Nampa Planning & Zoning Commission Meeting - June 23, 2026

The City of Nampa Planning and Zoning Commission met on June 23, 2026, at 6:00 PM. The meeting covered updates on recently approved projects, a report on City Council actions, and public hearings on two development applications: Lake Wool Estates (annexation and preliminary plat) and a short plat for 805 Park Center Way. Key discussions included density, water capacity, infrastructure costs, and the role of Canyon County on properties outside the city's impact area. Both applications were approved by the commission.

Report on City Council Meeting (June 15, 2026)

• Cherry Grove No. 6 Subdivision Final Plat – 61 single-family detached units and 7 common lots at NE of Elm Lane and Franklin Road. Commission recommended approval; Council approved.
• Middlebury South No. 1 Short Plat – 50 single-family detached lots and 7 common area lots. Commission recommended approval; Council approved.
• Highline Estates Annexation – 355 single-family detached units, 33 common area lots, and 1 commercial lot on Franklin Road (NE of Linden and Madison Roads). The commission had recommended approval unanimously on January 27, 2026. Council continued the hearing to request more detail on public open space amenities beyond drainage basins. After amendments, Council approved on a 3-2 vote. Council also requested revisiting whether drainage basins should count as qualified open space; staff provided code language but has not received further direction.
• Comprehensive Plan Text Amendment – Removed language requiring developments of 5+ dwelling units per acre to obtain Planned Unit Development or Master Plan Community approval. Commission recommended approval unanimously on May 12, 2026. Council approved on a 3-2 vote, with some public confusion noted.

Public Comments & Testimony

• Lake Wool Estates – Jill Hallows and Cheryl Higley (not present) expressed mixed feelings: supported the low-density RA zoning appropriate for the area, but raised concerns about suburban sprawl west of Midway Road while land remains available east of the city, the city's estimated $600 million in deferred maintenance, traffic impacts, lack of Canyon County notification since the project is outside the Nampa Area of Impact Boundary, and water overuse given the Treasure Valley's water summit discussions. They urged a slower approach to development outside the impact area.

Discussion Items

Lake Wool Estates – Annexation and Preliminary Plat (Item 3-1)

• Applicant: Brecon Land Design on behalf of Ronald Lester. Parcel address: 0 Lake Wall Avenue.
• Proposal: Annex 38.7 acres and zone RA (Suburban Residential) for 25 buildable lots averaging 1.12 acres (min. 1 acre), density 0.62 dwelling units per acre. The property is west of Midway Road, north of Lake Lowell Avenue, near Lake Lowell Park. The site is encumbered by a 120-foot Idaho Power transmission easement.
• Key Features: A 105-foot landscape buffer along the northern boundary (added after neighbor discussions); open space (6.24 acres; 17% vs. 15% required) with pickleball court, 10x20 ft gazebo, and four-stall parking; 60-ft right-of-way internal streets with 4-ft detached sidewalk; improvements along Lake Lowell Avenue (40-ft ROW, 8-ft parkway, 10-ft detached sidewalk); city utilities confirmed adequate capacity.
• Exceptions Requested: Lots 16 and 17 (Block 2) – exemption from 1-acre minimum lot size (proposed ~0.8 acres). Lots 9 and 13 (Block 2) – exemption from 150-ft minimum frontage. Staff had no objections.
• Fire Department Comments: Did not oppose but did not approve the access road as submitted; requested a fire turnaround, which the applicant said can be accommodated within the easement without an additional exception.
• Commission Questions:
  • Chairman asked whether the project depends on the adjacent Grace Bible Church annexation; staff confirmed the church annexation was approved by Council, providing contiguity.
  • Commissioner asked about water capacity; staff (Daniel) stated the city's domestic water system has adequate capacity, and the city proactively participates in regional water planning (e.g., RAFFIN water rights) with no imminent concerns from the water director.
  • Commissioner asked about city costs for new development; staff clarified all infrastructure is developer-paid, and new ratepayers help spread maintenance costs across the city.

805 Subdivision Short Plat (Item 3-2)

• Applicant: Jared Walgren, JGT Architecture, on behalf of Frank Fridrick. Address: 805 Park Center Way.
• Proposal: Divide a 2.9-acre parcel in the Industrial Park (IP) zoning district into two lots: Lot 1 (existing 30,000 sq ft office/warehouse and parking) and Lot 2 (0.84-acre undeveloped portion) for future flexibility. No immediate development plans.
• Key Details: The original subdivision (Arbon Subdivision, 1991) has been split over time; this short plat is simple and exempt from open space requirements (IP zone has no min. lot dimensions). No public comments received. Staff found the plat complies with all codes. Conditions include establishing an easement for a fire hydrant lateral from the street to the parking lot.

Key Outcomes

• Lake Wool Estates – Motion to approve the project as presented (with recommended conditions) passed unanimously on a roll-call vote: All commissioners present (Garner, Miller, Turner, Keyhoe, Morgan, Kirkman, Copeland, Fiend) voted aye. (8-0)
• 805 Subdivision Short Plat – Motion to recommend approval passed unanimously on a roll-call vote: All commissioners present voted aye. (8-0)
• The meeting adjourned shortly after the second vote.