I don't have this kind of time.

Okay, I've got six PM.

I'd like to start by welcoming everybody to the July 14th, 2026 NAMPA Planning and Zoning Commission meeting.

Garner.

Here.

Miller.

Here.

Staffer.

Here.

Turner.

Here.

Keyhoe.

Here.

Morgan.

Here.

Kirkman.

Yeah.

Copeland.

Here.

Feam.

Here.

All present.

Thank you.

Miss Watkins.

Good evening, Commissioners.

Thank you very much.

Um, Sir Report on Council Actions from July 6th.

They approved the industrial subdivision for the one parcel split on Park Center Way.

Um, they approved the Sunshine Meadows final platego street, which you recommended approval on both of those.

Uh comprehensive plan map and text amendment to change residential mixed use to medium density residential and commercial to medium density residential on Madison Avenue.

You recommended denial.

They supported that decision and they denied it as well.

Um comprehensive plan map amendment from industrial to commercial um for the uh forty-three hundred east victory road and Picard Lane.

So that's over by the airport.

You recommended approval, they denied it.

Um comprehensive plan map amendment from commercial to medium density residential, and to change the map in the state highway sixteen plan from high density residential neighborhood commercial to all medium density residential.

You recommended approval and they also approved that.

Um there was also a variance in an IL zone for a reduced landscape buffer to make a property actually feasible for use, and they approved that.

So do you have any questions?

The reason they denied that uh industrial one that we recommended approval was did they just want to keep the industrial land?

Was that the reason for it?

Do you know?

It's not that big.

No, Commissioner Kirkman.

Um they didn't feel like they didn't feel like they provided enough information for what the buildings were ultimately going to look like.

Um and they were worried about the conflict with the airport, and so they wanted to see elevations of the buildings.

But wouldn't those have to go through design review anyway?

Yes.

Thank you.

I will leave it and we'll just leave it there.

All right, thank you.

Thank you.

Mr.

Chairman.

Yes.

I make a motion that we uh approve the consent agenda.

Second.

Then move by Garner, second by Keyhoe to approve the consent agenda.

All those in favor?

Aye.

Any opposed.

Okay.

Let's go ahead and get started.

So for everybody that's here, the way this will work.

If you haven't been to a meeting before, is we will give the applicant time to come and tell us what their plan is.

Um we'll turn the time over to the city.

Um they'll give us their facts and findings on the project, and then we'll open uh it up to public testimony.

When you come up to the mic, if you have signed up, the clerk will call you if you haven't.

We'll allow you to come up just freely.

Um please uh speak into the mic, give us your name and address for the record, um, and then you'll have three minutes to tell us thoughts, feelings on the project.

Ask questions.

Uh after that time we'll call the applicant back up to answer those questions and um give their final thoughts, and then um we'll close the meeting and we will discuss and make a decision.

And then we'll close the meeting and we will discuss and make a decision.

So with that said, we'll go to our first item 3-1 conditional use permit for home occupation firearm sales addressed as 1024 10th Avenue South for Carson Bice and Bison Defense Arms.

Firearm services that would include small repair and light manufacturing.

The applicant here.

Good evening.

Bison defense is simple firearm repairs, nothing to cut, you know, fixing springs and triggers and stuff like that, but also uh additions that people want to make to their firearms, so simple Bolton or things like that.

Um, as well as cosmetic things like painting or anything that they'd like done to it.

Um the largest piece of machinery that I have is a belt sander, so it's not necessarily super loud.

Um as well as I live on a corner lot with a driveway, so as in terms of traffic, it won't really be an issue.

I will be appointment only, so there will only be one customer there at a time, and they'll use the driveway for that purpose.

Uh and then as in terms of security, um there will be a gun safe in my basement inside the house.

I have a security system on the house, so there won't be any firearms in the shed that I will be operating out of, but the shed itself will also be locked up when I myself am not in it, and then um anything I'll have like a flood light for my driveway, but that's about it.

So uh there's not gonna be any big changes to the property itself, it's still gonna look like a house and be a house.

Um I think that is all.

Thank you.

Yes.

In your letter to us, um you do business with Idaho guns or other businesses when you have to sell you going through them.

Yes, so there will there won't be any firearm sales that take place at the residence.

You have contracts with these companies.

I do not, I would reach out to them personally, and if I couldn't get anything like that, then I just wouldn't be able to complete the sale on my own.

And that's so they would have to go to them themselves.

All right, thank you.

Mr.

Chair?

Yes.

So are you obtaining any federal licensing for this business?

Yes.

So right now I'm currently going to Sonoran Desert Institute.

It's an online gunsmithing school, and in September I will graduate with a certificate in gunsmithing.

And once I do that, I'll apply for FFL and everything.

Can you speak to what they require for our security and everything?

Um, as far as I know, as long as um there's some kind of safe for the firearms themselves, um, that should be fine.

And if I have I can't intermingle my own personal firearms with customer firearms, so I would have either you know my own gun cabinet or you know, keep stuff under the bed, you know, however I see fit, as in terms of my own stuff, but customer firearms will be locked up and stuff like that.

As in terms of chemicals and things, um, I haven't looked into that.

The only thing that I have is like some cleaning spirits and whatnot to remove like oil residue from the firearm itself, but I just have those locked up in uh in some drawers in the shed, and then that's all.

Okay.

Doing any shipping to or from like people can ship stuff to you, or you ship stuff to them.

They could, so they could request a firearm, and I would be able to do that actual transfer through the ATF forms and whatnot.

So all that would be able to take place.

Once you've got your license.

Your federal correct.

Only once I have my federal firearms license.

Thanks.

Okay, we'll call you back up in a bit.

Thank you.

Thank you.

Ms.

Friend.

Good evening, commissioners.

My name's Terry Friend, associate planner with the city of Nampus Planning and Zoning Department.

So, as we just heard, the risk the request before you today is to approve a conditional use permit for a home occupation firearms sales in an RS6 um zoning district.

The property address is 1024 10th Avenue South.

The original concept is a home-based business for firearm services that would include small repair, light manufacturing, and potentially off-site sales.

The applicant is Carson Bice, and his business name is Bison Defense Firearms.

We're C UP 405 2026.

Uh so this property is in a medium density residential area on the future land use map.

The existing zoning district is RS6 or single family residential, and as you can see, it's in a sea of single family residential area.

This property was part of the older part of town that was originally subdivided in 1890 and then zoned RS6 in 1971.

The property already has city utilities to it.

So the home occupation code for the city of NAMPA is intended to allow for small scale business ventures that might not be sustainable if they were if it was necessary for them to lease commercial quarters.

So the intent of the home occupation is only to allow for home-based businesses that are or are will be expected to be compatible with residential neighborhoods.

Do require special consideration and approval through the conditional use permit process, and one of those is in fact gun related sales and services.

So that's why we're here tonight.

The home occupation regulations go on to specify a number of things to really make those home-based businesses maintain their residential appearance as well as be good neighbors.

So they talk about signs and traffic and commercial vehicles that you might have, those things itemized there in more detail.

And then it also talks about complaint procedures.

If we approve this tonight and things just went sideways, there is regulations related to concerns and how that might go down.

And some of those concerns could be if it was excessive traffic or if we're hogging too many parking spaces on the street, if there's a lot of noise, that kind of concern can be addressed, including and up to the conditional use permit being revoked.

The criteria for the conditional use permit includes four stipulations that need to be met.

The first is that it's supported by the comprehensive plan.

The second, that the operation and maintenance of the property with this use will not adversely impact the character and appearance of the general vicinity.

The third, the use will be adequately served by public facilities and services.

And that fourth criteria is that the use will not involve processes, materials, equipments, or conditions that will be detrimental by reason of excess traffic, noise, smoke, fumes, glares, or odors.

So we do send every application out for agency comments and also for public consideration.

And the building department does ask that if this CUP is approved, that the applicant be responsible for applying for a residential remodel permit.

Now he probably isn't doing any remodel work, but this is a category of permit that they use for sort of miscellaneous things.

So that's why the residential remodel permit.

This will give the building department an opportunity to look at life safety issues, look at this the site plan for the location, the floor plans for the gunsmithing area, have the applicant provide a list of cleaners, solvents, chemicals, and other potentially hazardous materials that might be in use.

How are they going to be stored?

Where are they going to be stored in the area?

And it will also the applicant will be asked to provide any specification sheets for any equipment that they'll be using.

And then once the review has passed, they'll actually finish with a walkthrough inspection by the building department.

And then we did have a couple of public comments here.

One from Eunice Smith.

These are both neighbors.

Yuna Smith supports the approval of the CUP.

She believes in gun ownership for Idahoans, and that that's an important business for our area.

And Jason Klein wrote an opposition of the CUP, citing concerns that the business may include activities or security elements that could be disruptive or detrimental to the neighborhood.

He also indicates that a business like this should instead be located in a commercial district as it offers no benefits to the residential zoning district.

The proposed findings, uh this is where we basically are addressing each of the criteria for approval for the CUP and outlining the way that the application addresses each of those requirements.

These are detailed in your staff report, so I won't go over them verbally, but I do want to give a chance to show them on the screen for the video.

And then finally, in conclusion, the proposed home occupation is in fact supported by the NAMPA comprehensive plan because as stated, the comp plan um encourages startup businesses that are compatible with surrounding land uses.

Proposed home occupations will not adversely affect the character and appearance of the general vicinity, because they will be required to maintain a residential appearance of the property and will be subject to the standards of the home occupation business code.

The proposed home occupation will serve is served adequately by essential public services.

And the proposed home occupation will not involve activities or processes, materials, equipment, and conditions of operations that will be detrimental to persons or property or the general welfare by reason of excessive traffic, noise, smoke, fumes, glare, or odors, because it will be required through it will be regulated through the ATF, the Bureau of Alcohol, Tobacco, Firearms, and Explosives for safe operation, and go through the building permit process to evaluate potential life and safety issues related to the business operations at the property, and the use is compatible with existing nearby residences.

In terms of proposed conditions of approval, um the uh we have uh five listed here, and then you are welcome to add um this addresses the building department's comments as well as the standard uh criteria for meeting um for meeting city codes and policies at the time of the building permit, um, and we do ask them to obtain the appropriate home occupation registration permit.

And here are potential motions for your consideration.

Do you have any questions?

Yes.

Um you mentioned in your opening remarks, City Code 1011.

Which states the intent?

Oh, and we've had lots and lots of I've always been amazed at how many gun repair businesses we have come before us.

This is not gun repair, this is gun sales, which we would have seen very few of in the past.

Officer flip also repair.

I know, but the sales he's besides sales.

Okay, he's gonna sell them through the other.

But anyway, uh the intent of the home occupation ordinance is to only allow for home-based businesses that are or will be expectingly be compatible with the relationship of the neighborhood in which they reside.

How do we square sales of guns within a neighborhood like this?

Um thank you, Commissioner Keho.

I would say that the applicant has described his business as being repairs and manufacturing primarily, and he's stated that any sales would be off-site.

Um, the code actually 10110, the home occupation code does require the conditional use permit for residential zoning district gun-related sales and services.

So it's basically the whole group.

If there's a firearm involved, we want to review this through the commissioning the commissioner's process.

Thank you.

Mr.

Chairman, yes.

Um, I'll admit I haven't noticed this before.

That you showed something on there that the home occupation code doesn't allow them to operate out of accessory structures.

I noticed that too as I was going through and itemizing it.

That is specified, so how it addresses it is that if customers are to come to the site, you're not to use an accessory structure for that.

I envision that this was written with the thought of like your beauty parlor in your mother-in-law's suite.

That's how I envision this.

Um Mr.

Bice has indicated that he'll do his work in the accessory structure of the shed.

Um, but that he plans I think it was before this.

Was it before?

Yeah.

Well, that's short list.

Or this one.

One first.

Yeah.

So when clients or customers are actually coming to the property, presumably for their service, um, you're not allowed to use an accessory structure again.

I think that's for your but why do I guess do you have any idea why we care?

Still have you you got me stumped, Commissioner Morgan?

She'll tell us.

I'm gonna answer that question.

Thank you, Commissioners.

Um, actually, when we're using buildings like that, we want to make sure that people are safe.

Um typically they're not at the level of commercial building code where we would be inviting customers into that space.

Um a house is safer, so they're allowed to go into the house, but they're not allowed to go into the accessory structure.

If you're using that for your own purposes, that's fine, but you can't invite your customers into that space.

So it's a public, it's a public safety thing.

Got it.

That makes sense.

Okay.

But if he he can work in there as long as he's meeting people like out the front of his house.

Correct.

Okay.

Yeah.

Quick follow-up to that though.

If the outline building of those accessory structures were up to code, like if they had a fire suppression system and and eight day sidewalk or whatever, because a lot of these like parlor, beauty parlors and stuff do have those accommodations involved.

Would that be allowed, or still would be not be allowed?

It's still not allowed per R code because we don't want it to become a situation where you have a commercial business functioning on a residential lot.

Then it moves to a different way.

Yeah, it could balloon into a bigger commercial where that's why we keep it at the 25% of the gross floor area of the dwelling unit so that it doesn't become bigger than the residents.

Okay.

Thank you, Christy.

Appreciate it.

Thanks.

That's all.

Okay.

That's it for now.

Clerk, do we have a sign-up sheet?

I don't have any signed up to speak.

Is there anyone here that would like to speak for, against, or undecided on this proposal?

Vice, do you have anything to add?

No.

Here?

Yes.

Make a motion we close the public hearing.

Second.

It's been moved by Garner, second by Morgan to close the public hearing.

All those in favor?

Aye.

Aye.

Any opposed.

What are our thoughts?

I think it's pretty simple.

It's not a hundred of these.

Very similar to what we've had many times in the past, and the sales are not that big.

Not like he's running a Walmart out of his house.

Well, then didn't he say that he had to go through somebody else to actually sell it?

Yeah, he'll just he'll just send it to a gun shop where they can pick it up and dealt with that thing before.

Yeah, my thoughts on this are I would love to put a whole bunch of security things on there, but the FFL license he has to get is beyond order.

Anything I would ever do, and so that's why I generally don't have a problem with these.

It's been moved by Morgan, seconded by Garner to approve this item.

Madam Clerk.

Roll call.

Yes.

Yes.

Yes.

Yes.

Yes.

Yes.

Come in.

Yes.

Yes.

Yes.

Motion passed.

Thank you.

Okay.

This CUP will become effective 15 calendar days from the date the written decision and reason statement is provided to the applicant, unless an appeal has been filed with the planning and zoning department with the appropriate fee.

No action should be taken on this CUP until the appeal period has concluded.

The applicant must confirm with planning and zoning staff that there have been no appeals.

Thank you.

Okay, we'll move right into item 3-2 can disconditional use permit for automobile and truck repair in a BC zoning district addressed as 126 11th Avenue North for Brandon Brandon Chandler representing Mike Cutler.

The applicant here.

We are just purchased this building.

And we are going to be, we want to rent half of the building for our off-road uh outfitting shop.

Uh we primarily primarily deal with wheels, tires, uh suspension, um, rooftop tents.

So you see the guys with lifted trucks, uh, tents on top that maybe use them two or three times a year.

Those are my customers.

They're all Toyota.

They're all Toyota related.

That's correct.

Uh so we do a lot of those.

Um, specifically Toyota and Jeep are our primary market.

Um, so we plan to use uh portion of the building for a small storefront to display product, and then the back portion, obviously, where the four bays uh that uh connect on to 2nd Street will be where we bring in the vehicles and work on them.

So very simple stuff.

Uh, there is no engine or transmission stuff included.

This is just automotive accessory, uh just helping people get outside and make their vehicle more capable.

More capable of what tackling rocks, dirt, snow anyway.

Depends on what you want to do.

Most people are just weekend warriors just want to get outside.

We sell campers as well, like a toppers uh that you can sleep in as well.

So it's kind of an all-inclusive outfitting shop.

Thank you.

Call you back if we've got questions.

Fry.

Good evening, Mr.

Chairman and Commissioners.

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

The request before you this evening is a conditional use permit for an automobile and truck repair in a BC community business zoning district.

The original concept is custom accessories for outfitting truck accessory installation, limited custom fabrication services with a retail storefront.

Property details.

The property is currently zoned BC or community business.

To the north is BC, to the west is BC, to the east is BC, and then to the south.

There was an error in your staff report.

It is not zoned RS6, it is zoned RD.

So that correction is there right now.

Comprehensive plan designates this area as community mixed use.

Just a brief property history, a pre-application meeting was held with the city back in May of 2026 this year.

Applicable regulations.

So below is the section from 1032, the land use chart showing automobile or truck repair requires a conditional use permit in the BC zone.

Also included is the information regarding conditional use permits.

Sorry, can I interrupt?

Just real quick.

If it's automobile and truck repair, it doesn't sound like based on the applicant's what he presented was there was no repair to any automobiles or trucks.

It was just accessory, accessorizing the automobiles.

Wouldn't that be a different category there?

Thank you, Commissioner Kirkman.

Um, we don't actually have a category that talks about aftermarket customization.

Um, just selling uh like resale of accessories for our yeah, so that's why we put the automobile parts and accessories on there, but because we don't have a category for the actual work being done to the vehicle, um, we have a piece in 103 that talks about when you have an ambiguous use or something that is not listed in the chart, that it still requires a conditional use permit.

Okay, so it defaults like to the next.

Okay, I got it.

Thank you, Miss Cry.

I appreciate the applicable regulations below is the criteria for a conditional use permit.

I won't go over that because it was already previously said.

So for the BC zone, there is no minimum or maximum requirements for property area or property width.

The setback requirements for the BC zone for the front is 20 feet from the property line.

Parking spaces and drive aisles are not allowed within the front setback, and then the sides and rear have zero feet, but they have to meet building code.

So for parking 10-22-6 dot B talks about the number of spaces that are required, the number of off-street parking spaces required and are provided for land and structure uses shall be no less than as set forth in the following chart.

So we have this listed under machine shop area slash repair.

So zero parking spots required if it's accessory.

Otherwise, it's one per 500 square feet of gross floor area.

Parking again, any area where a vehicle travels, it shall be paved.

Design review if this is applicable.

So if they are going to expand the building more than 25%, design review standards shall only be applicable to the area of the new construction or the expansion.

Or if they are replacing exterior materials or elements on more than 50% of the building's facade, which the facade fronts a public right-of-way.

They are currently proposing to do everything within the existing building.

No exterior building modifications or site changes are proposed.

But if they do, then design review depending on that percentage will be required.

Signs 1023 has all of the information regarding signs.

If they decide to put one up.

Correspondence, we did not receive any public comments, and the only agency comment we received was from the NAMPA fire district.

They just provided general comments regarding fire extinguishers addressing requirements and then inspections.

That full list of comments is in your staff report.

So the proposed findings, the criteria is again listed here, and then all of the facts are included in detail in the staff report for you.

So weighing the facts and depart department and agency input.

The project meets the criteria as outlined by 10254.

The proposed use is supported by the comprehensive plan because it is in the community mixed use designation with appropriate zoning that allows an auto repair shop with an approved conditional use permit.

The proposed customizing shop meets the goals and strategies outlined in the NAPRA comprehensive plan because it is utilizing an empty commercial building for a business that is in the service industry industry, which is identified in the comprehensive plan as appropriate for the applicable zoning and plan highlights the importance of the city supporting the retention expansion and recruiting of businesses.

It must follow all city codes and standards at the time of building permit.

The proposed use will be served adequately by essential public facilities and services.

Services are already provided to the property and will continue to be served.

The proposed project will not be detrimental to any person's property or general welfare by reason of excessive traffic, noise, smoke, fumes, glare, or odors.

Because the use will remain commercial and is consistent with the existing uses in the area.

And due to the mitigation put in place through the building and planning code, it will be required to be in accordance with the standards in place for obtaining a building permit.

Here are the recommended conditions of approval as listed in your staff report.

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

Okay, all right.

Thank you.

No one finds is there anyone here that would like to speak for, against or undecided on this proposal.

Yes.

Make a motion we close the public hearing.

Second.

And moved by Garner, second by Kirkman to close the public hearing.

All those in favor?

All right.

Any opposed.

Okay.

Testimony is closed.

What do you think?

I think all we need is more tacos on the road that are tents.

Unused tents.

They're cool to look at.

Um I admit I'm a little jealous sometimes.

But Mr.

Terra, if there's no other comments.

If there's no comments or questions, I'll move to approve the project as stated on the screen with recommended conditions and adopt the potential findings.

It's been moved by Kirkman, second by daffer.

Uh to approve this item.

Madam Clerk, we have a rule call.

Garner.

Yes.

Yes.

Turner.

Yes.

Yes.

Yes.

Commitment.

Yes.

Yes.

Fiend.

Yes.

Most pass.

Thank you.

Okay.

The CUP will become effective 15 calendar days from the date the written decision and reason statement is provided to the applicant, unless an appeal has been filed with the planning and zoning department with the appropriate fee.

No action should be taken on the CUP until the appeal period has concluded.

The applicant must confirm with the planning and zoning staff that there have been no appeals.

Thank you.

Okay.

Oh, yeah.

You guys can leave if you want.

You're free to go.

You're free to go.

Items.

You can go now.

Zoning map amendment from BC to BN and RD zoning district development agreement modification and subdivision preliminary plat approval for Springshores Commons addressed as Zero Cherry Lane for Trilogy Development, representing endurance holdings LLC.

Chairman, members of the commission, hello and good evening.

For the record, my name is Sabrina Durchy, and I'm here on behalf of the applicant.

My business address is 5179 South Boven Avenue, Boise, Idaho 83716.

And this evening I have the honor and privilege to presenting to you our applications for Springshore Commons.

So Springshore Commons was designed about a simple but important idea.

Create a neighborhood that feels casual, natural, attainable, and connected.

The overall vision is not just to provide homes, but to create a community where open space is meaningful, walkable, and usable in everyday life.

Our design theme draws from natural relaxed landscape character with soft pathways, gathering areas, shade, seating, play opportunities, housing options at a more attainable price point.

We are striving to create a community that is casual and fun, but also relaxing, inviting, and engaging for all future residents.

Now I'd like to welcome you to our proposed entry monument at the corner of 11th and Cherry Lane.

With the future roundabout in mind, we wanted this corner to create a strong first impression and serve as a beautiful visual gateway into Springshore Commons.

The sign is designed to catch your eye while still maintaining a soft, welcoming appearance.

The surrounding landscape reinforces the overall project theme with layered plantings, natural materials, boulders, ornamental grasses, and flowering trees.

Together, these elements create a visual interest, softening the street streetscape, and helping establish the casual, natural, and connected character for our community.

Now taking a look at the overall development, the site has been intentionally designed to provide an appropriate transition within the area.

To the west, the project transitions toward the existing residential neighborhood.

And to the north, it serves as a continuation of the existing Spring Shores development pattern.

At the same time, Springshore Commons introduces a new housing option in an area that's really largely dominated by traditional single-family homes.

This mix allows the project to provide attainable housing choices while still maintaining compatibility with the surrounding community.

In addition, the project includes a neighborhood commercial component, which helps support the area by providing services and conveniences close to where residents live.

Overall, the development has been designed to balance transition, compatibility, housing options, open space, and neighborhood serving commercial use.

So within our application, we're requesting a rezone, a development agreement modification, and a preliminary plat.

I have one commercial lot, 68 single family lots, and seven common lots.

Our net density, excuse me, our gross density will be 5.42 units per acre, with our residential lot sizes ranging from 2600 square feet up to 10,000 square feet.

The subject site was annexed and zoned under the original Spring Shore subdivision in 2006.

Where the site has an existing development agreement that we're requesting to modify.

So our site is designated as residential mixed use in the city of Napa's comprehensive plan.

This designation envisions well-designed connected communities that provide long-term value to residents in the broader community.

The vision is delivered through a thoughtful mix of housing, walkable, walkable connectivity, and access to jobs and services, and well-designed gathering spaces supported by quality architecture and landscaping.

And we feel that Springshore Commons embodies all of these long term planning goals.

The site is strategically located just minutes from Interstate 84, providing convenient access to the broader region.

It is also positioned near the growing commercial industrial corridors along Franklin, Highway 16, and Star Road, and areas that continue to merge as important employment and economic activity centers for the city of Nampa.

By providing additional attainable housing options, the neighborhood serving commercial uses, open space and pedestrian connectivity, we feel that Springshore Commons supports the city's vision for a mixed-use residential community that is both functional and compatible with the surrounding area.

With the comprehensive plan in mind, we're requesting to rezone the site to RD and BN neighborhood business.

Together, these two zoning districts provide the appropriate framework for the project by allowing a thoughtful mix of land uses and housing types.

RD zoning supports the residential portion of the development and allows for housing options that are more attainable and varied than the traditional single family pattern that exists in the surrounding area.

Neighborhood business zoning supports the commercial component of the project and really provides an opportunity for small scale neighborhood serving uses that are compatible with the surrounding residential community.

Overall, the requested zoning implements the intent of the residential mixed use designation by creating a balanced blend of housing services, connectivity, and open space that supports the long-term vision for this area.

So to better understand how Springshore Commons fits within the area, I always like to take a look out and look at the context in detail.

So to the north, we have the existing Springshore subdivision, a 225-lot single family residential sub.

Three phases have already been completed, really establishing a residential development immediately adjacent to the site.

To the east, the property is bordered by additional and incorporated county parcels with Coyote Springs subdivision located further east.

And to the south and southeast, the area includes established neighborhood serving uses and residential development, including Optimus Park, Birch Elementary School, Brookdale Estates, phases one through six that was developed back in 2009, and Sherwood Force, phases one through three developed in 1999.

To the southwest and west, there are additional unincorporated county parcels along with Franklin Village, which was developed over nine phases, and most recent phase was recorded back in 2022.

Taken together, the surrounding context demonstrates that Springshore Commons is thoughtfully positioned with an area that is already characterized by residential neighborhoods, school, park, and supporting infrastructure.

The proposed development provides a natural transition between existing and future residential areas that create a compatible and balanced addition to this area.

One of the things I always like to provide to you is our impact fees since we understand that the city of Nampa is especially councils concerned with development paying for itself.

So based on the analysis of current building impact fees and just considering our 68 residential homes, this does not include our commercial lot.

The estimated total impact fee generated for the project will be over $900,000.

So we understand and are sensitive to the transition that is needed to the county lots to the west.

Therefore, we're buffering single-family residential lots that really provide a thoughtful transition and compatibility to our neighbors.

These spatial residences are situated on larger lots up to 10,000 square feet for generous front and rear yards and really provides a great opportunity for three-car garages.

And then with all of our developments, we always strive to provide housing diversity in every community, really designed to get that attainable price point.

What you're seeing on this slide is our townhouse product.

These homes will provide a worry-free living with low maintenance upkeep.

The housing product not only adds housing diversity to this area, but also provides again the sustainable price point I keep saying, and which is going to anticipate average around 280,000 for a three-bedroom unit, approximately 1,500 square feet.

Additional overflow parking has been incorporated with Springshore Commons to accommodate special events and peak parking demand as shown in the slide.

Two strategically located parking lots are also distributed across our site, as well as the commercial have its own parking as well.

Usable open space is a top priority, forming the foundation for our community's amenities, pathway and overall connectivity.

We're at 2.32 acres and over 18% open space.

Pathway connectivity and walkability is also priority within Spring Shores.

Purple depicts our four foot detached community sidewalks.

Orange depicts our five foot micro pathways that fan out throughout the site for a total of 1,490 linear feet.

And green depicts our five foot arterial sidewalk along 11th and Cherry Avenue.

So as mentioned in the previous slide, pathways and walkability are priority for Springshore Commons.

The intent is not only to provide sidewalks and pedestrian routes, but to create a connected internal pathway system that encouraged residents to move throughout the site and enjoy the open space as part of their daily lives.

This slide, this slide highlights the central gathering area, which is one of our primary open space features within Springshore Commons.

In this area, we intentionally designed the homes without rear yard fencing along the central green.

The goal is to allow the open space to feel like a natural extension of the residents' back patios rather than separate or isolated common area.

This creates opportunities for residents to engage with their neighbors, enjoy the landscape open space, and use the area for casual gatherings, outdoor seating, and small hosted activities.

The combination of the pathways, benches, and lawn areas, shade trees, and landscaping help create a shared community space that is both functional and inviting.

Overall, the design supports the broader goal of creating a connected neighborhood where open space is actively used and becomes part of everybody's everyday life.

We really want to incorporate engaging outdoor activities that residents would typically host in their own backyards or travel elsewhere to enjoy.

So this play area was designed with artificial turf, bench seating, landscaping, and lighting to create a comfortable inviting space for residents to gather, play, and connect.

And it really feels both functional and fun, a space that people will be able to use as part of their everyday neighborhood experience.

And our final amenity is our dog park, which is located along the northern boundary of the site.

This area includes a fenced dog park that serves as a complementary amenity to the main central gathering space.

The dog park provides residents with a convenient and secure place for pets to roam, play, and socialize by offering a dedicated pet friendly amenity, and it is kind of a natural buffer to our north for the residential existing units.

So in summary, Springshore Common reflects careful thought and attention to detail on how it fits within this part of NAMPA.

It really provides a natural transition between the surrounding residential neighborhoods and provides future commercial opportunities while also introducing an attainable housing option that is very much needed in today's market.

While it's with its connected open space, walkable design, quality landscaping, and mix of uses, the project creates a neighborhood that is casual, natural, attainable, and connected while bringing long-term value to the broader community.

I'd like to thank staff for all their help with our application.

And we're in full agreement with the staff report.

And on that great note, I would like to thank you all for the pleasure of your time, your thoughtful consideration, and respectfully request a recommendation to city council.

Thank you so much.

Mr.

Chair, I have a quick question.

Yep.

Um, the southern end of the Springs Shores, is it already built out?

So how are you gonna do about connecting to that cul-de-sac?

Are you buying the property from the two property owners?

Well, um, Chairman, Commissioner Um Turner, I can take a look at the plat, but basically, I think endurance still owns that portion, and it the cul-de-sac connects um at actually connects to the very adjacent property, and so that's how the connection is it's already there, so there'll be a very easy connection point.

Yes.

Yeah, I can buy the property back from the people.

No, no, no, no.

Yeah, no, it's already thought out, so yes.

Yes, can I make sure I heard you right?

Did you say the town homes would go for 280,000?

Yeah, it's correct, and I just confirmed that today.

Obviously, if they were available today and built, that would be the price point.

But will you put that in the development agreement?

Well, I like your I like the way you're thinking, but Chairman Commissioner Morgan, unfortunately, when by the time it's built, I don't I'm assuming the price point will still be at that same range.

Um, and that's why when we talk about, and I was just at a conference, we're talking about density, and unfortunately, due to land prices being so expensive that we have to get that density to order to get that price point at a lower um at a lower cost.

And I think this is a perfect example of that working.

Um I thought I'd misheard you.

No, you did not.

And I um just confirmed this morning because I wanted to make sure the numbers were correct for you all.

You bet.

Okay, thank you.

Um, the ones that don't have the fencing in the backyards, how much was that all of the houses, or was that just a portion of them?

Um, Chairman, Commissioner Copeland.

So the single family homes will have fencing, but all the homes that are designed on the common area will not, because we really want that to again be an extension of their backyards.

And that's why we have the dog park so that they have fenced area to take their dogs, but everything else on the outskirts and the single family will have fencing.

Thank you.

Yes.

Great, thank you so much.

Ms.

Watkins.

All right, thank you, Mr.

Chairman and Commissioners.

My name is Christy Watkins.

I'm the principal planner for the city of NAMPA.

As stated, the request before you this evening is for a development agreement modification, a rezone, and a preliminary plat.

This springshore subdivision was originally annexed and zoned RS 8.5 and BC via ordinance 3568 in May of 2006.

This property has sat empty for 20 years.

In August of 2019, a development agreement modification to allow for public storage facility was denied.

The reasons for this denial were listed as compatibility with the adjacent uses, proximity to the intersection, and compliance with the NAMP comprehensive plan future land use designation.

So this property is currently zoned BC community business.

The area around it to the north is RS8.5, which is Springshore subdivision and is currently being built out.

To the south is RP, which is vacant, and RS4, which has just been approved for Millwood Pine subdivision and is in currently currently under construction.

To the east is Canyon County single family large lots, and to the west is Canyon County single family large lots.

This is in the residential mixed use zone on the future land use map.

With that, they are required to provide at least 5%, but no more than 50% of the gross area to be commercial or light industrial.

A full traffic impact study is not triggered for this development.

However, a turn lane warrant analysis was completed and shows the need for a westbound right turn lane at Cherry and Lindsay Creek, which will be provided by the developer.

This property has already dedicated all of the right of way.

It is required to do a 10-foot side path along Cherry Lane and 11th Avenue North will require full improvements, curb gutter and sidewalk.

Utilities, see water, sewer, and pressurized irrigation all have adequate capacity to serve this property, and they will be required to construct utilities to and through the property at the time of development.

So for a development agreement modification, we have a few criteria that cause a modification to happen.

A couple of those are exceeding the number of buildable lots.

We've obviously increased that.

And then items determined to be substantial change according to the planning and zoning director or his or her designees.

Um, because this is going from purely commercial to some residential, um, that is a significant change.

So the proposed changes to the DA.

One would be to provide new conditions of approval for this specific development and layout, and the other is to change the concept plan from 16 commercial lots to five single family detached units, 63 single family attached units, one commercial lot, and seven common lots.

Um the applicant's stated request is that the site is not well suited for commercial uses, as we've noticed over the last 20 years, no one's been really interested in putting anything there.

Um it has remained an underutilized open field.

This project proposes a thoughtfully crafted residential neighborhood that blends a variety of housing.

This is the exact missing middle that we talk about when we meet in workshops with you.

So as far as an analysis goes of the development agreement modification, the property was annexed in 2006.

This is the previous concept on the right.

Those were the commercial lots that were proposed.

And now on the left is the new concept with the residential and the commercial lots proposed.

This would be considered an infill development that encourages a slightly higher density, an increase of housing supply, and utilizes underused parcels of land.

The RD-zoned portion will provide a variety of housing types that will support the commercial portion of the development and be more in line with the intent of the comprehensive plan and more compatible with the adjacent properties.

As you know, the comprehensive plan defines infill development as the pro it land that is in the process of developing or vacant or underused parcels within the city.

Infill development allows the utilization of all of the community services, sewer and water and everything that's already available, police and fire services.

It will reduce the consumption of land and resources on the outer edges.

It will fully use utilize the existing facilities.

It will increase our housing supply.

It will renew investment in the city, it will provide energy and environmental savings, and infill development could limit sprawl and protect the natural surroundings of NAMPA.

So a little bit about the preliminary plat itself.

The lot sizes within the RD zone for single family lots is 6,000 to 10,000 square feet.

The lots proposed are 9,181 square feet to 10,000 square feet.

So those would be on that western perimeter where they have larger lot subdivisions in the county.

For the three unit townhouses, the required base lot sizes are 9,000 to 15,000 square feet.

They have proposed one three-unit structure that is 9,479 square feet for the base lot that will be divided into three units.

So then required required for the four-unit townhouses is 12,000 to 18,000 square feet.

They have proposed 12,000 to 14,540 square feet for the base lot.

Those will be divided into four units for each of those townhouses.

So for infill, as stated in the comp plan, small residential lots are encouraged.

The edge of developments within the residential mixed-use lot designation should be compatible with the existing residential development.

Therefore, with the lot compatibility that is required by code, they have put the 9,000 and 10,000 square foot lots on the western edge.

All lots proposed meet the lot width and depth required by city code.

The proposed density is 5.42 dwelling units per acre.

The required density for residential mixed use is 2.51 to 8.

The commercial area is 5% required.

They have proposed 6%.

The BN zone is proposed at 1.13 acres.75 acres of that is the usable buildable area, which equates to the 6% of the overall project.

So this development is required to have 15% open space.

The project provides 2.32 acres, which is 18.5% qualified open space.

Those amenities were outlined by the applicant.

There are three criteria that need to be met when determining the appropriateness of a rezone request.

This project is in harmony with the city's currently adopted comprehensive plan and the land use map.

The proposed map amendment would provide a proposed use or set of uses that is reasonably compatible with the existing adjoining property uses.

And the proposed zoning map amendment is in the interest of the public and reasonably necessary because it will bring utilization to underused property.

It will bring utilities, and it provides a layout that is in conformance with City Code.

As far as correspondence, we received one letter from the public from Mark Bottles at Mark Bottles Real Estate.

They are supportive of the proposal because it appropriate appropriately places a limited neighborhood business area on the corner while designating a larger balance of the property for residential development.

Due to the location of the roundabout and the resulting access configuration, the property does not have adequate access to support commercial development across the entire site.

The proposed zoning also better reflects the size of the property and the neighboring properties.

Code compliance has opened a case for weeds and debris that will need to be cleaned up.

The engineering division has provided their general comments about traffic, right-of-way frontage improvements, utility locations, side path installation, and their conditions of approval.

And the NAMPA Fire District has commented that they are in support of the project.

And excuse me.

They didn't tell me this time how many officers or how many uh firefighters this one is gonna take.

Okay.

So these are the conditions of approval as stated in your stop report.

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

In light of the inevitable shortened irrigation season this year and some other years, but more so for this year.

When engineering states that pressure irrigation systems have adequate capacity to serve this property, is that based on a full water year that there's enough capacity, or is it based on do we have enough water to service this property?

Do you know this seems like a pretty blanket general statement?

Um Chair Commissioner Kirkman Mark Stoyer, Senior Director of Development Services.

So that is not based on the length of time that the irrigation season will be open, but whether or not there's pressure available during that time at any given time on any given month.

And that is based on studies that we do have, and uh has been verified.

Okay.

So whether or not there's water there, the system is adequate, more than adequate.

If there was water there, it'd be fantastic.

All right, just want to make that thank you.

That's all I had.

Okay, thank you.

Thank you.

Okay, Madam Clerk, do we have a sign-up sheet?

Have I signed up for that one?

One sign up.

Do we have anyone that would like to speak?

Go ahead and come on up.

Give us your name and address for the record, please.

Good evening.

My name's Tim Barrera.

I live at 7044 Latigo Drive, which borders uh this property to my east, uh, their west.

And uh I've lived there for over 30 years, so I I'm not opposed to improvements, obviously, that's gonna happen.

That's always been a alfalfa field the entire 30 years I've lived there.

Um the only thing that that kind of scares me about this and more recent uh improvements the as the subdivision across the road directly from Cherry Lane.

I don't know if you can pull up a picture.

Um, but uh my concern is the amount of traffic right now.

Cherry Lane is a major east to west corridor, um, especially in the morning uh and especially in the evening.

It's not unusual to have traffic backed up on Cherry Lane at 11th uh going in a west direction, probably a quarter mile traffic will be backed up because it's a four-way stop, and then once they make it past that one and they get to the four-way stop at Franklin, it could be a quarter mile, half a mile of backed up traffic.

Um there is similar um development on Cherry Lane further to the east uh in meridian, in between I think it's Black Cat and 10 mile, similar density of of mixed use, and that entire area has two lanes going each direction.

I think that would be what is really needed before we keep piling on more cars in that area.

This development would add about a hundred cars a day.

The development directly across from Latigo.

I think it's 50 homes.

That's that's probably gonna add another 50, 75 cars a day, and then the corner between or the corner of yes, it would be the southwest corner of 11th and Cherry, that's gonna be developed soon as well.

Um that's my concern if you notice where the inlet is or where Latigo enters to Cherry Lane, and then where the new development directly across the streets gonna enter.

We're gonna have to kind of watch to see what the guy across the streets doing, and then we're gonna have another entrance just uh east of where the uh proposed commercial buildings are, and then when you mix that up with an oncoming roundabout, those cars you you could potentially be stuck there 10-15 minutes waiting for a gap.

Right now, it's it's it's very common to sit there and wait for a gap because the timing of just stopping at a stop sign and continuing doesn't leave enough safe area to pull out in the traffic because the cars coming uh west from 11th and cherry at that stop sign.

Uh especially in the mornings uh and especially in the evenings.

It's just it's very to me, it's very dangerous to to try to get out there and and to blend into traffic.

And if you're trying to turn left, that's that's even uh more difficult to do.

So I'm not opposed to improvements to the area.

Um I was here when uh the proposal for the uh storage facility was turned down, and I actually like um the uh I think that it was turned down at that time, basically because the city council had decided that the area should be more of a mixed use for the entire neighborhood.

This mixed use seems like it's gonna be for that development only.

The dog park is probably gonna be private.

Um I don't see where it's open to the public to go there.

There'll be four or five businesses.

Um none of that area is really walkable.

You can't walk there to I would even I wouldn't even walk to the park down on Franklin and and Cherry from that place because the sidewalks aren't there.

Um anyway, okay.

That's that's my kind of opposition to thing.

I just I'm just concerned about safety and and where all these cars are gonna pile up at.

Okay, we'll ask the questions.

Thank you.

Anyone else that would like to speak for or against or undecided on this proposal?

Do you have anything you'd like to add?

Perhaps a resolution to the traffic in NAMPA all together.

I got it, I got it.

Um presentation just in case we need there's questions.

Um chairman and members of the commission, thank you again for your consideration this evening.

And I really appreciate the neighbors' um concerns with the traffic, and I know that you guys are probably fatigued by hearing about traffic all the time.

Um, and perhaps your staff can talk about a little bit more, but I think that's why the roundabout is um planned for the at that intersection point.

Um again, with the roundabout in mind and the commercial, I feel like we are provoc providing mixed use for this area and sidewalks again through each of these developments, each of these in-filled developments, the sidewalks will be built, and then hopefully they will all connect at one point.

Um, and that takes time depending on timing of the market and when um the subdivisions get built.

Um, but I really drew feel that the roundabout um will help alleviate that corner.

And I did talk to Daniel a little bit because during the neighborhood meeting, people that live to the east were very concerned about their home.

And Daniel said that they're gonna be putting the roundabout um a little further south to avoid that.

So I know that there is planning.

Um he would not give me an estimated time frame.

So um, yes, I gain the shaking ahead.

So I know that it's in order.

Um, and again, this development won't be billed overnight.

So um uh I hope um Commissioner Kirkman that that kind of leads and answers some of the questions.

Um but just to cut a briefly summarize, and I know um you guys want to go home, and I don't want to prolong everything, but we really feel that our application is really hitting the mark for this residential mixed-use comp plan designation, and it just I'm excited about it.

I feel like the open space is so well thought out.

I I feel it's gonna be a complete asset to this area, and it really is gonna be um an asset for this um for this area and for the city of Nampa.

And um, we feel like with the substantial impact fee revenue provided, housing opportunities, and really the connection and walkability.

Um again, I'm super excited to see it built.

Um, and I hope you all are as well.

So with that, appreciate your time and assistance with city staff.

We're in full agreement with the staff report, and would love a recommendation of approval this evening to city council.

And I'll answer any other questions if you have any more for traffic for me.

Um commissioners.

Didn't you state that you guys were placing sidewalks along 11th and Cherry?

So that will mitigate some of the safety from walking on that.

Yes, um, Chairman, um Commissioner Copeland.

Yes, the whenever development is required um built, we're always we're always required to do the infrastructure, curb, gutter, and sidewalk.

And I know that there'll probably be some outlander pieces connecting us to the other subdivisions, but I again over time those infill sites will get developed, those sidewalk connections will get completed.

But yes, we are providing the sidewalks.

Um on our frontage.

Question, thank you.

Appreciate it.

Questions for staff, Mr.

Chairman.

I'd make a motion to close the public hearing.

Second.

Then move by Garner, second by Keyhu to close the public hearing.

All those in favor?

I mean opposed.

Okay, public hearings closed.

Thoughts on this one?

Well, if she can get it at that price point or close to it, she'll have them all sold before they ever get them built.

I know.

So I like the idea.

So keep it close to 300.

I'll bring you lots of buyers.

Found them with like brivalry or something.

I just got a lot of buyers that if they could get that price point right now, they would be buying them left and right.

So Christy, do we have any ideas about future road projects in this area?

We can call Daniel on a cell phone if we need to.

I think he has signal.

I'm not even gonna pretend to be as knowledgeable as Mr.

Badger on this, but I can't tell you the only project a launcher.

We don't have any uh infrastructure projects along Cherry itself in the next five years in the CIP.

Uh there is uh uh inner um another roundabout going in, not uh cherry in Franklin.

Uh but that's about it for the next five years.

Um I do want to note that the development is paying a fair amount of impact fees that will go towards future roadway improvements.

Thank you.

I think uh Mr.

Chair, I think the community is well thought out actually.

I was looking at all the different aspects of the community itself.

Um and and like what Christy said, this is something that we've really kind of been looking for.

There's a good location for that like how the if you're of one of those people who don't like fences, I'm not, but this is a great great choice product and I like the response to the neighboring community putting those big lots on the one side that that was very thoughtful to be able to do that, and you know, creates a nice buffer right by that place every day, and I wonder what's gonna happen to it.

So there are no more.

Mix them with the residential stuff.

If anybody has any feedback on other communities that actually have this and how successful it is, I'm just curious.

I can't think of anything off the top of my head.

I think a fall river a little bit.

Maybe not be exactly, but I think of that little commercial area there with Fall River subdivision.

Morning Sun down in the woods with that little commercial, they've got a little coffee shop.

Dollinwoods on Midland there, yeah.

That's a little bothering shop and everything right there.

So yeah, and the one by Fall River is there at uh Middleton and Linkel.

And it's yeah, Middleton Lake Lowell.

It's got the Long Moors Pizza.

That's kind of right there at Fall River.

But Morning Sun has the St.

Luke's right outside of it, and the dentist office right outside of it.

Seem to be doing good.

Yeah, I think it works, it just takes a while.

What we're looking at here, but yeah, yeah.

Well, the dentist the dentist office is not, and that's right in the entryway to the subdivision.

Right in the entrance.

So yeah, they they can be successful.

I can't think of any off the top of my head that are a lot of space just sitting empty right now.

They're all pretty well full around with dentists, yeah.

With dentists, they've the ones you're speaking of all seem to be located on a heavily traveled or a more traveled intersection or something like that.

So, okay.

I do know that there's one back behind.

I'm not exactly sure which road it is, because I don't know how to get there except for the through the department complex, but kind of across from uh what is it, Treasure Valley Marketplace?

Treasure Valley Marketplace.

There were some apartments built back there, a bunch of apartment houses, and they have a sort of a business area, and it's filled with uh nails and I can't a beauty salon, another kind of a store, and I think there was five or six storefronts, and I don't think any of them were empty yet because I went and got my nails done the other day, and it's there's really n there's a big road out front of it, but I'm actually not sure how you get there.

I know how to leave from it, but I'm not sure.

But you can get there through the apartments.

So Mr.

Chair move to recommend approval of the project that's stated on the screen.

Second.

Madam Clerk, can we have a roll call, please?

Garner?

Yes.

Miller.

Yes.

Daffer.

Yes.

Turner.

Yes.

Keyhoe.

Yes.

Morgan.

Yeah.

Kirkman.

Yes.

Copeland?

Yes.

Fiend?

Yes.

Motion passes.

Thank you.

Mr.

Chairman.

I move to adjourn the meeting.

Been moved by Copeland, second by Keho to adjourn the meeting.

All those in favor?

Aye.

Okay.

Any opposed?

Meeting is adjourned.

Thank you.