Planning commission denies majority of master plan changes
July 20, 2017
A proposal to trade casino for multi-family zoning at the intersection of highways 395 and 88 failed to win a five-vote supermajority at the Douglas County Planning Commission on Wednesday.
Carson Valley Inn owner Mike Pegram is asking for a master plan alteration on four parcels amounting to slightly more than 24 acres.
While recommended by staff, the town of Minden opposed the change, which could bring a density of up to 16 units per acre.
A tourist commercial overlay was approved for the property in November 2001 by Douglas County commissioners after a contentious debate.
Pegram purchased the land from Nevada Northwest in 2014. The gaming overlay is one of two remaining undeveloped in Carson Valley. The other is located in the north Valley below Indian Hills. The Beverly Hillbillies casino was approved for a site north of Indian Hills in Eagle Valley.
Another proposal to convert commercial zoning to multi-family residential also failed to win the majority required.
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Two parcels amounting to almost six acres at 1701 and 1709 Monte Vista Lane were also opposed by neighbors.
Two smaller proposals for conversion to multi-family, one at 1583 Mono Ave. and another at 1691 County Road, were both recommended by planning commissioners.
Planning staff argued that a shortage of multi-family residential zoning in Douglas County justified the changes.
As part of the 20-year update to the Douglas County master plan, property owners were permitted to submit requests for changes free of charge.
That drew a dozen land owners with 50 alterations to the plan, including some of the county's largest landowners.
A request to change the zoning on eight parcels amounting to 215 acres between Stephanie Way and Johnson Lane from rangeland to rural residential was withdrawn by the applicant.
The property is in the flight path of Minden-Tahoe Airport and was recommended for denial by county staff.
Requests for master plan changes to receiving area were recommended for denial by planning commissioners on Tuesday.
Two of the largest requests were from longtime Valley families on the Godecke and Trimmer ranches.
"Who would sign on to an ordinance that said you couldn't sell your house for more than you bought it for," former planning commissioner and rancher Nate Leising said in supporting the Trimmer request.
That request was to convert 427 acres of land south of Genoa from rangeland to receiving area.
Planning commissioner Frank Godecke recused himself from all of the receiving area debates, including his family's request to convert 373 acres of agricultural land located near Orchard Road and Toler Lane to receiving area.
Planning staff recommended denial of the receiving area requests, saying there are already 6,200 acres of land available, of which 2,737 acres do not have approved development plans.
Less than a quarter of the total 3,926 dwelling units that could be built due to receiving area have been constructed.
Planning commissioners will discuss the final update to the master plan at their Aug 8 meeting. Final approval to changes in the plan is up to Douglas County commissioners, and could be heard as early as September.
Unlike the planning commission, the county commission requires only a simple majority to approve the master plan.