Annexation · Planning application

Nampa annexes 405 acres for District Sixteen mixed-use community

The city approved annexing about 405 acres of farmland into city limits and assigning zoning for single-family and multifamily homes, industrial park and community business uses. The land will be built as a master planned community under a development agreement, with buildout expected over 15 to 20 years.

ApprovedANN-00339-2025Filed Aug. 18, 2025North Nampa · 4188 Cherry Ln+1 related filing

Pin at the reported location; the shaded outline is the primary parcel (Canyon County).

From the filing

The application's description as it appears in City of Nampa's record. See the official record

Idaho Holdings LLC proposes annexing about 405 acres of mostly farmland near Ustick Road, Star Road and Cherry Lane in Nampa into the city. The plan is a master planned community with single-family homes, apartments, business and industrial areas, to be governed by a development agreement. The Planning and Zoning Commission is being asked to recommend approval or denial to City Council.
Annexation and Initial Zoning with Master Planned Community Application for approximately 405 Acres in the City of Nampa's SH 16 Specific Area Plan.
Project name on file: District Sixteen

Timeline

Sept. 29, 2026
28 documents added
Aug. 28, 2026
Satisfaction of Other Conditions of Approval
Dec. 18, 2025
City Council Decision/Action Letter
Dec. 18, 2025
Property Postings
Dec. 15, 2025
Decision: Approved
Nampa City Council: Approved.
Dec. 15, 2025
Public hearing: Nampa City Council
Dec. 2, 2025
Notice to Area Property Owners
Oct. 16, 2025
Notify Applicant
Oct. 16, 2025
Property Postings
Oct. 14, 2025
Public hearing: Nampa Planning and Zoning Commission
Sept. 29, 2025
Notice to Area Property Owners
Sept. 10, 2025
Notice to Agencies/Departments
Sept. 10, 2025
Notify Applicant
Sept. 5, 2025
Assess Fees (Planning & Zoning)
Aug. 22, 2025
Plan Intake Passed
Aug. 22, 2025
Accepted for review
Aug. 21, 2025
Plan Intake Failed
Aug. 18, 2025
Application filed

Documents

Project narrative

Cover letter and narrative describing the roughly 405-acre District 16 mixed-use project, requested annexation, initial zoning, and Master Planned Community approval.
Aug. 18, 2025 · 8 pages · 1.4 MB · Narrative
Download Application narrative for annexation and master planned community

Staff reports

Nampa City Council staff report for a Dec. 15, 2025 public hearing on annexation, zoning and a master planned community, with engineering comments on sewer, roadways and traffic study requirements.
Dec. 11, 2025 · 144 pages · 21.0 MB · Available Online
Download Staff report for annexation and zoning, District Sixteen
Planning staff report to the Planning and Zoning Commission on annexation, zoning and a Master Planned Community for about 405 acres, with engineering comments on sewer, roads and traffic.
Oct. 15, 2025 · 103 pages · 16.2 MB · Staff Report
Download Staff report for District Sixteen annexation and zoning

Decisions

Ordinance annexing about 442.8 acres into the City of Nampa and zoning them RS4, IP, RMH and BC, subject to a development agreement with the applicant.
Sept. 29, 2026 · 49 pages · 8.5 MB · Ordinance 4941 w/DA re-recorded
Download Annexation and zoning ordinance No. 4941 with development agreement (re-recorded)
Ordinance annexing about 442.8 acres into the City of Nampa and zoning them RS4, IP, RMH and BC, subject to a development agreement and conditions of approval.
Aug. 28, 2026 · 19 pages · 4.0 MB · Recorded Ordinance 4941
Download Annexation and zoning ordinance No. 4941
City Council approval of the annexation, zoning and preliminary plat for the District Sixteen mixed-use development, with right-of-way dedication, use restrictions and a required development agreement.
Dec. 17, 2025 · 8 pages · 1.3 MB · Available Online
Download Decision letter on annexation and master planned community
Letter to the applicant reporting the commission's recommendation of approval, with conditions covering right-of-way dedication, a development agreement, weed violations and a Ten Mile Creek pathway easement.
Oct. 16, 2025 · 2 pages · 160 KB · PZ Decision Letter
Download Planning and zoning commission decision letter
Letter recommending City Council approval of annexation, zoning and preliminary plat for District Sixteen, subject to five conditions including right-of-way dedications and a development agreement.
Oct. 15, 2025 · 2 pages · 160 KB · Available Online
Download Planning and Zoning Commission decision letter on annexation and zoning

Notices

Notice from the applicant inviting neighbors to an Aug. 7 pre-application meeting on a proposed mixed-use master planned community, held at a college campus building.
Aug. 22, 2025 · 2 pages · 557 KB · Neighborhood Mtg Notice
Download Neighborhood meeting notice for annexation and master planned community

Application

Nampa master application for a 405-acre mixed-use master planned community, requesting annexation with proposed RS4, RMH, IP and BC zoning.
Sept. 5, 2025 · 4 pages · 1.5 MB · Application
Download Master application for annexation and rezone
Idaho Secretary of State annual report filed April 4, 2025 for Endurance Holdings LLC, showing its active status and member/manager listing.
Aug. 22, 2025 · 1 page · 22 KB · Available Online
Download Proof of authority for applicant entity (Idaho annual report)
Planning staff notes for a roughly 405-acre master planned community request, covering zoning, comprehensive plan designations, Highway 16 plan requirements and MPC rules.
Aug. 18, 2025 · 24 pages · 1.7 MB · Pre-Application Meeting Notes
Download Pre-application property inquiry notes from July 16 meeting

Key facts

Record number: ANN-00339-2025
Type: Annexation (More Than 1 Acre)
Status: Approved (Completed)
Filed: Aug. 18, 2025
Accepted: Aug. 22, 2025
Hearing: Dec. 15, 2025
Decided: Dec. 15, 2025
Site: 405 acres
Address: 4188 Cherry Ln, Nampa, ID 83687
Neighborhood: North Nampa
City: Nampa

View official record

Source: City of Nampa

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Parcel

Parcels: R3035400000, R3035401000, R3035501200, R3035700000, R3035701000, R30357010A0, R3035901000, R3036901000, R3037200000, R3037201000, R3036900000, R3037000000
Land use: Irrigated farmland
Parcel size: 60 acres
Assessed value: $175,420

From the Canyon County Assessor.