Planning and Zoning Meeting - Regular Meeting

I don't have this kind of time.

Hey, I've got 6 p.m. I'd like to start by welcoming everybody to the July 14th, 2026 Napa Planning and Zoning Commission meeting. Madam Clerk, can we start with a roll call, please?

Garner.

Here.

Miller.

Here.

Daffer.

Here.

Turner.

Here.

Kehoe.

Here.

Morgan.

Here.

Kirkman.

Here.

Copeland. Here. Feen.

Here.

All present.

Thank you. Miss Watkins.

Good evening, commissioners. Thank you very much. So, just a report on council actions from July 6th. They approved the industrial subdivision for the one parcel split on Park Center Way. They approved the Sunshine Meadows final plat at 1426 Chicago Street, which you recommended approval on both of those. comprehensive plan map and text amendment to change residential mixed use to medium density residential and commercial to medium density residential on Madison Avenue. You recommended denial. They supported that decision and they denied it as well. Comprehensive plan map amendment from industrial to commercial for the 4300 East Victory Road and Picard Lane. So that's over by the airport. You recommended approval. They denied it. Comprehensive plan map amendment from commercial to medium density residential and to change the map in the State Highway 16 plan from high density residential neighborhood commercial to all medium density residential. You recommended approval and they also approved that. There was also a variance in an IL zone for a reduced landscape buffer to make a property actually feasible for use and they approved that. So do you have any questions?

The reason they denied that industrial one that we recommended approval was, did they just want to keep the industrial land? Was that the reason for it? Do you know?

It's not that big of a deal. No, Commissioner Kirkman. They didn't feel like they provided enough information for what the buildings were ultimately going to look like. And they were worried about the conflict with the airport. And so they wanted to see elevations of the buildings.

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

Yes.

Thank you.

And we'll leave it. And we'll just leave it there. All right.

Thank you. Thank you.

Mr. Chairman, I make a motion that we approve the consent agenda. Second.

Then moved by Garner, seconded by Kehoe to approve the consent agenda. All those in favor?

Aye.

Any opposed? Okay. Let's go ahead and get started. So for everybody that's here, the way this will work, if you haven't been to a meeting before, is we will give the applicant time to come and tell us what their plan is. We'll turn the time over to the city. They'll give us their facts and findings on the project, and then we'll open it up to public testimony. When you come up to the mic, if you have signed up, the clerk will call you. If you haven't, we'll allow you to come up just freely. Please speak into the mic, give us your name and address for the record, and then you'll have three minutes to tell us thoughts, feelings on the project. Ask questions. After that time, we'll call the applicant back up to answer those questions and give their final thoughts. And then we'll close the meeting and we will discuss and make a decision. With that said, we'll go to our first item, 3-1, Conditional Use Permit for Home Occupation Firearm Sales, addressed as 1024 10th Avenue South for Carson Bison Defense Arms. uh, firearm services that would include small repair and light manufacturing. The applicant here.

Good evening. Uh, my name's Carson vice. I live at 10 24 10th Avenue South. Um, bison defense, uh, is simple firearm repairs, nothing too crazy, you know, fixing springs and triggers and stuff like that, but also, uh, additions that people want to make to their firearms. So simple bolt on or things like that. Um, as well as cosmetic things like painting or anything that they'd like done to it. The largest piece of machinery that I have is a belt sander, so it's not necessarily super loud, as well as I live on a corner lot with a driveway, so as in terms of traffic, it won't really be an issue. I will be appointment only, so there will only be one customer there at a time, and I use the driveway for that purpose. And then as in terms of security, There will be a gun safe in my basement inside the house. I have a security system on the house. So there won't be any firearms in the shed that I will be operating out of. But the shed itself will also be locked up when I myself am not in it. And then anything, I'll have like a floodlight for my driveway, but that's about it. So there's not going to be any big changes to the property itself. It's still going to look like a house and be a house. I think that is all.

Thank you. Chairman. Yes. I have a question for you. In your letter to us, you said you do business with Idaho Guns or other businesses when you have to sell your guns through them.

Yes, so there won't be any firearm sales that take place at the residence. Do you have contracts with these companies? I do not. I would reach out to them personally, and if I couldn't get anything like that, then I just wouldn't be able to complete the sale on my own. So they would have to go to them themselves. All right, thank you.

Mr. Chair. Yes.

So are you obtaining any federal licensing for this business? Yes. So right now I'm currently going to Sonoran Desert Institute. It's an online gunsmithing school. And in September I will graduate with a certificate in gunsmithing. And once I do that, I'll apply for FFL and everything. Can you speak to what they require as far as security and everything? As far as I know, as long as there's some kind of safe for the firearms themselves, that should be fine. And if I have, I can't intermingle my own personal firearms with customer firearms. So I would have either, you know, my own gun cabinet or, you know, keep stuff under the bed, you know, however I see fit as in terms of my own stuff, but customer firearms will be locked up and stuff like that as in terms of, Chemicals and things, I haven't looked into that. The only thing that I have is like some cleaning spirits and whatnot to remove like oil residue from the firearm itself. But I just have those locked up in some drawers in the shed and then that's all. Okay.

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

They could. So they could. request a firearm and I would be able to do that actual transfer through the ATF forms and whatnot. So all that would, would be able to take place once you've got your license. Yes, correct. Well, only once I have my federal firearms license. Thanks. Okay.

We'll call you back up for a bit. Thank you. Thank you. Ms. Friend.

Good evening, Commissioners. My name's Terry Friend, Associate Planner with the City of Nampa's Planning and Zoning Department. So as we just heard, the request before you today is to approve a conditional use permit for a home occupation firearm sales in an RS-6 vehicle. zoning district. The property address is 1024 10th Avenue South. The original concept is a home-based business for firearms services that would include small repair, light manufacturing, and potentially offsite sales. The applicant is Carson Bice and his business name is Bison Defense Firearms. We're CUP 405-2026. So this property is in a medium density residential area on the future land use map. The existing zoning district is RS six or single family residential. And as you can see, it's in a sea of single family residential area. This property is part of the older part of town that was originally subdivided in 1890 and then zoned RS six in 1971. The property already has city utilities to it. So the home occupation code for the city of Nampa is intended to allow for small scale business ventures that might not be sustainable if it was necessary for them to lease commercial quarters. So the intent of the home occupation is only to allow for home-based businesses that are or will be expected to be compatible with residential neighborhoods. The code does specify that certain types of home occupations do require special consideration and approval through the conditional use permit process, and one of those is in fact gun-related sales and services.

So that's why we're here tonight.

The home occupation regulations go on to specify a number of things to really make those home-based businesses maintain their residential appearance as well as be good neighbors. So they talk about signs and traffic and commercial vehicles that you might have. Those things itemized there in more detail. And then it also talks about complaint procedures. If we approve this tonight and things just went sideways, there is regulations related to concerns and how that might go down. And some of those concerns could be if it was excessive traffic or if we're hogging too many parking spaces on the street, if there's a lot of noise, that kind of concern can be addressed. including and up to the conditional use permit being revoked. The criteria for the conditional use permit includes four stipulations that need to be met. The first is that it's supported by the comprehensive plan. The second, that the operation and maintenance of the property with this use will not adversely impact the character and appearance of the general vicinity. The third, the use will be adequately served by public facilities and services. And that fourth criteria is that the use will not involve processes, materials, equipment, or conditions that will be detrimental by reason of excess traffic, noise, smoke, fumes, flares, or odors. So we do send every application out for agency comments and also for public consideration. Only the building department responded in terms of agency responses that had things of note. And the building department does ask that if this CUP is approved, that the applicant be responsible for applying for a residential remodel permit. Now, he probably isn't doing any remodel work, but this is a category of permit that they use for sort of miscellaneous things. So that's why the residential remodel permit. This will give the building department an opportunity to look at life safety issues, look at the site plan for the location, the floor plans for the gunsmithing area, have the applicant provide a list of cleaners, solvents, chemicals, and other potentially hazardous materials that might be in use. How are they going to be stored? Where are they going to be stored? in the area and it will also, the applicant will be asked to provide any specification sheets for any equipment that they'll be using. And then once the review has passed, they'll actually finish with a walkthrough inspection by the building department. And then we did have a couple of public comments here. One from Eunice Smith. These are both neighbors. Eunice Smith supports the approval of the CUP. She believes in gun ownership for Idahoans and that that's an important business for our area. And Jason Klein wrote in opposition of the CUP, citing concerns that the business may include activities or security elements. that could be disruptive or detrimental to the neighborhood. He also indicates that a business like this should instead be located in a commercial district as it offers no benefits to the residential zoning district. The proposed findings, this is where we basically are addressing each of the criteria for approval for the CUP and outlining the way that the application addresses each of those requirements. These are detailed in your staff report, so I won't go over them verbally, but I do want to give a chance to show them on the screen for the video. And then finally, in conclusion, the proposed home occupation is in fact supported by the Nampa Comprehensive Plan because as stated, the comp plan encourages startup businesses that are compatible with surrounding land uses. Proposed home occupations will not adversely affect the character and appearance of the general vicinity because they will be required to maintain residential appearance of the property and will be subject to the standards of the home occupation business code. The proposed home occupation will serve is served adequately by essential public services. It already utilizes city's utilities and services. And the proposed home occupation will not involve activities or processes, materials, equipment, and conditions of operations that will be detrimental to persons or property or the general welfare by reason of excessive traffic noise, smoke, fumes, glare, or odors because it will be required through, it will be regulated through the ATF, the Bureau of Alcohol, Tobacco, Firearms, and Explosives for safe operation and go through the building permit process to evaluate potential life and safety issues related to the business operations at the property and the use is compatible with existing nearby residences. In terms of proposed conditions of approval, we have five listed here and then you are welcome to add. This addresses the building department's comments as well as the standard criteria for meeting, excuse me, for meeting city codes and policies at the time of the building permit. And we do ask them to obtain the appropriate home occupation REGISTRATION PERMIT. AND HERE ARE POTENTIAL MOTIONS FOR YOUR CONSIDERATION. DO YOU HAVE ANY QUESTIONS?

YES. YOU MENTIONED IN YOUR OPENING REMARKS CITY CODE 10-1-10, WHICH STATES THE INTENT, We've had lots and lots. I've always been amazed at how many gun repair businesses we have come before us. This is not gun repair. This is gun sales, which we would have seen very few of in the past. Officer. What? His repair. I know, but the sales. He's emphasizing sales. He's going to sell them through the other, which... But anyway, the intent of the home occupation ordinance is to only allow for home-based businesses that are or will be, expectantly be, compatible with the relationship of the neighborhood in which they reside. How do we square sales of guns within a neighborhood like this?

Thank you, Commissioner Kehoe. I would say that the applicant has described his business as being repairs and manufacturing primarily, and he stated that any sales would be off-site. The code, actually, 10.1.10, the Home Occupation Code, does require the conditional use permit for residential zoning district gun-related sales and services. So it's... Basically the whole group if there's a firearm involved.

We want to review this through the commissioning the commissioners process Thank you I'll admit I haven't noticed this before that you showed something on there that the home occupation code doesn't allow them to operate out of accessory structures and

I noticed that too as I was going through and itemizing it. That is specified. So how it addresses it is that if customers are to come to the site, you're not to use an accessory structure for that. I envision that this was written with the thought of like your beauty parlor. In your mother-in-law's suite, that's how I envisioned this. Mr. Bice has indicated that he'll do his work in the accessory structure, the shed, but that he plans.

I think it was before this.

Was it before?

Yeah. It was that short list.

Yeah, so when clients or customers are actually coming to the property, presumably for their service, you're not allowed to use an accessory structure. Again, I think that's for your...

I guess, do you have any idea why we care?

You got me stumped, Commissioner Morgan. Thank you, Commissioners. Actually, when we're using buildings like that, we want to make sure that people are safe. Typically, they're not at the level of commercial building code where we would be inviting customers into that space. A house is safer, so they're allowed to go into the house, but they're not allowed to go into the accessory structure. If you're using that for your own purposes, that's fine, but you can't invite your customers into that space.

So it's a public safety thing. It is. Got it. That makes sense. Okay. But he can work in there as long as he's meeting people like out the front of his house?

Correct.

Okay.

Quick follow-up to that, though. If that outlying building... All those accessory structures were up to code, like if they had a fire suppression system and a sidewalk or whatever, because a lot of these like parlor, beauty parlors and stuff do have those accommodations. Would that be allowed or still would not be allowed?

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

Then it moves to a different...

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

Thank you, Christy. Appreciate it. Thanks. That's all. Okay. That's it for now. I'm clerk. Do we have a sign up sheet?

I don't have any signed up to speak.

Is there anyone here that would like to speak for, against, or undecided on this proposal? Vice, do you have anything to add? No.

Chair? Yes. Make a motion we close the public hearing. Second.

It's been moved by Garner, second by Morgan, to close the public hearing. All those in favor?

Aye.

Any opposed? Okay. It's closed. What are our thoughts? I think it's pretty simple.

Yeah, it's done 100 of these. It's very similar to what we've had many times in the past, and the sales are not that big. It's not like he's running a Walmart out of his house.

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

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

Yeah, my thoughts on this are I would love to put a whole bunch of security things on there, but the FFL license he has to get is beyond anything I would ever do. And so that's why I generally don't have a problem with these. I'll move to recommend approval of the project as shown on the screen for approval. Second.

It's been moved by Morgan second by Garner to approve this item. Madam clerk roll call.

Yes. Yes. Yes. Yes. Yes. Yes. Yes. Yes.

Thank you. Okay. This CUP will become effective 15 calendar days from the date the written decision and reason statement is provided to the applicant unless an appeal has been filed with the Planning and Zoning Department with the appropriate fee. No action should be taken on this CUP until the appeal period has concluded. The applicant must confirm with Planning and Zoning staff that there have been no appeals. Thank you. Okay, we'll move right into item 3-2, Conditional Use Permit for an Automobile and Truck Repair in BC Zoning District, addressed as 126 11th Avenue North, for Brandon Chandler, representing Mike Cutler. The applicant here.

My name is Brandon. I am the owner of Apex Off-Road. We just purchased this building and we want to rent half of the building for our off-road outfitting shop. We primarily deal with wheels, tires, suspension, rooftop tents. So you see the guys with lifted trucks, tents on top that maybe use them two or three times a year. Those are my customers.

They're all Toyota?

They're all Toyota related, that's correct. So we do a lot of those, specifically Toyota and Jeep are our primary market. So we plan to use a portion of the building for a small storefront to display product. And then the back portion, obviously, where the four bays that connect onto 2nd Street will be where we bring in the vehicles. and work on them. So very simple stuff. There is no engine or transmission stuff included. This is just automotive accessory, just helping people get outside and make their vehicle more capable. Question?

More capable of what?

tackling rocks, dirt, snow.

Going anywhere.

Depends on what you want to do. Most people are just weekend warriors, just want to get outside. We sell campers as well, like toppers that you can sleep in as well. So it's kind of an all-inclusive outfitting shop.

Thank you. I'll call you back if we've got questions. Ms. Frye.

Good evening, Mr. Chairman and Commissioners. My name is Candace Frye, Associate Planner for the City of Nampa. The request before you this evening is a conditional use permit for an automobile and truck repair in a BC community business zoning district. The original concept is custom accessories for outfitting truck accessory installation, limited custom fabrication services with a retail storefront. Property details, the property is currently zoned BC or community business. To the north is BC, to the west is BC, to the east is BC, and then to the south, there was an error in your staff report. It is not zoned RS6, it is zoned RD. So that correction is there right now. Comprehensive plan designates this area as community mixed use. Just a brief property history, a pre-application meeting was held with the city back in May of 2026 this year. Applicable regulations so below is the section from 10 3 to the land use chart showing automobile or truck repair requires a conditional use permit in the BC zone Also included is the information regarding conditional use permits.

Sorry, can I interrupt just real quick? It's automobile and truck repair It doesn't sound like based on the applicants What he presented was there was no repair to any automobiles or trucks. It was just accessory, accessorizing the automobiles. Wouldn't that be a different category there?

Thank you, Commissioner Kirkman. We don't actually have a category that talks about aftermarket customization.

So that would be just selling, like resale of accessories for automobiles?

Yeah, so that's why we put the automobile parts and accessories on there. But because we don't have a category for the actual work being done to the vehicle, we have a... piece in 10 3 that talks about when you have an ambiguous use or something that is not listed in the chart that it still requires a conditional use permit okay so it defaults like to that okay thank you.

The applicable regulations below is the criteria for conditional use permit I won't go over that because it was already previously said. So for the BC zone, there is no minimum or maximum requirements for property area or property width. The setback requirements for the BC zone for the front is 20 feet from the property line. Parking spaces and drive aisles are not allowed within the front setback. And then the sides and rear have zero feet, but they have to meet building code. So for parking, 10-22-6.b talks about the number of spaces that are required, the number of off-street parking spaces required and are provided for land and structure uses shall be no less than as set forth in the following chart. So we have this listed under machine shop area slash repair. So zero parking spots required if it's accessory. Otherwise, it's one per 500 square feet of gross floor area. Parking again, any area where a vehicle travels, it shall be paved. Designer view, if this is applicable, so if they are going to expand the building more than 25%, designer view standards shall only be applicable to the area of the new construction or the expansion, or if they are replacing exterior materials or elements on more than 50% of the building's facade, which the facade fronts a public right-of-way. They are currently proposing to do everything within the existing building. No exterior building modifications or site changes are proposed, but if they do, then design review, depending on that percentage, will be required. Signs, 1023 has all of the information regarding signs. If they decide to put one up, Correspondence, we did not receive any public comments, and the only agency comment we received was from the Nampa Fire District. They just provided general comments regarding fire extinguishers, addressing requirements, and then inspections. That full list of comments is in your staff report. So the proposed findings, the criteria is again listed here and then all of the facts are included in detail in the staff report for you. So weighing the facts and department and agency input, the project meets the criteria as outlined by 1025-4. The proposed use is supported by the comprehensive plan because it is in the community mixed use designation with appropriate zoning that allows an auto repair shop with an approved conditional use permit. The proposed customizing shop meets the goals and strategies outlined in the NAMPA comprehensive plan because it is utilizing an empty commercial building for a business that is in the service industry, which is identified in the comprehensive plan as appropriate for the applicable zoning and plan highlights the importance of the city supporting the retention, expansion and recruiting of businesses. It must follow all city codes and standards at the time of building permit. The proposed use will be served adequately by essential public facilities and services. Services are already provided to the property and will continue to be served. The proposed project will not be detrimental to any person's property or general welfare by reason of excessive traffic, noise, smoke, fumes, glare, or odors. Because the use will remain commercial and is consistent with the existing uses in the area, and due to the mitigation put in place through the building and planning code, it will be required to be in accordance with the standards in place for obtaining a building permit. Here are the recommended conditions of approval as listed in your staff report. Here are your potential motions, and I will stand for any questions.

Okay, all right, thank you. Madam Clerk, do we have a sign-up sheet?

No, I'm fine.

Is there anyone here that would like to speak for, against, or undecided on this proposal? Do you have anything to add?

Chairman, make a motion we close the public hearing. Second.

and moved by Garner second by Kirkman to close the public hearing. All those in favor.

All right.

Any opposed? Okay. Testimony is closed. What do you think?

I think all we need is more Tacomas on the road. With tents.

With tents. Unused tents. Extra fuel on the side.

They're cool to look at. I admit I'm a little jealous sometimes. But Mr. Chair, if there's no comments or questions, I'll move to approve the project as stated on the screen with recommended conditions and adopt the potential findings.

Second. It's been moved by Kirkland, second by Daffer to approve this item. Madam Clerk, do we have a roll call?

Garner? Yes. Miller?

Yes.

Decker? Yes. Herner? Yes. Heho?

Yes.

Bergen? Yes.

Yes.

Yes. Yes.

Thank you. Okay. The CUP will become effective 15 calendar days from the date the written decision and reason statement is provided to the applicant, unless an appeal has been filed with the Planning and Zoning Department with the appropriate fee. No action should be taken on this CUP until the appeal period has concluded. The applicant must confirm with the Planning and Zoning staff that there have been no appeals. Thank you. Right? Oh yeah, you guys can leave if you want.

You don't need to stay there. You're free to go.

You're free to go. If you're paid, you're fine. You can go now. Zoning map amendment from BC to BN and RD. Zoning district development agreement modification and supervision preliminary plat approval for Spring Shores Commons addressed to Zero Cherry Lane for Trilogy Development representing Endurance Holdings LLC.

CHAIRMAN, MEMBERS OF THE COMMISSION, HELLO AND GOOD EVENING. FOR THE RECORD, MY NAME IS SABRINA DURCHY AND I'M HERE ON BEHALF OF THE APPLICANT. MY BUSINESS ADDRESS IS 5179 SOUTH BOVEN AVENUE, BOISE, IDAHO, 83716. AND THIS EVENING I HAVE THE HONOR AND PRIVILEGE TO PRESENT TO YOU OUR APPLICATIONS FOR SPRING SHORE COMMONS. Springshore Commons was designed about a simple but important idea. Create a neighborhood that feels casual, natural, attainable, and connected. The overall vision is not just to provide homes, but to create a community where open space is meaningful, walkable, and usable in everyday life. Our design theme draws from natural, relaxed landscape character with soft pathways, gathering areas, shade, seating, play opportunities, housing options at a more attainable price point. We are striving to create a community that is casual and fun, but also relaxing, inviting, and engaging for all future residents. Now I'd like to welcome you to our proposed entry monument at the corner of 11th and Cherry Lane. With the future roundabout in mind, we wanted this corner to create a strong first impression and serve as a beautiful visual gateway into Spring Shore Commons. The sign is designed to catch your eye while still maintaining a soft, welcoming appearance. The surrounding landscape reinforces the overall project theme with layered plantings, natural materials, boulders, ornamental grasses, and flowering trees. Together, these elements create a visual interest, softening the streetscape, and helping establish the casual, natural, and connected character for our community. Now taking a look at the overall development, the site has been intentionally designed to provide an appropriate transition within the area. To the west, the project transitions toward the existing residential neighborhood. And to the north, it serves as a continuation of the existing Spring Shores development pattern. At the same time, Spring Shore Commons introduces a new housing option in an area that's really largely dominated by traditional single-family homes. This mix allows the project to provide attainable housing choices while still maintaining compatibility with the surrounding community. In addition, the project includes a neighborhood commercial component, which helps support the area by providing services and conveniences close to where residents live. Overall, the development has been designed to balance transition, compatibility, housing options, open space, and neighborhood serving commercial use. So within our application, we're requesting a rezone, a development agreement modification, and a preliminary plat. I have one commercial lot, 68 single family lots, and seven common lots. Our net density, excuse me, our gross density will be 5.42 units per acre, with our residential lot sizes ranging from 2,600 square feet up to 10,000 square feet. The subject site was annexed and zoned under the original Spring Shore subdivision in 2006. Where the site has an existing development agreement that we're requesting to modify. You can see the red circle, our proportion before you this evening. So our site is designated as residential mixed use in the City of Nampa's comprehensive plan. This designation envisions well-designed, connected communities that provide long-term value to residents and the broader community. The vision is delivered through a thoughtful mix of housing, walkable connectivity and access to jobs and services, and well-designed gathering spaces supported by quality architecture and landscaping. And we feel that Springshore Commons embodies all of these long-term planning goals. The site is strategically located just minutes from Interstate 84, providing convenient access to the broader region. It is also positioned near the growing commercial industrial corridors along Franklin, Highway 16, and Star Road, and areas that continue to merge as important employment and economic activity centers for the City of Nampa. By providing additional attainable housing options, the neighborhood serving commercial uses, open space and pedestrian connectivity, we feel that Springshore Commons supports the city's vision for a mixed-use residential community that is both functional and compatible with the surrounding area. With the comprehensive plan in mind, requesting to rezone the site to RD and BN neighborhood business. Together, these two zoning districts provide the appropriate framework for the project by allowing a thoughtful mix of land uses and housing types. RD zoning supports the residential portion of the development and allows for housing options that are more attainable and varied than the traditional single family pattern that exists in the surrounding area. Neighborhood business zoning supports the commercial component of the project and really provides an opportunity for small-scale neighborhood serving uses that are compatible with the surrounding residential community. Overall, the requested zoning implements the intent of the residential mixed-use designation by creating a balanced blend of housing, services, connectivity, and open space that supports the long-term vision for this area. So to better understand how Spring Shore Commons fits within the area, I always like to take a look out and look at the context in detail. So to the north, we have the existing Spring Shore subdivision, a 225 lot single family residential sub. Three phases have already been completed, really establishing a residential development immediately adjacent to the site. To the east, the property is bordered by additional unincorporated county parcels with Coyote Springs subdivision located further east. And to the south and southeast, the area includes established neighborhood serving uses and residential development, including Optimist Park, Birch Elementary School, Brookdale Estates, Phases 1 through 6 that was developed back in 2009, and Sherwood Forest Phases 1 through 3, developed in 1999. To the southwest and west, there are additional and incorporated county parcels, along with Franklin Village, which was developed over nine phases, and most recent phase was recorded back in 2022. Taken together, the surrounding context demonstrates that Springshore Commons is thoughtfully positioned with an area that's already characterized by residential neighborhoods, school, park, and supporting infrastructure. The proposed development provides a natural transition between existing and future residential areas that create a compatible and balanced addition to this area. One of the things I always like to provide to you is our impact fees, since we understand that the City of Nampa, especially Council, is concerned with development paying for itself. So based on the analysis of current building impact fees, and just considering our 68 residential homes, this does not include our commercial lot, the estimated total impact fee generated for the project will be over $900,000. So we understand are sensitive to the transition that is needed to the county lots to the West. Therefore, we're buffering single family residential lots that really provide a thoughtful transition and compatibility to our neighbors. These spatial residences are situated on larger lots up to 10,000 square feet for generous front and rear yards and really provides a great opportunity for three car garages. And then within all of our developments, we always strive to provide housing diversity in every community, really designed to get that attainable price point. What you're seeing on this slide is our townhouse product. These homes will provide a worry-free living with low maintenance upkeep. The housing product not only adds housing diversity to this area, but also provides again the sustainable price point I keep saying and which is going to anticipated average around 280,000 for a three bedroom unit approximately 1500 square feet. Additional overflow parking has been incorporated with spring shore comments to accommodate special events and peak parking demand as shown in the slide to strategically locate parking lots are also distributed across our site as well as the commercial habits on parking as well. Usable open space is a top priority forming the foundation for communities amenities pathway overall connectivity. We're at 2.32 acres and over 18% open space. Pathway connectivity and walkability is also priority within Spring Shores. Purple depicts our four-foot detached community sidewalks. Orange depicts our five-foot micropathways that fan out throughout the site for a total of 1,490 linear feet. And green depicts our five-foot arterial sidewalk along 11th and Cherry Avenue. So as mentioned in the previous slide, pathways and walkability are priority for Spring Shore Commons. The intent is not only to provide sidewalks and pedestrian routes, but to create a connected internal pathway system that encourage residents to move throughout the site and enjoy the open space as part of their daily lives. This slide highlights the central gathering area, which is one of our primary open space features within Springshore Commons. In this area, we intentionally designed the homes without rear yard fencing along the central grain. The goal is to allow the open space to feel like a natural extension of the residents' back patios, rather than separate or isolated common area. This creates opportunities for residents to engage with their neighbors, enjoy the landscape open space and use the area for casual gatherings, outdoor seating and small hosted activities. The combination of the pathways, benches, and lawn areas, shade trees, and landscaping help create a shared community space that is both functional and inviting. Overall, the design supports the broader goal of creating a connected neighborhood where open space is actively used and becomes part of everybody's everyday life. we really wanted to incorporate engaging outdoor activities that residents would typically would host in their own backyards or travel elsewhere to enjoy. So this play area was designed with artificial turf, bench seating, landscaping, and lighting to create a comfortable inviting space for residents to gather, play, and connect. And it really feels both functional and fun, a space that people will be able to use as part of their everyday neighborhood experience. And our final amenity is our dog park, which is located along the northern boundary of the site. This area includes a fenced dog park that serves as a complimentary amenity to the main central gathering space. The dog park provides residents with a convenient and secure place for pets to roam, play and socialize by offering a dedicated pet friendly amenity. And it is kind of a natural buffer to our north for the residential existing units. So in summary, Spring Shore Common reflects careful thought and attention to detail on how it fits within this part of Nampa. It really provides a natural transition between the surrounding residential neighborhoods and provides future commercial opportunities while also introducing an attainable housing option that is very much needed in today's market. with its connected open space, walkable design, quality landscaping, and mix of uses, the project creates a neighborhood that is casual, natural, attainable and connected while bringing long-term value to the broader community. I'd like to thank staff for all their help with our application, and we're in full agreement with the staff report. And on that great note, I would like to thank you all for the pleasure of your time, your thoughtful consideration, and respectfully request a recommendation to City Council. Thank you so much.

Mr. Chair, I have a quick question. Yep. The southern end of the spring shores, is it already built out? So how, what are you going to do about connecting to that cul-de-sac? Are you buying the property from the two property owners?

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

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

No, no, no, no. Yeah, no, it's already thought out. So yes.

Yes. Can I make sure I heard you right? Did you say the town homes would go for 280,000?

That's correct. And I just confirmed that today. Obviously if they were available today and built, that would be the price point.

Will you put that in the development agreement?

Well, I like the way you're thinking, but Chairman, Commissioner Morgan, unfortunately, by the time it's built, I'm assuming the price point will still be at that same range. And that's why when we talk about, and I was just at a conference, we're talking about density, and unfortunately, due to land prices being so expensive, that we have to get that density in order to get that price point at a lower price. at a lower cost. And I think this is a perfect example of that working.

But I. I thought I misheard you.

No, you did not. And I just confirmed this morning because I wanted to make sure the numbers were correct for you all. You bet.

Thank you. I have a question.

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

I'm chairman commissioner Copeland so the single family homes will have been seen but all the homes that are designed on the common area will not because we really want that to again be an extension of their backyards and that's why we have the dog park so that they have been staring to take their dogs but everything else on the outskirts and the single family will have been seen. Great, thank you so much.

I'll call you back up. Ms. Watkins.

All right, thank you. Mr. Chairman and Commissioners, my name is Christy Watkins. I'm the Principal Planner for the City of Nampa. As stated, the request before you this evening is for a development agreement modification, a rezone, and a preliminary plot. This Springshore subdivision was originally annexed and zoned RS 8.5 and BC via Ordinance 3568 in May of 2006. This property has sat empty for 20 years. August of 2019 a development agreement modification to allow for public storage facility was denied The reasons for this denial were listed as compatibility with the adjacent uses proximity to the intersection and compliance with the NAMPA comprehensive plan future land use designation So this property is currently zoned BC community business and The area around it to the north is RS 8.5, which is Spring Shore subdivision and is currently being built out. To the south is RP, which is vacant, and RS 4, which has just been approved for Millwood Pine subdivision and is currently under construction. To the east is Canyon County single-family large lots, and to the west is Canyon County single-family large lots. This is in the residential mixed use zone on the future land use map. With that, they are required to provide at least 5%, but no more than 50% of the gross area to be commercial or light industrial. A full traffic impact study is not triggered for this development. However, a turn lane warrant analysis was completed and shows the need for a westbound right turn lane at Cherry and Lindsay Creek, which will be provided by the developer. This property has already dedicated all of the right-of-way. It is required to do a 10-foot side path along Cherry Lane, and 11th Avenue North will require full improvements, curb gutter, and sidewalk. Utilities, city water, sewer, and pressurized irrigation all have adequate capacity to serve this property, and they will be required to construct utilities to and through the property at the time of development. So for a development agreement modification, we have a few criteria that cause a modification to happen. A couple of those are exceeding the number of buildable lots. We've obviously increased that. And then items determined to be substantial change according to the planning and zoning director or his or her designees. Because this is going from purely commercial to some residential, that is a significant change. So the proposed changes to the DA One would be to provide new conditions of approval for this specific development and layout. And the other is to change the concept plan from 16 commercial lots to five single family detached units, 63 single family attached units, one commercial lot, and seven common lots. The applicant's stated request is that the site is not well suited for commercial uses. As we've noticed over the last 20 years, no one's been really interested in putting anything there. It has remained an underutilized open field. This project proposes a thoughtfully crafted residential neighborhood that blends a variety of housing. This is the exact missing middle that we talk about when we meet in workshops with you. So as far as an analysis goes of the development agreement modification, the property was annexed in 2006. This is the previous concept on the right. Those were the commercial lots that were proposed. And now on the left is the new concept with the residential and the commercial lots proposed. This would be considered an infill development that encourages a slightly higher density and increase of housing supply and utilizes underused parcels of land. The RD zoned portion will provide a variety of housing types that will support the commercial portion of the development and be more in line with the intent of the comprehensive plan and more compatible with adjacent properties. As you know, the comprehensive plan defines infill development as land that is in the process of developing or vacant or underused parcels within the city. Infill development allows the utilization of all of the community services, sewer and water and everything that's already available, police and fire services. It will reduce the consumption of land and resources on the outer edges. It will fully utilize the existing facilities. It will increase our housing supply. It will renew investment in the city. It will provide energy and environmental savings. And infill development could limit sprawl and protect the natural surroundings of Nampa. So a little bit about the preliminary plot itself. The lot sizes within the RD zone for single family lots is 6,000 to 10,000 square feet. The lots proposed are 9,181 square feet to 10,000 square feet. So those would be on that western perimeter where they have larger lot subdivisions in the county. For the three unit townhouses, the required base lot sizes are 9,000 to 15,000 square feet. They have proposed one three unit structure that is 9,479 square feet for the base lot that will be divided into three units. So then required for the four unit townhouses is 12,000 to 18,000 square feet. They have proposed 12,000 to 14,540 square feet for the base lot. Those will be divided into four units for each of those townhouses. So for infill, as stated in the comp plan, small residential lots are encouraged. The edge of developments within the residential mixed-use lot designation should be compatible with the existing residential development. Therefore, with the lot compatibility that is required by code, they have put the 9,000 and 10,000 square foot lots on the western edge. All lots proposed meet the lot width and depth required by city code. The proposed density is 5.42 dwelling units per acre. The required density for residential mixed use is 2.51 to eight. The commercial area is 5% required. They have proposed 6%. The BN zone is proposed at 1.13 acres. 0.75 acres of that is the usable buildable area, which equates to the 6% of the overall project. So this development is required to have 15% open space. The project provides 2.32 acres, which is 18.5% qualified open space. Those amenities were outlined by the applicant. There are three criteria that need to be met when determining the appropriateness of a rezone request. This project is in harmony with the city's currently adopted comprehensive plan and the land use map. The proposed map amendment would provide a proposed use or set of uses that is reasonably compatible with the existing adjoining property uses. And the proposed zoning map amendment is in the interest of the public and reasonably necessary because it will bring utilization to underused property, it will bring utilities, and it provides a layout that is in conformance with city code. As far as correspondence, we received one letter from the public from Mark Bottles at Mark Bottles Real Estate. They are supportive of the proposal because it appropriately places a limited neighborhood business area on the corner while designating a larger balance of the property for residential development. Due to the location of the roundabout and the resulting access configuration, the property does not have adequate access to support commercial development across the entire site. The proposed zoning also better reflects the size of the property and the neighboring properties. Code compliance has opened a case for weeds and debris that will need to be cleaned up. The engineering division has provided their general comments about traffic, right of way, frontage improvements, utility locations, side path installation, and their conditions of approval. And the Nampa Fire District has commented that they are in support of the project. This project is located 1.4 miles from Nampa Fire Station number three with an approximate response time of three minutes. And, excuse me. They didn't tell me this time how many officers or how many firefighters this one is gonna take. Okay, so these are the conditions of approval as stated in your staff report. And these are your potential motions, and I will stand for any questions.

I do have a question. In light of the inevitable shortened irrigation season this year and some other years, but more so for this year, When engineering states that pressure irrigation systems have adequate capacity to serve this property, is that based on a full water year that there's enough capacity or is it based on, do we have enough water to service this property?

Do you know?

This seems like a pretty blanket general statement.

Chair, Commissioner Kirkman, Mark Stoyer, Senior Director of Development Services. So that is not based on the length of time that the irrigation season will be open, but whether or not there's pressure available during that time at any given time on any given month. And that is based on studies that we do have and has been verified.

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

more than adequate.

If there was water there, it'd be fantastic. All right. I just want to make that. Thank you. That's all I had.

Other questions. Okay. Thank you. Thank you. Okay. Madam clerk, do we have a sign up sheet? Do we have anyone that would like to speak? Go ahead and come on up. Give us your name and address for the record, please.

Good evening. My name's Tim Barrera. I live at 7044 Latigo drive, which borders this property to my east there west. And, uh, I'VE LIVED THERE FOR OVER 30 YEARS, SO I'M NOT OPPOSED TO IMPROVEMENTS. OBVIOUSLY THAT'S GOING TO HAPPEN. IT'S ALWAYS BEEN AN ALFALFA FIELD THE ENTIRE 30 YEARS I'VE LIVED THERE. THE ONLY THING THAT KIND OF SCARES ME ABOUT THIS AND MORE RECENT IMPROVEMENTS AS THE SUBDIVISION ACROSS THE ROAD DIRECTLY FROM CHERRY LANE, I DON'T KNOW IF YOU CAN PULL UP A PICTURE. My concern is the amount of traffic. Right now Cherry Lane is a major east to west corridor, especially in the morning and especially in the evening. It's not unusual to have traffic backed up on Cherry Lane at 11th going in a west direction, probably a quarter mile traffic will be backed up because it's a four-way stop. And then once they make it past that one and they get to the four-way stop at Franklin, It could be a quarter mile, half a mile of backed up traffic. There is similar development on Cherry Lane further to the east in Meridian in between, I think it's Black Cat and Ten Mile. Similar density of mixed use. And that entire area has two lanes going each direction. I think that would be, what is really needed before we keep piling on more cars in that area. This development would add about 100 cars a day. The development directly across from Latigo, I think it's 50 homes, that's probably gonna add another 50, 75 cars a day. And then the corner between, or the corner of, I guess it would be the southwest corner of 11th and Cherry, that's gonna be developed soon as well. That's my concern. If you notice where the inlet is, where Latigo enters to Cherry Lane, and then where the new development directly across the street's gonna enter. We're gonna have to kind of watch to see what the guy across the street's doing. And then we're gonna have another entrance just east of where the proposed commercial buildings are. And then when you mix that up with a oncoming roundabout, those cars, you could potentially be stuck there 10, 15 minutes waiting for a gap. Right now, it's very common to sit there and wait for a gap because the timing of just stopping at a stop sign and continuing doesn't leave enough safe area to pull out into traffic because the car's coming west from 11th and Cherry at that stop sign, especially in the mornings and especially in the evenings. It's just... To me, it's very dangerous to try to get out there and to blend into traffic. And if you're trying to turn left, that's even more difficult to do. So I'm not opposed to improvements to the area. I was here when the proposal for the storage facility was turned down, and I actually liked the proposal. I think it was turned down at that time basically because city council had decided that the area should be more of a mixed use for the entire neighborhood. This mixed use seems like it's gonna be for that development only. The dog park is probably gonna be private. I don't see where it's open to the public to go there. There'll be four or five businesses. None of that area is really walkable. You can't walk there to, I wouldn't even walk to the park down on, Franklin and Cherry from that place because the sidewalks aren't there. Anyway, that's my kind of opposition to the thing. I'm just concerned about safety and where all these cars are going to pile up at.

We'll ask the questions. Thank you. Is there anyone else that would like to speak for, against, or undecided on this proposal?

perhaps a resolution to the traffic altogether.

I got it. I got it. My presentation, just in case we need, there's questions. Chairman and members of the commission, thank you again for your consideration this evening. And I really appreciate the neighbors' concerns with the traffic, and I know that you guys are probably fatigued by hearing about traffic all the time. And perhaps your staff can talk about it a little bit more, but I think that's why the roundabout is, planned at that intersection point. Again, with the roundabout in mind and the commercial, I feel like we are providing mixed use for this area. And sidewalks, again, through each of these developments, each of these infill developments, the sidewalks will be built and then hopefully they will all connect at one point. And that takes time. depending on timing of the market and when the subdivisions get built. But I really do feel that the roundabout will help alleviate that corner. And I did talk to Daniel a little bit, because during the neighborhood meeting, people that live to the east were very concerned about their home. And Daniel said that they're going to be putting the roundabout a little further south to avoid that. So I know that there is planning. He would not give me an estimated time frame. So yes. So I know that it's in order. And again, this development won't be billed overnight. So I hope, Commissioner Kirkman, that that kind of leads and answers some of the questions. But just to briefly summarize, and I know you guys want to go home and I don't want to prolong everything, but we really feel that our application is really hitting the mark for this residential mixed use comp plan designation. And it just, I'm excited about it. I feel like the open space is so well thought out. I feel it's gonna be a complete asset to this area. And it really is gonna be, and an asset for this area and for the city of Nampa. And we feel like with the substantial impact fee revenue provided, housing opportunities, and really the connection and walkability, again, I'm super excited to see it build. and I hope you all are as well. So with that, appreciate your time and assistance. With city staff, we're in full agreement with the staff report and would love a recommendation of approval this evening to city council.

and I'll answer any other questions if you have any more for traffic for me, commissioners.

I have a question. Please.

Didn't you state that you guys were placing sidewalks along 11th and Cherry, so that will mitigate some of the safety for walking on that? Yes.

Chairman, Commissioner Copeland, yes, whenever a development is built, we're always required to do the infrastructure, curb, gutter, and sidewalk, and I know that there'll probably be some outlander pieces connecting us to the other subdivisions, but again, over time, those infill sites will get developed, those sidewalk connections will get completed, but yes, we are providing the sidewalks on our frontage.

Okay, thank you, appreciate it.

Questions for staff? Mr. Chairman, I'd make a motion to close the public hearing. Second.

It's been moved by Garner, seconded by Kehoe to close the public hearing. All those in favor?

Aye.

Any opposed? Okay, public hearing's closed. Thoughts on this one?

Well, if she can get it at that price point or close to it, she'll have them all sold before they ever get them built. I know. So I like the idea. So keep it close to 300. I'll bring you lots of buyers.

Sounds almost like bribery or something.

No, I just got a lot of buyers that if they could get it at that price point right now, they would be buying them left and right.

Christy, do we have any... Any ideas about future road projects in this area? We can call Daniel on his cell phone if we need to.

I'm not even going to pretend to be as knowledgeable as Mr. Badger on this, but I can tell you the only project along Cherry, we don't have any infrastructure projects along Cherry itself in the next five years in the CIP. There is another roundabout going in at Cherry in Franklin.

uh but that's about it for the next five years i do want to note that the development is paying a fair amount of impact fees that will go towards future roadway improvements thank you i think mr chair i think the community is well thought out actually i was looking at all the different aspects of of the community itself um and and like what christie said this is something that we've really kind of been looking for This is a good location for that. Like how that, if you're of one of those people who don't like fences, I'm not, but this is a great, great choice. Got it.

And I like the response to the neighboring community, putting those big lots on the one side. That was very thoughtful to be able to do that. And, you know, great's a nice buffer.

by that place every day and I wonder what's gonna happen to it.

So.

I'm curious if anybody has any feedback, but we talk about the, like the business community and these lots that are in these areas and these mixed in with the residential stuff. If anybody has any feedback on other communities that actually have this and how successful it is. I'm just curious. I can't think of anything off the top of my head.

I think of Fall River a little bit. It may not be exactly, but I think of that little commercial area there with Fall River subdivision. Oh, yeah. Up in Midland.

Okay. Dallin Woods, Morning Sun. Dallin Woods with that little commercial. They've got a little coffee shop there. Dallin Woods on Midland there. It's got the little coffee shop and everything right there. Yeah, and the one by Fall River is there at Middleton and Lake Lowell. Yeah, Middleton, Lake Lowell. It's got the Longboards Pizza. That's kind of right there at Fall River. But Morning Sun has the St. Luke's right outside of it and the dentist office right outside of it. It seems to be doing good. I think it works.

It just takes a while.

Yeah, well, the dentist office is not, and that's right in the entryway to the subdivision. So, yeah, they can be successful.

I can't think of any off the top of my head that are a lot of space just sitting empty right now. They're all pretty well full around here.

The ones you're speaking of all seem to be located on a heavily traveled or a more traveled intersection or something like that. So, okay.

I do know that there's one back behind. I'm not exactly sure which road it is because I don't know how to get there except for through the apartment complex. kind of across from what is it? Treasure Valley marketplace. There were some apartments built back there, a bunch of apartment houses, and they have a sort of a business area and it's filled with nails and I can't, a beauty salon, another kind of a store. And I think there was five or six storefronts and I don't think any of them were empty. because I went and got my nails done the other day and it's, there's really, there's a big road out front of it, but I'm actually not sure how you get there. I know how to leave from it, but I'm not sure. But you can get there through the apartments.

So Mr. Chair, move to recommend approval of the project as stated on the screen. Second.

Then moved by Garner, second by Morgan to approve the item. Madam Clerk, can we have a roll call, please?

Garner?

Yes.

Miller?

Yes. Daffer? Yes. Turner? Yes.

Kehoe? Yes. Morgan? Yeah. Kirkman? Yes. Copeland? Yes. Fein?

Yes.

Motion passes.

Thank you.

Mr. Chairman, I move to adjourn the meeting.

Been moved by Copeland, seconded by Kehoe to adjourn the meeting. All those in favor? Aye.

Meeting is adjourned. Thank you.