While most developers squeeze as many lots as legally possible into every inch of Nampa, one project just got approved that’s doing the opposite – and the neighbors actually showed up to say they liked it.
Isa Ridge Estates, a 9-lot subdivision proposed at 8230 and 8054 Ustick Road, cleared the Nampa Planning and Zoning Commission with a unanimous vote. The project still needs City Council approval before anything gets built, but commissioners didn’t hesitate.
Big lots. On purpose.
Developer Robert Lightfield owns both properties and is annexing them into the city under RS22 zoning. RS22 requires a minimum lot size of 22,000 square feet- but Lightfield isn’t building to the minimum. In fact, lots in Isa Ridge range from about 34,850 to 51,560 square feet, with most sitting close to a full acre.
That’s not an accident. Lightfield told commissioners he deliberately kept lot sizes on the high end to match the feel of the larger properties already east of the site along Ustick. Two existing homes on the front of the property stay. Seven new lots open up behind them.
The result is a project that fits the neighborhood instead of fighting it.
The neighbors showed up – and mostly liked it
Public comment at these meetings can go sideways fast. This one didn’t.
One neighbor raised a question about fencing along the canal. Another simply said he’d talked to Lightfield and was on board. A third told the commission she’d rather see large lots with nicer homes than another cookie-cutter track – because bigger lots preserve the look and feel of that part of Nampa.
The commission felt the same way. One commissioner put it plainly: instead of somebody trying to cram as many parcels as possible into the site, Lightfield matched what’s already to the east. Hard to argue with that.
The road situation: read before you buy
Here’s what every potential buyer needs to understand before making an offer.
Access into the development runs off Ustick via a private lane shared by all nine homes. It carries a street name and includes a turnaround at the end – but the city won’t maintain it. That responsibility falls to the homeowners through an HOA road maintenance agreement in the CC&Rs.
A commissioner asked the obvious question: what happens in 10 years when the road has potholes? The answer is straightforward – that’s on the HOA. And if residents ever want the city to take it over, they would first need to rebuild it to city standards.
So before you fall in love with one of these lots, make sure you understand what you’re signing up for.
Ustick is already getting bigger
Here’s something else worth knowing. Ustick Road is currently undergoing a widening project that will take it to five lanes. Because of that project, the four existing access points on this stretch will consolidate down to one entrance in and out of Isa Ridge Estates.
That’s a meaningful change for anyone buying on this corridor.
What’s next
The P&Z commission voted unanimously to recommend approval, so the project now moves to Nampa City Council for the final decision.
If you want to weigh in, that’s your window.
Frequently Asked Questions
What is Isa Ridge Estates?
Isa Ridge Estates is a proposed 9-lot residential subdivision in Nampa, Idaho. The developer, Robert Lightfield, is annexing two properties on Ustick Road into the city and subdividing them into large single-family lots.
Where is Isa Ridge Estates located?
Isa Ridge Estates is located at 8230 and 8054 Ustick Road in Nampa, Idaho, in the Treasure Valley.
How many lots does Isa Ridge Estates have?
The subdivision has nine lots. Two existing homes on the front of the property will remain and seven new lots will be developed behind them.
What is RS22 zoning in Nampa?
RS22 is a low-density residential zoning designation in Nampa that requires a minimum lot size of 22,000 square feet. Lots in Isa Ridge Estates run larger than the minimum, ranging from about 34,850 to 51,560 square feet.
Has Isa Ridge Estates been approved?
The Nampa Planning and Zoning Commission voted unanimously to recommend approval. The project still requires final approval from Nampa City Council before development can begin.
Who maintains the private road in Isa Ridge Estates?
The private lane serving the development is not maintained by the city. Maintenance is the responsibility of the homeowners through an HOA road maintenance agreement in the CC&Rs.
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