🎯 STRisker: Bulletin - Valley County, ID
Valley County Rejects Home Size Cap: Commissioners say proposed square‑footage limits would infringe on property rights and add bureaucracy
Valley County Commissioners Reject Proposal to Cap Home Sizes
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A proposal to limit the size of single‑family homes in Valley County failed to gain traction this week, as county commissioners raised concerns about property rights and bureaucracy.
The idea, introduced by Planning and Zoning Director Cynda Herrick, would have set a square footage cap on new homes, requiring conditional use permits for larger projects. Herrick argued the measure was needed to address neighborhood impacts from oversized residences, some of which double as venues for weddings, corporate retreats, and other events.
Drew Dodson - Valley Lookout Editor
“It’s very disruptive to the neighborhoods, and that’s why we initially adopted a short‑term rental ordinance,” Herrick said. “I think the only way we can guide some of the uses is by limiting the size.”
📌 State Law Changes
The debate comes as Valley County prepares for a major shift in how it regulates short‑term rentals. On July 1, a new law passed by the Idaho Legislature will nullify county rules that previously governed STRs, requiring them to be treated the same as any other residential use. That means local restrictions on parking, lighting, occupancy, and events will no longer apply.
House Bill 583
Herrick said the proposed cap was not tied to any specific property but reflected growing concerns about large homes marketed for non‑residential uses.
🧢What the Cap Would Do
Herrick floated potential limits of 10,000 or 15,000 square feet, along with restrictions on the number of bedrooms and uses allowed within single‑family homes. Residences exceeding the cap could still be built, but only with a conditional use permit, triggering public review and allowing the county to impose conditions to mitigate impacts.
Without a cap, Herrick noted, the county’s existing 35% lot coverage rule could allow massive homes on large parcels. On a two‑acre lot, for example, the rule combined with a 35‑foot height limit could permit a three‑story home of more than 90,000 square feet — twice the size of McCall’s largest hotels.
🎤 Commissioners Push Back
Commissioners rejected the idea, saying it would infringe on property rights and complicate the permitting process.
“I’m concerned about the impact on property rights,” Commissioner Katlin Caldwell said. “Here we’re telling people what they can do with their property. I understand there’s impacts to their neighbors – I think that’s why CCRs are important and local control.”
Commissioner Neal Thompson agreed, while Board Chair Sherry Maupin acknowledged the rationale but said she was also wary of restricting property owners. “Private property rights are something I’m concerned with also, but I also know that property rights of neighbors need to be protected,” Maupin said.
🏠Complaints About Large Homes
The county has already received complaints about plans for a 15,000‑square‑foot home near Horsethief Reservoir, advertised online as a corporate retreat. The proposal reportedly includes a garage with rooftop parking, an indoor sports complex, a guest house, and other lodging accommodations. Herrick said no building permit application has been filed, but she expects more projects of similar scale in the future.
“My concern is that we’re going to get building permits for things that are 15,000 to 30,000, 50,000 square foot single‑family residences,” Herrick said. “Is it truly a residential use? And how is it going to impact the neighborhood?”
📓 Other Code Updates
Herrick told commissioners she is working on additional code updates for single‑family homes, including rules for parking and trash, in response to the statewide STR law. Those updates are expected later this year.
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➡️ Looking Ahead
For now, Valley County will continue to rely on its existing lot coverage rules, even as residents raise concerns about mega‑homes marketed for events and retreats. Commissioners said they understood the issues but remained unwilling to impose size limits.
Herrick emphasized that the conversation is far from over. “We’re going to start getting the calls when there’s 100 people parked in somebody’s field,” she warned.
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