Key Takeaways:
- A 22.8-acre property in Donnelly, Idaho, is proposed for development into a commercial entertainment venue, 97 apartments, 14 recreational cabins, and three short-term rentals.
- The proposal includes a site-wide concept plan, annexation, rezone, and land use applications, which will be reviewed by the Donnelly City Council on January 26.
- The development would require upgrades to the city’s water system, including a new drinking water storage tank, to improve fire flows and support the increased density.
- The entertainment venue would have limited hours of operation, from 10 a.m. to 10 p.m., Thursday through Sunday and on holidays.
- The proposal includes measures to mitigate the impact on wetlands and the surrounding environment, such as removing multi-family buildings near the clubhouse and conducting studies on the development’s effects.
Introduction to the Proposal
The Donnelly City Council will review a proposal for a 22.8-acre property along Boulder Creek, which includes plans for a commercial entertainment venue, 97 apartments, 14 recreational cabins, and three short-term rentals. The proposal, submitted by developer Joe Critchfield, also includes a site-wide concept plan, annexation, rezone, and land use applications. The city council will hold a public hearing on the proposal on January 26, and written comments can be submitted in advance to City Clerk Lori Clemens.
Details of the Proposal
The proposed development would include an outdoor commercial entertainment facility on the east side of Boulder Creek, with three bridges connecting to homes and apartments on the west side. The facility would feature a vendor area, a greenbelt pathway, and a gathering space. The apartments and short-term rentals would be located on the west side of the creek, with a clubhouse and recreational cabins nearby. The existing home on the site would remain, and the developer would be required to submit plans for traffic, emergency access, restrooms, and trash.
Annexation, Rezone, and Land Use Applications
The proposal includes requests to annex land into the City of Donnelly and increase the zoning density on both parcels that make up the 22.8 acres. The northern 10.8 acres, which is already in city limits, is currently zoned for up to four units per acre, while the developer is seeking to double that density to eight units per acre. The southern 12-acre parcel is currently subject to county zoning laws, but if annexed into the city, would be zoned as "Public Lands and Open Space." The developer would then seek to change the zoning to Rural Residential, which allows for one unit per 10 acres.
Staff Report and Wetlands
The city’s planning consultant, Mark Butler, has submitted a staff report on the proposal, which notes that five acres of wetlands on the property would not count toward the maximum number of units allowed on the site. This means that the developer would be limited to 88 homes and apartments instead of the 101 proposed. Butler’s report suggests removing two of the multi-family buildings near the clubhouse to resolve the density discrepancy. The report also advises the council to require studies to determine how the development might impact wetlands, as well as the intersection of Eld Lane and Idaho 55.
Entertainment Venue Hours and Operations
The proposed entertainment venue would have limited hours of operation, from 10 a.m. to 10 p.m., Thursday through Sunday and on holidays. The venue would be served by a 30-space gravel parking lot, with no parking on Eld Lane allowed. The developer would be required to submit plans for traffic, emergency access, restrooms, and trash. The venue is expected to host events such as small weddings, graduations, community concerts, flea markets, family reunions, and farmer’s markets.
Infrastructure Upgrades
The proposal includes measures to upgrade the city’s infrastructure, including curb, gutter, and sidewalk upgrades on Eld Lane along the property frontage, which would be funded by the developer. The developer would also dedicate land to the city for the road’s right-of-way. Additionally, the city would not grant building permits for construction of the apartments or short-term rentals until after city water system upgrades are completed, including the installation of a new drinking water storage tank.
Timeline and Next Steps
The developer declined to specify a construction timeline, but said he does not expect the storage tank to delay him. The development agreement requires work on the proposal to be complete by the end of 2032. The city’s water system upgrades, including the installation of the storage tank, are expected to be completed by 2027. The Donnelly City Council will review the proposal on January 26, and the public is invited to attend the hearing or submit written comments in advance.
