Plans for a 69-lot subdivision south of Donnelly can move forward after an appeal filed by neighbors was denied this week by Valley County Commissioners.
The commissioners voted unanimously to deny an appeal of approval for the Gold Fork River Ranch Subdivision, which would be carved out of 161 acres near Davis Creek Lane and Koskella Road.
The appeal of the Valley County Planning and Zoning Commission’s Dec. 12 decision centered on potential harm the subdivision could cause to neighboring agricultural land, including a nearby organic farm.
The commissioners said the appeal, which was filed by Alan Kindsvater and 18 other people, including many neighbors, did not provide enough supporting evidence.
Commissioners also noted conditions of approval that impose protections for surrounding properties, including that run-off from the subdivision will not leave the site.
“High-density” label rejected
The appeal labeled Gold Fork River Ranch a “high-density” subdivision, a point the commissioners flatly rejected.
“This definitely is not a dense subdivision,” said Sherry Maupin, who chairs the board of county commissioners.
Despite not considering it a dense subdivision, Maupin encouraged county staff to explore ways to ensure some of the 69 lots contain homes occupied by local residents.
“I would love to work with the developer to figure out there is a way that maybe we can provide some financial assistance to create local housing in the area,” she said.
Central sewer not required
Several public comments during a Feb. 10 hearing on the appeal suggested the subdivision should be required to connect to the North Lake Recreational Sewer and Water District’s system instead of relying on individual septic systems.
Representatives for the developer, Craig Groves of Donnelly, said connecting to the system would not be feasible since it is more than two miles away from the subdivision.
Meanwhile, Maupin warned that extending the sewer system to the site would likely result in a higher density proposal while also increasing development pressure on surrounding farmland.
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“To me, that is when you’re looking at city-type lots—that is quarters or half-acre lots,” she said.
Phasing
Gold Fork River Ranch’s 69 lots range from about 1.4 acres to 4.1 acres. The subdivision would be built out in two phases that are expected to be complete by 2029, according to the application.
Koskella Road and Davis Creek Lane would provide access to Idaho 55 from the subdivision. Groves would be responsible for funding improvements to those roadways as deemed necessary by Valley County Engineer Dan Coonce.
Instead of traditional zoning, Valley County has a multiple-use concept that involves evaluating proposals on a case-by-case basis for compatibility.
Gold Fork River Ranch received a +12 on Valley County’s compatibility evaluation, for which the highest possible score is +40 and the lowest possible score is -40.
The evaluations weigh nine different criteria, including adjacent land uses, traffic, utility availability, and emergency response capability.
In 2007, a smaller 48-lot subdivision, also called Gold Fork River Ranch, was approved on the same property. Some initial site work was started, but not finished before the approval expired in 2022.
