Joint Workshop on Downtown Form-Based Code – Nampa, Idaho – September 18, 2025

The Nampa City Council, Planning and Zoning Commission, and Nampa Development Corporation held a joint workshop on September 18, 2025, to continue review of a proposed form-based code for the downtown area. This was the second meeting on the topic, focusing on refining historic character elements, development standards, and permitted uses. Consultants Ben and Nathan presented updated materials, including a revised map of the Central Historic (CH) district and hands-on exercises for commissioners and council members.

Discussion Items

Why Form-Based Code?

• Presentation explained that form-based code regulates building form (massing, style, height) rather than traditional Euclidean zoning (setbacks, parking minimums). The goal is to match new development to the existing character districts and provide clear, predictable standards for developers and staff.
• The code aims to streamline approval by shifting from subjective design review to an objective checklist; staff can approve projects that meet the stated requirements.

Historic Character and Architectural Styles

• The CH district (Central Historic) requires one of five architectural styles: Romanesque, Renaissance Revival, Neoclassical, Art Deco, or Streamline Modern. These styles were identified through historic resource surveys as already present in downtown.
• Staff emphasized that the styles are required only in the CH sub‑district; in other districts (CD, C11, C16, CR) they are recommended but not mandatory.
• Several council members expressed concerns about the Streamline Modern style, arguing it does not match Nampa’s historic character. Councilman Haverfield suggested adding Craftsman, Queen Anne, and other styles, especially for the CR district. Consultant agreed to consider adjustments and provide local examples.
• The city’s separate historic preservation code is being developed alongside the form‑based code to protect designated landmarks; that work is being shepherded by an ad hoc committee of the Arts and Historic Preservation Commission.

Development Standards: Setbacks and Stepbacks

• Along major and minor arterials (e.g., First, Second, Third, 12th Ave), a minimum 10‑foot setback from the property line is required, creating a Build‑To‑Zone (BTZ) of 5 feet for pedestrian amenities (tables, benches). Stepbacks of 10‑15 feet above 30 feet (or two stories) are required on primary frontages to preserve view sheds and allow light to reach the street.
• On other roads, the setback is zero to five feet, with the same BTZ concept.
• Councilmember Turner asked about 11th Avenue South, which is planned to become a major arterial. Staff agreed to review the street classification and frontage type to avoid future conflicts.

Use Regulations and Conditional Uses

• A detailed use table was presented, listing permitted (P), upper‑story only (U), conditional (C), and not permitted (N) uses for each district.
• Drive‑throughs are prohibited in all downtown districts. Alcohol sales, tobacco, wine shops, and microbreweries with retail are proposed as conditional uses.
• Councilmembers debated which uses should be prohibited or conditional. Some argued that the market should dictate, while others wanted to proactively exclude uses like pawn shops or auto‑parts stores to maintain a vibrant downtown. Staff noted existing businesses will be grandfathered as legal non‑conforming uses.
• Councilman Griffin expressed a desire to “unleash the market” and avoid over‑restriction, while the mayor cautioned that the market alone may take decades to correct undesired uses.

Feedback and Next Steps

• Council, commission, and NDC members were given feedback sheets to indicate agreement or changes to architectural styles, development standards, and the use table. Sheets are due by Monday, September 22, 2025 (staff requested a reply by that date).
• A full draft of the form‑based code was distributed (printed and digital); comments are requested by October 1, 2025. Staff will also provide an executive summary to simplify the document.
• The consultant will incorporate feedback and bring a revised version to a future meeting.

Key Outcomes

• No formal votes taken – the meeting was a workshop to gather input.
• Feedback deadline: Use‑table and architectural‑style sheets to be returned to staff by Monday, September 22, 2025; full document comments by October 1, 2025.
• Next steps: Staff will revise the form‑based code based on input, prepare an executive summary, and schedule a follow‑up meeting.
• Ongoing work: The Arts and Historic Preservation Commission will continue developing separate historic preservation code; a feasibility study for Lloyd Square (proposed redevelopment with a public plaza) is scheduled for council consideration on October 20, 2025.