Council accepts hotel letter of intent for Caldwell Event Center site amid heavy public opposition

The Caldwell City Council voted 4–2 on Dec. 2 to accept a nonbinding letter of intent from KSA Investments to pursue a hotel on a city‑owned lot adjacent to the Caldwell Event Center, advancing the project to formal negotiations on a development agreement.

The move follows a multi‑hour presentation by Economic Development Director Steve Jenkins and a developer presentation by KSA’s Kate Atkinson and partner Dale King. Jenkins highlighted city growth and the project’s potential local economic benefits: the developer proposes roughly 112 hotel rooms and an on‑site parking plan that staff and the developer say would add roughly 198 stalls (later clarified as 86 stalls above code to support a 112‑room hotel). Jenkins framed acceptance of an LOI as the step that allows the city and developer to negotiate a binding development agreement; he and legal counsel emphasized the LOI itself is nonbinding and does not create a lease or property interest.

Why it matters: proponents said a centrally located hotel could keep visitor spending in Caldwell, benefit downtown restaurants and College of Idaho events, and generate travel‑and‑convention tax revenue that supports local nonprofits. Opponents — including fair, rodeo and many residents who testified during the public‑comment period — argued the chosen parcel is actively used for rodeo and fair parking, used year‑round by 4‑H/FFA youth and other community events, and that the council should not approve an LOI without firmer commitments or an open competitive process.

Developer and council remarks: KSA representative Kate Atkinson told the council, “We actually did get approval from Marriott,” presenting the brand approval as evidence of market interest. In public comments, Jean Kriedbring said, “I fully agree that Caldwell needs a hotel at some point, but not now and not like this.” Councilor Register said during deliberations, “I am not in favor of a $5,000 a year lease, on prime real estate,” citing concerns about perceived low lease payments and the absence of a competitive RFP. City staff noted the LOI would enable a development agreement to be brought back to council for approval; the LOI itself was repeatedly described as nonbinding.

What the council approved and next steps: by accepting the LOI (4–2), the council authorized staff to proceed with negotiating a development agreement with KSA Investments. Council discussion flagged several follow‑up items staff and the developer said would be addressed in a development agreement: shared‑parking commitments and a shared‑parking agreement, traffic and parking‑management plans, arrangements to accommodate 4‑H/FFA and rodeo uses (including trailer parking), appraisal and potential land‑swap terms, and a required traffic‑impact study and FAA reviews for airport‑adjacent limitations. Staff set a procedural timeline: if accepted, a development agreement could return for council consideration at a subsequent meeting (staff indicated Dec. 16 as the anticipated follow‑up), with construction, if approved, projected to begin in spring and a target opening discussed by the developer in 2026.

Community response and conditions: dozens of residents and youth who use the fair and rodeo facilities urged delay or rejection, saying current parking and event logistics would be harmed and that the city should pursue a competitive RFP rather than negotiate directly. Councilors who supported the motion said the LOI preserves city control and that a future development agreement would allow formalized protections and shared‑parking commitments; councilors opposed expressed skepticism that contractual protections would fully guard community uses.

The council split did not identify votes by name in the public vote recap; the motion passed 4 in favor, 2 opposed. The LOI acceptance is a step to begin binding negotiations, not a final land conveyance.