The Parks, Pathways and Recreation Commission on Oct. 16 approved the Watermark Villas subdivision application from Boise Hunter Homes, which proposes 147 attached single-family units, a paved greenbelt through the center of the site, and multiple resident amenities including a pool, natural-play structures, pickleball option(s), disc golf features and a dog area.

Applicant Todd Tucker described unit types as two- and three-story homes, the proposed 147-unit total and a network of paved and gravel pathways connecting units to the large central paved greenbelt and the riverfront area. Tucker said the southern portion of the site would remain largely gravel pathway and open space abutting the river; the central paved greenbelt is intended to be a public pedestrian link, while the applicant proposed that the “bridal” area north of the greenbelt be a private amenity for residents and managed by an HOA. Tucker said neighboring HOAs expressed concerns about public use of private ponds and were supportive of gating and signage to deter nonresidents from using private open-space features.

Commissioners and staff discussed whether internal pathways and the north-side amenities should be public or private. Planning and zoning staff member Haley Durham explained that staff’s recommendation is to be explicit about which pathways and sidewalks are public access, and noted that the southern portion of the site lies in the regulatory floodway (Title 10). Durham said any development in the floodway requires an engineering certification demonstrating no-rise and that the encroachment causes no adverse base-flood impacts; these standards will govern whether amenities such as pickleball courts or fixed structures can be located in the floodway portion of the site.

Commissioners who spoke supported many of the applicant’s amenity concepts (natural-play area, paved greenbelt), but several expressed reservations about privatizing large portions of land immediately adjacent to public greenbelts and river access. The applicant acknowledged that fencing and gating in the floodway area present engineering and permitting challenges and proposed signage, modest fencing and HOA management to deter nonresidents; Tucker said complete exclusion would not be guaranteed.

During deliberations a commissioner moved to approve the application with staff recommendations; the motion was seconded and carried by voice vote. As with other items, the motion and PPRC recommendations will be included in the packet submitted to Planning and Zoning and City Council for final action. Staff advised that if engineering or floodplain permitting prevents specific amenities in the floodway (for example, permanent pickleball courts), those elements would either need redesign or be removed in later permitting steps.

The commission also requested continued coordination between the applicant, planning staff and public-safety officials on emergency access and maintenance details.