Braeburn Creek Gets P&Z Recommendation, Heads to Council

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.

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Read more: Nampa Growth and Development | City of Nampa Planning & Zoning