Nampa Planning and Zoning Commission Meeting - April 14, 2026

The Nampa Planning and Zoning Commission met on April 14, 2026, to consider two main agenda items: a conditional use permit for outdoor storage at Reflections Edge and an annexation and zoning request for the Oaks Landing subdivision. The meeting began with a report from the Planning and Zoning Director on recent City Council actions, followed by public hearings and deliberations on both items. The Commission approved the conditional use permit with a modification and approved the annexation and zoning for Oaks Landing, both with specific conditions.

Council Action Report

• Director Rodney Ashby reported on several City Council decisions from the previous week:
  • Variance for chain-link fence relocation at North Side Boulevard (approved).
  • Vacation of right-of-way on East Flamingo Avenue for St. Alphonsus campus expansion (approved).
  • Variance for side/rear setbacks and utility easement vacation at 520 West Bahill Drive (approved).
  • Pre-annexation and pre-zoning at Highway 2026 and Franklin Road for commercial development (approved unanimously).
  • Annexation and preliminary plat for Hudson Yards – 59 single-family units on 21.51 acres (approved unanimously).
  • Annexation and zoning at 2102 South Midland Boulevard – reduced from 12 to 8 dwelling units as a condition of approval (approved 5–1).
  • Annexation and zoning to RMH for Prescott Creek subdivision (380 townhouses, 760 multifamily units) – continued to July 20 due to a potential 3–3 tie vote.

Consent Calendar

• Approved unanimously by motion.

Public Hearings

Item 3-1: Conditional Use Permit – Outdoor Storage at Reflections Edge

• Applicant Jeff Hatch (Hatch Design Architecture) proposed three flex buildings with screened outdoor storage yards for business-specific use (e.g., contractors) at 0 East Railroad Street. The site is zoned BC (community business) and is adjacent to railroad tracks and developing residential subdivisions.
• Staff (Candice Rye, associate planner) noted the project meets conditional use permit criteria, with conditions including enhanced landscaping, compliance with design review, and dedication of land for a future city well.
• Applicant requested removal of Condition 7 (land dedication for a well), arguing the parcel is small, oddly shaped, and already constrained by roads and railroad. City Engineer Daniel Badger confirmed the well location was not site-specific and there may be better alternatives.
• No public testimony was offered.

Item 3-2: Annexation, Zoning to RS4 with PUD, and Preliminary Plat – Oaks Landing Subdivision

• Applicant Sabrina Durchy (on behalf of Trilogy Development / Open Door Rentals / Endurance Holdings) proposed a 85-lot single-family subdivision on 15.49 acres at 2815 and 2724 North Middleton Road. The site is currently designated Commercial in the comprehensive plan; applicant requested a stretch to Medium Density Residential. The project includes a planned unit development (PUD) to allow smaller lot sizes (3,232–5,499 sq ft), alley-loaded bungalow homes starting at ~$380,000, and 2.35 acres of open space (15.22% of gross acreage). Traffic improvements proposed include right-turn lanes, right-of-way dedication for a future left-turn lane, and “do not block” signage.
• Staff (Christy Watkins, principal planner) confirmed the property is contiguous to city limits via a purchased parcel, utilities have capacity, and the development meets PUD and open space requirements. The Valley View School District remains unchanged.
• Public Testimony (opposition):
  • Jake Holeb (11161 Moss Lane, northern neighbor) argued the 4,100 sq ft lots are incompatible with adjacent 0.5–2+ acre lots and requested a privacy fence and maintenance easement for a canal.
  • Nancy Miller (11087 W. Hunt Avenue) asked about school district impact and traffic congestion.
  • Ray Valdez (11183 Hunt Avenue) cited over 1,000 homes and 500 apartments for sale/rent in Nampa and urged a pause on new development until existing units fill.
  • Stephanie Peters (2609 N. Middleton Road) questioned compatibility, said the applicant failed to follow up on promised water testing and asbestos checks, and noted increased traffic and noise from nearby projects.
  • Claude Miller (11087 W. Hunt Avenue) described dangerous traffic on Middleton Road (bicycle accident, pedestrian hit), and asked for larger lot sizes to preserve neighborhood character.
  • Michael Esh (formerly 11161 Moss Lane) said density is too high for the area given existing traffic.
• Applicant rebuttal: A 6-foot privacy fence will be installed along the north boundary; the school district will not change; traffic improvements are proactive; and the well has been properly capped. The applicant argued the development provides needed attainable housing and serves as a transition between commercial corridors and lower-density county lots.

Deliberations

• Item 3-1: Commissioners supported the use as a good buffer from the railroad and noted alternative well sites are available. A motion to approve with conditions and removal of Condition 7 passed unanimously.
• Item 3-2: Multiple commissioners spoke in favor, emphasizing homeownership, infill benefits, attainable pricing, and thoughtful design (open space, tree preservation, bungalow product). Concerns about compatibility were addressed by noting the definition of compatibility does not require identical lot sizes; the development provides a transition from commercial to lower-density residential. The existing tree buffer on the west and proposed fencing on the north were seen as adequate screening. The motion to approve the project as presented passed on a roll-call vote (all in favor).

Key Outcomes

• Item 3-1 (Reflections Edge – Conditional Use Permit): Approved unanimously with all staff conditions except Condition 7 (well land dedication) removed.
• Item 3-2 (Oaks Landing – Annexation, Zoning, PUD, Preliminary Plat): Approved unanimously via roll-call vote: all commissioners present voted in favor (Commissioner Fain absent).
• The meeting adjourned after the second vote.