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Commission approves Sugar Creek Townhomes PUD and preliminary plat with frontage and parking conditions
Summary
The commission approved a 72-unit townhome development on 7.68 acres at Third Street North and Sugar Street, subject to right-of-way dedication, frontage-improvement cost estimates or fee-in-lieu, and parking adjustments.
The Nampa Planning and Zoning Commission voted April 15 to approve the preliminary plat and planned unit development for Sugar Creek Townhomes, a proposed 72-unit development on 7.68 acres at the southwest corner of Third Street North and Sugar Street.
The project, presented by John Dixon and representing developer Kyle Sales of Bunker Development, proposes 18 fourplex buildings with on-site amenities including a playground, dog park and open space. The developer sought a PUD to permit a density increase to 9.375 dwelling units per acre, within the 20% increase allowed under the city’s PUD rules.
Staff findings and conditions
Christie Watkins, principal planner, said the site is zoned RD and historically had a higher-density preliminary plat that expired. City staff recommended approval with conditions. Key staff requirements include: dedication of 40 feet of public right-of-way along Third Street North; submission of contractor estimates for full frontage improvements (sidewalk, curb, gutter, grading, retaining walls) so the city can determine a fee‑in‑lieu if applicable; and correction of a parking-count discrepancy. Watkins noted the code requires 2.5 spaces per dwelling unit, which equates to 180 spaces for 72 units; the applicant’s plan showed 177 regular spaces and 11 ADA spaces, and staff advised reclassifying surplus ADA stalls to meet the standard parking count.
Engineering and fire review
Engineering staff flagged conflicts with existing right-of-way and asked the developer to break out cost estimates into line items. CenturyLink raised possible utility conflicts on Sugar Street that the developer must resolve if relocation is necessary. The Nampa Fire District did not oppose the project but commented on water supply, fire access and standard requirements; staff reported the site is approximately 1.3 miles from Fire Station No. 1 with an approximate five-minute response time.
Applicant response
John Dixon and Chad Slister told the commission they had reviewed engineering comments and believe they can redesign frontage to meet the 40-foot ROW. Dixon said the deficient standard parking stalls would be addressed by reallocating surplus ADA stalls.
Commission action and next steps
Commissioner Kirkman moved to approve the PUD and preliminary plat with the staff‑recommended conditions; Commissioner Kehoe seconded and the motion carried. The approval is subject to an appeal period of 15 calendar days after the written decision is issued. Before final plat and construction, the developer must submit the agreed contractor estimates or pay the fee‑in‑lieu, submit a revised parking plan, and resolve any utility relocation issues.
Key quotes
"We have reviewed the staff report and are aware of the deficiencies noted by the city's engineering department," John Dixon said. "We are confident that we can work with the city engineering to redesign this area to accommodate that 40 foot right of way."
Ending
The development moves to the permitting stage; engineering, public-works and building-permit reviews will determine final frontage improvements and utility relocations before construction can begin.
