Nampa Planning and Zoning Commission Meeting - January 14, 2026

The Nampa Planning and Zoning Commission met on January 14, 2026, to consider multiple agenda items including annexations, zoning changes, conditional use permits, a subdivision preliminary plat, and a zoning text amendment. The meeting began at 6:00 PM and included public hearings, staff reports, and deliberations.

Consent Calendar

• Approved the consent agenda (motion by Kehoe, second by Kirkman; unanimous).

Public Comments & Testimony

• Regatta Crossing (Item 3-1): Several residents spoke in opposition, citing traffic safety concerns on Ustick Road, lack of adequate access (only one public entrance), potential flooding in eight lots, strain on schools, and incompatibility with existing neighborhoods. Specific speakers included Robert Simpson, Nicholas Shields, John Chapman, Brian Person, Brian Patterson, and Ellie. The applicant, Sabrina Durchy, responded to concerns, noting commitments to fencing, floodplain mitigation, and commercial zoning.
• Mason Creek RV Park (Item 3-2): One speaker (Clint Taylor) supported the expansion, emphasizing the need for a privacy fence. No opposition speakers appeared.
• Assisted Living Facility (Item 3-3): Multiple neighbors spoke in opposition, citing traffic on Happy Valley Road, inadequate signage about the meeting, potential for future use changes, response times for emergency services, and lighting concerns. Speakers included Mandy George, Laura Stewart, Michael Thod, and Mary Speck. The applicant, Jeff Likes, addressed concerns and committed to residential-style lighting and no future use changes.
• Greenhurst Cottages (Item 3-4): No public testimony.
• Sign Code Amendment (Item 3-6): No public testimony.

Discussion Items

• Item 3-1 – Regatta Crossing Annexation and Zoning: Proposed annexation of 37.74 acres into BC, RD, RS4, and RS6 zoning with a preliminary plat for 4 commercial lots, 58 townhomes, 99 single-family homes, and 21 common lots. Staff noted that while the acreage meets the 5% commercial requirement, the buildable commercial area is only 3.8%, triggering a discrepancy with the comprehensive plan's intent. After debate, the commission approved the motion with conditions: increase commercial buildable area to at least 5% and install solid fencing along the east property line. Vote: 5-1 (Miller yes, Keyhoe aye, Morgan no, Kirkman aye, Copeland aye, Garner yes).
• Item 3-2 – Mason Creek RV Park Conditional Use Permit: Request to expand from 76 to up to 139 RV spaces. The applicant committed to a solid privacy fence along residential boundaries and a documented 180-day stay management system. Approved unanimously with staff conditions.
• Item 3-3 – Assisted Living Facility Annexation and CUP: Annexation to RS6 with a conditional use permit for up to 13 beds on Happy Valley Road. Staff found the use compatible with residential character. Approved with an additional condition that all lighting be residential style and conform to surrounding residential lighting. Vote: unanimous.
• Item 3-4 – Greenhurst Cottages Preliminary Plat: Approval of a 43-lot cottage-style subdivision on 3.06 acres in the RMH zone, consistent with prior approvals from 2023. Approved unanimously.
• Item 3-5 – Reflections Edge Subdivision: Continued to February 10, 2026, at the applicant's request.
• Item 3-6 – Sign Code Text Amendment: Proposed repeal and replacement of Title 10, Chapter 23 to reorganize and clarify sign regulations. Key changes include aligning engineering requirements, allowing directional signs without quantity limits, increasing temporary banner size, and defining feather banners. Approved unanimously.

Key Outcomes

• Regatta Crossing: Recommended approval to city council with conditions (5% commercial buildable area, solid east fencing).
• Mason Creek RV Park: Conditional use permit approved.
• Assisted Living Facility: Annexation and CUP approved with lighting condition.
• Greenhurst Cottages: Preliminary plat approved.
• Reflections Edge Subdivision: Continued to February 10, 2026.
• Sign Code Amendment: Recommended approval to city council.
• Elections: Chairman Miller and Vice Chair Garner re-elected for the year.