A large new master-planned community proposed for southwest Nampa took a major step forward this week.
The Nampa Planning & Zoning Commission recommended approval of the Lone Star master plan community. This is a roughly 149-acre development near Smith Avenue and Midway Road, across from Midway Park.
The proposal could eventually bring hundreds of single-family homes, apartments and townhomes, along with about 30 acres of commercial development to the area.
However, this is still an early step. The project does not yet have an approved preliminary plat or final number of homes. The Planning & Zoning Commission’s recommendation is not the final decision. The proposal will move on to the Nampa City Council.
What Is Proposed Near Smith Avenue and Midway Road?
The approximately 149-acre property is planned as a mix of residential and commercial development.
The current concept includes:
- About 91 acres of single-family residential
- About 29 acres of higher-density residential
- About 30 acres of commercial development
- At least 15% qualified open space
- Pathway connections
- New internal streets and future improvements along surrounding roads
The development is being proposed as a master plan community under Nampa’s Southwest Nampa Specific Area Plan. The applicant said the plan was designed to place higher-density housing and commercial uses closer together while transitioning toward lower-density single-family neighborhoods.
How Many Homes Could Be Built?
There is no approved home count yet.
Because the application is for annexation, zoning and a master plan community rather than a preliminary plat, exact lot layouts and unit counts have not been established.
During the hearing, however, the applicant gave commissioners an idea of what could eventually be developed.
The approximately 90-acre single-family portion could contain around 450 to 500 homes, while the higher-density area could contain roughly 400 units.
That puts the current concept in the neighborhood of 850 to 900 total residential units. Those numbers are estimates only – not an approved development plan.
P&Z Supported a 20% Density Increase for Part of the Project
One of the biggest issues discussed during the hearing was the applicant’s request for a 20% density increase.
That increase does not apply to the entire development.
It applies only to the higher-density residential area, increasing the potential density there from 12 units per acre to as much as 14.4 units per acre.
The applicant said the additional density would make it possible to provide more housing types. That would include two-story apartments and townhomes, and create a transition between the commercial and single-family portions of the development.
Commissioners ultimately supported the increase but spent considerable time discussing how the higher-density development should transition as it approaches single-family neighborhoods.
Commissioners Added Protections for Nearby Homes
The commission recommended approval with additional requirements that would be incorporated into a development agreement.
One calls for the multifamily portion of the project to decrease in density from west to east. It would create a transition from higher-density housing toward the single-family portion of the development.
Commissioners also addressed concerns about new smaller lots being placed next to existing larger residential properties.
Under the recommendation, new single-family lots adjoining existing homes would need to be approximately 10,000 to 12,000 square feet, rather than the roughly 8,000-square-foot compatibility standard discussed during the hearing.
Both provisions were included when the commission voted to recommend approval.
Traffic Was a Major Concern
Much of the public testimony focused on traffic.
Residents raised concerns about existing congestion on Midway Road, Lone Star Road and nearby routes. They questioning whether the area’s infrastructure can handle hundreds of additional homes.
The applicant said its preliminary traffic analysis looked at a much larger surrounding area, including Smith Avenue, Orchard Avenue, Lone Star Road, Midway Road and portions of Middleton Road.
The applicant acknowledged that traffic generated by the full development would be substantial. However the applicant said roadway improvements would be required as individual phases are developed.
Those improvements could include widening portions of Lone Star Road and Midway Road and adding traffic signals. More detailed traffic analysis would occur as future preliminary plats are submitted.
What Could the Commercial Area Include?
The roughly 30 acres designated for commercial use aren’t necessarily intended to become one large shopping center.
During the hearing, the applicant described the vision as more of a neighborhood commercial area that could eventually include a grocery store or neighborhood market, restaurants, fast-casual dining, coffee shops and other services.
The idea, according to the applicant, is to give future residents nearby places to shop and eat without requiring every trip to use the surrounding arterial roads.
Commercial development would also likely come later. The applicant discussed a possible 10- to 15-year development timeline. The residential construction would ocurre as individual phases are approved and commercial development following when market demand supports it.
What Could This Mean for Midway Park?
The location could also have implications for Midway Park.
During the hearing, city staff discussed the possibility that development and annexation of the surrounding property could eventually provide the contiguity necessary for Nampa to pursue annexation of the park.
That could potentially allow Midway Park to connect to city water and sewer and make other improvements.
Any annexation of Midway Park, however, would be a separate future action. Approval of the Lone Star development would not automatically annex the park.
What Happens Next?
The Planning & Zoning Commission voted to recommend approval of the annexation, zoning and master plan community with the development agreement and additional conditions.
The proposal now moves to the Nampa City Council, which will make the final decision.
Even if the master plan is ultimately approved, construction would not begin based on this approval alone. Individual portions of the development would still need to move through additional planning and platting before homes, apartments and commercial buildings could be constructed.
All Things Nampa will continue following the Lone Star project as it moves through the city approval process.
You can follow other major projects on our Nampa Growth & Development page.
FAQ
How many homes are planned in the Lone Star development in Nampa?
There is no final approved number. The applicant said the current concept could include roughly 450 to 500 single-family homes and around 400 multifamily units. That would potentially put the total near 850 to 900 units.
Where is the Lone Star development proposed?
The approximately 149-acre development is proposed near Smith Avenue and Midway Road in southwest Nampa, across from Midway Park.
Has the Lone Star development been approved?
Not finally. The Nampa Planning & Zoning Commission recommended approval. The proposal still needs to go before the Nampa City Council.
What commercial development is planned?
Approximately 30 acres are designated for commercial uses. The applicant described possible neighborhood-serving businesses. They could include a grocery or neighborhood market, restaurants, coffee shops and other retail or services.
When would the development be built?
The applicant discussed a potential 10- to 15-year buildout. Individual phases would require additional approvals before construction.
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About Judit & Isaac
Judit and Isaac Crace are the mother-son team behind All Things Nampa, covering local events, businesses, growth and development, and the things worth knowing about Nampa.
Judit has lived in Nampa since 1999, and Isaac is a Nampa native. They also work together at Top Idaho Real Estate, their locally owned real estate brokerage.
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