Commission continues Napa Vineyards PUD hearing to Oct. 28 for agency reports, public comment
October 15, 2025 | Kuna City, Ada County, Idaho
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The Kuna City Planning and Zoning Commission on Oct. 14 continued the public hearing on the Napa Vineyards applications — 25-01-PUD, 25-04-S, 25-03-ZC and 25-06-DR — to a date certain of Oct. 28, 2025, so that detailed agency reports from the Ada County Highway District (ACHD), Idaho Transportation Department (ITD) and Kuna Public Works can be included in the record and the public can offer additional testimony.
Why it matters: Napa Vineyards is a large, multi-phase proposal that will require substantial traffic mitigations, impact fees, and infrastructure extensions. Commissioners and members of the public raised concerns about traffic, school capacity and the timing of road and school improvements; staff and the applicant said agency reports are forthcoming and will inform specific mitigation triggers.
Project description and history: Troy Beheunen of the Kuna Development Services Department summarized the applications as requests for a Planned Unit Development, preliminary plat, a limited rezone and design review for approximately 242.3 acres already in the city and zoned variously R-6, R-20, C-1 and C-3. Troy told the commission the site has an extensive approval history: it was annexed into the city in 2009, a development agreement was recorded in April 2009, and the current owner acquired the property in 2019. A development agreement modification was approved by city council in November 2024 to relocate a proposed fire station and make other changes.
Staff and applicant presentations: Stephanie Hopkins of KAM Engineering described a preliminary plat that, in the applicant’s presentation, proposes 747 lots (653 single-family buildable lots plus additional park-side and courtyard products), a 5.6-acre school lot and a 5.67-acre city park lot. Hopkins said the proposal provides roughly 45 acres of open space (about 19% of the site) and that multifamily development described in earlier documents is not part of the current submittal and would return later as a special use permit.
Transportation and mitigation: Sonia of Kittleson & Associates presented the transportation impact study. She said the study, reviewed by ACHD and ITD, modeled existing conditions and multiple future horizons and identified mitigations and improvements, including developer contributions. The study examined a dozen intersections along State Highway 69 (Meridian Road), Columbia and Hubbard and the new collectors called K Avenue and Mason Creek. The applicant noted a projected contribution of about $2.2 million in ACHD impact fees and approximately $465,000 toward ITD improvements on State Highway 69; other impacts and developer-funded improvements discussed included widening Columbia and Hubbard, constructing new collector roads and potential signals or roundabouts at key intersections.
Public testimony and school concerns: Tim Jensen, representing Kuna School District No. 3, said the district had submitted a letter of support but emphasized the long-running capacity issues and noted the district retains the first right of refusal on the proposed Lot 27, Block 14 school site as recorded in the development agreement. Jensen and other public commenters said local schools (including Silver Trail Elementary) are near or at capacity and that building the school depends on bond funding and the district’s ability to secure resources.
Continuation and next steps: City staff asked that the hearing be continued to a date certain to allow ACHD and ITD to deliver formal comments. After discussion about possible dates and public availability, the commission voted to continue the hearing to Oct. 28, 2025. The applicant requested Nov. 25 or another date; the commission selected Oct. 28 to ensure agency reports would be available and to allow public participation.
What remains open: The commission did not take final action on the PUD, the preliminary plat, the rezone or the design review. The record will be supplemented with agency reports and additional public testimony at the continued hearing; the commission will deliberate and vote after those materials are received.
Ending: The public hearing was continued to Oct. 28, 2025; staff will circulate ACHD, ITD and Public Works reports when they are posted so interested parties can review and prepare testimony.
Why it matters: Napa Vineyards is a large, multi-phase proposal that will require substantial traffic mitigations, impact fees, and infrastructure extensions. Commissioners and members of the public raised concerns about traffic, school capacity and the timing of road and school improvements; staff and the applicant said agency reports are forthcoming and will inform specific mitigation triggers.
Project description and history: Troy Beheunen of the Kuna Development Services Department summarized the applications as requests for a Planned Unit Development, preliminary plat, a limited rezone and design review for approximately 242.3 acres already in the city and zoned variously R-6, R-20, C-1 and C-3. Troy told the commission the site has an extensive approval history: it was annexed into the city in 2009, a development agreement was recorded in April 2009, and the current owner acquired the property in 2019. A development agreement modification was approved by city council in November 2024 to relocate a proposed fire station and make other changes.
Staff and applicant presentations: Stephanie Hopkins of KAM Engineering described a preliminary plat that, in the applicant’s presentation, proposes 747 lots (653 single-family buildable lots plus additional park-side and courtyard products), a 5.6-acre school lot and a 5.67-acre city park lot. Hopkins said the proposal provides roughly 45 acres of open space (about 19% of the site) and that multifamily development described in earlier documents is not part of the current submittal and would return later as a special use permit.
Transportation and mitigation: Sonia of Kittleson & Associates presented the transportation impact study. She said the study, reviewed by ACHD and ITD, modeled existing conditions and multiple future horizons and identified mitigations and improvements, including developer contributions. The study examined a dozen intersections along State Highway 69 (Meridian Road), Columbia and Hubbard and the new collectors called K Avenue and Mason Creek. The applicant noted a projected contribution of about $2.2 million in ACHD impact fees and approximately $465,000 toward ITD improvements on State Highway 69; other impacts and developer-funded improvements discussed included widening Columbia and Hubbard, constructing new collector roads and potential signals or roundabouts at key intersections.
Public testimony and school concerns: Tim Jensen, representing Kuna School District No. 3, said the district had submitted a letter of support but emphasized the long-running capacity issues and noted the district retains the first right of refusal on the proposed Lot 27, Block 14 school site as recorded in the development agreement. Jensen and other public commenters said local schools (including Silver Trail Elementary) are near or at capacity and that building the school depends on bond funding and the district’s ability to secure resources.
Continuation and next steps: City staff asked that the hearing be continued to a date certain to allow ACHD and ITD to deliver formal comments. After discussion about possible dates and public availability, the commission voted to continue the hearing to Oct. 28, 2025. The applicant requested Nov. 25 or another date; the commission selected Oct. 28 to ensure agency reports would be available and to allow public participation.
What remains open: The commission did not take final action on the PUD, the preliminary plat, the rezone or the design review. The record will be supplemented with agency reports and additional public testimony at the continued hearing; the commission will deliberate and vote after those materials are received.
Ending: The public hearing was continued to Oct. 28, 2025; staff will circulate ACHD, ITD and Public Works reports when they are posted so interested parties can review and prepare testimony.
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