ORDINANCE GUIDEEffective Jul 2024

Nampa Infill Development Guide

Summary of Nampa City Code Title 10 mixed-use overlays as it applies in Nampa.

Code evolves continuously. Verify at the official source before any development decision.

Applicable code

Every rule that governs this pathway. Section, version, verify URL.

Code references active as of publication. Verify current standards at the official source before any development decision.

Nampa City Code §10-4-3 (Mixed-Use Standards)Effective Jul 2024

Mixed-use overlay districts permit residential above ground-floor commercial in CC (Community Commercial) and NC (Neighborhood Commercial) zones. Minimum ground-floor commercial depth: 25 feet. Residential density: up to 20 units/acre with conditional use permit.

Investor implication: Downtown Nampa and Karcher/Midland corridor sites in CC/NC zones can stack residential above retail. Ground-floor commercial requirement limits pure residential plays but unlocks higher per-acre returns when retail pencils.

Verify at City of Nampa Zoning Ordinance →

Nampa City Code §10-3-2 (RD District Standards)Effective Jul 2024

RD (Residential Development) district permits single-family detached on lots as small as 4,000 sq ft. Minimum lot width: 40 feet. Front setback: 15 feet. Side setback: 5 feet each side. Rear setback: 15 feet.

Investor implication: RD zoning permits small-lot infill without a rezone. 4,000 sq ft lots at 40-foot width fit narrow parcels in North Nampa and South Nampa. Setback math leaves ~30 feet of buildable width and ~60 feet of buildable depth.

Verify at City of Nampa Zoning Ordinance →

Nampa City Code §10-3-3 (RM District Standards)Effective Jul 2024

RM (Residential Multi-Family) district permits duplex, triplex, and fourplex. Minimum lot size: 6,000 sq ft for duplex; 8,000 sq ft for triplex; 10,000 sq ft for fourplex. Density: up to 12 units/acre. Parking: 1.5 spaces per unit.

Investor implication: RM zoning is the path to small-format multifamily without a conditional use permit. Parking requirement of 1.5 spaces/unit is lower than Boise's 2.0 standard. Fourplex on a 10,000 sq ft lot pencils at ~$180-220/sq ft delivered cost.

Verify at City of Nampa Zoning Ordinance →

Idaho SB 1352Effective Jul 2026

Idaho SB 1352 requires cities over 10,000 population to allow residential development at minimum 12 units/acre on tracts ≥4 acres. Minimum lot size: 1,400 sq ft. Setback and lot-width requirements do not apply to qualifying starter-home subdivisions. Effective July 1, 2026.

Investor implication: SB 1352 overrides Nampa's current 4,000 sq ft minimum in RD districts for qualifying tracts. 1,400 sq ft lots at 12 units/acre reshape the land residual math on 4+ acre parcels. Nampa's local conformance ordinance is expected Q3 2026.

Verify at Idaho Legislature SB 1352 →

Nampa City Code §10-8-4 (Parking Standards)Effective Jul 2024

Single-family: 2 spaces per unit. Duplex/triplex/fourplex: 1.5 spaces per unit. Mixed-use: 1 space per residential unit + commercial parking per use type. Downtown overlay: parking minimums reduced to 1 space per unit for residential.

Investor implication: Downtown overlay parking reduction makes stacked residential pencil without structured parking. Outside downtown, 1.5 spaces/unit for small multifamily is achievable with surface lots.

Verify at City of Nampa Zoning Ordinance →

Renew analysis

Where this pathway usually breaks. And where it actually works.

Renew take:

Downtown Nampa and Karcher/Midland corridor sites in CC/NC zones can stack residential above retail. Ground-floor commercial requirement limits pure residential plays but unlocks higher per-acre returns when retail pencils.

— Renew

Renew take:

RD zoning permits small-lot infill without a rezone. 4,000 sq ft lots at 40-foot width fit narrow parcels in North Nampa and South Nampa. Setback math leaves ~30 feet of buildable width and ~60 feet of buildable depth.

— Renew

Renew take:

RM zoning is the path to small-format multifamily without a conditional use permit. Parking requirement of 1.5 spaces/unit is lower than Boise's 2.0 standard. Fourplex on a 10,000 sq ft lot pencils at delivered cost in the operator range.

— Renew

Renew take:

SB 1352 overrides Nampa's current 4,000 sq ft minimum in RD districts for qualifying tracts. 1,400 sq ft lots at 12 units/acre reshape the land residual math on 4+ acre parcels. Nampa's local conformance ordinance is expected Q3 2026.

— Renew

Renew take:

Downtown overlay parking reduction makes stacked residential pencil without structured parking. Outside downtown, 1.5 spaces/unit for small multifamily is achievable with surface lots.

— Renew

Renew take:

This is the cleanest small-multifamily play in Nampa. RM zoning permits fourplex by right. 1.5 parking spaces/unit is achievable with surface lot. Delivered cost per unit tracks below Boise by 10-15% due to lower land basis and faster entitlement.

— Renew

Renew take:

Downtown overlay parking reduction is the unlock here. Without it, structured parking would kill the pro forma. Ground-floor retail requirement limits pure residential plays, but retail rents on 1st Street S have firmed since the 2018 streetscape project. This pencils at higher per-unit returns than suburban fourplex but carries retail lease-up risk.

— Renew

Renew take:

SB 1352 reshapes the land residual math on 4+ acre tracts. 60 lots vs. 54 lots = 11% more units on the same land basis. Operator decision: close pre-July and entitle under current code, or wait for local conformance ordinance and capture the density upside. Risk: Nampa's local ordinance may add design standards or phasing requirements not in the state statute.

— Renew

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