Nampa planning commission backs Prescott Creek annexation and raises specific‑area density cap to 15 units per acre
October 29, 2025 | Nampa, Canyon County, Idaho
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The Nampa Planning and Zoning Commission on a recommendation vote approved the annexation of roughly 80.81 acres for a project called Prescott Creek and recommended that the Highway 2026 specific area plan’s current 8–12 dwelling‑unit cap be changed to 8–15 dwelling units per acre. The recommendation now goes to City Council for final action.
The proposal, presented by Ryan Cutler of Alquist Development, asks to annex the property into the city, zone it RMH (high‑density multiple‑family residential) and adopt a development agreement before platting. Cutler said the applicant’s conceptual plan shows about 1,140 dwelling units with an average density of 14.1 dwelling units per acre, roughly 65% attached townhomes (the specific area plan requires a minimum 50% townhouses), and about 27% open space; he said any detailed plat or building designs would return to the city for design review and permitting. Cutler said required traffic studies, utility connections and floodplain work would be completed before any buildings are permitted.
“Anything that’s done on this site in the future with the next … plat would be required to do a traffic impact study that would help understand what the mitigation measures would need to be,” Cutler said, adding that the applicant planned to coordinate with Valley View School District and state and local transportation authorities.
Why it matters: The change to the Highway 2026 specific area plan removes a local cap that had limited parcels in that corridor to no more than 12 dwelling units per acre. The commission’s decision effectively allows the developer greater flexibility in parcel‑level density while leaving detailed site layout, setbacks, height and buffering to later plat and design‑review processes. The site includes a floodplain (10‑Mile Creek) that staff and the developer said will reduce the portion of the tract that is buildable and is a reason the applicant sought the higher cap.
What staff said: Associate Planner Damian Snodgrass recommended approval of the comprehensive plan text amendment and annexation after reviewing applicable criteria. Staff’s findings noted that the property is contiguous to city limits, that city codes require buffers and frontage improvements at development, and that the project would be subject to design‑review standards. Staff listed standard recommended conditions: abandonment of any on‑site wells no longer needed, annexation into the municipal irrigation district, dedication of required right‑of‑way, construction of frontage improvements on Prescott Lane and Eleventh Avenue at the time of development, a traffic‑impact study to ITD and Nampa development engineering, and a floodplain study and 20‑foot easement along 10‑Mile Creek prior to building permits.
Public concerns: More than a dozen neighbors spoke during the public hearing opposing the change. Common concerns included the ability of two‑lane rural roads (Eleventh, Prescott, Ustick and Elm) to carry projected vehicle trips, longer emergency‑service response times because county agencies currently serve nearby intersections, school overcrowding in the Valley View district, compatibility with adjacent agricultural and single‑family parcels, and potential impacts to wildlife including a long‑established pair of red‑tailed hawks. Roger Pipkin, who lives on Prescott Lane, said: “I feel that this project is ahead of schedule and that in this area at this time with the limited road capacity, we shouldn’t be considering this high a density.”
Commission discussion and outcome: Commissioners discussed timing, utility availability and the fact that the future land‑use map already designates the property for high‑density residential. Several commissioners expressed discomfort approving detailed site plans at this stage but said the comprehensive plan and zoning action are intended to guide long‑term growth. Commissioner Kirkman moved to recommend approval with the specific‑area text change from 8–12 to 8–15 dwelling units per acre; the motion passed on roll call (Garner, Daffer, Turner, Kehoe, Morgan, Kirkman, Selman, Copeland voted yes). The action is a recommendation to City Council; the council will hold its own hearing before any annexation ordinance or development agreement is finalized.
Formal action recorded: Motion to recommend approval of annexation and RMH zoning for Prescott Creek and to amend the Highway 2026 specific area plan text from 8–12 to 8–15 dwelling units per acre for the identified parcels; moved by Kirkman, second by Kehoe; outcome: recommended approval (vote recorded by roll call: Garner—aye; Daffer—aye; Turner—aye; Kehoe—aye; Morgan—yes; Kirkman—aye; Selman—aye; Copeland—aye).
The proposal, presented by Ryan Cutler of Alquist Development, asks to annex the property into the city, zone it RMH (high‑density multiple‑family residential) and adopt a development agreement before platting. Cutler said the applicant’s conceptual plan shows about 1,140 dwelling units with an average density of 14.1 dwelling units per acre, roughly 65% attached townhomes (the specific area plan requires a minimum 50% townhouses), and about 27% open space; he said any detailed plat or building designs would return to the city for design review and permitting. Cutler said required traffic studies, utility connections and floodplain work would be completed before any buildings are permitted.
“Anything that’s done on this site in the future with the next … plat would be required to do a traffic impact study that would help understand what the mitigation measures would need to be,” Cutler said, adding that the applicant planned to coordinate with Valley View School District and state and local transportation authorities.
Why it matters: The change to the Highway 2026 specific area plan removes a local cap that had limited parcels in that corridor to no more than 12 dwelling units per acre. The commission’s decision effectively allows the developer greater flexibility in parcel‑level density while leaving detailed site layout, setbacks, height and buffering to later plat and design‑review processes. The site includes a floodplain (10‑Mile Creek) that staff and the developer said will reduce the portion of the tract that is buildable and is a reason the applicant sought the higher cap.
What staff said: Associate Planner Damian Snodgrass recommended approval of the comprehensive plan text amendment and annexation after reviewing applicable criteria. Staff’s findings noted that the property is contiguous to city limits, that city codes require buffers and frontage improvements at development, and that the project would be subject to design‑review standards. Staff listed standard recommended conditions: abandonment of any on‑site wells no longer needed, annexation into the municipal irrigation district, dedication of required right‑of‑way, construction of frontage improvements on Prescott Lane and Eleventh Avenue at the time of development, a traffic‑impact study to ITD and Nampa development engineering, and a floodplain study and 20‑foot easement along 10‑Mile Creek prior to building permits.
Public concerns: More than a dozen neighbors spoke during the public hearing opposing the change. Common concerns included the ability of two‑lane rural roads (Eleventh, Prescott, Ustick and Elm) to carry projected vehicle trips, longer emergency‑service response times because county agencies currently serve nearby intersections, school overcrowding in the Valley View district, compatibility with adjacent agricultural and single‑family parcels, and potential impacts to wildlife including a long‑established pair of red‑tailed hawks. Roger Pipkin, who lives on Prescott Lane, said: “I feel that this project is ahead of schedule and that in this area at this time with the limited road capacity, we shouldn’t be considering this high a density.”
Commission discussion and outcome: Commissioners discussed timing, utility availability and the fact that the future land‑use map already designates the property for high‑density residential. Several commissioners expressed discomfort approving detailed site plans at this stage but said the comprehensive plan and zoning action are intended to guide long‑term growth. Commissioner Kirkman moved to recommend approval with the specific‑area text change from 8–12 to 8–15 dwelling units per acre; the motion passed on roll call (Garner, Daffer, Turner, Kehoe, Morgan, Kirkman, Selman, Copeland voted yes). The action is a recommendation to City Council; the council will hold its own hearing before any annexation ordinance or development agreement is finalized.
Formal action recorded: Motion to recommend approval of annexation and RMH zoning for Prescott Creek and to amend the Highway 2026 specific area plan text from 8–12 to 8–15 dwelling units per acre for the identified parcels; moved by Kirkman, second by Kehoe; outcome: recommended approval (vote recorded by roll call: Garner—aye; Daffer—aye; Turner—aye; Kehoe—aye; Morgan—yes; Kirkman—aye; Selman—aye; Copeland—aye).
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