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Nampa commission approves amended Reflections Edge preliminary plat with Indian Creek crossing commitment
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Summary
The City of Nampa Planning and Zoning Commission approved an amended preliminary plat for Reflections Edge on Feb. 10, 2026. KB Home reduced lot count, increased open space to 17%, and committed to funding a pedestrian crossing across Indian Creek in a cost‑sharing agreement with a neighboring developer.
The City of Nampa Planning and Zoning Commission voted Feb. 10 to approve an amended preliminary plat for Reflections Edge, a single‑family subdivision proposed by KB Home that reduces lot count and includes a firm commitment for a pedestrian crossing across Indian Creek.
KB Home director of land development Scott Curtis presented the amendment and said the company is focused on bringing affordable homes and choice to the Treasure Valley. Consultant Kimberly Horn described technical changes: the amendment removes roughly 14 residential lots, consolidates phasing into three phases and realigns roads to reduce connections onto Railroad Drive to better accommodate wetlands along Indian Creek. Assistant planner Candace Fry told commissioners the site is about 52.3 acres and the project will provide 8.9 acres (17%) of qualified open space, exceeding the 15% minimum required.
Wendy Sharif, KB Home’s director of forward planning, described a LOMAR that removed most previous floodplain designations from the site and said the developer moved lots away from wetland and floodway areas. Sharif told the commission, “we are here to make that commitment, to put this crossing in,” and said KB Home has a cost‑sharing agreement with neighboring developer Lance Thusen of Chisholm Estates to construct the crossing on the adjoining parcel, with pedestrian pathways on both sides.
Fry summarized agency input: the engineering department reiterated prior conditions, the fire district flagged hydrant and access issues and noted the site is about 1.9 miles from Nampa Fire Station 5, and Parks and Recreation requested 20 feet on the south side of Indian Creek for the city’s planned pathway. Staff recommended conditions of approval, including a negotiated change to Condition 9 that the applicant and staff had agreed on.
Following closure of the public hearing, Commissioner Daffer moved to approve the plat with the recommended conditions and the presented revision to Condition 9; Commissioner Garner seconded. The motion carried.
The commission’s approval advances the amended preliminary plat under the city’s subdivision review; remaining steps include compliance with the conditions of approval and subsequent engineering, permitting and building permit reviews before construction begins.
