Nampa City Workshop on Form-Based Code for Downtown - August 21, 2025
Nampa City Workshop on Form-Based Code for Downtown - August 21, 2025
This morning workshop brought together the Nampa Planning and Zoning Commission, the Nampa Development Corporation (NDC), and the consultant team (led by Nathan Davis) to discuss the proposed form-based code for downtown Nampa. The session included a 45-minute presentation covering the purpose, structure, and implementation of form-based code, followed by discussion and feedback from commissioners and council members.
Discussion Items
- Presentation of Form-Based Code: Nathan Davis explained that form-based code prioritizes building form (height, setbacks, stepbacks, frontage types) over land use. It aims to create a cohesive, vibrant downtown by regulating physical design rather than solely use. Five form districts were proposed: Central Historic (CH), Central Downtown (CD), Central 11th Avenue (C11), Central 16th Avenue (C16), and Central Residential (CR), each with specific height ranges and design intents.
- Central Historic District Boundaries: A significant discussion centered on whether to extend the CH district to include properties on the west side of 12th Avenue between Front and First (or Second) streets. Councilman Haverfield and Mayor argued that the corridor facing the historic train depot should have consistent historic standards to protect the visual corridor and avoid confusion. Staff noted that the train depot is in the railroad right-of-way and unlikely to be redeveloped, but the Mayor stressed that leaving parcels outside the district could create loopholes. After debate, consensus emerged to extend the CH district to the west side of 12th Avenue from Front to First Street, with a suggestion to also consider half-block extensions so street sides match.
- Architectural Styles and Flexibility: Councilman Haverfield asked for a defined architectural style guide (like Eagle’s nine styles) to provide clear expectations for developers and prevent subjective decisions. Consultant Nathan Davis indicated that architectural styles are already in the draft but can be refined. Matthew Garner cautioned against over-specifying styles, noting that diverse architecture makes cities interesting and that form-based code should allow flexibility while setting clear parameters.
- Stepbacks and Height Limits: Concerns were raised about preserving the visual corridor along 12th Avenue. Councilman Haverfield advocated for stepbacks (e.g., two stories on the street front, then step back before going higher) to avoid a wall of tall buildings that would obscure the train depot view. The consultant agreed to incorporate stepback requirements along 12th Avenue in the CH district, with a maximum height of four stories and stepbacks starting after two stories.
- Timeline and Next Steps: Adopted a fast-track timeline: final draft due October 1, legal review in early October, steering committee meeting in September, and adoption by City Council on December 1. A follow-up joint workshop (Planning and Zoning, NDC, and Council) was tentatively scheduled for the September 18 city council workshop to review the full draft code. The form-based code will replace the existing Chapter 15 downtown code, including design guidelines and land use regulations.
- Developer Feedback: Economic Development staff noted that developers are generally positive about form-based code because it reduces ambiguity and risk, allowing them to plan budgets and projects from the outset.
Key Outcomes
- Direction to Extend Central Historic District: The consultant will adjust the CH district boundary to include the west side of 12th Avenue between Front and First streets (with potential half-block harmonization) to ensure consistent historic standards across the corridor.
- Incorporate Stepback Requirements: Stepback provisions will be added along 12th Avenue in the CH district, with a two-story street wall and stepback before reaching the maximum four-story height.
- Additional Joint Meeting Scheduled: A follow-up workshop will be held on September 18, 2025, to allow commissioners and council to review the draft code in detail before finalization.
- Adoption Timeline: City Council adoption targeted for December 1, 2025, with reviews by Arts and Historic Preservation Commission (October 13), Design Review Committee (October 20), and Planning and Zoning Commission (November 12).
- Feedback Collection: Commissioners were asked to submit feedback on the materials by August 28, 2025 (one week from the meeting date).
Meeting Transcript
Test test. Okay, guys, we're gonna start in about two minutes. So you can grab your food and Mark, thank you so much. I'm glad I did a test. So how's that tweaking the mics trying to get a test right? Okay, test test. I think uh what do you think? A little out, just the perfect. You're so good. Thank you. Thank you, thank you. Yes, but we should be early because we don't have I think we'll we'll be maybe eight thirty. Oh, you're fine. I we'll be done early. We'll be done by seeing the new line. Yes, I'll be there. Uh-huh. Yeah. Morning. Okay, I think we're ready to get started. Well, good morning. Thank you all for joining uh this morning's workshop. Uh this is a workshop. It is not a a standard council meeting. And um so thank you. So this morning we have our planning and zoning commission and our NAPA development corp in DC with us this morning. Thank you to uh all of you for being here this morning. I want to say a a shout out to our planning and zoning uh team and what a great job they do. Thank you guys for your work. I really appreciate it. They did we're you know, we get compliments all the time on our team. And uh I just want to say how much I appreciate your work. Thank you. We're we're truly blessed to have you guys. Um typically we you know what we'll just do our typical thing, even though this is a workshop. We we stand, we open in prayer and we do the pledge. So let's just do that and I'll open us in prayer real quick. Lord, thank you for today. I thank you, Lord, that we have the privilege of getting up and facing a new day. And Lord, we ask that your covering would be upon us, that your covering would be upon our community, the decisions that each one of these the commissions that we make on a regular basis that you would lead and guide and direct our city. We thank you for your goodness, and I thank you for every person here and the work that they do in Jesus' name. Amen. I pledge allegiance to the flag of the United States of America to the Republic for which it stands. One nation under God, indivisible with liberty and justice for all. Okay, roll call. Here in Gula? Here, Bills, Reynolds, Hammerfield, here, Griffin. Or present, two absent. Or planning and zoning commission, Garner. Here Miller.
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