Okay, it is six o'clock.

I'd like to welcome everyone to the City of Nampa Planning and Zoning Commission meeting, February 10th, 2026.

We'll get started by uh report on council actions.

Christy, I guess that's you tonight.

Roll.

Oh, roll call.

Roll call.

Okay.

We'll start that way.

Kirkman.

Copeland.

Here.

Miller.

Here.

Garner.

Here.

Staffer.

Here.

Turner.

Here.

Keyhoe?

Here.

Morgan.

Here.

Keene?

Here.

Six present.

Thank you.

Yeah.

That's that new math.

Sorry.

All these critical thinkers up here.

All right.

Uh thank you, Mr.

Chairman and Commissioners.

Um, the report from the February 2nd City Council meeting.

Um, a subdivision final plat approval of Millwood Pines, which came before you on January 27th, was approved on February 2nd by City Council.

There were two variances in a vacation at City Council that uh would not have come before you.

So the variance there was a variance for a maximum lot size um to exceed 12,000 square feet on Chicago Street.

That was approved.

Um there was another variance to reduce or sorry, to um measure a landscape buffer along Highway 55 from the back of the sidewalk rather than the property line.

Um with the widening of um the highway 55, it just created a a situation where it create kind of created an unbuildable lot if they had to measure it from the property line.

So that was approved.

Um and then vacation of easement also on Carcher Road.

Um they had vacated a bunch of easements for a commercial development and they missed a tiny little sliver of one, so we had to come and clean that up.

And then there was a zoning map amendment from RA to RS6, also on Chicago Street, uh, for a property that they want to split it so that their family can build another house on that lot, and that was approved as well.

Any questions?

Thank you.

Thank you.

Mr.

Chair.

Yes.

I'll make a motion that we approve the consent agenda.

Second.

It's been moved by Garner, second by Keyhoe to approve the consent agenda.

All those in favor?

Aye.

Any opposed.

Okay.

That carries.

Uh we have a new commission member.

I would like to welcome him.

If he would like to just tell us his name and a little bit about himself, I'd really appreciate it.

Everybody get to know you a little bit.

Uh name's Helmut Fien.

Um here about 19 years.

And this opportunity presented itself because of the specific seat needs to be outside of the city in the impact zone.

And that's where I happen to be.

So um volunteering is something that I've done in a lot of different ways in the community, and this just is another opportunity for me to serve and actually help guide this community in uh hopefully a great direction for growth.

Thank you.

We're happy to have you.

Look forward to many more meetings.

And we appreciate everybody who's here tonight.

Um like you said, we volunteer and we appreciate your comments and concerns and voices because it helps us make our decisions and it helps us help shape this future for the city.

We want it.

We all want it to be better place for us and our children to live.

So thank you for your attendance tonight.

Um first things first.

First things first, um, item 3-3 annexation and zoning to RS4 and RS6 RD family duplex and VN zoning districts, potential development agreement permanent plat subdivision for Sagewood Subdivision at Zero and Zero Lewis Lane.

Uh the applicant has requested to be continued to March 10th, 2026 because of a condition that they need to discuss with the um developer and engineers.

So start with that item, I guess open it, and then a motion to continue or discussion on either make a motion to continue it to March 10th as requested.

Second it is this uh item has been motioned to continue to March 10th, 2026 meeting by Commissioner Copeland and seconded by Garner.

All those in favor?

Aye, aye.

Any opposed.

We will hear this item 3-3, March 10th, 2026.

Okay, now we'll get started.

Um for anybody any of you who haven't been here.

Uh the applicant will ask the applicant to come forward, they'll give us a presentation.

They have seven minutes to propose the project.

Um at the end of their presentation, we may or may not ask a few questions of them.

Um at that time, staff will do give us their report.

We'll ask them some questions and then we'll open it up for public testimony.

Uh, when you come up to the mic, we would ask that you um give us your name and address for the record, and you will get three minutes to speak.

Um at the end of that time, we've got to sit down and you don't get a comeback up.

So if you forget anything, maybe ask the person next to you come up and ask that question later.

Um at the end of public testimony, we'll let the applicant come back up, answer some questions, we'll ask some questions of them, we'll close public testimony, and then we will discuss and vote on our motion one way or another.

So item 3-1, preliminary plat approval for the amended portion of reflections edge subdivision and RS4 and RS6 zoning district, addressed as zero east railroad street for Abby Hahn representing Scott Curtis, KB Holmes LLC.

It's the applicant here.

Good evening, Chair Commissioners.

Um Scott Curtis with KB Home, the director of land development over there, and we're bringing our project for um the amendment to be taken care of.

Let me see if we can get um we've got Wendy Shreve here and Nicolet Wilmat with um Kimley Horn to help help me present on this.

Uh, before they get into all the the details on that, I just wanted to speak on who KB Homes is.

KB Homes is a community partner, and I'm very proud to say that I work here.

I'm a third generation Idahoan.

One of the things that brought me to KB Homes was their valley values.

And one of the things I'm really excited about this subdivision is really what we're bringing to the city of Napa and what we're bringing to the Treasure Valley.

We're bringing affordable homes as we know.

Affordability has really gone to the wayside, even with people that are first-time home builders.

And one of the things that KB Homes strives on is building affordability, bringing affordability while also bringing um options to home buyers that they can come in and they can choose their floor plan that they can choose um their cabinets, their paint, and they can really build something that they can be proud of at a price that they can afford with you know homes in this community starting at 349.

That's really unheard of right now going on for the valley.

And so as KB homes, you know, we just we make relationships the foundation of what we do.

We want to build our relationship with uh the city of Napa and with all of our home buyers.

Just wanted to show a couple of our our floor plans.

These are what's going to be built out at Reflections Edge.

Not only do we care about our front elevations and bringing just something beautiful to the community, but we're also building something beautiful for the buyers, something that they can really bring their family and friends in that they can have Thanksgiving and be proud of proud of their home.

And so just little some examples right here.

So the project is located off of um Happy Valley Road and Bigwood River Drive.

And the section that we're working on tonight is outlined here along Indian Creek.

So previously, um Reflections Edge rezone and pre-plat was approved in 2022.

We met in April of 25 with uh city staff to talk about the amendments that were needed.

Uh we submitted that amendment application in July.

Um we worked with staff through some of the details of the creek uh crossing, and we submitted a proposal in January, so we're here tonight.

Um in the amended preliminary plot, um, this overall was submitted to better accommodate the wetlands along Indian Creek.

Um this was adjusted to include the proposed crossing that will be coordinated with Chisholm Estates to the north.

Um the lot layout updates included 14 fewer residential lots, updated the amenities, we realigned the roads to reduce connections onto Railroad Drive, and we consolidated the phasing plan into three phases.

So shown here um is the previous phasing plan in the section we're working on tonight.

Here's the updated phasing plan again, three phases.

One along Indian Creek to the north of Bigwood Drive, and then two uh to the south, phase six and seven.

Um shown here um is the information regarding the uh wetland issues that we're working through.

So a lomer was completed by NAMPA, um, which uh removed the uh majority of the previous floodplain designation from the site.

The remaining designation is the actual waterway, and it won't be disturbed with this project as it lies within the wetland area.

The tot lot that was previously shown is removed from the wetlands, pathways, seating areas, and artesianal wells are included in that area.

Um, and then we adjusted the crossing to coordinate again, which is in the states to the north.

So, shown here you can see the amended pre-plot um and the different lot sizes, which we're happy to pull up again.

Um we have a net loss of 14 lots, um, an increase in common lots by two gross density of roughly about the same, honestly.

Open space was increased, obviously, as we designated more areas for the wetlands.

Um then our amenities, there's been no change.

Um, shown here is the open space updates, the old exhibit on the left and the a new exhibit on the right.

And I'll turn it over to Wendy to talk about the crossing.

Good evening.

Um, Chairman Commissioners again, Wendy Sharif.

I'm the director of forward planning with KB Home, and my business address is 2487 Navigator in Meridian, Idaho.

Um, I want to thank staff for working so closely with us on this amended preliminary plat.

Christine Candice and Rodney have probably been great while working through some of the changes that we've made on this on this project.

Um again, really, we we have constructed the first four phases of this preliminary plat.

The the next three phases we've had to pull those phases back because of Indian Creek, because of the floodway, floodplain, floodway, and wetlands that we discovered during that initial construction of the first couple phases.

So again, we've made the project smaller.

We're here with this amendment.

Um, when we were here when KB Home was here in 2021 with the original entitlements, we made a commitment to the city of Napa to provide a crossing.

Um to provide a crossing across Indian Creek and provided pedestrian improvements.

Um staff none of us had been here in 2022, so we were reminded by staff.

So we are here to make that commitment um to put this crossing in.

We we are working with the neighboring developer of Chisholm Estates.

Um we will be helping to fund for the construction of a crossing approximately in this location, and we'll be located on the neighboring properties.

Um it's Lance Thucin is a developer of Chisholm Estates will be located on his property, um, and we have a cost-sharing agreement in place with Lance Thucin.

Um, and we are planning on have have him construct the crossing, but we will be sharing costs.

So that's kind of so we worked with staff on the location of the crossing.

These are a bit small, but these are some of our three renderings um showing we'll be putting in a pedestrian pathway on our side.

Lance will also have pathways on his side, and we will have a crossing in place to provide those connections between Chisholm estates and our project reflections.

Um we've worked with staff on amin in the preliminary plat and the language that will be addressing this condition.

And if I could have a couple extra minutes just to kind of run through this and see if you have any questions on the crossing, I wanted to request that.

Um, one of the conditions we'd worked with was staff to make sure that we that they had teeth in the agreement where we are committed to putting this crossing in.

This was language we'd work through with staff through the staff attorney that we would like to have as a part of our conditions of approval.

So I'm I'm here for any questions regarding the project, and we can have Nicolette back up here too.

One question I have I remember vaguely, not in detail the original concepts, and there was a lot of commercial in and around Indian Creek.

Is that now gone because it's wetlands, or what's going to happen with that?

Um Chairman Commissioners, that that was a that was a a different developer, I think had brought that part of the project, and it is not a part of our preliminary plat.

Okay, and and everything that had originally been in that floodway or floodplain for Indian Creek.

We have moved everything back, and we and we've lost a number of lots, but that is not a part of our preliminary plat.

It's probably across the creek.

And I have not worked on Chisholm States, but there is.

I know that there's future apartments in that area.

Um, I don't know if any commercials planned in the area.

It's it's not a part of our preliminary plat.

Thank you.

Any other questions?

Okay.

We'll call you guys back up if we need it.

Thank you.

Christy and Candace or Candace and then Christy.

Good evening, Mr.

Chairman and Commissioners.

My name is Candice Fry, assistant planner for the city of Nampa.

The request before you this evening is a subdivision preliminary plat approval for reflections edge.

The original concept is 160 single family detached dwellings and 24 common lots.

Property details.

The property is currently within NAMPA city limits and is zoned RS4 and RS6, single family residential, the surrounding zoning to the north is RS6, to the south is RS7, to the east is IL, BC and RP, and to the west is IL and BC.

Property details, the comprehensive plan designates this area as residential mixed use.

The history of the project is listed out here.

One of the ones I wanted to highlight was in April of 2022.

The rezone and preliminary plat was approved as discussed previously.

Staff analysis of the plat, the overall site is 52.30 acres.

The total proposed lot count is 160 residential lots and 24 common lots, and the breakdown between the RS4 and the RS6 zone.

So the number of lots is listed here.

Staff analysis of the plaque.

But qualified open space developments with a gross acreage of five or more acres requires at least 15% minimum of qualified open space.

Reflections edge is providing 8.90 acres of qualified open space, which comes out to 17%, which is more than that 15% minimum requirement.

And then parking will be provided and reviewed at the time of the building permit.

A so this was shown in the public hearing during the previous approval back in April of 2022, showing the pathway and then the bridge.

And then these next two slides show the concept of the bridge crossing.

And this was previously mentioned.

And then correspondence.

We did not receive any public comments, but we did receive department and agency comments.

The engineering department had comments for all of the previous comments and conditions from those prior submittals applied to the current application.

The fire district had comments about fire hydrants, access and general compliance with the International Fire Code.

And then they also said that this development is located approximately 1.9 miles from NAMPA Fire Station 5 with an approximate response time of five minutes.

NAMPA Code Compliance had listed out violations regarding Dupree and weeds, and this will need to be remedied.

And then NAMPA Parks and Rec request the developer to give the city 20 feet on the south side of Indian Creek for the purpose of the Indian Creek pathway as indicated in the City of Napa pedestrian and bicycle master plan.

Here are the recommended conditions of approval.

And then here again is that proposed change to condition number nine, which was discussed between the applicant and staff.

Here are your potential motions, and I will stand for any questions.

Anybody?

No.

Okay.

Do we have a sign-up sheet?

No.

Is there anybody who would like to speak for against or undecided on this item?

Okay, does your group want to come back up?

Does anybody have questions for him or do you have anything you want to add?

No.

Okay.

I move to close the public hearing.

Second.

It's been moved by Daffer, second by Keyhu to close the public hearing.

All those in favor?

Aye.

Aye.

Any opposed.

Okay, public hearing is closed.

So what do we think?

Yeah.

Yeah, maybe Tom.

Things that are kind of out of their control, so they roll with it.

I think they could have added more density to it.

I'm just kidding.

It is wildlife.

Yeah.

Mr.

Chair.

I move to approve the project as stated on screen with recommended conditions and adopt the potential findings as stated in the staff report and all conditions of approval with presented changes to condition number nine.

All second.

Okay, it's been moved by Commissioner Daffer, seconded by Garner to approve this item.

All those in favor.

Aye.

Any opposed.

Okay, motion carries.

Next item on the agenda 3-2 pre-annexation and pre-zoning to BC zoning district at zero, highway 2026 and development agreement approval.

For Steve Thiessen, Hatch Design Architecture representing Moxie Investments LLC.

Is the applicant here?

Good evening, Jeff Hatch with Hatch Design Architecture.

My address is to uh 5119 Briar Crest Drive, Nampa Idaho 83686.

Good evening, Chairman Miller and Commissioners.

Thank you for your consideration of our pre-annexation this evening.

Subject property is on the northwest corner of the intersection of highway 2026 and North Franklin Boulevard.

Um so this is within the annexation area of NAMPA, but we're not you know that close yet.

So the future land use uh for this area is commercial.

What we're proposing is complementary with that in addition to that Highway 8 2026 has a specific area plan, and we fit into a unique category, which is the agro business uh category, and so we in working with uh predominantly Doug, um we're able to establish that the company that wants to work here can complement that agro business until that it's a good use for this area.

Here's our proposed site plan for uh the future project.

Um so currently we'd be proposing to uh establish the the building with a septic system and a well on the site until public uh services from NAMPA can can uh be available and then we can annex formally into the city and for any questions simple thanks, Jeff.

Anybody?

Thanks, Jeff.

We'll call you back on.

Yep, thank you.

Doug.

What do you got for us?

Good evening.

Chair Miller and Commissioners Doug Critschfield, Principal Planner for Long Range Planning.

So the project this evening, I will try not to duplicate what Mr.

Hatch told you here about the project.

The size of the lot is 1.84 acres.

In the narrative, the applicant indicated that they're planning on constructing a building of about 22,000 square feet.

The primary use will be a print screen printing shop that produces marketing and promotional materials largely for the agricultural, agricultural supply and farming industries of the area.

So the pre-annexation process is different.

But pre-annexation, what that provides the applicant is if approved by the NAMPA City Council, it allows us when the county sends us the review materials to provide a letter to them indicating that the county or the city has approved that project and supports the project.

And that's essentially what it gets them.

It also uh they enter into a development agreement, and in that development agreement are conditions, which uh were in the staff report.

Those conditions have to do with uh the type of development that will go there and the codes that they agree to follow.

This is something that we discussed uh over the past uh couple of years with the applicant and uh had good meetings and good interactions with them about uh following those conditions.

If the request is denied by the council, the city will ask that the project be denied.

Um the and the regulatory framework then for this in the BC zoning district, it does allow the type of business that's being proposed as well as a caretaker unit on the property.

Um the planning and zoning code regulations that would have to follow would be those in the in Chapter 16, the community business zoning district, as well as off-street parking landscaping and fencing and screening.

Uh, they'll be working with the county to implement these codes, so it will largely be up to the county as to uh the depth of compliance.

Uh, these are what we'll be requesting the county per our joint powers agreement.

So the property is about a half mile from current city limits.

Uh there are utilities working their way up Franklin Road, so we anticipate that in a relatively short period of time uh as uh development continues up Franklin and over 2026 that these utilities will be available to the property.

Um just so that uh you're informed of what's happening right now with the current impact area.

Uh the county uh back in November made a decision to eliminate this section from uh the impact area.

Um we're still working uh with that process, and uh but that's uh currently recorded.

This property location is just inside an area that the county left in our impact area uh that follows Franklin Road up to the Boise River.

Um and the applicant pointed out the both that this is uh commercial as well as agribusiness in our planning documents.

Um skip that.

So in the BC zoning district, uh printing and publishing follows under the BC category is a permitted land use, so there would be no conditions or conditional use permit required for them to operate.

Um the surrounding property is largely a large lot and agricultural.

There's a gas station across the street across highway 2026.

Um the property is about um in Canyon County's jurisdiction.

It's about a half mile.

I mentioned that it's a half mile from city limits.

Um there's details about the engineering requirements in the uh in the staff report.

Uh a uh say the traffic uh impact study is required for a project generating generating more than a hundred vehicle trips during any any peak hour.

Um it's likely that that won't occur on uh due to the nature of the business on this property.

Um if city utilities become available to the lot prior to annexation, um the homeowner, the owner chooses to connect to those utilities, there will be a higher monthly billing rates for those utilities until such time that the lot annexes into the city of Tampa.

Um we did receive correspondence from highway district number four.

There's some discussion about access to the property, being that it borders highway 2026 on one side, and there's no other uh connection to Franklin Road.

There's some discussion about being able to uh do some type of an access agreement with the adjoining neighbor to access Franklin or to work with ITD on an in and out access off of uh 2026.

The applicant will be working with Highway District 4 and IT to determine uh how that access will occur.

The fire district indicated that it's about a uh six minute response time given that uh fire station number three is about 3.6 miles from the from the property.

There were no uh public comments received for this uh project.

The conditions of approval were stated in your staff report.

I'd be glad to review any of those if you have any questions about the conditions of approval.

Uh the findings uh for the property, there are four criteria uh that this has to meet, generally having to do with annexation and meeting city standards and code requirements.

Uh stated the facts in your staff report again, these are up here in case you have any review questions about the facts that uh we came up for the project, and then uh the conclusion for approval.

Uh essentially uh since no utilities have been made uh to the city of NAMPA recommendation from the Board of Appraisals is not necessary for the proposed pre-annexation, and given all the factors uh as we reviewed this report, the proposal does meet the criteria for pre-annexation and is therefore approved.

That would be the condition that the um uh commission would have to find in order to approve the project.

So here are the prepens potential motions, and I would be glad to take any questions.

Chairman, yes, Doug.

Um the building is 22,000 square feet, and they're going to have a caretaker located in the building.

Do you know what the size of the caretaker resident will be?

Have to defer to the applicant.

I don't know.

Okay, and also do you know what the job is going to be?

I mean, we've had lots of buildings built and they don't have caretakers.

Why doesn't have a caretaker?

Um, yeah, uh Commissioner Miller and and Kehoe.

I um I don't know the the answer to that question.

Um it how it functions in terms of their operations and what's the same.

Yeah, well, I mean a caretaker could be somebody who mows the grass, or it could be somebody that's an arm guard, they make sure nobody breaks in the middle of the night.

So I'll ask the applicant.

Yes, thank you.

Thank you.

Um still getting used to the pre-annexations and especially in a specific area plan.

Um so this agribusiness is a special overlay.

But I'm asking this right away.

So we're zoning it, BC.

Is that does that agribusiness stay once it's well, I guess we're not zoning it, are we?

Um I guess what I'm worried about is I'm looking at this list of things that can be allowed in the agribusiness.

And I to be clear, well, I guess I won't opine on the thing right now.

I want to make sure that what they're doing, they don't have a problem later.

Can we just call this retail?

Or like what you know what I mean?

I want to make sure that what they're trying to do, we can fit this on the list in however many years down the road when they have to annex.

You understand what I'm trying to ask?

Yeah, no, Chair Chair Miller and Commissioner Morgan, thank you.

Um we asked that question uh when they initially came in a couple of years ago.

We were trying to find the nexus between what agribusiness is calling for and what the business that they're providing.

Uh they've assured us that the vast majority of the work that they do in this printing business is to serve the agricultural community.

Uh and they do that all over the valley and and in other parts of the country as well.

It's a fairly large printing operation.

And so we we determined that that made that because they're providing a service to the agricultural community that that would fit underneath that definition in the comprehensive plan.

So to follow up, um, if we make that judgment today and agree with that, does that give them any protections for when they do actually annex?

Uh or could a future could a future commission say ah that's not really agricultural, so we're not gonna allow this.

Yeah, so so a pre-annexation.

What that's an agreement that we have with uh the landowner, um the property owner, the when they become contiguous, they'll automatically annex in.

So this is an this is the the recommendation that you're gonna give is for an annexation.

And then that development agreement says we'll allow it.

Yes.

Okay, so this is the decision, and it's not like putting them in a tough spot down the road if somebody else correct okay, yeah.

Thanks.

Thank you for those questions.

Anybody else?

Okay.

Uh do we have a sign-up sheet?

Okay, is there anybody who would like to speak for, against or undecided on this item this evening?

Hatch, would you like to come back up?

Chairman Miller, uh, Commissioner Keyhouse.

I was gonna start by answering your questions if that's okay.

Okay, you had a question in regards to the nature of the caretaker dweller or dwelling, as well as square footage, approximate square footage is is still kind of up in arms and will be somewhat determined by the Southwest District Health on the size of the dwelling in relationship to the operations in relationship to the septic.

So the septic will drive the size of the dwelling.

It's within the 22,000 square foot building.

Maybe a separate entrance exit for him to go out.

It would correct.

And what is his duties going to be?

The intent of the caretaker dweller dwelling is the owners and operators of the facility want to live there.

And if they so choose to leave, their intent would be to have that as employee housing.

But they intend to operate and live there.

That is their current intent.

Okay.

So it's not really a caretaker per se.

That could be mowing the grass or well, I mean they're they're fairly uh thrifty people, so they will probably be mowing their own grass.

Okay, thank you.

Uh in general, um really honored with this process of the annexation, the pre-annexation.

I think it's nice to be able to set expectations.

Doug's been uh very good about especially the agro business and making sure he navigated that, made sure that the owners were aware of those obligations that they're signing up for.

Um wish we we could just annex.

Uh, but in the meantime, I think that it's a great business and and wonderful service to our community.

Um really appreciate your time and consideration.

So I'll stand for any questions.

Okay, thank you.

So moved.

Second.

And moved by Garner and seconded by Daffer to close the public hearing.

All those in favor?

I mean opposed.

Okay, public hearing is closed.

What do we think, folks?

I don't see a problem with it.

No, I don't either.

Pre-planning, they're right, it's not gonna be a whole long time, and this will be all annexed in.

So I'm ahead, Mr.

Chair.

Yes.

I make a motion, I move to approve or recommend approval of pre-annexation and rezoning to BC community business zoning district is zero highway 2026 and development agreement for Steve Thiessen hatch design architecture representing Moxie Investments LLC with all the proposed conditions and findings and the can conclusion for approval.

It's been moved by Garner, second by Turner to approve this item.

All those in favor?

Motion carries.

Make a motion to close the meeting.

The public.

Adjourn.

Adjourn the meeting.

Second.

I'll get it.

It's been moved by Copeland, second by Morgan to adjourn the meeting.

All those in favor.

Aye.

Aye.

Any opposed?

Meeting is adjourned.