Planning and Zoning Meeting - Regular Meeting

Okay. Okay. I've got six o'clock. Um, I'd like to start by welcoming everyone to the Planning and Zoning Commission meeting January 26th, 2026. Um, and I'd like to start by welcoming Commissioner Turner back. Good to have you. Glad to be here. Um, I'd like to start with a roll call. Copeland. Kirkman here. Morgan here. Kho here. Turner here. Daffer. Nope. Miller here. Garner here. Six present.

Thank you. Rodney. Oh, yeah. I know. I wasn't ready. My mic wasn't on. [laughter] [clears throat]

Thank you, Mr. Chair and commissioners. Uh, for the record, Rodney Ashby, planning and zoning director. We had three um final plants go before city council uh this last this last week on January 20th. Um and all those were recommended by you and the first one is Ridge View North number one. Second one was Swainson's Hawk Arbor number one and the last one is Grand Central and all of those uh were approved by city council. The next is public hearings. We had an annexation and zoning and comprehensive plan text amendment for Prescott Creek. This is near Ustic Road in 11th Avenue North. And um for future development of 380 town houses and 760 multifamily units in 24 plex um and 80, excuse me, and a really large building. Um so this one was recommended for approval. It was continued though by city council to March 16th uh at the applicant's request. The next one was a variance um and this is for properties just southwest of West Flamingo Avenue and North Middleton Road. And um this was to remove the existing home due to significant repairs needed and construct a new home on the uh lot that was just too large for our our code. And that one was approved by city council. And then um the last one is annexation and zoning for Shadow Creek. This is uh in the northwest of Lake LOL Avenue and South Middle Midland Road Boulevard, excuse me, Midland Boulevard. And this was for

12 buildable lots for single family detached dwelling units and four common lots. And um this one was recommended for approval by you and it was denied by city council. Well, I shouldn't say that. It was it was uh approved with condition that it be reduced from 12 units to eight dwelling units. And then they match the um lot lines, the sideyard lot lines to the ones that are just directly to the to the west. And so that's that's how they approved that one. And that's all I have. Any questions? questions. You have comments, concerns.

Okay, Mr. Chair. Yes. Make a motion to approve the consent agenda. Second. It's been moved by Garner, seconded by Kho to approve the consent agenda. All those in favor? I. I.

Any opposed? Motion carries. Okay. to get started this evening. Um, item 3-2, uh, annexation and zoning to RS7, potential development agreement and subdivision preliminary plat approval for Hudson Yard subdivision, uh, for Bonnie Leighton representing Endurance Holdings and Thomas Murray. Um, has asked for a continuence due to some conditions and requirements um, placed by city engineering, some notes and things they were unaware and unsure of. So they've asked for a continuence um based on those things. So did they say how long they need? Uh yes to the February 24th meeting.

Mr. Chair, I make a motion that we move that or continue item number two to February. So I guess technically we need to open the public hearing on that item. Okay. So, and mayor, if you wanted, you could if you want to flip the order and take care of that now and and move forward with it, you could do that or wait until after 31 and then open it at that point and and make the appropriate motion. I just I figured if we do it this way, then if there's anybody that's here for that item, they don't need to stick around. So, yeah.

Okay. So, we just open the item for that item and now we can That's right. Yeah. Um, yeah. Formally take up the item, open it up for um I guess at this point we would have a staff report, but we're pending more information still, right, Rodney? Yeah, typically we just uh ask for the continuence and then we'll do the staff report at that date when it's continued. We'll take care Yeah. take care of the staff report in the public comment at that time. So, okay. So, we'll go ahead and open item 3-2. Um, and then Commissioner Kirkman, if you'd like to

Yeah. Um, to formally accept the item, he doesn't have to read through that and then open it. Okay. No. No. All right. 24th, you said? Yes. February 24th. So, I'll restate my motion that we move uh action item number 3-2 to February 24th, 2026 or continue continue to February 24th. [clears throat] Okay, it's been moved by Kirkman, second by Copeland to continue this item to February 24th. All those in favor? I.

Any opposed? Okay, motion carries. That item will be moved to the February 24th, 2026 meeting. Okay. So, we'll open uh first if first I'd like to thank everyone for attending tonight. Um you your attendance is important to us. Um some things have been stated on social media lately that I've been aware of that uh I don't know basically make it look like we don't care what you say. And that's not at all true. We do listen to every single testimony and read every single thing that has come across our desk, usually more than once. Um, we are given the staff report um and all these notes last week and every one of us go through them in the evenings when we're home from work. So, it is very important to us and I want everybody to know that we have read the staff report. we go through and highlight, make notes, and we have to look at it from a lot of different perspectives, not just the people who live close. So, understand that we do care. The reason that we're here is to make Nampa better. Um, and I understand that that's why you guys are here, too, because you want to see it be positive and good down the road, too. So, we appreciate you. I hope you can appreciate us, too. Um, with that said, if you haven't been to one of these meetings before, um, the way it works is we'll get the applicant to come forward. Um, they will have five minutes to tell us about what they want to do. Um, then we will turn the time over to staff. They have unlimited time and then we will open it up to public testimony. Uh, we ask that when you come up to the mic, um, give us your name and address for the record. You have three minutes to speak. Once you've spoken, that's it. So, if you think of something after you sat down, maybe ask the person sitting next to you, hey, go ahead and ask this

because once you've had your three minutes, that's all we can allow. Um, also, the meeting is being recorded. So, anything you say in the audience is picked up by the mics. Um, so anybody who's listening online, those the background noise from speaking in the in the audience can make that inaudible sometimes. So, we ask that you respect the people at the mic and then we'll do the same for you. So, um with that said, we are going to go ahead and open up item 3-1, annexation and zoning to RD at 21102 South Midland Boulevard for Jennifer Reynolds is the applicant here.

I have my contractor Okay. Yeah, we'll we'll get staff to look into it right now and see if they can help. [clears throat] Sorry, Mr. Chair. Quick question. Is he struggling to get in the front door or struggling to get on online? Okay. [laughter]

Sorry. So, um, no, he he intends to join via teams because of just complications within his home in the hour that it is at. So, um, so that being said, my name is Jennifer Reynolds. Um, my address is 21102 South Midland Boulevard, Nampa, Idaho 83686. And I'm petitioning the committee today for annexation into the city. Um, presently my parcel resides within Canyon County. Um, I am surrounded completely by the city. Um, in order to split the property like I intend to to build um, further housing on it, I have to be part of the city. Um, it is already um, set in uh, the future planning for medium residential. So, I'm requesting that I can come in as R six. Um so medium residential with the ability to split um and the future plan is to build fourplexes. Um we'll split into six parcels and build a total of allowable 20 units on those. Um and the first phase will include keeping the present home that is on that property and building on the remaining of the parcels after they're split. And then um phase two will be removing the present home and building the last complex there. So um I don't I don't know what else to say. I've never been to one of these. So that's fine.

I don't know if there's any other information you need from me or Anybody have any questions right now? One question. Yeah. You you said your RS6. Um yes, we're requesting to come in as a R six. Originally I was planning an R4. They told me the correct way to do it would be an R six when I was filing with the planning and zoning. Our agenda says RD. Do you know how it was advertised? Rodney, Mr. Chair and commissioners, let me let me look at that and see which one it is. I have the filing paperwork here too is R six for what they

or I don't how big of a deal is it if it was advertised as something else? Preston, to use a classic legal phrase, it would depend. [laughter] It depends. Um, public notice is to provide just that to the public of what the intensity of the use could be in that range. Um, as you and the public may be aware, uh, a zoning can have a certain range of uses, right, that are authorized. And so that is a very crucial piece of a public notification is that what the request is was also notified for the public. So we'll wait for comment on how it was published and noticed.

Yeah. I don't want to make a mountain out of a mole hill, but I also totally right. Well, throughout the staff report, it's referred to as RD, Mr. Chair. Yes. Um, the RD zone is what uh was was advertised to the public. So, I'm going to look back on the application and just see what they had recommended. I also thought I heard um the fourplexes. Is that correct? They they would be um attached at one wall. They'd be a full unit as of themselves with um residing uh parking underneath it. Um so, [cough] [clears throat]

They would all sit on their own lot to be individually. Okay. [clears throat] Um just depending I think we need to hear the staff report. Um because depending on exactly how this is laid out, the RD zone might be the only way to accomplish that, right? Um but let me uh quickly check on the application and see what was submitted on the application. [clears throat] and you're good to sit down. We'll call you back up when we're ready for you. And then should we should we let Damian proceed or what do you want to

Mr. Chair? The application also listed RD. So I I think there might just be some confusion about what RS6 is versus RD zoning. I think it's it was applied for that way. It was advertised that way and it might be the only option for them to accomplish what they're suggesting. So, I would suggest we move forward with Damian presenting the presentation. Okay, looks like you're up, Damian.

Thank you, Mr. Chairman and commissioners. One second. Thank you, Mr. Chairman and commissioners. Damian Snodgrass, associate planner. All right. So, the requested action item that we had was for annexation and zoning to RD2 family residential um with the associated rightaway with a development agreement for 21102 South Midland Boulevard. The original concept was for a future subdivision into six lots um maintaining that single family home and doing a town home style development. While this is an annexation, it is not coming in for a plat. So there's no actual platting of those lines or develop division at this time. It is just for the annexation of the land. So some of the property details currently this is within the county under the MDR medium density residential residential designation. To the north we have RD zoning two family residential where it is entitled for forplex units. Um to the west we have RS7 single family. To the south Canyon County parcels that are undeveloped and to the east we have the RA and some more of those county subs. The history is that there was a pre-lication meeting held on January 2025 um discussing the possibilities of development for 4-unit

town houses and there are utilities available to the property. Currently the RD2 family residential is one of the permitted zones under the future land use map under medium density residential. Within the vicinity there are some commercial districts um single family residential and some multif family units that are entitled Here [clears throat] are the applicable regulations for annexation and zoning. We'll cover those in the findings and [clears throat] the applicable regulations for the RD chapter where two-unit town houses and 3 to four unit town houses are permitted. Here were some concept plans that were submitted by the applicant. Um these are provided. However, these have no bearing. A subdivision plot would have to come before the commission at a later date to discuss and go through the qualifications of code um and be analyzed by staff. All right. Highlighted in yellow, there will be a couple things that were some mis typos for me on my end of the staff report as well as some additional information that we wanted to add in. And this is a property analysis portion of this. This is some of what could be done on the property if it were to come through as a plat. So it's a little bit of a preliminary before a plat actually comes in on what could actually be done with this parcel. So under the MDR designation that you would need 2.51 to 8.01 dwelling units an acre in gross density. Um so we'll calculate the total area that is being able to be developed and we will divide that by the number of units going on that. Um looking at the property right now there's currently 1.66 acres of land. When you subtract the rideway that will need to be dedicated, it leaves about 1.53 acres of buildable space. Calculating the density at 8.0 dwelling units an acre, um the max amount of units that you could put on this parcel is 12.2 dwellings. So

rounded down to meet that um would be at 12 dwelling units could go on this land just by lot size. um that doesn't take into consideration things like parking, internal roadways, frontage improvements, and landscape buffers and things of that nature. This is just kind of how we would do an analysis of it to see if a plat would meet code in the proposed townhouse development that would come at a later date. Parking regulations on that would be two per dwelling unit as well as 0.5 per dwelling unit for guest parking. And this would have to be in a separate location. So, while in theory 12 dwellings could be platted, um it doesn't consider any of those other requirements. So, most likely it would have to be less unless it is able to just fit perfectly with all those being in nature. Um so, there's just some facts about that that we wanted to add in a little bit later to provide like a preliminary analysis of that. For correspondence, we received a couple comments. For these general comments, engineering has provided things along the lines of wanting to provide public road access, um dedication of ride ofway, frontage improvements, a traffic impact study at a later date, um and the utilities, uh engineering has requested a development agreement to obtain that ride ofway and have some of the conditions that they will need um before this comes through at platting and some of the Other agency comments is from Nampa Fire District. We received just general access and fire water supply comments. They'll have to re-evaluate this at platting. Um Nampa building department wants uh the original structure to have a demo per permit pulled and uh to meet the regular building codes of title 4 building regulations. Code compliance sent a request to satisfy the weed removal on the property, get the property cleaned up. Nampa long range planning um based

on their analysis that this property would be in conformance with the comprehensive plan. We did receive a late agency comment and that was from Boise Kuna irrigation district. Uh they provided comment on the necessity for more information to calculate the impact. Um, this is a comment that we would normally take at time of platting and more of that impact will be able to be evaluated if this application were to come back through as a preliminary plat or a short plat. Here are the staff findings for annexation. So that all private land owners have consented to annexation. We received an affidavit. So staff found this to be met. The property is contiguous to city limits or be enclaved by other properties. So annex it is contiguous to the north as well as to the west. The NA comprehensive plan includes area of annexation. This is within the NA area of impact. Um it is under the medium density residential. Um I got this wrong in the original staff report. So I'm presenting it to you with that proper medium density residential but it is under that comprehensive plan. And when applicable for annexation of roadways, all partially highways lying partially wholly to be annexed with a continuous parcel unless by express agreement with the highway maintenance district. Um this is under that memorandum of understanding between the city and the Nampa highway districts. So the applicable regulations for zoning are that the proposed map amendments is are would be in harmony with the city's currently adopted comprehensive plan and comprehensive plan land use map. that the proposed map amendments is or would provide for a proposed use or set of uses that would be at least reasonably compatible with existing and adjoining property uses and that the proposed zoning map amendments is in the interest of the public and reasonably necessary. And so the mixed unit the mixed unit um portion that was originally in the staff report isn't super applicable to this. So, I took in the medium density residential out of the comprehensive plan which talks about single family,

detached homes, duplexes, and town homes is something that they're looking for under that comprehensive designation as well as the code for the RD zoning district. In the findings, the comprehensive plan is compatible as defined as the visual relationship between adjacent nearby buildings and the immediate streetscape. Um the 2020 2040 comprehensive plan defines this as a residential area. It's current need for housing in a city limits and there is a projected need for housing within the city limits. The 25 foot landscape buffer is required at Midland along the time of platting. Um and with that there are city utilities available to the property. Traffic frontage improvements will be done per city code at time of development and the townhouse buildings of three and four units will be under design review by the city at time of development. So in conclusion, staff found this to be in conformance with the criteria stated for zoning. Here are some of the recommended conditions of approval. That any on-site wells proposed on the property shall be abandoned or removed in accordance with local and state regulations. that the property be annexed into the Nampa Municipal Irrigation District. That the applicant owner shall comply with all city codes and policies and standards, including those necessary building permits. That the developer shall construct the frontage improvements along South Midland at time of property development. That the developer shall coordinate with the NA Engineering Division regarding any traffic requirements. And the developer shall coordinate with an Amberian irrigation district about rerouting that heron lateral canal. The developer shall enter into a development agreement with the city for the project with the conditions added to the development agreement of the dedication of that 20 foot 5-ft rideway and that phase two of the project which removes the existing home. Um and the developer must resolve all the open code compliance issues with those weeds as

long along with all any that the commission may recommend. Here are your potential motions. I'll stand for any questions, Mr. Chair. Yes, Damen. In the the late agency comment was the irrigation district, right? Did that say Cuna? Boy, [clears throat] that is uh within the Boisee Cuna irrigation district. Uh that is there on the southwest corner of of Nampa. Yeah, I just saw in his the conditions it had Nampa Meridian irrigation, I think, listed, right? So I I just check

the the letter says that the heron lateral is a napper meridian facility that right I assume it's right correct okay question I I have a question um so Damen I was looking at this and I know this that I know that she's just here for annexation but she did include these concepts one and two and from the sizing of that neither of these concepts would be would be uh approved. Correct. There isn't enough land there for 16 units. That is correct. Uh even

I just wanted to make sure that that I was hearing that right. Okay,

Mr. Chair, maybe I can just report back on a little bit of research I did while while you were talking. Um, so the the application was originally for an RS zone. However, when it came in to staff, they uh worked with the the applicant and said the RS zone doesn't even allow uh town houses up to four units. And so it wasn't a possibility. So in conversations with the applicant, they changed that to RD. And um and then so I I think it was just a little bit of confusion over which zone it was, but RD is the one that was um was discussed. It was the one that was advertised and and it's the one that the only possible one that they could go with to do four unit town houses.

Okay. Thank you, Mr. Chair. Yes. You can tell me if I need to save this for our deliberation, but I'd like to ask either Damian or Daniel. Looking at this piece of property, that canal basically bisects it. And if that has to be an easement, how do they even use half of this lot? It is not uncommon for canals to be rerouted with development out to the exteriors of the property lines. So they bury it and run it along the edge.

That that is often times what happens um when a ground is developed that has a irrigation canal or lateral on it. Thanks.

Okay, we'll go ahead and move to the public hearing portion or the public testimony portion of the meeting. Madam clerk, do we have a signup sheet? We do uh just one Janna Fed Fedinger.

Yeah. Yeah. I only have the one. Yep. You're good. Nope. You're good.

My name is Jill Hallows. I live at 603 West Crimson Loop in Nampa. Um, last year I attended citizens academy and I was able to go watch the planners in action and they helped us learn about planning and I have to tell you that I have great respect and admiration for what you do. As I saw this proposal come up, I thought, "Oh, I think my admiration is waning." Because this made no sense to me at all. I I travel that way all the time to go to, you know, I live off Locust there, off Midland and Locust. This pro this proposal, although I'm all for infill because I'd rather do that than sprawl, um, is a little unbalanced with the neighborhood that exists. Um, I would like to see things kept to RS and and keep the density down. This property is really close to the Greenhurst Midland intersection. And I can't imagine with the proposed number of homes that were originally requested with like 20 units, that's putting a lot of cars in a a small area right next to an intersection. I'm really concerned about the safety of that. It's also going to impact the other neighbors like Sands Point. People try to get out into the the traffic and if there's that much traffic going, they'll they'll never get out of their their development. So, I'm really worried about that traffic. I was really happy to come tonight and learn

that um it's kind of been talked about to go um lower density. Not lower, but what do you call it? Mi middle of the road density. Thank you for that because I I [clears throat] could maybe see duplexes there, but forplexes I I can't see that. So, please keep a lid on how big this gets in that bad spot. Thank you. Thank you.

Anybody else? Is there anybody else that didn't sign up that would like to speak for against decided on this proposal? Okay, come back up and maybe answer some questions. M.

Okay, questions. Can Mr. Chairman, I have one question. If the annexation is granted, um, do you still want it if you know that the plats that you turned in are not are not going to be approved in the future? There's not going to be 16 units. Um, we're originally told in my very first meeting with planning and zoning 20 units. I'm not worried about the unit number I want to annex in. I want to I've already discussed with Nampa Meridian Irrigation District um rerouting and burying that canal um to the edge of the lot and so whether that ends up being 12 units or 16, you know, whatever that I I'm not worried about the number there. So,

thank you. Any other questions? No. Okay, I guess that's all. Thank you. Make a motion we close the public hearing. Second. Been moved and seconded to close the public hearing. All those in favor? I I. Any opposed? Okay. Public hearing is closed. Discussion for annexation, right? Yeah. Surrounded by Nampa.

Yeah. So we will see the plaque come before us at a later [clears throat] date. So we make decisions on that at that time. This is just simply for annexation. So yeah, Mr. Chairman. Yeah. Can I ask a question? Hey Rodney or Damian or the project just to the north of that that's RD that's basically a development with nothing built on it yet. What do we know what the status is on that and what was slated for that? So, I can talk about what was slated for it. So, I'll go back to It's all fourplexes. It's already went through design review. It's entitled. Um, it's not built out yet, but all the paperwork and ground work on the city side's done with the exception of pulling building permits.

Yeah. Um, but but it was roads are in forplexes. Forplexes. Thank you. [snorts] I mean, it seems less dense than that one, doesn't it? If you just look at how many Yeah. units they fit on that lot, much less, [cough] [clears throat] you know, they've they're compliant with the comprehensive plan. You know, that's why we have that plan. Y it felt too dense at 16, but if we were only allowing 12,

I mean that's what code would allow is 12, right? So yeah. And once they fit in there with their [clears throat] like said the easements and with the open space that's going to be required, all that stuff chew up some of it. Yeah. Yeah. Like I said, this is for annexation, right? Sure. That will come. Mr. Chair, I'll go ahead and make a motion. If there's no other discussion, I move to recommend approval of the project as stated on the screen with those recommended conditions and proposed findings. It's been moved by Kirkman, second by Kho to approve this item. All [clears throat] those in favor? I I.

Any opposed? Okay. Motion carries. Move to item 3-3. Annexation and zoning to RS4 and RX RS6 and BC zoning districts at zero Franklin Boulevard with corresponding road and canal rightway potential development agreement and subi subdivision preliminary plat approval for highline estate subdivision for anyway is the applicant here didn't want to butcher it so

all Thank you, Chairman Miller. Can I lift this up? All right. Thank you, Commission. My name [clears throat] is Connor Lindstöm. I'm with KM Engineering, uh, 5725 North Discovery Way in Boisee. Uh, here representing the property owner on Highline Estates subdivision. So, this is an annexation, zoning, and a preliminary plaque that we've submitted uh to the city. Um, we have included a traffic impact study with our application that has been accepted by the city. Um, here you can see a vicinity map on your screen of the property in question is just over 93 acres. Um, we're just north of Ridge View High School or Hawk Elementary um on Lynen. Franklin Road is on the east and Madison Road on the west. There's also a um as you can see a large ditch that runs through the middle of the property. That's the uh both the 15-mi creek and the Highline

[snorts]

uh feeder canal, hence the name Highline Estates. So that circumnavigates the property and kind of cuts it in half, but it is technically all one large parcel. That's the Pioneer Irrigation District that owns and maintains that. So here um you can see this property um outlined in yellow there is within the highway 2026 specific area plan um that the city has adopted. They're looking for um residential mixed use so mix of single family um you know they're looking for live work commercial there's a wide range of different uses that can go within this area. Um we are proposing um three different zones a mix of single family um you know housing districts as well as a commercial district. So on this next um slide well here I'll go forward and then come back but we have the RS6 um up in to the north and that that area is more of our um our larger lots. These are going to be average around 6,800 ft² lots ranging from about 62 to 65 ft wide. Um we're looking at 3.55 dwelling units per acre in that brown area. Now as you move to the south across 15mi Creek and then to the southeast there um actually on the north side of 15 Mile Creek over there, that's the RS4 zoning district that we're proposing. This total acreage is about 66 acres and you're looking at a dwelling um dwelling units per acre at about 4.48. So, a little higher density as you move to the south. These lots about 4,800 square ft. Um roughly 40 to 50 ft wide. And so then we have in the uh the southwest corner at the Madison and Lynen intersection BC zoning district. So this is a commercial

area. Um it is eight just over eight acres for the zoning but the lot itself after rightway dedication takes place is um just I think it's just over 6 acres um yeah 6.5 acres after dedications take place. [clears throat] I'll go back to this slide here. So this is the existing zoning map and those areas outlined in yellow and actually that small parts of there is in blue is BC. So this is all annex property in the city of Nampa. We have a range of RS8.5 and [snorts] RML down to RS4. And then directly across the street to the south is the high school that has also been annexed and zoned. Those areas that are not um highlighted in color, those are still in the county as is this parcel. Moving ahead. So, this is a a rendering of the proposed layout. Um, in total, 355 buildable lots. Um, [snorts] as I stated before, we have the RS4, RS6, and the BC. Within the RS4, uh, there's 244 lots and the RS6 111. We have multiple access points proposed uh, with this project. We have a few over on Madison. I believe three in total on Madison. Um yeah, one, two, three there. And then we have one to the south on Lynden and then one to the east on Franklin. There will be some rideway dedication that has to take place. And as outlined in the TIS, there are some turn lanes that'll need to be provided. And um the the intersection of Franklin and Lyndon needs to be upgraded as well. and uh Daniel and his staff report and his conditions um made sure those are conditions and the overall staff report for this development and we are

amendable to all those conditions of approval moving forward. Um as part of this application we are required to have at least 15% open space which we are meeting. We're providing a couple different amenities here. So we have a tot lot pavilion and seating area on the southwest side of the canal and then on the east side we have another pavilion and seating area as well as some open space. We have various pathways connecting throughout the development. Um the main pathway will be along the canals a multi-use pathway that'll go from you know the south to the north. Then our hope is to have a bridge across that canal. Um, we will have to work with the irrigation district to achieve that, but that is our hope. So folks can get from, you know, the the north side of the development, they can walk across to get to that top lot and then further down to the commercial area. So it's one cohesive development. [snorts] We do have a phasing plan proposed with this. Um, right now we're showing six phases in total. Um, roughly 60 lots on average in each phase. Our first phase would be centrally located and and this will be all dependent on sewer and water service but as we're showing it now phase one would be more centrally located. Um that does include the top lot and pavilion area. So I know that's um some feedback that often developments get where they you know shove all the amenities to the end. Um having that uh amenity in the first phase I think would be beneficial for those early residents to the development. And here's some conceptual building elevations. Obviously, these are conceptual, but these have been taken around um the area. Um the the hope is to have a wide range of housing types going from smaller um singlestory homes

on up to twotory homes. Um and like I said, this is conceptual, but this gives you an idea as to what the [clears throat] development could look like. There are [snorts] no builders um planned at this time. Um the goal is to get through you know these applications um before we can move forward with final plat. So that's all I have for you. If you have any questions fire away. I got I got one. Um I noticed on the ITD report that they said that there may be some with the proximity to 2026 that there may be some this something necess needed to be done up there for traffic after they review the traffic impact study. It doesn't sound like they've got it yet.

Are you aware of there might be something up there that you have to do with ITD? Yeah, Commissioner Turner. So, I did speak with ITD on the phone. Um I can't remember um her name. It's a new gal that's over there, but she said she didn't have any concerns with the project as a whole. Um she had just they have some new turnover ITD and um she was delayed in getting uh the the TIS, I guess. So, she just said they need further analysis of that report before they can give us clear guidelines as to what they might require. Given the distance from Highway 2026, I would be surprised if there were any um you know improvements required, but who knows?

Just want to make sure you've seen it too because it started having to do something on 2026, it could get really expensive. Absolutely. Absolutely. Mr. Chairman. Mhm. Um, can we go back to the slide that had the pathways that I'm Say that again, sir. I'm asking whoever's got the He does. Oh, which which slide [laughter] slide before this one or after this one? Yeah, that that's fine. Um, on that upper left hand rendering, yeah, it says multi-use pathway. How is that going to be constructed over the over the uh canal?

I I wish I knew the answer to that, sir. Um at this time, you know, that that is a goal of ours to have that pathway across the canal. We don't know how it'll be constructed, but the property owner would like to work with Pioneer Irrigation District to make that happen. Um, we would hope that maybe that could be something required in the development agreement um to have some sort of pedestrian pathway across there, but obviously it's not our jurisdiction or or the property owner's jurisdiction is pioneer irrigation district. So, but the irrigation district doesn't prohibit you from building a pathway across their Well, it's it is an easement, so they absolutely would have to sign off on that um to achieve that kind of construction. Would you tile it and then just cover then level it to the ground?

Yeah. And and that is an option. I I know um with this application there is a flood plane development permit that'll be required. Um this even though it is a canal feeder um there's also the 15-mi creek. So this area is technically within a flood plane. And so we have to do a flood study um to determine that area that can or cannot be developed and potentially have to add some grading and and fill to the site with the conditional letter of map revision. So through that process um there might be some alteration to the the ditch itself and at that time perhaps there would be construction that could take place for the pathway. But once again, this is more preliminary u more conceptual in nature and a goal of of the property owner in the development.

Here I have one more question come to think of that. Um because it is in that that flood plane, are you going to make sure to bring up those houses that are going to back up to that high enough that you can get away from the flood insurance so the property owners don't have to be stuck with that down their own?

Yeah. Um Commissioner Turner, so um there's a couple different options that we've explored thus far. Obviously, we're still doing a flood study. Um we have a consultant working on that. But yeah, you could bring in Phil to lift um these properties out of the flood plane so that they could avoid having to pay flood insurance. The other option is uh we have and I'm sure Daniel can speak to this further but I believe it's upstream or or downstream rather to the north there is a the crossing under u Madison I believe is not up to standards and so a lot of this flow you know during a flood event cannot navigate through there like it should and so I think there's some other improvements that could take place to alter the flood plane and bring it back within the canal So, we're still looking through that and we'll have to provide a flood study and go through a letter map revision with FEMA to achieve that.

Other questions? Okay, we'll call you back up. All right, appreciate it. Okay, Rodney.

Thank you, Mr. Chair. Rodney Ashby, planning and zoning director. Um, the applicant has shown a lot of the same material that I was going to show. So, I I'll probably just skip over a lot of it. Um, please let me know if I need to slow down here, but uh the original concept, uh, 355 single family homes, 33 common lots, and one commercial lot. And you've seen this, uh, already. Um, you've seen those. Um this one um I' I've asked Daniel to to be here to talk about traffic and then also I've got another slide about ingress and egress. Um so he's going to speak to that and I'll jump back on.

Mr. Chair, commissioners, um the the applicant was correct. We have reviewed the traffic impact study. Uh there are just a couple of uh mitigations that are triggered by the development. Um those being an eastbound right turn lane into two-way left turn lane on or a left turn lane on the uh north approach of Lynen and Franklin. Um and then that turn lane, that two-way left turn lane would extend up to their site access um heading north on Franklin. Uh so those are the project triggered improvements. The traffic study does identify other improvements in the area that are background traffic issues not generated or not triggered um by this development but are there based on previous developments and other just general growth within the area. Um in addition talking about the um access and layout um they will be required to do to dedicate rightway for both all three of their frontages. So, Lynden, uh, Madison and Franklin. And for the collector roadways, Madison, uh, they will have to do full widening. So, curb gutter sidewalk pavement widening on Lynden and Franklin. Um, they will have to do their sidewalk improvements or side path, that 10-ft side path along there, do borrow ditch improvements, and then any turn lane improvements that we talked about. Um, but would not be required to do full widening, and that's based on city code. Um the uh the other comment that I had on access and layout, their uh collector road that they are placing at the north of their project um has there's a house in line with that. And so with previous applications we've worked with um to shift that to the north at their west or

at their east boundary. And so they will need to make that modification um to the plat, but it's not significant and doesn't impact any of the lots that they would be proposing. Um for the flood plane uh analysis, that is something that they are required to do by code. Um the other um flood studies that we've had come in on the 10 mile and the 15 mile, uh they have been able to adequately um identify the improvements that are needed. He is correct. There are some improvements at the uh Franklin crossing uh that another development Halam Heritage will be addressing. Um that will take care of issues there with the flood plane. Um this is an unnumbered Azone. So it has general area of where the flood plane may be but that's why they have to do the specific flood study to identify exactly where which lots will be affected and um address that through the final platting process.

Thank you.

All right. So just a couple of project details. um is currently is zoned agriculture in the county um zoning map and um in Nampa comprehensive plan it's designated as residential mixed use. You saw that it's also in the uh North Nampa um 2026 um specific area plan, but the um what they've proposed con uh is consistent with that plan uh for residential mixed use. the the land uses that they've proposed. Um so surrounding zoning, you can see the zoning here. Uh to the norththeast is Canyon County A Farmland owned by Silverstar Development LLC. And I'll I'll show you some applications [snorts] we've received for um pre-application meetings. just meaning the these are um meetings that they can hold with with staff to explore development of those properties in the future. And so I I'll [clears throat] share that in just a minute, but existing is is a uh to the west is Canyon County a farmland large lot single family silver event center um and material storage. To the south is RS 8.5 single family residential, Ridge View High and Warhawk Elementary School. RS6, single family residential, Ridge View North number one, single family detached residential. And to the east is RML zoning, that's limited multifamily residential. That's for Halum Heritage number one. And those are for town houses. And then Kenyon County a farmland large lot single um single family residential as well. Um the history I probably don't need to cover too closely but here's um sorry

I've got a screen not letting me see it. So to the east there is that Cherry Grove um single family PUD subdivision that was approved in 2022. Um then we had Okay, well my screen is frozen. There we go. Um 2023 Halum [clears throat] Heritage Mixed Use and MPC is a pretty large development. And then 2023 also resting Rock single family homes for annexation were denied. And that the [clears throat] reason that they gave was because there was no commercial which was um inconsistent with what the specific area plan had said [clears throat] along 2026. So because there weren't the commercial that was provided that was denied. Um in December of 2024 there was a preapp for single family homes on this lot. And 2025 uh Ridge View North single family and townhouse subdivision was approved. And then um in November, just a couple months ago, there was a pre-application meeting for single family homes on these two lots. So, a lot a lot of interest in this area. Just want to give you the context of that. utilities um in you've got those in your your staff report, but there's utilities in the area primarily to the um well, you can see there 27in sewer trunk at the intersection of Madison and Lynden, a 21in sewer main in Lynen Road, and 18inch sewer main in Franklin Boulevard, 12-in water man in Lynen and Franklin, and a 12-in pressure irrigation main in Lynen and Franklin.

uh you've seen this but just the the staff analysis of this total uh acres for the subdivision is 93.75 acres. So sometimes there's a little confusion from um the general public seeing these advertised for a certain acreage. Um we for the subdivision it takes out the the right of way that's dedicated. So, there might be a little bit of a different number that some people have seen, but 93.75 for the subdivision, one commercial lot at 6.5 acres, uh 29 common lots, um plus the four common driveways equals 17.20 acres, 355 residential lots at 44.74 acres and internal public roads at.21 acres. the qualified open space totaling 15313 acres and that's 16% of the site and then total residential gross density of 4.14 units per acre. Um the uh the zoning in this location for um RS is a permitted use for um single family dwellings. This is the plaque that's in your packet. I'm sure you've seen that. Um, here are the lot sizes and the minimum widths required. Um, generally they are in compliance with this. However, I just want to make a quick note that there were I saw two um two lots that were exceeding the 8,000 square ft um maximum for the RS4 zone. So they'll need to correct that uh in order to comply with code. Um both of those situations they were next to open space. So it probably just means a

little bit of an adjustment on a property line to add a little additional open space and they would be flying that way. Lot sizes within the RS6 zone. The proposed lot sizes range from 6,358 to 9,799 square ft. And um that is within the the range for RS6. Um the density, as I've said before, 4.14 dwelling units per acre. So that's right in the middle of that medium density residential. Um lot width and depth. All lots proposed meet the lot width and depth required by city code. Uh this is the the the landscape plan. Um and they've highlighted the areas that are are being proposed for the open space uh qualified open space requirement. And again, it's at 16% with the additional uh amenities that they've highlighted. 25 ft landscape buffer is required along Lynen and Madison Road for residential portions of this development and a 20ft landscape buffer is required for the commercial portions of the development. Um, parking will be assessed at the time of the the final plat, but they'll need to comply with this code, which is two two per dwelling unit on a single property. And, um, comments um, engineering comments on the plat combine the street. We we've heard that the property is located within a defined flood plane. I think we've heard that, too. They'll have to go through that flood plane um, analysis. uh the study, excuse me, the flood study, uh Nampa Forester made several comments about tree species that will need to be revised and and resubmitted. Um [snorts] and then pri provide a list of minimum of five trees to be selected for the for

the locked trees. Uh that's just because we get a lot of um trees that just have diseases or don't do very well in our in our area. And so that's an encouragement to use the appropriate type of trees. Nampa Police Department gave their analysis. Um they indicated that when this is fully built out, they will need 1.18 additional officers and 62 additional support staff. Um just a note there. I I think this sometimes is confusing because um it almost sounds like if if the development is approved then we um don't have a funding source to cover this expense. But what what we need to keep in mind here is that subdivisions pay impact fees which can't go to um to police officers but it can go to equipment and facilities. And then second of all we have taxes that um are acred for the development as they occur. So um it's inappropriate to say that new development doesn't pay for itself. Um, I know there's some confusion about that sometimes, but um, taxes currently cover the um, the police services. So, property taxes right now go 100%. Could go to to police uh, services that we provide in the city. So again, just a reminder that as buildings come in, they get on the tax role and we start collecting taxes to provide these kinds of services uh to these um to these departments. And then it's a city council decision as to how to budget those needs. And that's what they're doing here is they're just providing some uh context for when they request

additional officers at budget time to say, "Hey, we've been telling you all along as growth happens, we need to have additional officers." And that's a city council decision. I hope that's clear. Um again, it's just sometimes really confusing. uh the closest police department is 5.5 miles away and uh they indicated in their comments that often the police officers are patrolling and they're going to be closer than that at the time of a call. um NA longrange planners uh they indicated that the project appears in compliance with the NPA 240 comprehensive plan and the associated future land use map and um I talked to them about that specific area plan as well and they they said that that's accurate. Um, Valley View School District made comments. Um, if approved, students living in the Highline Estate [clears throat] subdivision would attend Warhawk Elementary School, Summit View Middle School, and Ridge View High School. And then they expressed concerns that the school district isn't keeping up with the approved growth that's happening. Um staff note several projects the school district listed as being approved by Nampa were actually considered by the city of Caldwell and at least one was denied by the city of Nampa. So it's it's complex. Um this and I know this is tough. Um you have to balance the needs of the school districts um regardless of what city the the students are coming from. But it is complex and sometimes they're looking at data that um may not be exactly accurate. So they listed again one of the projects I looked at was just it was denied and so it's not on their list of projects or it shouldn't be on their list of projects that are coming to that area.

Um okay so this was a little bit complex too. uh Compass, our transportation metropolitan planning organization, um they analyze these projects and they give a like a score sheet. you saw it in your staff report. And um then they rate how good the project is um according to certain criteria and some of those criteria are based on is there infrastructure in place to serve this property. Well, if you're going out to a agricultural property with no development on it yet, the well the the rating for um you know pedestrian connectivity is zero because there's no there's no development, right? And so I I struggle a little bit with these because they're not they're not designed for um new development. It's more like existing development. Does it make sense to redevelop this property? Um, however, it's it's in your packet and I've provided all of that detail and a kind of a summary here. Um, I'll just go over their fiscal impact analysis. It stated that um the city and the school district will break even with costs to service this new development within 7 years. Um, and this is just my comment. The taxes collected from the properties will cover the expense of providing new service services and facilities to the residents. Um, and that's again that 7-year window. That's what they have indicated. And then, um, parks. Um, they made a comment about it not being a good location because of not access to public schools, but there's a high school and an elementary school across the street. So, I I don't know. I I I need to work

with them and try to figure this out because it doesn't seem accurate. Um so I I I'm committed to to talk with them and just get some clarification on why why these comments are the way they are. Um I did express my concerns about these types of comments in the past and they they agreed that other communities have expressed similar concerns and that they need to relook at this. So I'll keep working with them. Highway District number four um listed several comments. First, city shall assume maintenance of Madison Road between Lynden in 2026 prior to commencing construction of these utility extensions. Number two, the existing Madison Road asphalt is in fair condition. They give the the rating for that. Um the pavement and base sections of the roadway shall be replaced full width following utility work within the roadway. Uh again, a lot of these comments are just according to our agreement already in place. So, because we have an agreement in place, when they cut into the roadway, we're going to require that they make the improvements. Um I didn't see anything significant that I need to point out in detail except to say that we have those things in place. And if you have any questions, uh Daniel is ready to respond. [laughter]

Um oh, excuse me. Uh the last one is just a traffic impact study shall be conducted and and again just for all comments related to traffic they whatever the traffic impact study says they have to do that's what they have to do. So it'll address the ITD comments it'll address highway district 4 and it'll address our comments from the city. Um again there's transportation department Nampa Fire District outlined at their um 3 point let's see yeah 3.1 miles from the Nampa Fire Station number three with an approximate response time of 5 minutes which is in within that range that they'd like to have and then one additional firefighter position when this is fully built out will be required. Uh Nampa Engineering I've already talked about the utilities there. um their conditions of approval. Those are all in your packet, but address those all those concerns that he's brought up. So, I'm not going to spend too much time there. I just included all the conditions from all of the different agencies. You can see those here. Um and I indicated that they need to revise that um that plat um to to make the lot size appropriate um for the zone. And here's the proposed findings. Um the the property owners have consented to annexation. The property is contiguous with the city limits and and I've indicated where it's contiguous. Uh the NA comprehensive plan includes the area of annexation. It's in our impact area. It's on our future land use map. when applicable for annexation. We have that agreement in place with the Nampa Highway District number four. Proposed findings for zoning are that

the proposed map amendment would be in harmony with the city's currently adopted comprehensive plan and comprehensive plan land use map. The proposed map amendment would be would provide for a proposed use or set of uses that would be at least reasonably compatible with existing adjoining property uses. and the proposed zoning map amendment is in the interest of the public and reasonably necessary. Obviously, this is where it gets a little more um subjective and you have to weigh all the facts and decide whether it meets those criteria. Um I gave a whole bunch of facts related to that um to to show what is being proposed here and this is the conclusion. The proposed zoning is in harmony with the comprehensive plan because it establishes an RS and BC zoning that provides single family housing that will be compatible with the future zoning in the area. And the proposed zoning districts are permitted zones under the comprehensive plan future land use map. Um and then the BC zone is also a part of the residential mixed use as well. um being being a total of 7% of the total subdivision size over the required 5% minimum. The future land use map was established after thoroughly analyzing land uses for compatibility and it helps to create that compatibility by transitioning through land uses. The application provides a set of uses that would reasonably be compatible to adjoining properties because the proposed uses are determined to be compatible according to the definitions in the comprehensive plan. The new uses will be required to comply with the uses listed in 1032R schedule of uses and the structures are subject to design review standards. It will provide open space and amenities to the future residents and it will make frontage improvements that will buffer

it from long larger road frontages. It is the public in the public interest and reasonably necessary because it provides development that will be will provide housing that complies with adopted city codes. It has city services and utilities readily available and three traffic infrastructure improvements will be required as described in traffic in in the in the traffic impact study. Then the preliminary plat, I've covered all of this material already, but this is just the facts that I listed. And then based on the above findings, the preliminary plaque is compliant with city codes and policies. And a couple of motions for your consideration. Sorry it took me so long.

Thank you, Rodney. Questions, [clears throat and cough] chairman. Yes, Rodney, since you brought up the police department, like to ask you a question, please. According to their report, there was 144 calls for service to the police department for things like battery, traffic hazards, noise complaints, burg alarms, barking dogs, property damage accidents. 144. There were 231 called for service for juvenile problems. juvenile drug offenses, juvenile school time, 231 to 144. Why is such a disparity? Is it because there so few homes in this area? Yeah. Um that's great question. Um I have asked the police department about these numbers before and here here's the answer that I've gotten. um they divide their areas up into districts and um so when they provide these numbers to us it's just within that district it here are the numbers right and then I ask them well are they equal in population the answer is no are they equal in area no so it is really hard for me to compare one district to another and say well this is more than than that one because the districts are different size and they're different population.

Yeah. Well, the school is right next to this particular property we're talking about, but there's no other homes around it. So, that really skews the numbers. Agreed. Yep. And that is another factor that goes into it when you're including an area that doesn't have a lot of development. Yeah. Those numbers are going to going to show differently than an area that's fully developed out. So, yeah, I I think you're right. I think you've hit on a point that I've struggled with too. Thank you. Okay, other questions. Yeah,

Rodney, I'm just curious, how long do these subdivisions usually take to build start building? I mean, there's so many up there that are just laying in weight. So, it seems like, is that a normal thing? Mr. Chair and Commissioner, yes. Um, that is kind of a normal thing. Um, we've said before that a preliminary plaque can take upwards of 7 years or more to develop um, especially when they're large like this and they have phases. I would ask the applicant when they come back up for rebuttal um, about that question when they think that it would be developed out. I just looked at some numbers today that said um in the last 7 years we have developed uh or we have actually pulled permits on less than half of the properties that were approved to be developed. So in the last seven years all those that have been approved for development only less than half have have gotten a permit to actually construct them. So, it's it's a tricky scenario. It takes time. Development takes time, especially on these really large developments.

Thank you. Okay, we'll go ahead and move to our public testimony portion of the meeting. Madam clerk, do we have a signup sheet?

We do. Our first speaker is Robert Montlair. Okay. Good evening, Mr. Chair and uh the rest of the uh council men and women. Uh my name is Robert Montlair. I reside at 19721 Madison Road in Nampa or Caldwell Impact Area, however you want to look at it. Um I I'm glad you guys brought up the comprehensive plan. Um you know because the comprehensive plan is a guiding document used by city leaders and staff that in that encapsulate encapsulates the vision of the city is referred to when making decisions about growth, preservation and other changes the city may and I highlight heavily may face over the next 20 years. So when I looked at the comprehensive plan of 2040, the projected rate for Nampa's population was going to be 120,000 679 people. I mean that was updated in 2023. Of course you guys probably think that it's going to get big co happened. All the Californians, Washingtonians, Organians, everybody wants to come in because this is a great dag on state. It's an awesome state. Reminds me of my home state, Virginia. lots of mountains and hunting and outdoors and it was just a really great place to live. So that was in 2023. Then I decided to look at further on cuz I was like, man, that that number don't sound right. So, I looked at the 2050, I guess, plan that you all have out that got approved or or publicated uh January 14th of this year,

and the projected population for the city was now 1,23,350 people. So, I was like, okay, that's a lot of folks. Kind of nice for taxes and and all that good stuff. So then I looked at the census. I went to three different sites on the internet to include the city of Nampa and I asked what's the current population of Nampa 2025. Pretty sure you all probably already know it's 117,000. That's 4.8% lower than what was projected. 5,128 people less. So, if you take a fourperson family, that actually only comes out to 1, uh, 478 homes needed to be developed to go ahead and fulfill that population. So, if Cory Barton and Esmond Holdings LLC, they have all these things that already pre-approved down south and then you want to put 344 homes, the impact is is great. And I challenge the applicant to go ahead and get on Madison Road, not Madison Avenue as it states up there. It's a typo. Um Madison Road at 7:30 in the morning and try to get out on Chindon. I I I I challenge you. You live in Boise, just come on up this way. See how we live. Um but that is all and I do appreciate your time and I do appreciate what you all do. Have a good evening. God bless. Thank you. Our second is Bo Bonds.

Good evening, council. Bo Bonds, 88 East Rinker Lane, N Idaho. Lifelong Nampa resident, fourth generation. So, I've been here a long time, seen a lot of change and um I'm north of this project and there are a lot of projects that have been approved that have not started south of this project. Um, I called Valley View School District this morning to get numbers. Currently, R Bridge Ridge Bridgeview High School has capacity of 1,800. They're at 1702 today. Uh, [clears throat] Sage is at 1,200 capacity. They're at 921. Uh, Summit View is the other middle school. Their capacity is,200. They're at 869. Uh, Warhawk capacity is 825. They just opened this year. They're at 425. Birch, which is south, is uh capacity 625. They're at 616 and East Canyon is 625 and they're at 482. Currently, [laughter] there are 3600 homes already approved in in this area. They're in different stages of of uh building or planning. And there's also 3,200 apartment townhouse units already approved. So, I'm kind of doing the math and it isn't uh doesn't look good for Rididge High School. We I know there's plans for maybe more more elementary schools, smaller capacity. Ridge View High School is 98 short of capacity today. Um my my thoughts, my hopes is that uh you guys deny this project. I know it'll come, but I'd like to see things get uh get into place a little bit better. I'd like to see all this development that's already been approved filled before we start sprawling to the north. Um, like Rob said, 2026 Chinan Road is a nightmare. There's a lot of serious accidents out there, people on Franklin

and Madison, especially and also 11th and Canada. This is a project that um, this section right here, ITD is two years behind what their schedule was and they are hinting they might put a ship back another year. So, this project on uh 2026 is not on schedule. Um we can't count on this to be finished in the original timeline set. And uh when school gets let out at the high school, it traffic is really bad. Madison, Lynon, Madison, Eustic, Franklin, Lynon, Franklin, Eustic. They're just they're jammed up. 7:30 and at 3:30. And uh I just uh I appreciate what you guys do. I know you guys uh you know have a lot of tough decisions to make, but I really ask that you uh really look at the uh what's what's in the best interest of the citizens in this area right now. And and I'm talking just right now because I know it's going to it's going to happen eventually, but I think right now we just need to hold off a little bit longer. Thank you.

Thank you,

Shelley Montlair. Hello, my name is Shelley Montlair. I live at 1 19721 Madison Road, Nampa, 83687. And the gentleman kind of stole some of my stuff, but with all due respect, Daniel, this gentleman, and ITD lady do not live on Madison Road, and they do not deal with the traffic. So, when you asked about I forget who asked about Chinden and Madison. Yeah, there was going to be something that needs to be done there. Um, I know you just heard from them, but I would like to tell you a little bit about what I see every day. Um, I am a stay-at-home mom and work from home and our traffic in the morning, as I mean, as expected, right? We live next to Ridge View is very very full at the morning time and the e and the let out of school time as well as Chinden being very full in the morning time and in the evening time when you get off work. That being said, what we see almost every day, definitely at least once a week, are cars that are no longer patient and they zip around on a two-lane road around the cars. So, let's say we're going south on Madison to get to the school or to get somewhere else because they're no longer patient. They don't want to wait. So, they go on the wrong side of the road. We've witnessed almost accidents. Thank god there's not been any accidents at that time recently at least. Um it does there have been tons tons of accidents in the last 3 months. Now I did we did try to call the police department. They didn't give it to us. But in the last three months I know I have witnessed and seen the lights of police for at least

five accidents. Some being at the stop sign at Ridge View and or sorry Lynen and Madison most of them being Chinden Madison and Chinden Franklin. The ones that are at Chinden Madison I can witness I have witnessed some of them and my daughter's almost experienced one where the people are turning off of Chinden turning right onto Madison and they end up in the ditch because the people behind them do not want to wait for them to turn. My daughter is 15 and a half and this last week she came home crying because a gentleman was behind her. She could not see his headlights. I asked all these questions. I've taught her when there's someone behind you, you put on your blinker way ahead of time. So she did. She slowed her car down to turn onto Madison and the guy was flipping her off and cussing her out to turn on her own street. Like are you kidding me? So we've witnessed a fatality. We've um I've had two very very near horrible horrible accidents and we just see a lot of racing down the street. It's just like why are we going to add more homes and more cars when we can't even deal with what we have now? And by the way, our road does need new payment. Okay. Thanks.

Thank you, Stacy Driscoll. I'm Stacy Driscoll. I'm at 8249 East Stringard Lane, Nampa, Idaho. Um, basically everything everybody said is what I agree with the infrastructure. I I kind of question too, how come we have to have so many neighborhoods that are pushing in such high density, which I feel like has also taken down our values of our property for all of us who have been there before. But um these are just my concerns of what everybody else has said too. So that's what I just want to propose with. Thank you. Thanks.

More. Is there anyone else that would like to speak on this item? Okay. Just go ahead and come up one at a time. Good evening. My name is Jim Blake. I have six points to ask to tell you about. They tried to do this song and dance. Yeah. Address.

Oh, I'm sorry. Jibl Lake 1 19593 Madison Road just north of this property that they want to do. They wanted to do this song and dance five, six years ago. And the schools and the fire department, the highway district, they all said there's not enough infrastructure. We can't put 400 houses out there. So they squashed it. Nothing has been done since then. Same problem. There is no infrastructure. Nothing has changed except now we have a high school and an elementary school which makes uh traffic terrible. on those times that they were talking about it will take you literally 15 minutes to go a quarter of a mile. That's no lie. Now if uh my other points I want to talk to you all about is where's the city limit is? City limit stops at the high school. Guess they said they were going to annex some, but they don't have annexation on other property. So, where are they going to get the water from? Are they going to drill wells and deplete all our water? That's another issue that there hasn't nobody's even talked about. Plus, it is great agricultural land. We're losing land right and left. Doesn't anybody care what we're going to eat from from now on? If this project goes through, the people on Madison all have acorage. We all have 5 to 10 acres.

If you bring subdivisions in, you literally will take our property values down. So, if this property goes through, please make them have a requirement of 3 to 5 acres on each property. That way, our property values won't go down and you'll still get your taxes. Thank you for your time.

Thank you. This Tom Hartley 1922 North Franklin. You've got a lot of thinking about this piece of property. What's going to happen to all the wildlife that use that to eat? Where you getting the water that you're going to supply all these houses with? The water's not there. I don't care what kind of report you get from your government agencies, they're not right. And the police department is not what they say it is. before that subdivision went in across the street from me. During the day, I seen at least four county cops come down uh down the street there every day. Now, I'm lucky to see a county cop once a week. I see no city cops whatsoever. Now, what are these city cops doing that's supposedly patrolling the area to keep the theft and all the other stuff down? Can you tell me? No. Up the damn fee to start with. 25 $50,000 a lot [snorts] so that you can pay for the people that do the job. you're not doing it. If you can't do it,

then get out. Hit the road and get out of state. That's the way I look at it. And I really don't care whether you like what I got to say or not. [clears throat] Good evening. Uh Will Spite, 7981 Timberline Drive. I'm just southoutheast of this property. Uh I've been in front of you folks a few different times. Uh zero success. I mean, again, I I really don't have a lot different to say than been already said. Uh there's so much that's been approved in this area. I I really fear for, you know, our environment. uh you know the uh uh Piner District uh came and tore all the trees and all the wildlife along the the you know 9M Creek that's right next to me uh in preparation for all these lots. So that was a unexpected bulldozer and a tremendous loss of of you know wildlife just along that canal because they had to prepare for that subdivision that was just you know approved just north of where I live. Um I what Bose said I think is exactly my sentiment. Let's let some of the you know currently approved construction go through. Let's see how this lays out. Uh the traffic's going to be it's going to be terrible. I'm going to really have a hard time getting out of my, you know, off of my driveway because I live right off of Franklin Road. Uh last time I was here, I asked for, you know, a roundabout at Lynen and Franklin cuz it's it's it's going to get terrible just with what we have. You had another 400 houses, 300, whatever. Um it's going to it's going to really

impact our lives and uh there's there's a lot out there already. Um, yeah. So, let's uh use some, you know, prudence and think about how quickly we want all this stuff to go in. You know, spread spread it out a little bit. Again, I get it's going to grow. I knew that moving in there, but it's all seems like it's coming right at once. So, thank you. Thank you.

My name is John Wong. Uh I live at 8225 East Drinkard Lane, Nap Idaho. Um [clears throat] I'm here today uh concerns just in I guess a way to look forward is a way to look back. And looking back, the last subdivision that went in across the street from where my driveway is off of Franklin uh was the Cherry Grove subdivision. And within that the proposal was made in June of 2022 uh show that the first phase uh approved and platted in February of 23. Uh at that time the estimation was seven phases over approximately 5 to six years. Uh they're in phase five currently. Uh and it's I mean the run I guess my point is well ahead of schedule. So obviously there are many people eager to purchase houses in our area. It's a nice area. I get that. Uh as they said the roads are getting very very busy. um they talked about the ITD corridor at that time and this was back in in 2022 that it would be completed in 29 and now uh hearsay or discussion is it's probably going to be 3132. Uh the roads are getting very very at the uh busy at any intersection onto 2026. Uh, I've raced NASCAR for over 25 years and it's a risk and reward thing, you know, as far as driving goes. Uh, there's a saying that you you win some, you lose some, and you wreck some, and I've done it all. But I won't turn left, and this is a riskreward in the morning. There's about a 2-hour period of of time, and I go to

work uh back towards Caldwell on 26. I won't drive on that road to go to turn left off of Franklin onto 2026 because it's highly dangerous. So, I take the Linder route around and come back out down on Sme. I guess my point is there it is terrible. Um, and as these new homes that are being built, and we've got uh 3,600 homes, I think they said, already approved andor in the plat stage and 3,200 units, apartments the same if half of those get done. I mean, I can't imagine adding more traffic to the road systems until that 2026 corridor is completed because my belief, I mean, anytime I've driven in construction area, it's going to have less movement of vehicles as they're widening that road. Once that's done, it'll be significantly different. I mean, uh, we could already use stop lightss, but that would probably impede other flows of traffic upstream. So, my largest concern is just seeing people get hurt, get wrecked. Um, we [clears throat] just need to think about that.

Your chair time. Thank you.

Thank you. Uh David Stice, 1828 North Tree Line uh just south of Warhawk uh High School. Um I concur with uh the traffic is very very bad uh in surrounding areas in the morning with buses and parents bringing their children to school both morning and evening. Um, and then when the children get frustrated, they cut through on our street, which is treeine to get to Warhawk and 45, 50 m an hour. They're just young kids, but they're ripping down the street. Uh, we have a project being developed right now across from us by um CBH. We've endured trucks. Um, all the trades and crafts, I understand what they're doing has to be done. But I I think this project that is coming right now, it's we don't need it right quite yet. We need to um work on the outside infrastructure, the streets surrounding. Um I'd like to find out how many years it's going to take to get streets up to stuff around our neighborhood and through the the valley here. We we've got a lot of work to do in uh surface streets. Um you can go down Franklin and about spill your coffee up on the ceiling and hit you in the lap with some of the b the bumps there. So um there's a lot of work that needs to be done. So besides putting more houses in. So thank you all for your time.

Thank you. Thank you

everyone. I am Jonas Parsons at 10473 Baker Lake Street and I'm a student at Ridgeview High School. So I experience all the a lot of these issues everyone's talking about firsthand every day. I drive down Lynen to get to school and occasionally I'm sitting there for quite some time. But, you know, having 355 units across the street from, you know, where I go to school every day, that's probably going to be about 700 car trips that everybody's making every day, you know, coming to and from, which traffic already there is not great. And, you know, having all those elementary school kids there as well. It's kind of a safety hazard. We also run in the afternoons for cross country on those streets and it's just crazy like the possibility of getting hit by a car just makes it quite dangerous. But I am also about like wanting to build a better community here where I don't think that having a sprawling suburb is the way to do that. It kind of isolates everybody with their own box and makes them have to drive miles and miles to get anywhere. So, I'm going to do something a little different here and propose an alternative to zoning this as a giant suburb. That would be making it smaller and denser, but also putting more commercial small business type things. So now what would that would do would make it so that instead of people having to drive everywhere to go get their groceries or drive to school, drive to work, they can now walk to the school, which reduces, you know, the amount of time they're spent driving the cars, bumping up traffic, or they walk to a small business to get their groceries. And that in turn makes it so that the people who are living miles away eventually, you know, Valley View is going to catch up with demand and build more schools. they can go to schools over in that direction where people in a walkable community nearby Richview High School can walk to that school. So that would actually reduce traffic in the long term if we focused on building a safer, denser community there instead of

one that's going to be sprawling, just expand traffic everywhere. I'd also like to talk about like the environmental impact of that. If you build something smaller rather than a massive suburb, you're not just tearing up all that land everywhere. you can actually focus on just one specific section. And I also like to address the property value concerns that everyone has. If we build it like this, it just kind of maintains the status quo with just having sprawling suburbs. If we make it a denser, more small businessoriented kind of like a community center, having the school there, small businesses, that actually raises the property values of everybody's houses nearby because they have all those amenities nearby and that walkability and that safety. It makes that area much more desirable even though the housing is a little less traditional. So, I'd ask the developer to consider this alternate plan instead and just reconsider building this sprawling suburb like we've been doing for the past 80 years here in America and just try and make our community of Nampa more walkable, more safe, and just a community that we all want to live in for decades to come. All right. Thank you.

Thank you.

Yep. Come on. [cough and clears throat] Good evening. My name is Mark Albbright. I live at 18297 North Treeline Avenue and that's just uh south of the high school. Um Chindon up there. I mean, jeez, it's just packed with traffic at the wrong times a day. And I will not turn left to get on to Madison. You're taking your life in your own hands there. There's not even a turn lane there. And that meant uh gentleman said earlier that the transportation department didn't seem to think there was any need for change of to the roads to this project. And well, you're looking at probably 700 more cars and they're all going to be coming out onto Madison and they ain't all going to be going to school. Some of them got to go to work for crying out loud. I think you need to poo poo this project till they finish that highway. The other gentleman said they're already behind schedule. They haven't finished their highway project up there yet. So, I think this is a project that could easily wait until they can handle traffic up there better than they are right now. That's all I have to say. Thank you.

Thank you. [clears throat]

Hi. Um I'm Ruben Asendi 23032 highway 20-26 Idaho. Um, I understand all these guys concerns about traffic, but uh, we are I am currently a fourth generation farmer there. I do farm in property. Um, when these guys talk about the traffic, I definitely understand the traffic, but when you're trying to farm over there and you're trying to pull a piece of equipment on 2020 2026 at 8:00 when these guys are talking, it's uh, not very uh, suitable. Uh, John, you guys farm out in Wilder. A lot easier to farm out that way. Um this property is in the limbo of agriculture and development. Um we just we we keep seeing [clears throat] it less feasible to farm. You know our guys go to irrigate. They are spending you know an hour a day in traffic to go irrigate one little field and then an hour to go check that water an hour to just go do that just in traffic. um all our cost just keep adding up and our feasibility of farming in that area just keep going down. Um I totally understand I everybody [clears throat] you know we're fourth generation I'm fourth generation and into a I we farm out in you know all the way across the valley and uh we will keep expanding to farm out where there's less people. That's just kind of our plan to keep going. Uh but it's just not suitable to farm in that area anymore. So, thank council.

Thank you. Thank you. Anybody else? Okay, [clears throat and cough] back up.

Thank you, chairman. Um, did you have specific questions or did you specific questions for him?

Look, [clears throat] I can I can add some context. um hopefully answer a few questions. Um so I just wanted to reiterate um and one of the gentlemen did talk about phase project how uh one of the I think it was Cherry Grove if I'm not mistaken was approved as a phase project and that is actually um been built faster than what they even thought. But I will note this is also a phase project. six phases. The general timeline for development um if we get our approval um let's say with you know city council would be next in in a month or two um usually it's a good year to two years before the first phase of development um can get underway and then following that the general timeline if you know the economy stays as it is that's usually a year per phase that's how it usually works but it it definitely could move faster or slower I Generally, you have two years from approval of the pre-plot to get your first phase in. Rodney can clarify if that is not correct. Um, I will also note, you know, I understand the traffic concerns. I cannot speak for ITD. We cannot, you know, require them to to do what they need to do. um they will review the TIS and they will come back with any improvements that they would want to see um in the meantime, but it does sound like they do have future plans to to you know update Highway 2026. And speaking with the property owner, we hope that that happens sooner rather than later as well. Um as for the property itself and the surrounding roadways that are there, it is a requirement that rightway is dedicated to improve those roadways to widen them. Um we have specific outlines in the traffic impact study that require um Franklin and Lynden to be to have that intersection improved with turn lanes as well as an additional turn lane into the

development. So if this application is approved, there will be immediate um um improvements to the roadways surrounding the property. Next, um just wanted to touch on the comp plan again. Um I I know it is a guiding plan. Um it is not law but it is the vision of the city based on what has been approved by council men and women before you and um that is the guiding tool that the property owner is looking to develop under um it meets the code and the comp plan as outlined by staff and we're providing a a [snorts] medium density residential project. Um one gentleman even wanted higher density perhaps. Um so uh we feel that we are right within the bounds of what that specific area plan is visioning for this area and unfortunately it'll it'll for these neighbors it might change their way of life but that is how the city sees um the city growing further to the north towards Chinden. And lastly um just wanted to touch on the utilities. Um this will be fully connected to city services as it would be annexed. So, um, sewer, water would all come from the city infrastructure. Um, no new wells or anything like that with this project would be installed. I hope I answered a few of the the comments. Is there anything else that you wanted me to address?

Anybody? I I [clears throat] have a question about the river and the canal. Um, nobody's asked anything about this, but how close do you put the houses to that? cuz I saw that they back up on both sides.

Yeah. So, great [clears throat] question. Um, there are actually two. So, you have the the 15-mi creek and then you also have the Highline feeder canal. They run next to each other. Um, the the creek itself, it's actually within a 130 foot wide easement. And then the uh feeder canal is within, I believe, 85 ft wide at its longest width. So together you're looking at over 200 foot width. And then from that um we're also proposing a pathway on the south side along the property line. Um the north side the plan is to build right up to the property line. But what's unique about the canal and and the creek in this area oftent times they'll just be within an easement and the property owner will own actually to like the center line. In this case, Pioneer Irrigation District, excuse me, they actually own that chunk of property. So, um there is we can't build anywhere within that easement at all. We have to stay outside of the property line. So, hope that answers your question.

That does. Thank you. Okay, I think that's it. Thank you. Okay. Thank you. Take a motion to close. Second. [laughter] It's been moved by Kho, second by Morgan to close the public hearing. All those in favor? I. Any opposed? Okay. Public hearing is closed.

Mr. Chair, I have a quick question for Rodney. If I might, you mentioned um that 50% of the approved developments actually haven't even started being developed. Something to that effect. So, Mr. Chair, correct? [laughter] Maybe let me clarify a little bit. So, subdivisions that have been approved in the last seven years,

not that they haven't been developed, but every lot hasn't been built. A subdivision, not every lot of every subdivision has been has a a home on it yet, right? So, less than 50% of the homes on um all those lots that have been approved Oh, excuse me. Less than 50% of all of the lots that have been approved in the last seven years have a home built on it. Okay. So, it's not necessarily the development. It's actually you're talking about the loss there.

Yeah. And just that the reason I share that is because it just takes time. there there's a lot of effort that goes into developing a subdivision and it just takes longer than than we think a lot of times. Yeah. So, here's the more difficult part of my question of that number what you just talked about or explained and clarified. Do you know how much of that is in this area? I don't. No. Dang it. [laughter] [clears throat] Mr. Chair. Yes. I ask Daniel. Better just come out. Daniel,

be ready. How is 2026 going or do you have any? Um I know it's not your roads, but

2026 is a state project, so I am not as familiar with that. Um I was reviewing their documentation that they have out there publicly available. It shows that the um section that we would be talking about there at Madison um their plan for that would be uh there would not be a signalized intersection. There would be turn lanes added but it would restrict Madison to right in right outs. So there would be no left turning movements um from 2026 onto Madison either north or south. Um they show construction of that section starting in 2029. And am I remembering correctly that uh Franklin will be signalized for

yes the mile section the mile sections so Franklin Midland those would be signalized and the half mile sections would not are all the half mile sections going to be right in right out in this area that's what they are showing so Madison knots Prescott those ones yeah

and that is very consistent with TD's um process on most state highways um that are in urban areas is that they signalize at the mile sections and and do not allow the lefts or restrict the movements in some fashion at the median or at the half mile section roadways. So the Madison and the highway is scheduled for 2029. What's Franklin? So that's all within that the So the section we're looking at would be Middleton to Star Road and that's where they're showing construction starting in 2029. Not starting till 2029. Correct.

Thank you. Daniel, can you speak about other improvements in that area that are scheduled, planned?

So there are improvements that will happen with um other developments to Franklin and Lynen. um one of Halum Heritage um will extend Lynden. So currently Lynden at Franklin terminates and um you jog north onto Elm uh with the Halum Heritage development. Uh we have a plan to extend Lynen up to Elm. Um starting there at Franklin and then going over Prescott and beyond would then line back up with Elm. Um they have turn lanes and that that the school district and Halum Heritage are working together on to imp place there. Um and so those are under design currently. Um, some of those require some improvements to the um, coverts and stuff for um, the 10 mile and the nine mile or 5 mile and 10 mile creeks that combine into the 15 mile right there west of Franklin. Um, so there are improvements there. Um, those are the the main improvements that that we're looking at that are are tagged right now. Thank you. Other questions, thoughts? You know, I think that for me, if if this was coming in for a preliminary plat right now, I would probably vote against it just because of what's happening and because of the traffic because it is it's bad out there.

Mr. Chair, just to clarify, this is a preliminary plan. Yeah. See, it was it is preliminary. Oh, is it? Okay. Yeah. Guess that answer that question. You want to revise your comment? [laughter] Yeah, let's revise. [snorts] [clears throat] But actually, well, do you want to continue your thought then now that now that you know it's [laughter] No, I don't. I'm waiting to hear what you I want to hear the rest of your thought. What's the rest of your story?

Well, I mean, for me, it just it feels too dense. And like they like they're saying, there's there's a lot that's been already approved out there. But I think that the the 2026 in those intersections are what really get me because there it is re really really hard to get out on the 2026 and so many people need to you you know they utilize that because it doesn't make sense to drive all the way back down to the interstate if you live right there, you know. So, um, for me, it's just a lot more to add out there right now. Um, when there's already so much that's already planned, I guess I look at, you know, if best case scenario, this starts in year and a half,

a year and a half, two years. Yeah.

Two years, then we're looking at 28, maybe a little later. Road project starts in 29. I'm not saying it'll be done in a year. It's going to take him a while. Um but so is the this development and I understand, you know, the last gentleman that spoke um the property owner. It's, you know, feasibility to farm. I think that's what a lot of people need to think about is don't just think about yourself going to work, but if they expect the farmers to farm in the middle of the night, then neighbors are going to complain that this guy's out there all hours of the night making noise and up and down the road and but do they really have any other choice? And is it fair to ask them to work in the middle of the night when everybody else works during the day? So, I understand that point of it, too. It's it's tough getting a plow, getting a disc, getting spraying equipment, any of that kind of stuff into a piece of property like this is not easy, especially if you're depending on where your equipment's located. So, um, so much to think about. And then what's it going to take for the rest of the properties around there to develop? I mean, you know, obviously they said one of them's ahead of schedule, so

the other ones I don't think have started, right? Yeah.

Then we've got to think about too, you know, uh development pays. I mean, we can't fix and improve roads without taxes to pay it. And the only way that can happen is through development or to raise the taxes for all the citizens. Nobody wants their taxes raised. So if you don't have development, nothing gets improved. So it's it's tough. I mean, don't get me wrong, I'd love to see all the roads at Nampa rated at A, but that's not reality. Um, and it's it's not just in your area. I drive all over Nampa and Canyon County for work every single day, and I have yet to drive down a road that's great.

[snorts]

It's just not how it is. The roads are horrible. Traffic is horrible. And I don't know. I don't know the right answer. But I think once things start to develop and start to get more contiguous, um those tax dollars start to come in, then some improvements can be made. And some of the improvements that are forced by the city on those developers to make at time of development help. And then like I said, once those tax dollars start coming in, then further improvements can be made. Um, but it's tough. I mean, it fits, right? I mean, you go down our checklist and they're doing everything that's asked by the city. So, um, yeah. And two, I know that you guys would like to have grocery stores and stuff there. They're not coming until you have the rooftops. They just won't. They spend too much money studying this stuff to put a store out there that's they don't have the rooftops to support it. So until you have the rooftops, you're not going to get stores any closer. I did see a deal week or two ago. Fred Meyers is going to put a new one um Middleton. Yeah, Middleton and 2026. So So that that'll help. And I thought I seen something about a WCO going up on 2026 as well. So

So that'll help. Um, but they you got to have the rooftops and and you also got to have the rooftops to get the taxes and and for you know the poor farmer is losing money or getting close to losing money on trying to farm this and if he doesn't farm it he doesn't make any money but you know like he said he's looking at property farther out away from the growth and to move his farming out that way. So, I feel bad for the farmer cuz it's c it's a pain and trying to get around and get your equipment up and down and harvesting and everything. It's it's terrible. So, with that little bit of farm ground still there and the one nice thing is it's right across from the high school and the elementary school. So, that that would possibly help with traffic, you know, if people could I don't know what the heck happened to school buses, but nobody ever rides the darn things anymore. It's like I don't know why everybody has to take their kids to school, but you know, but in the school district, yeah, they're getting close to full, but as as more people move in, they'll get approved for more taxes and be able to build more schools. So, they kind of go they don't build new schools until they're overgrown and run flowing out the doors and then they finally build new schools, they get enough tax base. So, I I struggle. I I know there's a lot of approved out there. It is what we have in the plan for the future out that way and the farmer is struggling to farm it. I have a hard time telling the farmer that he can't do what he wants to do with his own property that fits into our future land use map. Want me to make a comment?

Any other thoughts? Just looking down at that.

This is the This is the hardest. This This is the most painful growth of a city, I think, is when farms start to become less feasible. And so the farmer has to think about developing it. It's their property. Like Tom just said, it's hard to say uh you can't do like I get real nervous about telling anybody what they can and can't do with their property. We have planning guidelines for a reason. So they I mean we're already limiting them by those guidelines and they're following them. It's a rough the roads are rough out there and I'm I am with Matt that I'm really worried about the highway that's my reluctance there. I mean it's not easy but I'm I'm leaning towards recommending approval just because they meet the comp plan. There is a plan to improve 2026 on a similar timeline as the construction of this property. But the the the concerns that have been raised, especially around traffic, are valid. [snorts]

Oh, absolutely. I just [laughter] I just man I'm I'm really leaning towards more of against this very softly against this. I I like the project. I I like where it's at. I just don't necessarily like the timing. um [clears throat] because I'd like to see what's already been approved out in that area develop a little bit more. I mean, throughout the city, if there's 50% of the the lots that haven't been built on yet, there's 50% of of tax revenue that the city's not getting yet. And so I'd like to see those also build out a little bit more and and kind of see how this area right here develops once Star gets moving or not Star, but once uh 2026 I'd like to see 2026 an elevated freeway [snorts] [laughter] from from 84 all the way into Boise, but that's [clears throat] just a pipe dream. Um but yeah,

that's a fantasy. Yeah, no kidding. Um, I like I like the project. I think it's a good place for this. I just don't think the timing is is right on until things build out a little bit more there. There is a reg there is a reason that the that Ridge View put a high school in that location even though there's really no houses around. So they're expecting that growth and that is another concern of mine also is this is a school district and give them a little bit of of time and let things build up out there a little bit more and and maybe at that point it might be the timing might be a little bit better

my Mr. chairman. I mean, but why haven't any only one of those places has even started? So, how is that fair? I don't know. Yeah. How is that fair to tell the farmer that he can't have his until they're done and we don't even know when they're going to start? So, that it's not necessarily It's not necessarily that I'm I'm singling out the one farmer, this one, the one this particular applicant. It's basically what's left in that area, right? No, there's all kinds of room out there and I mean, we just don't know. But what's already been approved out there is what I'd like to see kind of develop more and see what kind of I guess maybe see how fast that growth is out there. [clears throat]

So everything here that says preapp is not real yet, right? The ch the cherry whatever which one cherry up in the except for that. Yeah, the one that was cherry grove is the only one that's the resting rock up there too. and and also and he's completely surrounded by growth. Mr. Chair, I would note that both Halum Heritage and Ridge View North um they have final plats that are in and working through the approval process to to start construction. Okay.

And they're doing some improvements to Franklin and Lyndon, so that'll help. And you got some that are pre that are pre preapp meetings. But but to me this works a lot better because it's right there next to the high school and the elementary school. That cuts down on a lot of traffic because it starts to grow and they got to build another high school and another elementary school. The pe people that are driving to this one won't be driving to this one anymore once this all starts to build up around it. And two, even though the other ones there's some other stuff that is in the pipeline, they're they've done preapp meetings and stuff, they may or may not ever move forward. Some approved developments, you don't know what the developers funding is. And and so, you know, that might be part of the problem that some places aren't building yet. And the market, of course, is what drives it all. So,

it I don't know if this is an appropriate question to ask and I guess the only way to find out is to ask it. So, Mr. [laughter] Se, did you see the attorney sit up? [laughter] Oh, I'm glad I gave you the the heads up. You want to pass them a note so you can read [laughter] it before making it out loud? [clears throat]

Does does um the applicant I was trying to see the applicant is um is it the developer or is it the itamande holdings? Correct. That's who owns the property right now. Okay. So, they're the ones. Okay. See, it wasn't that wasn't that what was the question? Yeah, I I was I wanted to know if if the individual who owns the property what I want to know is if she has already sold it to a developer and then the developer is here to develop and that's that's him. Yeah, I know. That's what Yeah, he's right back there in the red shirt.

Yeah, I know. I [laughter] could I'm putting one and two and three and four together. I've got it now. A little slow sometimes. [laughter] I guess my question would be um you know if if timing is wrong when is timing right? How does what does that look like? Wrong. Are we able to define [clears throat]

timing? I mean if if 2026 was completely built out yesterday, would there be anybody that would be against this? And I I guess that's my question is is there's always going to be people in opposition and I understand, don't get me wrong. I completely understand. But like I said, the only way for things to improve is development unless we just completely stop all development and don't let anybody else come to our town. But that's not reality either because if that were the case, we'd still only have 35,000 people like when I graduated from high school. Yeah. So your property values would be in the toilet.

Yeah. [laughter] So and there'd be some property rights issues. Yeah. Yeah. Exactly. So I I Yeah. Go ahead. Oh, I was just going to say it's I'm it's my thought is that it's not incumbent on on 2026 being completed. It's the totality of the area is where I'm was kind of what I was looking at. and and the things that the projects that have been approved or in the pipeline or whatever stage of pulling building permits or whatever that might be, see that build out a little bit more along with 2026.

So there if you're if you're asking when is the timing right? Well, no one knows. Well, no one knows when the timing is wrong either. So that but that these are just things that I was looking at. It's the totality of the picture there taken into account those projects that have already been approved around that area. I think Commissioner Copelan's question was are we now holding this development hostage to other developers that they have no control over. Is that kind of what you're getting at? And that's what I

kind of like telling them to wait on other people that we don't have a that don't have a firm timeline. You know, we can't say that they're going to be finished. We can't force them to finish their projects and say you have to be done by 2028 so that the other people can do it. Well, if that's the case, every developer that comes in and wants a developed piece of land, we just say yes to because under that same Well, no logic. You just have to take each one into it. But here you we want the development out there. We want the businesses out there because doesn't each one of these developments have have to have the BC on them? Does this one have the BC on it? It does. This one does. Yes. Yeah.

So then we're going to get those small businesses that they were talking about and start building that up. But those aren't going to come until the houses come. So

I don't know. I just really I actually worry about the property because of the canals and kids. So, for me, that's that's [laughter] like a personal thing. Like, oh my gosh, that's a lot of PE houses to have around all [clears throat] that water. But I just think that it meets all the criteria that he was supposed to meet. And it just seems unfair to tell the person who owns the property when he's having trouble farming it and doing making a living with it to say no, you have to wait until we can't we can't make a decision for you until we see what other people do. I guess that's just what I'm saying for this specific piece of property because of how many are around it. It's not just one. It's not just two. I mean it's almost except for on the left hand side where I think the schools or no the schools are right there on the left hand side I mean it's it's completely surrounded.

Mr. Chair just just to clarify there a pre-app meeting just means that they came in with to talk with the city about potential future development. So we the ones that you see that are colored are the ones that have been approved for development. There's like two or three right there. Yeah. One, two, three. So, the other ones we don't even know. They We don't know. We just know that they're thinking about it. We have no guarantee. That's correct.

Okay. Nick, can you move over? Slide over. So, Daniel, real quick, the subdivisions on Franklin that are across the street from this. Yes. When those improvements are done, what will the road look like? Is there any road improvements or ju is this just borrow sidewalk?

They will have turn lanes at the intersection on all legs of the intersection of Franklin and Lyndon. So it will have left turn lanes on on all legs and then up and down Franklin. Franklin is an arterial so they do not do full widening. Um but in all honesty, the the traffic volumes um at this point and and from what the traffic studies show don't trigger the need for a full five lane facility there at this point. Um that will come in the future um as it's truly warranted.

Can I ask a followup to that? I know you've probably answered this before, but when does when does any road improvements if a project is is approved at what point in that do they start those do they do the road projects first improvements first or do after everything is built out? So the traffic studies when we when they do traffic studies one of the requirements that we have is that they look at those project triggered improvements and identify where within the um development they are triggered. So some come at the start there are times where they come in the middle of the project. Um there are times where they are triggered by the project after the full buildout and then that we require those to be done prior to that full buildout before we sign off the last phase. So it really depends on what the traffic impact study identifies. It varies between improvement when those levels of service are passed and the trigger is or the improvement is triggered.

Appreciate that. And I knew you were going to use the word depends. We've reserved that for the attorney. [laughter] It's conditional. Conditional. I appreciate that. [snorts]

Mr. Chair, I'll move to recommend approval of the annexation and zoning to RS4 and RS6 and BC zoning districts at 0 North Franklin Boulevard with corresponding road and canal rideway and subdivision preliminary plat approval for Highline Estate subdivision for as amendy holdings with all conditions listed in the staff report and adopt proposed findings of approval. Second. It's been moved by Morgan, second by Kho to approve this project. All those in favor? I I Any opposed? Very very soft. I [laughter] for opposed. Okay. Motion carries

chairman. If I may, just for housekeeping for these type of votes, we'll want to do a roll call. [clears throat] That was a voice vote. Mhm. Yep. Okay. Just for the record so we can get the votes clear. Turner. Hi. Kho. Hi. Morgan. Yes. Garner. Hi. Kirkman. No. Copeland. Hi. Miller. Hi. Motion carries. Thank you. Thank you, Preston. Is that it? That's it. Mary, I make a motion to close the meeting.

Second. It's been moved and seconded to close the meeting. All those in favor? I soft. No. No. I'm just kidding. Hey, meeting is adjourned. I got Thank you. I wanted to ask