Planning commission clashes with master plan on density increase

The Douglas County Planning Commission believes 25 multi-family residential units on one acre are too many, in direct contrast to the 2006 Updated Douglas County Master Plan. On Tuesday, the commission voted 5-1, with commissioner Mike Olson in the negative, to deny a zoning text amendment, submitted by the Community Development Department, that would have increased density from 12 units per acre to 25.

Principal planner Harmon Zuckerman said the increased density was included in the master plan update to encourage affordable housing, but that county code had not been amended to reflect the change.

"Although the master plan is our guiding document, it is not law," said Zuckerman. "Code itself guides development. State law says that code and the plan have to be on level, so either the density in the code has to be raised, or the density in the master plan lowered."

Zuckerman said 25 units per acre was the minimum threshold to make affordable housing profitable.

"Information gleaned from developers of affordable housing and professionals who study housing markets indicates that, at densities of less than 25 units per acre, it is no feasible to build affordable housing in an unsubsidized project," Zuckerman wrote in his report.

Commissioner JoEtta Brown raised questions about quality of life.

"I have seen studies that show quality of life of tenants is lowered when housing density is increased," said Brown.

Commissioner Lawrence Howell worried increased density would encourage developers to build too high.

"I definitely don't want to create a situation where every builder is requesting height variances," Howell said. "It seems the number 25 was pulled out of the air. We can find a number between 12 and 25 that works better, but we have to substantiate our reasons for picking it."

Commissioner Jim Madsen said any project above two stories incurs significant expenses; he suggested 16 units per acre would be more cost-effective for developers.

However, Rob Anderson, owner of RO Anderson Engineering in Minden, said lower density laws encourage urban sprawl.

"The commission must balance housing in this community," Anderson said.

Earlier this month, the town boards of Minden and Gardnerville opposed the same measure.

Members of the Gardnerville Town Board pointed out that with a 25-percent density bonus for providing affordable homes, the actual density could reach 31 units per acre.

"We keep getting lots that are smaller and smaller," said Town Chairman Jerry L. Smith.

The planning commission's recommendation, that a new number be decided upon and the master plan amended during its next update, will go before county commissioners.