Nampa Planning and Zoning Commission Meeting – October 28, 2025
Nampa Planning and Zoning Commission Meeting – October 28, 2025
The Nampa Planning and Zoning Commission met on October 28, 2025, at approximately 6:00 PM, with Vice Chair Matt Garner presiding. The commission considered a council actions report, a quarterly density report, and four major items: a proposed high-density annexation and zoning (Prescott Creek) with a comprehensive plan text amendment, a comprehensive plan map amendment for industrial uses, a subdivision and annexation for Crosswoods Estates, and a conditional use permit for a home-based preschool. All items were approved, with the Prescott Creek recommendation modified.
Consent Calendar
- The commission approved the consent agenda (motion by Keyhoe, second by Kirkman). No details on specific items were provided in the transcript.
Public Comments & Testimony
- Prescott Creek (Item 1): Ten residents spoke in opposition. Key concerns included:
- Roger Pipkin (1873 Prescott Lane) opposed the density, citing narrow two-lane roads without sidewalks and estimating 8,000–10,000 daily vehicle trips from 1,140 units.
- Stuart Heinmann (18520 11th Ave N) argued the site is five miles from the city center with no infrastructure, questioned fiscal impacts, and stated Senator Risch (a property owner) is not under contract to sell.
- Diane Heinmann (same address) emphasized the loss of a red-tail hawk nesting site studied by Boise State University.
- Todd Lodgett (18853 Prescott Lane) raised safety concerns for farm equipment.
- Mabel Bryce (18050 N Sophie Place) said the density had increased from earlier proposals; she reported that none of 32 neighbors supported the project.
- Mark Brace (same address) noted traffic congestion and lack of nearby grocery stores.
- William Lathan (18070 N Sophie Place) argued the site does not meet RMH zoning criteria (distance from commerce).
- Sophronia Redenbaugh (same address) cited emergency services and school bus delays.
- Joseph Simolo (6946 Eustach Road) called the scale an eyesore.
- Katie Blodgett (18853 Prescott Lane) gave emotional testimony about the loss of rural life and farming.
- Crosswoods Estates (Item 3): No public testimony.
- Home Occupation Daycare (Item 4): No public testimony.
Discussion Items
- Council Actions Report: Rodney Ashby, Planning & Zoning Director, reported on City Council actions on prior commission recommendations: Approved – East Ranch final plat, downtown implementation plan, development agreement modification allowing drive-throughs, and pre-annexation for a landscape company. Denied – Breckenwood subdivision (68 townhomes, 284 detached units, 4 commercial lots) due to density.
- Staff Communication – Density Report: Third quarter 2025 data: Preliminary plats approved 684 single-family units; final plats approved 444 single-family and 72 multifamily units. Discussion included enclave parcels and comparisons with other Treasure Valley communities.
- Prescott Creek Annexation, Zoning, and Comp Plan Text Amendment:
- Applicant Ryan Cutler (Alquist Development) and Nicolette Walmack (Kimley-Horn) proposed annexation of 80.81 acres (Prescott Farm LLC parcels at 1802 Prescott Lane and 18319 11th Ave N) into Nampa with RMH zoning, and a text amendment to the Highway 2026 Specific Area Plan to remove the 8–12 dwelling units/acre cap (making it 8+). The conceptual plan showed 1,140 units (townhomes and multifamily) at 14.1 units/acre, with 27% open space. They argued the change was needed due to floodplain constraints and to match nearby East Canyon development (14.6 units/acre).
- Staff (Damien Snodgrass) found the request compatible with the comp plan's HDR designation but noted the specific area plan cap. Public comments opposed the density, traffic, and infrastructure gaps. Staff recommended approval with conditions (traffic impact study, floodplain study, 20-foot pathway easement, etc.).
- Commission debate centered on timing: some felt the project was premature given current rural character, while others cited the future land use map and planned Highway 16 improvements. After discussion, the commission voted to recommend approval with a modified text amendment changing the cap from 8–12 to 8–15 dwelling units per acre and without a development agreement.
- Comprehensive Plan Map Amendment (MDR to Industrial):
- Applicant Christy Watkins (City Planner) requested changing eight parcels on Florida and Iowa Avenues from Medium Density Residential to Industrial, aligning existing uses (seed company and landscaping business) with zoning. The parcels are in the city's impact area; two are pending county code compliance. Staff found criteria met. No public testimony. Commission approved.
- Crosswoods Estates – Annexation, Zoning, Preliminary Plat:
- Applicant Sabrina Durchy presented a proposal for three parcels (two in county, one in city) to create 25 single-family lots (0.5–2 acres) with a net density of 2.19 units/acre. Requested comp plan amendment to Low Density Residential, annexation, RS-18 zoning, and preliminary plat approval. The plan includes preserving an existing house and mature trees. Staff found criteria met. No public testimony. Commission approved.
- Conditional Use Permit – Home Occupation Daycare:
- Applicant Jennifer Kenner requested a permit to operate a preschool for up to 12 children (ages 2.5–5) from 9:00 AM to 2:30 PM weekdays at 8337 E Expedition Drive. Staff found compliance with home occupation and conditional use criteria. No public testimony. Commission approved.
Key Outcomes
- Prescott Creek (CPTA, Annexation, Zoning): Motion by Kirkman, second by Keyhoe. The commission voted 7-0 to recommend approval to City Council with the text amendment set to 8–15 dwelling units per acre (instead of 8–12), no development agreement, and all other staff conditions. Roll call: Garner – aye; Daffer – yes; Turner – yes; Keyhoe – aye; Morgan – aye; Kirkman – aye; Selman – aye; Copeland – aye.
- Comprehensive Plan Map Amendment (Industrial): Motion by Daffer, second by Kirkman. The commission voted 7-0 to recommend approval to City Council for the map amendment from MDR to Industrial, with staff conditions. Roll call: Copeland – aye; Selman – aye; Kirkman – aye; Morgan – aye; Keyhoe – aye; Turner – aye; Daffer – yes; Garner – aye.
- Crosswoods Estates: Commissioner Morris recused himself due to a familial relationship with the applicant. Motion by Kirkman, second by Selman. The commission voted 7-0 (Morris absent) to recommend approval to City Council for the comp plan amendment, annexation, RS-18 zoning, and preliminary plat. Roll call: Garner – aye; Staffer – yes; Turner – yes; Keyhoe – aye; Morgan – aye; Kirkman – aye; Selman – aye; Copeland – aye.
- Conditional Use Permit (Daycare): Motion by Morgan, second by Daffer. The commission voted 7-0 to approve the CUP for the home-based preschool, subject to obtaining a home occupation permit and meeting building codes. Roll call: Selman – aye; Kirkman – aye; Morgan – yes; Keyhoe – aye; Turner – aye; Daffer – yes; Garner – aye.
Meeting Transcript
All right. Let's uh welcome everybody here tonight. Um, I'm Matt Garner. I am the vice chair. Our chairman is out of town, but he will be joining us at some point, we think. So we'll go ahead and get started at this point, and then he'll join in when he can. Um, let's go ahead and start with a roll call. Madam Clerk, you Garner? Here, Miller, Staffer, here, Turner, Keyhoe, Morgan, Kirkman, Salman, here, Copeland. You have a quorum. Thank you. Um, Rodney, got report on council actions. Rodney Ashby, planning and zoning director for the record. Um, I we had several uh items that city council heard. The first one was a final plat that you had approved or recommended approval for. Um this was for East Ranch and uh Cherry Lane. Um, this was recommended by you and approved. This the next uh one was a public hearing with the adoption of the downtown implementation plan, and that was approved by City Council. You had recommended approval of that one as well. Um they you had recommended that they be approved for the the development agreement um modification and the rezone to BC as long as they had the B N zoning land uses and um except for the um the drive-throughs, essentially, they were trying to allow drive-through on that development, and that's exactly what City Council approved. Next one was a pre-annexation and zoning. This one was near the southeast corner of North Robinson and Airport Road for a landscape company. We saw this not too long ago. And you had recommended approval, and city council did approve that with a development agreement. And then the final one was annexation and zoning and subdivision preliminary plat for Breckenwood subdivision. This is near the uh 11th Avenue North Canada Road and Eustach Road. It was kind of spread in several different locations. And that one you had recommended approval. That was for 68 single family attached townhouse dwelling units, 284 single family detached dwelling units and four commercial lots. And there were some RS4 in there, uh RS or excuse me, BC R D, and the City Council uh denied that application. Um essentially they just felt like it was too dense in that development. So those were the ones that uh had to report on, and I've got staff communication. You want me to jump into that? Yeah, let's do it. Okay. Um so this is the staff communication. This is the third quarter density report. Maybe there we go. Um these are preliminary plats, just as a reminder for the audience, maybe since all of you have heard this. Preliminary plats are a pretty good amount of time out, three, five, sometimes ten years went before they're all developed out. Um so these are the first phase of what they need to do to develop the subdivision. So those are the preliminary plots. Whoops. Here's a little closer view of the north section and the number number of single family lots there and multifamily lots that were approved. Um, and then the next one is the southern section, and then of course the table at the bottom there, 684 single family units. And I'm a little confused by the multifamily units why it says zero. Um I'll have to get back to you on that one because I think there was some multi-family uh listed on the map. So we'll get I'll I'll get some clarification there for you. Uh final plates again, these are all over, these are more short term. Uh you have you know, typically you see these within the next year, year and a half, two years construction.
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