Planning commission recommends approval of East Canyon master plan community, sends proposal to city council

The Nampa Planning and Zoning Commission on Feb. 25 voted to recommend approval to city council of the East Canyon master plan community: a comprehensive plan map amendment, annexation with initial zoning, and master plan community approval for about 356.9 acres east of Prescott and south of Elm Lane.

Developer representative Deborah Nelson, a land use attorney with Givens Persley, told the commission that East Canyon is “a mixed use master plan community on approximately 357 acres” that aligns with the Highway 2026 specific area plan and proposes a mix of single‑family, multifamily and commercial uses, including public parks and a four‑acre amphitheater park the developer says will be donated to the Nampa Parks Department.

Staff said the application requests initial zoning to RS‑4, RS‑6, RMH and BC zoning districts, and that the plan provides more than the 15% qualified open space required for a master plan community. Doug Chrisfield, principal planner for Long Range Planning, told commissioners staff had found the plan met the criteria for a comprehensive plan amendment, annexation, and master plan community approval and reiterated that the proposal reduces the maximum theoretical unit yield on the site compared with the current future land use designations.

The master plan would, according to applicant materials and staff analysis, convert portions of RMU and CMU to medium‑ and high‑density residential and commercial, locating higher density near Eleventh Avenue and Elm Lane to align with planned infrastructure. Staff reported the proposal reduces the gross maximum units for the area from a prior 2,359 units (6.6 dwelling units per acre gross) to about 1,746 units (4.89 dwelling units per acre gross) while still exceeding the city’s average density of about 4 dwelling units per acre.

Nelson and staff described site amenities that the development agreement would commit the developer to provide: at least 15% qualified open space; multigenerational parks with at least one acre grass fields, youth playgrounds, picnic shelters or community fire pits and sports courts; a mile‑long, 10‑foot wide multi‑use path along Nine Mile Creek; detached sidewalks; drought‑tolerant landscaping; and multifamily on‑site amenities such as pools. The proposed BC commercial zone covers roughly 28 acres along Elm Lane; the development agreement would restrict certain uses there, including adult businesses and tobacco/vape shops.

Nelson said the project is expected to take 10–15 years to build out and presented an estimate of impact and tax revenues in project materials: an estimated $15,000,000 in impact fees for fire, police, parks and streets, an estimated $2,500,000 in annual property tax revenue to the City of Nampa, and an estimated $1,400,000 in annual property tax revenue to Valley View School District, plus more than $350,000 in sewer reimbursement payments.

Staff and applicant confirmed utility extensions and infrastructure would be built as development proceeds; staff and Idaho Transportation Department correspondence noted a traffic impact study will be required at the time of development and ITD will participate in scoping and review. Chrisfield said no water, sewer or pressure irrigation currently serve the site and that utilities would be extended as adjacent subdivisions (for example, Haltom Heritage) are built and connect into the project’s western boundary.

There was no public testimony; no members of the public signed up to speak. Commissioners asked questions about the potential to expand the amphitheater park onto an adjacent privately owned parcel in the future; staff and commissioners noted that any future expansion would require a willing seller or separate annexation or development that shifted required open space toward that parcel.

Commissioner Morgan moved to recommend adoption of the comprehensive plan amendment, annexation, initial zoning and master plan community for the East Canyon parcels; Commissioner Daffer seconded. The motion carried; the commission’s recommendation will be forwarded to city council for final action.

The decision to recommend moves the application to the council stage; city council will consider the item in a future meeting as part of its annexation and zoning review.