Nampa Planning and Zoning Commission Meeting - January 28, 2026

The Nampa Planning and Zoning Commission held a regular meeting on January 28, 2026, beginning at 6:00 PM. The meeting included a consent calendar, a continuance request, a public hearing and decision on an annexation and zoning request for a small residential property, and a major public hearing and decision on a large annexation, zoning, and preliminary plat for a proposed subdivision. Commissioner Turner was welcomed back. The commission heard extensive public testimony and approved two of three action items, with one item continued.

Consent Calendar

• Approved the consent agenda, which included updates from City Council: approval of Ridgeview North #1, Swainson's Hawk Arbor #1, and Grand Central; approval of a variance for a home near West Flamingo Avenue and North Middleton Road; and approval of Shadow Creek annexation/zoning with a condition reducing units from 12 to 8. The consent agenda was moved by Commissioner Garner, seconded by Commissioner Keyhoe, and passed unanimously.

Public Comments & Testimony

• On Item 3-1 (Reynolds annexation): One public speaker, Jill Hallows (603 West Crimson Loop), expressed concern about the proposed density of 20 units, stating it was unbalanced for the neighborhood and would worsen traffic at the Greenhurst/Midland intersection. She preferred lower density such as duplexes, but appreciated the discussion of reducing density.
• On Item 3-3 (High Line Estates): Multiple speakers raised concerns about traffic, infrastructure, school capacity, and property values. Key speakers:
  • Robert Montclair (19721 Madison Road) questioned the population projections and noted that Nampa's population is 4.8% below projections, arguing the area already has many approved but unbuilt homes.
  • Bo Bonds (880 East Drinkard Lane) provided school capacity numbers (Ridgeview High at 1702 of 1800 capacity) and noted 3,600 homes and 3,200 apartment/townhouse units already approved in the area. He asked the commission to deny the project.
  • Shelley Montclair (19721 Madison Road) described daily traffic hazards on Madison Road, including near-misses and a fatality, and urged caution.
  • Stacey Driscoll (8249 East Drinkard Lane) agreed with infrastructure concerns.
  • Jim Blake (19593 Madison Road) noted that a similar proposal was rejected five years ago due to lack of infrastructure, and that the same issues persist. He also raised concerns about water supply and loss of agricultural land.
  • Tom Hartley (19225 North Franklin) criticized police presence and suggested increasing impact fees to cover costs.
  • Will Spite (7981 Timberline Drive) asked for a roundabout at Linden and Franklin and urged letting approved projects be built before adding more.
  • John Wong (825 East Drinkard Lane) described dangerous left turns onto 2026 and said the ITD corridor is behind schedule.
  • David Steis (18285 North Tree Line) concurred about traffic and said the project is not needed yet.
  • Jonas Parsons (10473 Baker Lake Street), a Ridgeview High student, supported a denser, more walkable community with commercial uses to reduce car trips and improve safety.
  • Mark Albright (1829 North Tree Line Avenue) echoed traffic concerns and said the project should wait until 2026 is complete.
  • Ruben Assamendi (23032 Highway 2026), a fourth-generation farmer, noted that farming in the area is no longer feasible due to traffic and development pressure, and supported the project as a transition.

Discussion Items

• Item 3-2: Hudson Yard Subdivision (Continuance) – The applicant, represented by Bonnie Late Leighton, requested a continuance to February 24, 2026, due to conditions and requirements from city engineering that they were unaware of. The commission opened the public hearing, then voted to continue the item to February 24, 2026. Motion by Commissioner Kirkman, seconded by Commissioner Copeland, passed unanimously.
• Item 3-1: Annexation and Zoning to RD for 2102 South Midland Boulevard (Jennifer Reynolds) – The applicant requested annexation into the city and zoning to RD (two-family residential) to allow future subdivision into six lots for townhouses. An initial confusion about the zone (R6 vs. RD) was resolved: the application was advertised as RD, which is the correct zone for the proposed duplexes and four-plexes. Staff presented findings that the property is enclaved, conforms to the comprehensive plan, and conditions include right-of-way dedication, frontage improvements, and coordination with irrigation districts. Public testimony was limited to one speaker. The commission discussed density, noting that the concept plans for 16 units would not be feasible due to lot size constraints; the maximum likely is 12 units (based on 8 dwelling units per acre). The commission approved the annexation and zoning to RD with the recommended conditions. Motion by Commissioner Kirkman, seconded by Commissioner Keyhoe, passed unanimously.
• Item 3-3: Annexation and Zoning to RS4, RS6, and BC, and Preliminary Plat for High Line Estates Subdivision – The applicant, Connor Lindstrom (KM Engineering), proposed 355 single-family lots, 33 common lots, and one commercial lot on about 93.75 acres near Franklin Boulevard, Linden Road, and Madison Road. The property is within the Highway 2026 Specific Area Plan. Staff findings indicated the project meets the comprehensive plan, provides 16% open space, and triggers traffic improvements including turn lanes at Linden and Franklin. The floodplain study and canal rerouting are required. Public testimony was heavily opposed due to traffic, school capacity, and infrastructure concerns. The commission debated the timing, noting that while the project meets code, many approved developments in the area have not yet built out. Some commissioners expressed reluctance due to traffic, but others noted that the farmer is unable to continue farming and that development is necessary to fund infrastructure. The commission voted to approve the annexation, zoning, and preliminary plat with all conditions in the staff report. Motion by Commissioner Morgan, seconded by Commissioner Keyhoe. The vote was 6-1 (Commissioner Kirkman opposed).

Key Outcomes

• Consent agenda approved unanimously.
• Item 3-2 (Hudson Yard) continued to February 24, 2026, by unanimous vote.
• Item 3-1 (Reynolds annexation) approved unanimously to RD zoning with conditions.
• Item 3-3 (High Line Estates) approved (6-1) with conditions: annexation to RS4, RS6, and BC zoning; preliminary plat for 355 lots, 33 common lots, 1 commercial lot; all staff conditions including traffic improvements, flood study, right-of-way dedication, and development agreement. Commissioner Kirkman voted no.
• The meeting adjourned at approximately 8:30 PM.