Bolthole Index

Valley County, Idaho

Zoning, building permits and septic rules in Donnelly, Idaho

Donnelly, Idaho sets its own zoning under Title 18 of the city code1, and the city's forms page carries the building permit application2. Valley County's building department excludes Donnelly from its jurisdiction3. Septic permits come from Central District Health4, and city water and sewer are required in every zoning district except RR5.

At a glance

Zoning
Yes, city Title 18 districts (RR, R-1 through R-10, commercial, industrial and more)16
Building permit
City application on the Donnelly forms page; Valley County's department excludes Donnelly23
Water and sewer
City water and sewer required in all districts except RR5
Septic permit
Central District Health, McCall office4
Minimum lot (RR)
9 acres7
Minimum lot (R-1)
20,000 square feet8
Manufactured home
Single home as primary residence needs a conditional use permit9
Fire impact fee
$1,290 per new single-family home10

Who to call

Building permits

City of Donnelly (City Hall)

Donnelly's planning and zoning applications and building permit application, plus the fire district impact fee collected with new-construction building permits

(208) 325-8859

169 Halferty Street, Donnelly, ID 83615

Septic permits

Central District Health, McCall office

Septic system permits and onsite wastewater services for Valley County

208-634-7194

703 1st St., McCall, ID 83638

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

Going off-grid in Donnelly means bringing your own water and power. The kit we’d start with:

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Does Donnelly, Idaho have zoning, and what does it mean for lot size and setbacks?

Yes. Donnelly, in Valley County, Idaho, zones land inside city limits under its Title 18 Unified Development Code1. The districts include RR rural residential, a run of R districts numbered by how many homes fit per acre, airport, commercial, light industrial and mixed-use6.

Lot size depends on the district. In RR, the minimum lot is 9 acres7, with front and rear setbacks of 25 feet and side setbacks of 10 feet11. In R-1, the minimum lot is 20,000 square feet8 with the same 25-foot front and rear setbacks12. In R-4, lots can be as small as 5,000 square feet13, with a 20-foot front setback and a 15-foot rear setback14. The maximum building height in all three districts is 35 feet151617. Check the city's official zoning map to learn which district a specific lot sits in.

Do you need a building permit in Donnelly, and who issues it?

Valley County's building department states that its adopted codes apply in its jurisdiction, "excluding the cities of McCall, Cascade, and Donnelly"3. For a lot inside Donnelly, the county building counter in Cascade is therefore the wrong first call.

The City of Donnelly's forms page lists a building permit application and a separate set of planning and zoning forms: conditional use, design review, change of use, rezone, preliminary plat, zoning permit and floodplain development permit2. The city collects a fire district impact fee during the building permit application for new construction: $1,290 for a single-family residence10. Review steps and timelines were not stated on the city's page, so ask18 how long approval takes.

We could not confirm which building code edition Donnelly enforces, whether it requires inspections, or whether it exempts owner-builders. Ask City Hall before you design.

How do septic permits work inside Donnelly?

Idaho requires a permit to install, repair or expand any septic system, anywhere in the state19. Central District Health permits septic systems in Valley County through its McCall office420. Idaho's public health districts administer the state septic rules for the Department of Environmental Quality21.

Inside Donnelly, septic is the exception more than the rule. The city requires centralized water and sewer for development applications in every district except RR5. A lot in RR is the one place a septic system and well are the likely plan, and we could not confirm the city's sewer connection distance rule or its septic provisions. Ask18 whether sewer service reaches your lot, then ask20 about the septic permit if it does not. Wells need a drilling permit from the Idaho Department of Water Resources22.

Can you live in an RV, tiny home or manufactured home in Donnelly?

A single manufactured or mobile home used as a primary residence inside Donnelly needs a conditional use permit in the districts where the use table lists it9. A manufactured home park is also conditional-use only9.

We could not confirm Donnelly's rules on living in an RV or a tiny home, or on short-term rentals, inside city limits. Ask18 before you park or place anything you intend to sleep in.

Accessory dwelling units are limited: they are allowed in some districts and conditional in others, and any buildable lot in RR, R-1, R-2, R-3 and R-4 is limited to one single-family dwelling unless the code says otherwise23.

Building a home in Donnelly: the steps, in order

  1. Confirm the lot's zoning district on the city's zoning map, and read that district's lot size, setbacks and height limit6.
  2. Ask18 whether city water and sewer reach the lot; they are required in every district except RR5.
  3. If you are dividing land, expect the city's subdivision regulations, design review and floodplain development rules to apply24.
  4. File the city's zoning or land-use application if your use needs one, then the building permit application2.
  5. Pay the fire district impact fee with the building permit application for new construction10.
  6. If the lot is not on sewer, apply to20 for a septic permit19.
  7. Get an Idaho Department of Water Resources drilling permit before drilling a well22.

What stays with Valley County, and what to check before you buy near Donnelly?

Land outside Donnelly city limits falls under Valley County's rules, which differ from the city's; see the Valley County page for unincorporated land. Septic permits stay with Central District Health either way4.

Valley County's typical home value is about $683,16925, and its effective property tax rate is about 0.3%26. Federal land covers about 87.8% of Valley County27, so private parcels near Donnelly are scarce. Only about 0.1% of the county's soils are rated not limited for a conventional septic drain field, so a lot off sewer will likely need a site evaluation or an engineered system28. The nearest city of 100,000 or more is about 79 miles away29.

Watch-outs

  • The city’s forms page does not state review steps or timelines2, and we could not confirm the building code edition, inspection rules, certificate of occupancy or owner-builder exemption inside Donnelly; ask City Hall before you buy or design.
  • City water and sewer are required in every zoning district except RR, so a septic-and-well plan may not be allowed on a lot outside RR5.
  • A manufactured home as a primary residence in Donnelly needs a conditional use permit9.
  • Valley County's rules apply outside city limits only; do not assume the county's setbacks or lot sizes apply to a lot inside Donnelly3.

Sources

  1. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  2. Forms & Permits, City of Donnelly, Idaho (Donnelly), quoted and re-checked
  3. Building, quoted and re-checked
  4. Septic, Subdivisions & Water, quoted and re-checked
  5. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  6. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  7. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  8. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  9. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  10. Forms & Permits, City of Donnelly, Idaho (Donnelly), quoted and re-checked
  11. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  12. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  13. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  14. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  15. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  16. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  17. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  18. City of Donnelly (City Hall) (cityofdonnelly.org)
  19. IDAPA 58.01.03 – Individual/Subsurface Sewage Disposal Rules and Rules for Cleaning of Septic Tanks (Idaho statewide rule), quoted and re-checked
  20. Central District Health, McCall office (cdh.idaho.gov)
  21. Septic and Septage (Idaho statewide rule), quoted and re-checked
  22. Wells Overview (Idaho statewide rule), quoted and re-checked
  23. Chapter 18.10 Zoning Districts and Map, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  24. Chapter 18.45 Planned Unit Developments, Title 18 Unified Development Code (eCode360) (Donnelly), quoted and re-checked
  25. Typical home value (Zillow): Bolthole Index county data
  26. Effective property tax rate: Bolthole Index county data
  27. Federal land share: Bolthole Index county data
  28. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  29. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

Written October 23, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Donnelly

Donnelly’s own rules

  • Local zoningPresent

    Land inside Donnelly city limits, under the city's Title 18 Unified Development Code zoning districts

    • Title 18 section citations show '(ord. 269, 9/15/2025)'; that is a citation date, not a stated effective date, so effective_at is left null.
    • Dimensional and occupancy answers for Donnelly city are taken from chapters 18.10 and 18.45 where listed.
    “the following zoning districts are hereby established.”
  • Zoning districtsPublished

    Zoning districts inside Donnelly city limits

    • Districts include RR rural residential, R (numbered R-1 through R-10 by maximum units per acre), airport, C, CBD, LI, PU/OS, MU and development agreement overlays (per § 18.10.010).
    • Official zoning map is incorporated by reference under § 18.10.020; map itself was not opened.
    “rr rural residential district: to provide for the transition of agricultural land no longer used for extensive agricultural purposes into residential areas”
  • Minimum lot sizeDistrict specific (with conditions)

    R-1 residential district (main single-family district with the largest minimum lot) inside Donnelly city limits

    • Per § 18.10.030(b), one single-family dwelling unit per lot in R-1.

    minimum lot area: >= 20000 square feet

    “rr 35' 25' 25' 10' 10' 9 ac r-1 35' 25' 25' 10' 10' 20,000 r-2 35' 20' 20' 5' 10' 10,000”
    2 more reviewed findings on this topic
  • SetbacksDistrict specific (with conditions)

    RR rural residential district inside Donnelly city limits

    • Notes a to e in § 18.10.040 apply: eaves and bay windows may project 2 feet into a setback; open structures may project no more than 5 feet into the required rear setback except on alley-loaded lots; front-load garages must be set back at least 20 feet from the back of sidewalk.
    • Nonresidential uses must be at least 40 feet from a residential district lot line (note g).
    • Collector setback 20 feet and arterial setback 30 feet outside the CBD (note h).

    front yard setback: >= 25 feet (per § 18.10.040 notes a to e) · rear yard setback: >= 25 feet (per § 18.10.040 notes a to e) · interior side yard setback: >= 10 feet (per § 18.10.040 notes a to e) · street side yard setback: >= 10 feet (per § 18.10.040 notes a to e)

    “rr 35' 25' 25' 10' 10' 9 ac r-1 35' 25' 25' 10' 10' 20,000 r-2 35' 20' 20' 5' 10' 10,000”
    2 more reviewed findings on this topic
  • Building heightDistrict specific (with conditions)

    RR rural residential district inside Donnelly city limits

    • Height limits do not apply to spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys or similar appurtenances not intended for human occupancy, except where they hazard airport operations (note f).
    • Nonresidential buildings must be 40 feet from residential district lot lines (note g).

    maximum building height: <= 35 feet (notes f and g of § 18.10.040)

    “rr 35' 25' 25' 10' 10' 9 ac r-1 35' 25' 25' 10' 10' 20,000 r-2 35' 20' 20' 5' 10' 10,000”
    2 more reviewed findings on this topic
  • Manufactured homesLimited

    Single manufactured/mobile home used as a primary residence inside Donnelly city limits

    • Use table lists 'manufactured/mobile home (single unit) (primary residence)' with 'c' entries only, meaning conditional use permit required in those districts.
    • Manufactured/mobile home park also appears only with 'c' entries.
    • Flattened table does not map each 'c' to a specific district; district-by-district mapping not confirmed.
    “manufactured/mobile home (single unit) (primary residence) c c recreational cabin park c c c recreational vehicle park c c c”
  • Accessory dwellingsLimited

    Accessory dwelling units on lots inside Donnelly city limits, in the zoning districts where the use table shows 'p' or 'c'

    • Use table row 'accessory dwelling unit' shows both 'p' (permitted) and 'c' (conditional use permit) entries.
    • § 18.10.030(b): any buildable lot in rr, r-1, r-2, r-3 and r-4 is limited to one single-family dwelling unit, and additional dwelling units are not permitted in those districts unless specifically permitted elsewhere in Title 18.
    • Flattened table text does not show which district each symbol falls under; ADU definitions and standards chapter not opened.
    “residential: accessory dwelling unit p p p c p boarding or lodging house or dormitory c c c c”
  • Mandatory utility hookupWater and sewer (with conditions)

    Development applications inside Donnelly city limits, in all zoning districts except RR

    • Applies to development applications submitted after the effective date of Title 18; that effective date was not stated in the opened text.
    • Does not apply in the RR zone, per the same sentence.
    • The Title 13 sewer connection distance rule was not verified on an official page (codepublishing.com copy of chapter 13.10 returned HTTP 403).
    “centralized water and sewer facilities are required for all development applications submitted after the effective date hereof in all districts except for the rr zone.”
  • Subdividing landRegulated (with conditions)

    Land divisions and development inside Donnelly city limits

    • Development must comply with city subdivision regulations, design review and floodplain development regulations, except as stipulated for planned unit developments (§ 18.45.020(d)).
    • City forms list lot or parcel line adjustment and preliminary plat applications; the subdivision chapter itself was not opened.
    “lot or parcel line adjustment application master land use application preliminary plat application”
  • Permit feesPublished

    City land-use and building fees inside Donnelly city limits; the fee schedule dated August 18, 2025 is linked from the city forms page but was not opened

    • Fire district impact fee collected for DRFPD on building permits for new construction: commercial buildings $0.52 per square foot (per city page); single family residence $1,290.00.
    • Agreement effective October 2, 2023 per the city page.

    fire district impact fee, single family residence: 1290 USD (collected during building permit application for new construction) · fire district impact fee, commercial buildings: 0.52 USD per square foot (collected during building permit application for new construction)

    “effective october 2, 2023, an intergovernmental agreement between the city of donnelly and the drfpd (donnelly rural fire protection district) requires the city to collect an impact fee on behalf of the drfpd.”
  • Permit processPartial

    Land-use and building permit applications inside Donnelly city limits

    • City forms page lists planning and zoning applications (conditional use, design review, change of use, rezone, preliminary plat, zoning permit, floodplain development permit) and a building permit application.
    • Review steps, timelines and decision bodies were not stated on the opened page; the building permit instructions PDF was not opened.
    “planning & zoning applications & forms affidavit of legal interest annexation and rezone application change of use application conditional use permit application design review application”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Donnelly or Valley County directly.

  • Owner-builder exemption — Owner-builder permit exemption for construction inside Donnelly city limits
  • Building code adopted — Building code edition adopted for construction inside Donnelly city limits
  • Inspections — Building inspections for construction inside Donnelly city limits
  • Certificate of occupancy — Certificate of occupancy for new buildings inside Donnelly city limits
  • Minimum dwelling size — Minimum dwelling size inside Donnelly city limits
10 more unanswered
  • Lot coverage
  • Camping on your land
  • Tiny homes
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Donnelly publishes no rule on the point, not that none exists. Valley County’s page lists the county offices to call.

← All of Valley County: county rules, score and offices