Nampa Planning and Zoning Commission Meeting - August 11, 2026

The Nampa Planning and Zoning Commission met at 6:00 p.m. on August 11, 2026, with Chair Miller absent and Vice Chair Garner presiding. The commission considered a consent calendar, three public hearings, and code amendment recommendations. Testimony was heard on a proposed 312-unit multifamily annexation and zoning application, a conditional use permit for eight hounds, and city code changes for accessory dwelling units and starter home subdivisions. All action items were passed unanimously by present members.

Consent Calendar

• Rodney Ashby, Planning and Zoning Director, reported on City Council actions from the prior week: approval of the final plat for Crosswoods Estates Phase One; annexation, zoning, and preliminary plat for Lake Lowell Estates; a landscaping variance for a new Burger King on Second Street and North Side; vacation of a public utility easement on Ida's Center Boulevard for Kendall Hyundai; and annexation, zoning, and preliminary plat for Isa Ridge Estates at 8230 and 8054 Eustace Road (two existing single-family homes plus seven new units). The commission approved the consent agenda as presented.

Public Comments & Testimony

• Annexation hearing: Stephen Brandt of 17252 N. Holbrook Avenue expressed concerns about added traffic on the single-lane Canada Road roundabout, impacts on home values and privacy, and the emergency access point beside his home. A neighboring resident at 6259 East Path objected to the dog park placement near single-family homes, worried about noise from dogs and a sports court, and requested a dense evergreen buffer along the northern boundary.
• Kennel hearing: Supporters included Kelly Cost (1093 W. Bay Street, Middleton), Janet Turn (2101 N. Branding Iron Avenue, Middleton), Jacqueline Townsend (219 S. Canyon Street), Kyle Thompson (10 S. Honey Drive), and Steve Cresswell (59 S. Canyon Street). They described the hounds as quiet, well cared for, and non-aggressive, and said recent complaints followed a neighbor dispute. Opponents included Blaine Leffler and Judy Leffler of 404 W. Lincoln Avenue, who described long periods of barking and baying. The applicants, Mark and Christina McMullen, rebutted that they were out of town during an alleged four-hour barking incident and that video evidence supports their account. Christina McMullen acknowledged initially lying to an officer about the number of dogs, saying she feared they would be taken away.
• ADU/code hearing: No public comments were received.

Discussion Items

Annexation and Zoning: 17245 and 17187 N. Canada Road

• Applicant Stephanie Hopkins of KM Engineering presented for owner/developer Bonaventure. The project would annex two county parcels and rezone them to RMH multifamily. The concept includes 12 two- and three-story buildings with 312 units (98 one-bedroom, 172 two-bedroom, 44 three-bedroom) and a clubhouse, on about 15 acres. The developer placed two-story buildings near the single-family subdivisions to the north and west. Parking would total 654 spaces versus 629 required by code. Plans include a pool, dog park, tot lot, sports courts, pedestrian pathways, and a 25-foot landscaped buffer along Canada Road. The applicant agreed to dedicate 50 feet of right-of-way, widen Canada Road, and install a 10-foot sidewalk.
• Staff: Associate Planner Candice Fry reported the area is designated high-density residential. Nampa Police, based on an estimated 748.8 new residents, recommended funding for 0.9 additional officers and 0.49 support staff. The Nampa Fire District did not oppose the application. Staff analysis showed 3.7 acres of land would be required for the proposed unit count, while 15 acres were provided.
• Commission discussion: Members supported the infill location and stepped-down massing. They asked the applicant to address landscaping, the dog park, and the emergency access. The applicant said the north emergency access would be gated or secured, and they were willing to enhance the northern buffer with fast-growing evergreens and revisit the dog park location. Staff noted the City Council could adopt a development agreement containing those commitments.
• Commissioner Daffer moved to recommend approval with enhanced landscaping along the northern boundary. Commissioner Kehoe initially seconded, then withdrew his second when the motion did not include moving the dog park. Commissioner Turner then seconded. The motion carried on a roll-call vote: Garner, Kehoe, Daffer, Morgan, Copeland, Kirkman, and Turner voted yes; Miller was absent.

Conditional Use Permit: 204 S. Canyon Street

• Christina and Mark McMullen requested a non-commercial kennel license for eight conservation hounds in the RS6 single-family district. They described the dogs as highly trained family animals used for conservation and wildlife management, housed in a soundproof garage kennel, and managed with bark collars, 24/7 surveillance, and regular waste pickup. They provided six letters of support from neighbors.
• Staff: Associate Planner Terry Friend said the CUP is required because the zoning ordinance allows only two dogs without a permit. The use must meet the four CUP criteria. Recent barking complaints were investigated, with no code violations found. The Nampa Police Department records show noise complaints beginning in June. Staff recommended approval with 13 conditions, including compliance with animal licensing and noise ordinances.
• Public testimony included five supporters and two opponents. The applicants responded to the opposition, noting they were gone during the weekend cited for barking and that video evidence shows normal dog behavior. They also stated the officer involved in the June complaint no longer works for Nampa PD animal control.
• Commission discussion: Several commissioners noted the long period without complaints and the applicants' care for the animals. Commissioner Kirkman moved to approve the CUP; Commissioner Daffer seconded. The motion carried unanimously on a roll-call vote. The written decision is effective 15 calendar days after issuance unless an appeal is filed.

Ordinance Text Amendments: ADUs, Definitions, Manufactured Homes, and Starter Home Subdivisions

• Principal Planner Christy Watkins presented code amendments required by Idaho Code §67-6541. The amendments update definitions for accessory dwelling units, dwellings, tiny houses, and recreational vehicles; repeal Chapter 29 manufactured home standards because they are covered elsewhere; adopt a new Chapter 29 on ADUs; and add starter home subdivision standards to Chapter 27.
• Key provisions: ADUs are allowed in all residential zones, one per lot, with a maximum size of 1,000 square feet or 75% of the primary dwelling, whichever is smaller. Owner occupancy is not required under state law. Mobile homes, RVs, and tiny houses on wheels cannot be used as ADUs; one off-street parking space is required with exceptions. Starter home subdivisions are limited to lots generally 1,500 square feet or less, with exceptions for infrastructure and site constraints, and must be on a parcel of at least four acres.
• Staff noted the state code is ambiguous in places and the city may return with clarifications. No public comment was offered. Commissioner Turner moved to recommend approval; Commissioner Daffer seconded. The motion carried unanimously by roll-call vote.

Key Outcomes

• Consent agenda approved unanimously.
• Annexation and RMH zoning for the 312-unit Bonaventure proposal recommended to City Council, with an enhanced northern landscaping condition and a development agreement to address neighbor concerns.
• Conditional use permit for the eight-dog non-commercial kennel approved, effective after the 15-day appeal period.
• Code text amendments for ADUs, definitions, manufactured homes, and starter home subdivisions recommended to City Council.
• All votes were unanimous among present members; Chair Miller was absent.