Good news, Nampa. You may soon be able to buy organic kale without a road trip to Boise.
City records show Natural Grocers is getting a store ready at District 208, the old Karcher Mall on Caldwell Blvd. Nobody has made it official yet. But the paperwork is pretty hard to ignore.
What We Know So Far
Here’s what’s on the record right now:
Address: 1509 Caldwell Blvd, Nampa (District 208)
Cost of work: $1.1 million, per the permit application
Permit status: Pending correction on the city’s online portal, as of last week
Work planned: Shell improvements, interior demolition, new HVAC, and utility work
The news first surfaced at Mayor Darl Bruner’s State of the City address on October 22. He said a new grocery store is coming to District 208 next year. He didn’t name the company and said an announcement would come toward the end of the year.
Idaho News 6 and BoiseDev then dug into city records. That’s where the Natural Grocers name showed up.
What We Don’t Know Yet
Plenty, honestly.
Which space it’ll take. The city hasn’t said, and the permit doesn’t make it clear.
When it’ll open. “Next year” is all we’ve got.
How big it’ll be or how many jobs it’ll bring.
Natural Grocers didn’t respond to BoiseDev’s request for comment. So for now, this is city paperwork, not a ribbon cutting.
Why This Matters for Nampa
Right now, the closest Natural Grocers is in Boise on Milwaukee Street. That’s a haul from most of Nampa.
Idaho has six Natural Grocers today: Boise, Coeur d’Alene, Hailey, Idaho Falls, McCall, and Twin Falls. A Nampa store would be number seven and the first one in Canyon County.
The chain is based in Lakewood, Colorado, and has been family run since 1955. It has 174 stores in 22 states. It only sells USDA-certified organic produce and is known for free nutrition classes and coaching.
A Quick Look Back at the Old Karcher Mall
Karcher Mall opened in 1965 as the first enclosed mall in Idaho. For years, it was the place to be. Then Boise Towne Square opened in 1988, and the crowds slowly drifted east.
The indoor mall closed in 2020. The property was renamed District 208 in 2022, and over 200 apartments went up on site. Hyperion Realty Capital bought it in 2024 and said big changes would take years.
Today, District 208 has Ross, Boot Barn, Big 5, and MOR Furniture. Adding a grocery store is a big deal. People shop for groceries every week. That kind of steady traffic is exactly what a comeback needs.
What Happens Next
Keep an eye out for two things: the city signing off on the permit, and an official announcement, which the mayor says is coming before the year ends. We’ll update this post as soon as we know more.
Frequently Asked Questions
Is Natural Grocers really opening in Nampa?
City records show a permit application from Natural Grocers for District 208. The company hasn’t officially announced it yet.
Where will the Nampa Natural Grocers be?
At District 208, 1509 Caldwell Blvd. That’s the old Karcher Mall. The exact space hasn’t been made public.
When will Natural Grocers open in Nampa?
Mayor Darl Bruner said the store is coming next year. No opening date has been set.
Where is the closest Natural Grocers right now?
Boise, at 1195 N Milwaukee St.
What does Natural Grocers sell?
Organic produce, groceries, vitamins and supplements, and body care products. All of its produce is USDA-certified organic.
Keep Up With What’s Changing in Nampa
New developments, road projects, local businesses and other changes are shaping Nampa. All Things Nampa keeps you informed about what’s happening in our community.
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Mayor Darl Bruner gave his first State of the City on Oct. 22 at Ridgevue High School. The theme was “A City Worth Inheriting.” He promised to go off script, and he did. We watched the whole address so you don’t have to. Here’s what matters.
Before any budgets or roads, Bruner brought Rick Hogaboam’s wife, Mimi, and their kids on stage. “This is where Rick should be,” he said.
Here’s how the community is honoring him:
The baseball fields at Midway Park are now Hogaboam Fields, by a unanimous council vote.
Skyview High is renaming its unified basketball tournament the Rick Hogaboam Memorial Unified Basketball Tournament.
CWI is giving each of the Hogaboam kids $1,000 scholarships.
NNU is offering each child a special tuition scholarship.
Bruner said Rick left a 72-day action plan, and his office is following it.
The 18 “Nampa Conundrums”
This was the heart of the speech. Bruner listed the problems he wants citizens to help “chip away at.” Here’s our rundown, in roughly the order he gave them:
County enclaves. More than 800 parcels inside city limits pay no city taxes.
Student homelessness. About 1,400 students in the Nampa School District are homeless or housing-insecure.
Youth mental health. 25% of Nampa youth reported clinical levels of depression.
Affordable living for young people and seniors on fixed incomes.
Public safety. He called it the city’s number one issue in surveys.
Deferred infrastructure maintenance. Newer subdivisions are fine. Older neighborhoods, some over 100 years old, aren’t.
Coming together. Old neighborhoods and new ones, balanced against private property rights.
Transportation for seniors and disabled residents.
Public physical health, including child obesity.
Personal finance education for kids.
Infill and sprawl.
Construction jobs and commuters. About 10.5% of Nampa workers are in construction, and nearly 28,000 residents commute out of town for work.
Economic development. We need jobs that keep folks here.
The lowest-bidder rule. State law forces the city to take the lowest bid. On Locust, that contractor went bankrupt mid-job.
School district collaboration. Bruner said he asked the superintendents if Nampa, Vallivue and Caldwell work together. Their answer was “no.”
State, county and city teamwork. He said two state property tax laws, HB 389 and HB 673, have cost Nampa $26.6 million.
Hospital beds. He said the local hospitals often have waiting lists for regular beds.
Growth. It’s the big one. He brought an “Idaho is full” sign from McCall as a prop. His point: people are still coming.
On growth, Bruner laid out two choices. Nampa can plan what goes into its impact area, or Caldwell, Meridian, Star and Middleton will decide for us. He said he isn’t backing either option yet.
Roads: The Good, the Bad and the Bumpy
The bad news first. Almost a third of Nampa’s roads are rated poor or failing, and the city has $168 million in deferred maintenance with no set timeline to fix it.
The streets director thinks Nampa could pave its own roads within about three years for half what contractors charge. That would take equipment money up front.
The good news:
Northside Corridor: A $23 million federal grant, the biggest in city history with no local match, will rebuild 1.5 miles of Northside Blvd. It adds sidewalks, ADA ramps, a wider bridge over Indian Creek and new signals. That stretch has seen about 350 crashes in five years. Work starts next summer, with completion by 2030.
Next year: A roundabout at Cherry and Franklin with flashing crosswalk beacons, a new mile of Cherry from Franklin to 11th, a signal at Franklin and McDermott, and a repave of 2nd Street from 16th Ave. to Chicago.
Northside and Carter: A new roundabout, built around the sugar factory’s tank farm. Yes, there will be a metal sugar beet in the middle. Its name is “Round a Beet.” We’re not making this up.
Highway 16: It’s expected to open as a 60 mph freeway around mid-2027.
Downtown and Business
Depot District: The city traded about 1.9 acres between 13th and 14th Avenues to the Nampa Development Corporation. The plan is apartments, retail, office space and public gathering areas. A developer could be picked in early 2027.
Opportunity zones: Two census tracts become new opportunity zones on Jan. 1, 2027.
Karcher Mall: A big new tenant is coming. Bruner wouldn’t name it yet.
Tractor Supply: Its new 865,000-square-foot distribution center brings 200-plus jobs now, possibly 500 later.
Flood maps: After years of city work on Indian Creek, the FEMA update pulled more than 900 homes out of the flood plain, which means lower insurance.
Housing by the Numbers
Nampa needs about 8,500 more housing units by 2030.
Rental vacancy sits at 3.2%.
Median home values are up about 170% since 2015.
A two-bedroom rents for about $1,400.
Building permits are down roughly 1,000 from 2021.
A new fiscal impact tool is due in January. It’s meant to show whether new development and annexations will pay for themselves. Also, the comprehensive plan update wraps up with a final public hearing in April 2027.
The Police Levy
Voters decide on Nov. 3 whether to approve a permanent $5 million levy for the Nampa Police Department. It needs 60% to pass.
Bruner said he’s not telling anyone how to vote. Here’s what he shared:
It would cost about $7 to $11 a month, depending on your home’s value.
It’s permanent, because new officers have to stay on the payroll.
When the chief started 30 years ago, Nampa had about 30,000 people. Now it’s about 130,000.
Group A crimes are down 45% since 2018.
License plate readers stay in use “as long as the state and national laws allow.”
Two police drones are coming early next year.
Parks, Plows and a Duck
Midway Park is a 52-acre park with ball fields, a food truck court and walking loops.
Brandt Park is getting Nampa’s first lighted pickleball courts. The lights go off at 10.
Lakeview Water Park drew more than 22,000 swimmers this summer, plus 3,158 kids in swim lessons.
Rex the mallard is Parks and Rec’s new mascot.
Snowplow names, courtesy of Central Elementary kids, include Snowy Joey, the Frostinator, Blizzard Harry, Scoop Dog and our favorite, Dolly Plowton.
Water, Airport and Other Wins
The Nampa Water Garden, a 6-acre wetland on Indian Creek, starts construction in spring 2027. The city still needs about $3 million.
Nampa sends 12 million gallons a day of recycled Class A water into irrigation in summer.
A new fleet services building saves taxpayers more than $600,000 a year.
The airport’s rooftop weather system is a first in the continental U.S. It freed up about 7 acres for new hangars.
The Family Justice Center has helped clients 11,300 times so far in 2026.
What Bruner Wants From You
His ask was simple: show up. Take the comp plan survey. Join the Citizens Academy when it starts in March 2027. Pick a conundrum and help solve it.
“Hopefully, even in my short time, we’ll find two or three solutions,” he said.
It was Thursday, Oct. 22, 2026, at Ridgevue High School.
What are the Nampa conundrums?
They’re 18 challenges Mayor Bruner named, from county enclaves and road repair to youth mental health and growth.
How much will the Nampa police levy cost?
The mayor said about $7 to $11 a month, depending on your home’s value. It’s permanent.
When will the Northside Corridor be rebuilt?
Work starts next summer in three phases, with completion expected by 2030.
What is the Depot District?
It’s a planned downtown project on about 1.9 acres between 13th and 14th Avenues, with housing, retail and public space.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Do you live in the county, but the city grew up all around you? Then this one is for you.
On October 15, Nampa City Council held a workshop about annexing “enclaves.” That’s county land that is surrounded by the city on every side.
Nobody got annexed yet. But council told city staff to start studying it. And here’s the scary part. Once council decides an enclave qualifies, owners don’t get a vote.
Lots of people bought in the county on purpose. Taxes were lower. You could keep horses, chickens, or goats. You could build a shop or a barn without a pile of city rules. That’s the life they paid for.
Many bought older homes and spent years of time, money, and sweat fixing them up.
Now the rules could change on them. Higher taxes. New zoning. Limits on animals and buildings. For some, that could mean asking a hard question: can I still afford to stay?
And think about the folks who bought decades ago. Many are retired now and living on a fixed income. Their Social Security check doesn’t go up 55% just because their tax bill does.
Councilwoman Skaug said it best. These owners didn’t move into the city. The city grew around them.
What Is an Enclave?
Under Idaho law, an enclave is county land that:
Has homes on it
Is in a group of 30 or fewer parcels
Is privately owned
Is surrounded by the city on all sides
City staff says 842 parcels in Nampa fit right now. That number could drop a little after more review.
Why Enclaves Are Different
Most of the time, people join the city because they ask to. If the city wants to bring people in without asking, the law makes it slow and hard.
Enclaves are the exception. They’re the fast lane.
Here’s how it works. Once council agrees an enclave qualifies, state law says the city shall annex it. After that, the public hearing is only about what zoning you get.
So if you show up to that hearing and say “I don’t want to be annexed,” it won’t change anything.
The time to speak up is before council decides. Not after.
What Would It Cost You?
The city says it would get about $1.1 million a year in new taxes if it annexed all 842 parcels. That’s about $1,The city says it would get about $1.1 million a year in new taxes if it annexed all 842 parcels. That’s about $1,300 per parcel, per year, going to the city.
Some of your county taxes would go away, but not enough to cover it. The bottom line: most owners would pay about 30% to 55% more, depending on their school district.
Here’s a real example. We compared a county home to a city subdivision right next door:
Home value: $600,000
Has the homeowner’s exemption
Taxes in the county: about $2,405 a year
Same home in the city next door: about $3,723 a year
That’s about $1,318 more a year, or about $110 a month.
And $600,000 is on the low side. Many county homes, especially ones on acreage, are worth a lot more. A higher value means a bigger jump.
Your taxes change every year. Home values go up. Rates go up or down. But if you’re annexed, you’ll always pay the city’s share on top. That part doesn’t go away.
Want to know your own number? Look at your tax bill and find your levy code. Then call the Canyon County Assessor’s office and ask what you’d pay at the city rate.
What Else Changes?
Your zoning. If your land is zoned AG in the county, that goes away. The city has to give you a city zone. Most of this land is planned for medium density homes. That can mean tighter rules on animals, shops, and outbuildings.
“Grandfathered” has limits. What you have now can usually stay. But you may not be able to add on to it. And if it burns down, you may not be able to rebuild it the same way.
City code rules. City rules on junk, cars, and yard upkeep would apply to you.
Your well and septic can stay. The city can’t make you hook up to city water or sewer unless your system fails and city service is close by.
Your fire service stays the same. It’s the same fire district either way.
What If You Own Five Acres or More?
There’s an important exception in Idaho law.
If you have five acres or more that are actively used for farming or forestry, the city can’t annex you without your written permission.
But AG zoning alone doesn’t count. What matters is how you actually use the land, and whether it meets the state’s rules for agricultural use. A few horses on five acres may or may not qualify.
If you have acreage, check this before you assume the city can annex you. The Canyon County Assessor can tell you if your land is classified as agricultural. A land use attorney can tell you if it’s protected.
So What Do You Get?
Council’s reasons are faster police help, sidewalks, and one set of rules for everyone. Police said calls in enclaves go to Canyon County dispatch first. That can slow things down.
But Councilman Griffin said it himself: if there’s a real emergency at an enclave home, Nampa police are going to show up.
Most county owners already drive city roads and shop at city stores. Fire service is the same either way. And many of them chose county life on purpose.
So for most of them, annexation means paying more for what they already have.
Where Council Stands
Council was split:
Bills, Jangula, and Rodriguez wanted to keep looking at it.
Griffin said no to forcing people in. He’d rather the city ask owners to join on their own, maybe with a reward, and knock on doors.
Skaug said no, period. She pointed to long-time owners on fixed incomes.
Some Planning and Zoning members spoke up too. Commissioner Garner said $1.1 million didn’t seem worth what it would do to people. Commissioner Morgan said he’d hate to stop telling residents, “Nampa doesn’t force annexations.”
What Happens Next
There was no formal vote. Council agreed with a head nod to have staff study one test area: District 3.
📅 Next workshop: Around January 2027 📍 Where: Nampa City Hall, 411 Third St. S. 💬 What to expect: A discussion, not a vote
If council likes what it sees, District 3 could become the model for the rest of the city.
What You Can Do Now
Find out if you’re on the map. Call Nampa Planning and ask if your property is an eligible enclave.
Know your numbers. Find your levy code on your tax bill. Ask the Assessor what you’d pay at the city rate.
Have acreage? Check your ag status. Five acres or more in active farm use may be protected.
Email council before January. You only need to change one vote. Short, personal emails matter, especially from long-time owners and seniors.
Don’t sign anything you don’t understand. If the city offers a “pre-annexation agreement,” it gets recorded. It stays with the property, even after you sell. Talk to an attorney first.
Talk to your neighbors. Enclaves are decided as a group, not one home at a time.
On a fixed income? Ask the Canyon County Assessor about Idaho’s Property Tax Reduction program. It can lower taxes for qualifying seniors and low-income owners.
FAQ
Can Nampa annex my county home without my permission?
Yes, if your home is in an eligible enclave. That means it has homes on it, is in a group of 30 or fewer parcels, and is surrounded by city on all sides. Once council agrees it qualifies, the law says the city shall annex it.
Will my property taxes go up if I’m annexed?
Yes. Most county homes would pay about 30% to 55% more in the city, depending on their school district. Your exact amount depends on your levy code.
Do I have to hook up to city water and sewer?
No, not while your well and septic work. If they fail and city service is close by, you may have to connect.
Will my AG zoning change?
Yes. Annexed land gets a city zone. Most of this land is planned for medium density homes.
Can the city annex my farmland?
Not without your written permission, if you have five acres or more that are actively used for qualifying farming or forestry. AG zoning by itself doesn’t protect you. It depends on how the land is actually used.
Can I still keep animals or build a shop if I’m annexed?
What you have now can usually stay. But new animals, shops, or additions would have to follow city rules for your new zone. Those are often stricter than county AG rules.
When is the next meeting about this?
City staff is aiming for a council workshop around January 2027 to share what they find in District 3.
This post is for general information only. If you think your home could be affected, talk to a land use attorney about your situation.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Solovey Cafe has opened at 207 13th Ave. South, and it’s the kind of place that makes you rethink your usual coffee run. Yes, there’s espresso. There are pastries. There’s also caviar. On 13th Avenue. We had to see it.
Fish Is the Family Business
This all started with Vitaliy Solovey, a lifelong fisherman who taught his sons, Daniel and Dimitriy, how to catch fish and how to smoke it right.
In March 2025, the family turned that know-how into Solovey Kitchen and started shipping smoked fish across the country. Then TikTok found them. BoiseDev reported the company passed 300,000 online followers in under a year.
A brand with that kind of buzz could have opened its first shop anywhere. They picked Nampa, because this is home. We approve.
Wait, This Is in Nampa?
Walk in and the first thing you’ll do is stop and stare at the wall.
A giant hand-painted mural stretches behind the counter. Picture a quiet creek, wooded hills, ducks drifting by and a fisherman casting a line. For a family that built everything on fishing, it’s basically their story painted ten feet tall.
The rest of the room keeps up. Dark wood. Hexagon tile. Marble-look tables. It’s elegant, but it doesn’t make you feel like you need to whisper.
Out front, a flower arch wraps the door and bistro chairs line the sidewalk. It’s hard to walk past without snapping a photo. Trust us, we tried.
Pull Up a Chair
Grab a seat at one of the tables with a friend, or claim a spot at the high-top counter along the wall and open your laptop. There’s patio seating outside too, while the weather lasts.
The best part? It’s quiet. You can actually hear the person across from you. Bring your mom. Bring the out-of-town cousins. Or just come by yourself and do absolutely nothing for an hour.
Salmon on Toast, Done Right
We went with the smoked salmon toast and a cortado.
The toast is stacked: cream cheese, crisp cucumber, pickled cabbage and a pile of smoked salmon that does not hold back. It shows up looking like it belongs on a magazine cover. The smoked salmon toast is one of the items that makes this cafe different from a typical coffee shop.
The cortado was smooth and strong, the way it should be.
Not a fish person? There’s avocado toast, a turkey club and a pastry case with Gaston’s pastries and desserts that are hard to ignore.
The Fish Menu Is Serious
Here’s where it gets fun. There’s a full smoked fish menu on the counter, so you can skip the shipping box and walk out with dinner.
Prices at our visit:
Steelhead: $20 for 8 oz., $40 for 1 lb.
Sockeye salmon: $35 for a half, $70 for a full
Salmon strips: $35 for 8 oz.
Tuna: $40 for 1 lb.
You’ll also find smoked mackerel, sliced Nova salmon, salmon dip, salmon roe, and Kaluga and Osetra caviar. Caviar. In downtown Nampa. Let that sink in. Prices and stock can change, so ask at the counter.
Solovey Cafe is at 207 13th Ave. South in downtown Nampa.
What are Solovey Cafe’s hours?
Solovey Cafe is open Monday through Saturday, 8 a.m. to 4:30 p.m.
What food does Solovey Cafe serve?
The menu includes smoked salmon toast, avocado toast, a turkey club, coffee drinks, pastries and desserts.
Can I buy smoked fish at Solovey Cafe?
Yes. The cafe has a smoked fish menu that includes steelhead, sockeye salmon, salmon strips, tuna, Nova salmon, salmon dip, roe and caviar. Stock can vary.
Does Solovey Cafe have outdoor seating?
Yes. There are bistro tables outside the front entrance, plus indoor tables and a high-top counter.
Does Solovey Kitchen ship?
Yes. Solovey Kitchen ships smoked fish across the United States through its website.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Bills isn’t your typical council member. He grew up in Boise, has held a real estate license since 1979, and helped develop neighborhoods right here in Nampa. He’s seen this market from the builder side, the agent side, and now the council side.
Why Slowing Growth Isn’t So Simple
Bills keeps coming back to what he calls “Econ 101.” When there aren’t enough homes for the people who want them, prices go up. He walks through what he thinks would happen if Nampa stopped approving new projects, and how fast people would feel it.
He also pushes back on the idea that every new subdivision is eating up prime farmland. Some of it, he says, was never great farm ground to begin with.
How Nampa Got So Expensive
Remember when buyers wrote heartfelt letters to sellers, begging to be picked? Bills does. He breaks down what changed in the valley, from national builders moving in to higher costs on everything from sewer pipe to gravel.
One example: a Sands Point home he sold for $160,000 sold again a few years later for $330,000.
The ADU Law That Could Change Your Neighborhood
Idaho lawmakers passed a new law that makes it easier to add accessory dwelling units (ADUs) to a property. Bills shares why he’s worried about what that could mean for parking, safety, and the house next door.
If you own rentals, you’ll want to hear this part. If you live next to one, you’ll definitely want to hear it.
Is a Housing Crash Coming?
It’s one of the most common questions we hear. Bills compares today’s market to the 2008 crash and explains why he thinks this time looks different.
What Nampa Could Look Like in 10 Years
This is the part that made us sit up. Bills shares his prediction for how big Nampa gets, which cities it runs into, and what challenges, like water, the valley still has to solve.
Our newsletter subscribers hear about our interviews before we film them, and they get to send in questions. Subscribe to the All Things Nampa newsletter so you don’t miss the next one.
FAQ
Who is the Nampa City Council President?
David Bills is the current Nampa City Council President. He grew up in Boise and has worked in Treasure Valley real estate and development since the late 1970s.
Can Nampa stop new housing developments?
The city can decline to annex land, but Idaho law requires cities to have a comprehensive plan and zoning rules, and to have a reason for saying no. Bills explains how much power the council really has in the full interview.
What is the new Idaho ADU law?
Idaho lawmakers passed changes that make it easier for property owners to add accessory dwelling units, or ADUs, with less city approval. Bills shares his concerns about parking, permits, and safety.
Will Nampa home prices go down?
Bills doesn’t expect prices to drop much right now. He says demand in the area is still high and many recent buyers came in with lots of cash, which makes this market different from 2008.
How big will Nampa get?
Bills believes Nampa could be built out to its current comprehensive plan in the next 5 to 10 years, with the east side reaching Meridian.
Keep Up With What’s Changing in Nampa
New developments, road projects, local businesses and other changes are shaping Nampa. All Things Nampa keeps you informed about what’s happening in our community.
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
What if your favorite Nampa coffee truck could not open before 9 a.m.?
That is one of the concerns food truck owners raised at the October 5 Nampa City Council meeting as the city works on new rules for mobile food vendors.
And this is not the first time.
This Started Back in 2024
Nampa tried to update its food truck rules in 2024.
Food truck owners packed City Hall and asked the council to slow down. They were worried about rules that could limit overnight parking and make it harder for some food trucks to stay in one place.
The council did not approve the rules at that time. Instead, the issue was put on hold so the city could keep working on it.
Now the debate is back.
Why Food Truck Owners Are Concerned
One of the biggest concerns is a proposed 9 a.m. start time.
That could be a big problem for coffee trucks.
The Perking Spot on Caldwell Boulevard currently opens early in the morning. Owner Rae-Ann Stein told council that by 9 a.m., much of a coffee truck’s morning business is already over.
She also questioned why opening hours should be used to solve an overnight parking issue.
Food truck owners are also concerned about rules that could stop them from leaving their trailers in the same place overnight.
Some trailers use power and water hookups and are not easy to move every day.
Food Truck Owners Say They Are Not Against Rules
The business owners who spoke did not ask the city to remove all rules.
They said they support permits, inspections and safety rules.
Their concern is whether the new rules will work for the way food trucks actually operate.
One owner told council:
“Hold us accountable, but give us a path to compliance.”
What Did City Council Decide?
Nothing yet.
The food truck rules were not up for a vote on October 5.
The owners spoke during the public comment part of the meeting.
There was no vote and no final decision.
That means the rules can still change before City Council takes action.
What Happens Next?
The city is still working on the updated food truck rules, and City Council has not made a final decision.
When the proposal comes back, the council could approve the rules, change parts of them, send them back for more work, or delay a decision again.
That means the proposed 9 a.m. start time and overnight parking rules could still change.
That gives food truck owners and Nampa residents time to learn about the proposal and share their thoughts before a final decision is made.
Frequently Asked Questions
What food truck rules is Nampa considering?
Nampa is looking at updated rules for mobile food vendors. Food truck owners have raised concerns about a proposed 9 a.m. start time and limits on leaving trailers in place overnight.
Has Nampa approved the new food truck rules?
No. City Council did not vote on the food truck regulations at the October 5, 2026 meeting. The proposal is still being worked on and could change before a final vote.
Why are Nampa food truck owners concerned?
Some vendors say the proposed rules do not fit the way their businesses operate. Coffee trucks may lose early-morning sales, while other trailers rely on power and water hookups and are not easy to move every day.
Can Nampa residents still comment on the proposal?
Yes. Because no final decision has been made, residents and business owners can continue following City Council agendas and share their views before the ordinance is adopted.
What Do You Think?
Should Nampa food trucks be allowed to open before 9 a.m.?
Should food trucks be allowed to stay in the same spot overnight?
Or do you think the city should have stricter rules?
Share your thoughts in the comments. We will keep following this issue and update you when the proposal comes back to City Council.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
You’ve seen them. Flying down your street at 30 mph. Popping wheelies in traffic. Helmet optional.
So have Nampa Police.
Police told the Nampa City Council they deal with e-bikes and e-motos every single day. In one recent case, a resident sent an officer about 40 videos of e-motos racing up and down one street.
On Monday, September 21, Nampa City Council approved new rules for e-bikes, e-scooters and electric motorcycles. The council split 3-3, leaving Mayor Darl Bruner to cast the tie-breaking vote. The ordinance passed 4-3.
E-bikes aren’t banned.
But high-powered e-motos just got kicked off sidewalks and pathways.
Why Nampa Stepped In
Nampa Police told council that many of these calls involve juveniles, and some riders take off when officers try to stop them.
Deputy Chief Curt Shankel said officers are dealing with e-motos daily. The department wanted clearer rules and additional enforcement tools for the faster electric vehicles now showing up on neighborhood streets.
Council also heard about a recent crash. A driver heading south on Middleton Road turned right onto Flamingo Avenue, and an e-bike traveling behind the vehicle hit the side of the car. Police said the new ordinance would not have changed the outcome of that particular incident.
What Changed
Nampa’s new ordinance spells out where these vehicles can go and how fast they can travel.
Under the new rules:
Qualifying e-bikes and similar vehicles are limited to 15 mph on sidewalks and multi-use pathways.
E-motos capable of speeds above 28 mph are prohibited from sidewalks and multi-use pathways.
E-bikes must follow street speed limits and use bike lanes when available.
Police can impound bikes in certain situations.
Parents can be held responsible for some violations committed by minors.
Any commercial e-bike or scooter rental program must receive City Council approval before operating in Nampa.
Breaking the rules can get expensive. The ordinance establishes a $300 fine for a first offense. Subsequent violations can result in fines of up to $1,000 and up to six months in jail.
E-Bike vs. E-Moto at a Glance
Here’s where it gets tricky.
Just because the box says “e-bike” doesn’t necessarily mean the law agrees.
A qualifying e-bike has working pedals and an electric motor of 750 watts or less. Class 1 and Class 2 bikes stop providing assistance at 20 mph. Class 3 bikes stop at 28 mph. Compliant Class 1, 2 and 3 e-bikes do not require a driver’s license or motor vehicle registration under Idaho law.
No qualifying pedals? Motor over 750 watts? Now you may be looking at a motor-driven cycle, motorcycle or e-moto instead.
That can mean licensing, registration, insurance and other motor vehicle requirements depending on the vehicle. Higher-powered vehicles are also restricted from places where normal e-bikes can ride.
The Council Scrapped the Registration Idea
Nampa originally considered a voluntary registration program for e-bikes and scooters.
Police asked council to remove it because maintaining registrations and issuing stickers would create additional work for the department.
Council members also questioned how useful a voluntary system would be if the riders causing problems simply chose not to register.
The council removed the registration section before the final vote.
Boise, Meridian and Garden City Are Dealing With It Too
Nampa isn’t the only Treasure Valley city trying to figure out what to do with high-powered electric bikes.
Boise adopted new rules this summer specifically distinguishing e-motos from regular e-bikes. Boise defines an e-moto as a vehicle with an electric motor over 750 watts or capable of speeds above 28 mph. E-motos are prohibited from city sidewalks, pathways and bike paths, and those operated on public roads must meet licensing, titling and insurance requirements.
Garden City also adopted new regulations this summer after citing safety concerns involving high-speed electric motorbikes and scooters on streets, sidewalks, bike paths, parks and the Boise River Greenbelt.
Meridian is taking a somewhat different approach. Rather than adopting a separate city ordinance like Boise and Nampa, Meridian is relying on Idaho state law while increasing education and enforcement.
Meridian Police held an e-bike and e-motorcycle community meeting on July 15, 2026. The city says qualifying e-bikes can be ridden on roads, sidewalks, pathways and in parks. Electric motorbikes and motorcycles are not allowed on sidewalks, pathways or in parks and must meet applicable motor vehicle requirements to be ridden on public roads.
During Nampa’s council discussion, city staff also said portions of the ordinance were inspired by how the Boise and Garden City area handles these vehicles, particularly around Greenbelt use.
What Parents Should Know
Before buying an electric bike for a child, find out what the vehicle actually is.
Check the motor wattage, top speed and whether it has working factory-installed pedals.
A pedal-assist e-bike and a high-powered electric motorcycle can look surprisingly similar, but the law can treat them very differently.
That determines where the vehicle can be ridden, whether the rider needs a license and whether the vehicle needs to be registered.
Frequently Asked Questions
Are e-bikes banned in Nampa?
No. Qualifying e-bikes can still be ridden in many places where bicycles are allowed. Riders must follow Nampa’s speed, traffic and location rules.
What is the difference between an e-bike and an e-moto?
A qualifying e-bike has working pedals and a motor of 750 watts or less. An e-moto may have no qualifying pedals, a larger motor or the ability to travel at speeds that put it outside the legal definition of an e-bike.
Can e-bikes be ridden on Nampa sidewalks and pathways?
Yes, with restrictions. The new ordinance sets a 15 mph limit on sidewalks and multi-use pathways. Some areas of Nampa already prohibit bicycles and e-bikes, including certain downtown sidewalks and areas around city facilities.
Can e-motos be ridden on Nampa sidewalks or pathways?
High-powered e-motos capable of speeds above 28 mph are prohibited from sidewalks and multi-use pathways under the new ordinance.
Do you need a driver’s license for an e-bike in Idaho?
Generally, no. A compliant Class 1, 2 or 3 e-bike does not require a driver’s license or motor vehicle registration. Higher-powered vehicles that fall under motor vehicle laws may require licensing and registration.
When did Nampa approve the new e-bike rules?
The Nampa City Council approved the ordinance on September 21, 2026. The council split 3-3, and Mayor Darl Bruner cast the tie-breaking vote, passing the ordinance 4-3.
Meet Judit & Isaac
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
Update: Planning & Zoning Recommends Approval, Updated October 1, 2026
Braeburn Creek, a proposed 487-home Toll Brothers community near Amity Avenue and Happy Valley Road, has cleared its first major city hearing.
After nearly three hours of public testimony, questions and deliberation, the Nampa Planning & Zoning Commission recommended approval of the project.
Traffic, Columbia High School, the Nampa Municipal Airport, farmland and continued growth were among the biggest issues raised during the hearing.
The commission also added two conditions: a warrant analysis to determine whether a pedestrian crossing is needed near Columbia High School and a privacy fence along the northern boundary of the development.
This is not final approval. Braeburn Creek now heads to the Nampa City Council.
What Is Braeburn Creek?
Toll Brothers is proposing 487 single-family homes on about 138 acres at the northeast corner of Amity Avenue and Happy Valley Road.
The property is currently in Canyon County but is within Nampa’s Area of City Impact. Toll Brothers is asking the city to annex the property and zone it for residential development.
The proposal includes three residential zoning areas:
RS4: 144 homes
RS6: 177 homes
RS7: 166 homes
The overall density would be about 3.5 homes per acre.
The smaller lots would generally be closer to Happy Valley Road, while larger lots would be placed along portions of the north and east sides of the development.
Planning & Zoning Recommends Approval
Braeburn Creek went before the Nampa Planning & Zoning Commission on September 30, 2026.
Following the public hearing and a lengthy deliberation, commissioners voted to recommend approval of the annexation, zoning and preliminary plat.
The motion passed with all participating commissioners voting in favor.
Commissioners added two conditions to the city’s existing list of conditions.
A Crosswalk Study Near Columbia High School
Columbia High School sits directly across Happy Valley Road from the proposed development, and pedestrian safety received considerable attention during the hearing.
But Planning & Zoning did not require Toll Brothers to build a crosswalk.
Instead, commissioners required a warrant analysis.
That study will look at pedestrian activity, traffic volumes and safety standards to determine whether a crossing is warranted and, if so, what type of crossing would be appropriate.
City engineering staff explained that simply putting in a crosswalk does not automatically make a road safer. The amount of pedestrian and vehicle traffic, visibility and other factors all matter.
So for now, the answer to “Will there be a crosswalk?” is: we don’t know yet.
Privacy Fence Added Along the Northern Boundary
Commissioners also added a requirement for a privacy fence along the northern boundary of Braeburn Creek.
A neighboring property owner told the commission that a planned collector road would run close to his family’s existing home and raised concerns about headlights, traffic, noise and privacy.
That testimony ultimately resulted in the additional fence condition.
Traffic Was One of the Biggest Concerns
Anyone who drives Amity Avenue or Happy Valley Road during busy times already knows why traffic dominated much of the hearing.
Residents questioned what nearly 500 additional homes would mean for roads that are already congested, particularly around Columbia High School and the Amity and Happy Valley intersection.
Braeburn Creek would trigger a number of road improvements.
Plans include widening portions of Happy Valley Road, adding turn lanes, improving portions of Amity Avenue, building new collector roads and adding multi-use pathways.
Toll Brothers is also working with the city on improvements to the Amity and Happy Valley roundabout, including an additional approach lane intended to improve traffic flow.
The traffic impact study also identifies future widening and intersection improvements as the development builds out.
Still, some commissioners said the improvements may not solve all of the existing traffic problems in the area.
And that’s an important distinction.
The developer can be required to mitigate traffic created by Braeburn Creek. It cannot reasonably be required to fix every traffic problem that already exists along Amity and Happy Valley.
The Nampa Airport Became a Major Part of the Hearing
One of the biggest discussions of the night had less to do with the homes themselves and more to do with the nearby Nampa Municipal Airport.
Several pilots, hangar owners and airport users spoke during public testimony.
Interestingly, some specifically said they were not opposed to Braeburn Creek itself.
Their concern was what could happen years down the road when hundreds of new homeowners are living near an active airport.
Speakers raised questions about:
FAA requirements
Federal airport funding
Flight patterns
Aircraft noise
Potential future complaints from homeowners
Whether residential development could eventually lead to restrictions on airport operations
Some speakers asked the city to wait for additional airport planning information before moving the project forward.
City staff said they had reviewed state and FAA guidance and had not found anything indicating that the proposed residential use or density is prohibited at this location.
The city’s conditions also include an avigation easement and airport disclosure.
In plain English, future homeowners will be put on notice that they are buying near an active airport and should expect aircraft noise and flights overhead.
Landscaping will also be restricted from using certain fruit-bearing trees that could attract birds near the airport.
The airport discussion may not be over. It is likely to come up again when Braeburn Creek reaches City Council.
What About Farmland?
Several residents opposed Braeburn Creek because the property is currently agricultural land.
Their concerns went beyond this particular subdivision.
They questioned how much farmland southeast Nampa should continue converting into residential development and whether the city’s roads and services can keep up as growth moves farther east.
One speaker encouraged larger acreage-style lots.
Another argued that approving subdivisions on productive agricultural land makes it easier for development to continue spreading into remaining farmland.
Others spoke in support of Braeburn Creek and pointed to the planned road improvements, sidewalks, pathways and overall design of the Toll Brothers community.
What About Police and Fire Services?
City staff estimated that 487 homes could eventually add roughly 1,200 to 1,300 residents.
That growth would create additional demand for police and fire services.
The Nampa Fire District reported that the property is approximately 1.3 miles from Fire Station No. 5, with an estimated response time of about three minutes.
Public testimony also included concerns about police staffing and whether city services are keeping pace with residential growth.
Impact fees from new construction help fund infrastructure and public services, but staffing and growth remain broader citywide issues that extend beyond Braeburn Creek.
What Will Braeburn Creek Include?
Braeburn Creek is planned as a large, amenity-focused Toll Brothers community.
Current plans include:
Community pool and pool house
Pickleball courts
Two play structures
Sports and play fields
Basketball court
Picnic and seating areas
About 2.6 miles of internal off-street pathways
A regional multi-use pathway along the Amity Drain
Toll Brothers says roughly 28 acres, or about 20% of the property, would be open space.
Homes are expected to range from approximately 1,600 to 3,000 square feet.
Road Improvements Planned With Braeburn Creek
The development would also construct or contribute to several transportation improvements around the property.
Those include:
Widening portions of Happy Valley Road
Center and dedicated turn lanes
Improvements along Amity Avenue
Future collector roads along the development
Improvements near Cruse Lane
Multi-use pathways along Amity and Happy Valley
Improvements to the Amity and Happy Valley roundabout
Because Braeburn Creek would be built over several years, not every road improvement would necessarily happen at once.
Different improvements would be triggered as development progresses and traffic levels increase.
Braeburn Creek Could Take About Seven Years to Build
Even if City Council eventually approves Braeburn Creek, don’t expect 487 homes to appear overnight.
Toll Brothers plans to develop the community in 14 phases over approximately seven years.
The developer hopes to record the first phase near the end of 2027.
The first residents would likely move in around the end of 2028 at the earliest.
Toll Brothers anticipates developing roughly two phases per year after that.
That means construction could continue well into the 2030s.
What Happens Next?
The next major step is the Nampa City Council.
City Council will consider the annexation, zoning and preliminary development proposal and can approve it, change conditions or deny the request.
The Planning & Zoning recommendation will be forwarded to the council as part of that process.
A City Council hearing date has not been announced yet.
We will update this page when the hearing is scheduled and again when City Council makes its decision.
Frequently Asked Questions
What is Braeburn Creek?
Braeburn Creek is a proposed Toll Brothers residential community near Amity Avenue and Happy Valley Road in Nampa. The current plan includes 487 single-family homes on approximately 138 acres.
Did Planning & Zoning approve Braeburn Creek?
The Nampa Planning & Zoning Commission recommended approval of Braeburn Creek on September 30, 2026. The project still needs to go before the Nampa City Council.
How many homes are planned in Braeburn Creek?
The current proposal includes 487 single-family homes.
When is the City Council hearing for Braeburn Creek?
A Nampa City Council hearing date has not been announced yet. This page will be updated when the hearing is scheduled.
Will there be a crosswalk by Columbia High School?
That has not been decided. Planning & Zoning added a condition requiring a warrant analysis to determine whether a pedestrian crossing is justified and what type of crossing would be appropriate.
How much will homes in Braeburn Creek cost?
Toll Brothers has not released home pricing for Braeburn Creek yet.
When would construction start?
Toll Brothers hopes to record the first phase near the end of 2027. The first residents would likely move in around the end of 2028 at the earliest.
How long would Braeburn Creek take to build?
The current plan calls for 14 phases over approximately seven years.
What road improvements are planned?
Plans include widening portions of Happy Valley Road, adding turn lanes, improving parts of Amity Avenue, constructing new collector roads, adding multi-use pathways and making improvements to the Amity and Happy Valley roundabout.
Is Braeburn Creek near the Nampa Municipal Airport?
Yes. The proposed development is near the Nampa Municipal Airport, and airport compatibility became a major topic during the Planning & Zoning hearing. The proposed conditions include an airport disclosure and avigation easement so future homeowners are aware they are buying near an active airport.
Does Braeburn Creek still need City Council approval?
Yes. Planning & Zoning recommended approval, but the Nampa City Council still has to consider the annexation, zoning and development proposal.
Thinking About Buying in Braeburn Creek?
Thinking about buying in Braeburn Creek down the road?
Judit and Isaac Crace with Top Idaho Real Estate track new builder communities around Nampa. Call or text 208-989-8461, and they can let you know when Toll Brothers releases pricing, floor plans and homes for sale.
New developments, road projects, local businesses and other changes are shaping Nampa. All Things Nampa keeps you informed about what’s happening in our community.
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
The Nampa City Council voted 5-0 to approve the annexation and zoning requests connected to Grace Bible Church’s future campus near Lake Lowell Avenue and Midway Road.
The September 8, 2026, decision covers two parcels. The larger parcel at the northwest corner of the intersection received RA suburban residential zoning. Grace Bible Church plans to build its new campus there.
A separate parcel at the southeast corner received RS7 single-family residential zoning. That smaller parcel currently has no development plan.
The council approved the application with the city’s recommended conditions and proposed findings. The decision also creates the annexation path needed for the previously approved Lake Lowell Estates development west of the future church.
What Is Planned for the New Grace Bible Church Campus?
The current concept shows an 88,479-square-foot, two-story church building. The proposed worship center could accommodate up to 1,300 people under city code.
The preliminary site plan includes:
690 parking spaces
7.5 acres of open space
Landscaping and buffers around the property
Access from Lake Lowell Avenue and Midway Road
Possible recreational areas in a future phase
City code requires 347 parking spaces for the proposed use. The church plans to provide nearly twice that amount. Church representatives said the additional parking should reduce the time visitors spend searching for spaces and improve traffic circulation within the property.
The concept plan also shows sports fields and other recreational space. However, Pastor Keith Wagner told the council that those features are only possibilities. They are not included in Phase One, and the church has not established a timeline for building them.
The applicant also clarified that the current proposal does not include athletic field lighting.
Why Does Grace Bible Church Need a New Location?
Grace Bible Church has served the Nampa community for approximately 50 years. Wagner said the congregation has experienced sustained growth and has run out of room at its current location.
The church currently offers six services but still reaches capacity. Wagner said the church has recently had to turn people away because no seats remained. As a temporary solution, the church is preparing overflow space at Lone Star Middle School.
Church leaders want the future campus to offer more than Sunday worship. They envision a place for community gatherings, ministries and partnerships with local organizations.
Traffic Was the Main Concern
Much of the City Council discussion and public testimony focused on traffic along Lake Lowell Avenue, Midway Road and nearby intersections.
Several residents asked the city to delay approval until the church completed a traffic impact study. They raised concerns about narrow roads, existing congestion, nearby residential growth and the number of vehicles that could enter and leave the campus during services.
The church has already hired a traffic engineer. However, the study was not complete at the time of the hearing.
City staff explained that Nampa requires the traffic impact study during the building permit process. The city and its traffic consultant will review the study and determine which improvements the project must provide.
Those improvements could include turn lanes, vehicle stacking lanes or work at nearby intersections.
The developer will pay for improvements caused by the project. The city will not issue a certificate of occupancy until the required improvements are complete.
Highway District No. 4 asked that church access come from Lake Lowell Avenue. The district also noted that part of Midway Road was rebuilt in 2024. It requested that utility work avoid cutting into the newer roadway for five years.
Residents Raised Wildlife and Lighting Concerns
The property sits near the Deer Flat National Wildlife Refuge. Several speakers asked the church and city to consider how traffic, development and nighttime lighting could affect birds and other wildlife.
One statement presented during the hearing requested fully shielded, downward-facing exterior lighting. It also recommended turning off parking lot and athletic field lights when they are not needed, especially during spring and fall bird migration.
Church representatives said the plan would add significantly more trees and landscaping than the property has today. They also emphasized that the sports fields remain conceptual and that field lighting is not part of the current proposal.
City staff said Nampa does not have separate development standards for properties near the Deer Flat National Wildlife Refuge. However, the city’s existing code requires shielded lighting designed to direct light downward and keep it on the property.
Staff said those requirements should reduce light spilling onto neighboring properties, although they would not eliminate it completely.
What Is Planned for the Second Parcel?
The approximately five-acre parcel at the southeast corner of Lake Lowell Avenue and Midway Road received RS7 zoning. No construction is currently proposed there.
Council members asked what that zoning could allow in the future. City staff clarified that RS7 permits single-family homes. It does not permit apartments or townhomes.
Staff estimated that the property might accommodate approximately nine to 12 homes after road right-of-way and other site requirements reduce the usable acreage.
Any future subdivision proposal would still have to go through the city’s development review process.
How Does the Approval Affect Lake Lowell Estates?
The Grace Bible Church annexation also matters to another approved project nearby.
Lake Lowell Estates is a proposed 25-home development west of the church site. Its plans call for homes on lots of at least one acre, more than six acres of open space, a gazebo and pickleball courts.
The City Council previously required the Grace Bible Church property to be annexed before the city could complete the ordinance needed for Lake Lowell Estates.
With the church annexation approved, Lake Lowell Estates can return to the city for that next step.
City staff also clarified that Nampa will not pay to extend utilities to either development. Grace Bible Church and the Lake Lowell Estates developer must determine how to divide the infrastructure costs.
City Leaders Disclosed Connections to the Church
Before voting, the mayor and several council members disclosed affiliations with Grace Bible Church or previous conversations with its pastors about the project.
The city attorney explained that Idaho’s conflict-of-interest rules focus on financial interests. He said the disclosed affiliations and conversations did not create a financial conflict that required anyone to step away from the decision.
The City Council then approved the application by a 5-0 roll-call vote.
What Happens Next?
The annexation and zoning approval does not allow construction to begin immediately.
Grace Bible Church must continue through Nampa’s development and building permit process. The project must complete its traffic impact study, satisfy the city’s conditions and construct any required transportation improvements before the city issues a certificate of occupancy.
The sports fields and other recreational features shown on the concept plan remain possible future additions. They are not part of the first construction phase.
Lake Lowell Estates must also return to the city so officials can complete the next required step for that development.
All Things Nampa will continue following both projects as new plans, traffic studies and construction timelines become available.
Frequently Asked Questions
Did Nampa approve the Grace Bible Church annexation?
Yes. The Nampa City Council approved the annexation and zoning requests by a 5-0 vote on September 8, 2026. The approval included the city’s recommended conditions and proposed findings.
Where will the new Grace Bible Church campus be located?
The future campus is planned for the northwest corner of Lake Lowell Avenue and Midway Road in Nampa. The property received RA suburban residential zoning, which allows a church at this location.
What does Grace Bible Church plan to build?
The preliminary plan shows an 88,479-square-foot, two-story church building with a worship center for up to 1,300 people. It also includes 690 parking spaces, landscaping and 7.5 acres of open space.
Are the sports fields part of the first construction phase?
No. The sports fields shown on the concept plan are possible future additions. They are not part of Phase One, and the church has not announced a timeline for building them.
Will Grace Bible Church have to complete a traffic study?
Yes. Nampa requires a traffic impact study as part of the building permit process. The church has already hired a traffic engineer. The developer must complete any transportation improvements required by the study before the city issues a certificate of occupancy.
What will happen to the second parcel at the intersection?
The approximately five-acre parcel at the southeast corner of Lake Lowell Avenue and Midway Road received RS7 single-family residential zoning. No development is currently proposed there. RS7 zoning does not allow apartments or townhomes.
How does the approval affect Lake Lowell Estates?
The church property provides the required annexation path for Lake Lowell Estates, a previously approved 25-home development west of the future church. Lake Lowell Estates can now return to the city for the next step in its approval process.
Keep Up With What’s Changing in Nampa
New developments, road projects, local businesses and other changes are shaping Nampa. All Things Nampa keeps you informed about what’s happening in our community.
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
The Lone Star master plan community is dead, at least for now.
After a hearing that ran past 11 pm on Monday, October 19, the Nampa City Council voted 4-2 to deny the annexation and zoning for the roughly 149-acre development. The site is near Smith Avenue, Midway Road and Lone Star Road in southwest Nampa.
The denial was based on two parts of Nampa’s annexation code. The first is whether the city can serve the area. The second is whether the project is in the public interest and reasonably necessary right now.
What Was Proposed
The plan mixed homes, apartments and shopping on one large property. The applicant’s latest estimate was about 862 total units:
Single-family homes on about 90 acres
About 313 apartments and 100 townhomes on about 29 acres
About 30 acres of commercial, pitched as a neighborhood shopping area with a grocery store, restaurants and coffee
A 20% density bonus on the apartment area, raising it from 12 to 14.4 units per acre
The earliest homes would not have started until about 2031.
Why the Council Said No
Traffic with no fix in sight
Transportation Director Crystal Craig said the city is building road improvements from the inside out. Midland comes first, then Middleton. She doesn’t expect improvements on Midway Road for 5 to 10 years. Midway also isn’t on the city’s impact fee project list right now.
Police staffing
Council member Griffin pointed out that Nampa is asking voters for a police levy right now. He estimated this one development would need about 3.5 more officers and extra support staff.
No fiscal impact numbers yet
The city is building a tool to measure whether a development actually pays for itself. City staff said it should be ready around January. Several council members said they didn’t want to approve a project this big without those numbers.
Too dense for the area
Residents and council members said apartments and small lots didn’t fit an area boxed in by Lake Lowell on the west and south. Griffin said he would rather see RS 8.5 zoning up to Midway Road, with large-lot homes west of Midway. Late in the hearing, the applicant offered to drop the apartment zoning from RMH to the slightly less dense RML. It wasn’t enough.
A Packed Room of Opposition
More than 20 people testified, and the city received over 35 written comments. Nearly all of them opposed the project.
Speakers raised:
Traffic backups on Midway, Middleton and Iowa
Loss of farmland and rural character
Light pollution affecting migrating birds at Deer Flat National Wildlife Refuge
Water supply
Whether growth pays for growth
A few speakers defended council member Bills after the hearing got heated. The mayor eventually stepped in to stop the back-and-forth.
What This Means for Midway Park
This is the part that stings.
The city has wanted to annex Midway Park for years. Annexing it would let Nampa add parking lot lighting, connect the park to city sewer and water, and remove the concrete barrier on Midway Road that blocks left turns. City staff said the park’s annexation was contingent on Lone Star being approved. Lone Star was the piece that made the park touch city limits.
With Lone Star denied, that plan is on hold. Parks Director Cody Swander said the city could still ask Canyon County for permission to add lighting under the park’s current county rules. That request hasn’t been made yet.
Could Lone Star Come Back?
Possibly. The developer could return with a revised plan, and it’s not unheard of. The same night, the council approved a Victory Road industrial project it had denied back in July.
If Lone Star does come back, Griffin made his wish list pretty clear: bigger lots, less density, and smaller-scale commercial.
All Things Nampa will keep following what happens next with this property and Midway Park.
No. The Nampa City Council voted 4-2 to deny the annexation and zoning on October 19, 2026. The Planning & Zoning Commission had recommended approval in August.
Why did the Nampa City Council deny Lone Star?
Council members cited traffic, police staffing, density, and the lack of a fiscal impact analysis. The city’s tool for measuring whether growth pays for itself isn’t expected until around January.
How many homes were planned in the Lone Star development?
The applicant estimated about 862 total units. That included single-family homes, about 313 apartments and about 100 townhomes, plus roughly 30 acres of commercial.
What happens to Midway Park now?
The city’s plan to annex Midway Park depended on Lone Star being approved. That annexation is now on hold. The city may ask Canyon County for permission to add lighting in the meantime.
Can the Lone Star developer reapply?
The developer could bring back a revised proposal. No new plan has been announced.
Keep Up With What’s Changing in Nampa
New developments, road projects, local businesses and other changes are shaping Nampa. All Things Nampa keeps you informed about what’s happening in our community.
Hi, I’m Judit, and this is my son Isaac. We’re the team behind All Things Nampa and Top Idaho Real Estate. I have helped Treasure Valley home buyers and sellers since 2004, and Isaac is a Nampa native and third-generation Nampa REALTOR®. We created All Things Nampa to keep our community informed, connected and up to date on what is happening locally.
Thinking about making a move in Nampa? Browse current homes for sale, or contact us when you are ready for straightforward local real estate guidance.
