the nomination at this time. Troy Thurgood moved to nominate Arlene Anderson to continue as Vice Chair; the motion was seconded by Kelly Jenkins and passed unanimously. Commissioner Mendenhall thanked both Troy Thurgood and Arlene Anderson for a job well done and supports them in their continued position. He told the group that he appreciates everyone keeping the meetings focused and on track. Troy Thurgood welcomed Matt Bitter to the group and thanked Sharon Oakey for her years of service and recognized that this would be her last night. Gary also welcomed Matt and introduced him to the group. He told the group that there were gift baskets for everyone and thanked them for their commitment to our community and enjoyed working with each of them. FINDING OF FACT: I. Preliminary Plat-Old School Subdivision- DL Beck, LLC Motion to Approve and Accept: Kelly Jenkins Second: Nick Jensen Abstain: Arlene Anderson, Matt Bitter Unanimous in favor of the motion with all present. Motion Passed II. Administrator Business: Administrator Gary Armstrong gave a year in review for 2025 building activity in the county. He noted that about 77 residential building permits were issued 68 for single-family homes, 9 for manufactured homes, and 26 for accessory dwellings. He estimated this added roughly 200– 230 people to the county’s population of 25,000, which is very slow growth. Gary also recounted permits for shops, agricultural buildings, and solar panels, mentioning only 23 solar panel permits despite the federal tax deduction. He concluded that the county’s growth rate has leveled off compared to previous years. Gary explained that the county created 164 new building lots over the past year. Only three subdivisions completed the final plat process—two commercial (including Bedrock Business Park) and one residential (Withers Estates). He highlighted the role of administrative processes, such as boundary line adjustments and lot splits, in creating nearly as many new parcels as formal subdivisions. Commissioner Mendenhall expressed support for adjusting city impact areas, agreeing that these should reflect realistic growth prospects and avoid unnecessary complexity in codes and overlays. He welcomed the proposed changes, acknowledging there may be some resistance but felt the adjustments were justified. He also stated they are closely monitoring water legislation, noting that while the intent of previous laws was good, poor interpretation by state agencies caused problems. He is optimistic that legislative amendments will clarify the language and result in beneficial outcomes for the county. 3 | P a g e III. Discussion Items: Administrator Gary Armstrong outlined the priorities for 2026 code changes: updating the ADU (Accessory Dwelling Unit) code, simplifying and restructuring residential and industrial zones, and creating clear land use definitions. He talked about updating the Subdivision process and Development Standards. He emphasized the goal of making regulations easier to understand and apply. He talked about continued water issues and being able to adapt to the legislative changes. He added there is still work needed on the Sugar Area of Impact for zoning and amending Rexburg Area of Impact Boundaries. Gary clarified that the upcoming legal review of the new ADU ordinance would be conducted by their attorney Troy Evans and mentioned ongoing collaboration with David Decker, the building inspector, to ensure the right building code is applied for ADUs. He asked the group for any other priorities. Sharon Oakey asked about the Fairgrounds. Commissioner Smith described the status and challenges of the county fairgrounds project. He explained delays but noted a new company is now working on the design. Work is progressing on water and sewer solutions, and new layout plans should be ready by spring. The conversation then shifted to local economic development. Commissioner Smith reported that major retailers Winco will be starting construction in spring. Home Depot is also a possibility on a portion of the Harris property, which involves annexation into Rexburg. These developments are expected to impact local infrastructure and planning. The group also discussed the impact of new businesses purchasing property (Builder’s Source/BMC West) moving into the Iron Horse property and briefly touched on transportation improvements and traffic concerns related to these changes. Commissioner Smith updated the group on land purchased extending University Boulevard by the high school to the west as part of the comprehensive plan. Administrator Gary discussed the county's comprehensive plan for future development along both sides of Highway 20. He explained that this area has been designated for commercial use rather than residential, due to its location and high visibility. Gary referenced recent zoning requests and developments as confirmation that the area is suited to commercial growth and stated that the county anticipates continued commercial expansion along this corridor The discussion focused on improvements to the county’s land use and zoning codes. Sharon and Gary highlighted the benefits of simplifying land use tables—making permitted and conditional uses clearer by zone for greater predictability and reducing reliance on conditional use permits, thus limiting administrative discretion and adding consistency for property owners and developers. Gary and others discussed the value of concise, easy-to-understand regulations, aiming to consolidate overly complex processes (such as development and subdivision codes). They emphasized that clear definitions and code simplicity help prevent unpredictable outcomes and development challenges. There was also conversation about the evolution of minimum lot sizes (notably 1.5-acre lots), water resource concerns, and potential future zoning adjustments to adapt to changing needs—particularly as community water systems become more important. The meeting concluded with several expressions of gratitude to staff, commissioners, P&Z, and leadership for fostering a positive, professional working environment, and appreciation for the significant progress made in county planning efforts. 4 | P a g e ADJOURN: Motion to Adjourn: Kort Black Second: Kelly Jenkins The Commissioners unanimously joined in the adjournment. Unanimous in favor of the motion. Meeting Adjourned at 6:31 p.m. Approved: Todd Smith, Commissioner Brent Mendenhall, Commissioner Attest: Kim Muir, County Clerk