Nampa Planning and Zoning Commission Meeting - March 24, 2026
Nampa Planning and Zoning Commission Meeting - March 24, 2026
The Nampa Planning and Zoning Commission met on March 24, 2026, at 7:00 PM (estimated start) with Vice Chair Matt Garner presiding. The meeting opened with a moment of recognition for the passing of Mayor Rick Hogaboam. Commissioners present: Garner, Copeland, Kirkman, Morgan, Kehoe, Turner, Daffer, and Miller (excused). The agenda included a transportation grant update, annual development report, consent agenda, and four public hearings.
Consent Calendar
- The consent agenda was approved by a motion from Commissioner Kehoe, seconded by Commissioner Kirkman. All in favor, none opposed.
Public Comments & Testimony
- Pre-annexation (Hatch/Shoemaker): No public testimony was offered.
- Conditional Use Permit (Feist - Auto Repair): One speaker (Dre Campbell) spoke in favor, noting the long-standing use and potential for improvements under new ownership. He requested the CUP be tied to the address/owner rather than tenant.
- Sugar District Apartments & Townhomes: Several residents spoke in opposition:
- Samantha Cross (Autumn Wind HOA) expressed concerns about traffic (estimated 750+ additional cars), parking, and lack of public recreational space.
- Sarah Hansen worried about high-end apartments deteriorating as seen at Karcher Mall, loss of parking for businesses (e.g., Flying Pickle), and traffic congestion.
- Catherine Stowe (Flying Pickle member) emphasized severe parking shortages.
- Christy Stewart (adjacent neighbor) opposed high-density housing, citing traffic on Stam Lane and the impact on large-lot character.
- Tierra Bellow Subdivision: Two speakers addressed the commission:
- Inez Alderton (nearby resident) appreciated the applicant addressing traffic, views, and open space concerns, but requested continued attention to traffic.
- Wayne Smith (neighbor) focused on traffic on Flamingo Road and the Karcher interchange, doubting adequate mitigation.
- Andrew Chamberlain requested better pedestrian/bike connectivity across the canal and criticized small lot sizes (60 ft wide) and the design of high-density apartments (citing Clara as an example).
Discussion Items
- Transportation RAISE Grant Presentation: Crystal Craig (Transportation Director) and Pearson DeWitt (HDR) presented an update on the $5 million zero-match federal grant for North Nampa revitalization. Eight projects were described, including multimodal analysis, mobility hub guide, Broadmoor Bridge widening, 6th Street rehab, 14th Avenue railroad crossing (underpass now being considered), Indian Creek Pathway extension, and 1st/3rd railroad underpass improvements. The program is 64% complete with 34% of funds spent; the first construction project (pedestrian beacon near Park Place) is expected by end of summer 2026. Commissioners asked about project selection and funding for capacity improvements; staff noted the grant focuses on safety/multimodal but other grants (e.g., $25M BUILD application) address capacity.
- Annual Planning & Development Report: Rodney Ashby presented data: population 123,220; median household income $82,000; median age 33.5; average home cost $403,000; average rent $1,345/month. 63% of homes valued $300k-$500k. Over five years, approval of 5,000 single-family permits vs. 552 other types. No triplex permits in five years. Multifamily units surged in 2025 primarily due to the Murphy development. Plat applications decreasing slightly, but density of final plats declining. Annexation acreage variable. Staff also reported on design review, conditional use permits, and building permit trends (FY2026 values consistent). Commissioners asked about approval/denial rates and processing times; staff noted high efficiency.
- Pre-annexation and Pre-zoning (Hatch/Shoemaker Properties): The applicant requested pre-annexation of three parcels (approx. 27 acres) north of the city boundary along US 2026 with a pre-zone to BC (Community Business). The development agreement will allow the property to be entitled through Canyon County initially, with eventual automatic annexation when city limits abut. Uses may include RV storage and church. Staff recommended approval with conditions. Commissioner Daffer raised concerns about RV storage on prime frontage; applicant indicated flexibility. The commission recommended approval (motion by Morgan, second by Daffer, all aye).
- Conditional Use Permit (Feist - Auto Repair): Applicant sought a new CUP for an existing auto repair shop at 408 N Franklin Boulevard that operated without a valid CUP for 26 years. The request also included a desire to tie the permit to the address/owner rather than tenant. Staff identified conditions: remove two of three signs, remove fencing, resurface parking lot, install landscaping in front planters (but not curb/gutter/sidewalk due to existing deferral agreement). Commissioner Daffer suggested addressing sign aesthetics rather than mandated removal. The commission voted to approve with modified conditions: remove condition #2 (curb/gutter/sidewalk on 9th/10th), remove landscaping requirement on those streets, amend sign condition to “meet current sign code,” and change condition #8 to “applicant” instead of “current owner.” Motion by Morgan, second by Daffer, all aye.
- Sugar District Conditional Use Permits (Gardner Group): Two applications: 284 apartment units (11 buildings, 3-4 stories) and 77 townhouse-style apartments (17 buildings) in the Sugar District (former Gateway mall/theater site). Height waiver requested for the 4-story building (56 ft) exceeding the 30-ft limit in BC zone (unless within 300 ft of certain streets). Staff analysis noted the use is consistent with Community Mixed Use comp plan, but the height waiver requires commission approval. Public testimony heavily opposed due to traffic, parking, and density concerns. Applicant argued the project follows the master plan and will reduce net traffic compared to commercial entitlements. After deliberation, the commission approved both CUPs with standard conditions and a finding that height waiver is appropriate (motion by Kirkman, second by Kehoe, all aye).
- Tierra Bellow Preliminary Plat (Leighton/Corey Barton): 372 residential lots (146 single-family detached, 127 front-loaded townhomes, 99 alley-loaded townhomes) on 77.32 acres north of Orchard Avenue. The master plan community (ADARA) was previously approved. Minor lot size discrepancies identified: one RS6 lot exceeds max size, and some RD townhouse lots undersized. Staff recommended conditions including revised preliminary plat within 60 days. Public testimony focused on traffic on Flamingo and requested pedestrian bridge across canal. Applicant confirmed compliance with traffic impact study update triggers and stated canal access is limited by irrigation district. Commission approved the plat with conditions (motion by Kirkman, second by Daffer, all aye).
Key Outcomes
- Pre-annexation (Hatch/Shoemaker): Recommended approval (motion carried unanimously). Will go to City Council.
- Conditional Use Permit (Feist - Auto Repair): Approved with modified conditions (unanimous). Effective 15 days after written decision.
- Sugar District Apartments & Townhomes: Both CUPs approved with height waiver (unanimous). Effective 15 days after written decision.
- Tierra Bellow Preliminary Plat: Approved with conditions, including revised plat submission within 60 days (unanimous).
- Meeting adjourned after final item.
Meeting Transcript
Congratulations. Okay, well, welcome everybody. We're gonna go ahead and get started now. Um I guess it uh do we need to do a roll call? Adam Clerk. Dean. Copeland? Kirkman. Here Morgan here. Keyhoe. Here. Turner. Daffer. Miller. Garner. Here. Eight present. Thank you. Um I'm Matt Garner. I'm the vice chair. We want to excuse Commissioner Miller, who is out today, so I'll be running as chair tonight. Um and before we get started, I just wanted to uh I guess recognize and acknowledge the tremendous loss that we've suffered this week this past week. Um with the passing of our mayor. Um there's I think I can say on behalf of the commissioners here, um our sympathies and our heartfelt sympathy goes out to staff and the mayor's friends and especially his wife and children and his family um and their suffering we know when our hearts go out to them, and so we just wanted to acknowledge that and recognize that and offer our sympathies. Um so we'll go ahead and get started. Um we're gonna change the order a little bit. We're gonna call on um the transportation director, um Crystal Craig is going to make a presentation. So we'll turn the time over to her for her presentation. That is brutally short. Good evening, Mr. Chair and Commissioners. Thank you for having me here today for the record. I am Crystal Craig, Director of Transportation for the City of Nampa. I've also brought brought Pearson DeWitt, he's the program manager for HDR, they're the consultant leading the uh raise grant. Um gosh, it had been almost two years ago now. We received City of Nampa received it, it was our largest transportation grant zero match to date, a five million dollar grant from FHWA to look at what we called North Nampa. Um revitalization's um presentation. Or North Nampa revitalization is what we were calling it. North is highly subjective. This area roughly is bound south of the freeway, north of the railroad tracks. Um the west side was uh north side and the east side was Garity or Sugar right in there. So we called it north, but it's very much so not north. It's much closer to central Nampa. The raise program schedule, it's a highly complex project. There's actually eight definitive projects in that, and and one of those projects even has five sub projects out of it. So this is five million dollars, but we're getting quite a bit of bang for our buck. Um of the eight projects, I'm gonna have Pearson go through them a little bit more in depth to let you guys know where we're at. We're about two-thirds of the way through our program right now. Our estimated completion date for this is March first of twenty twenty-seven. Um so as you can see the stars about where we're at.
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