Planning commission approves several items
Tuesday was a pretty good day for applicants to the Douglas County Planning Commission, all five requests presented to the seven-member panel were approved. Items approved by the planning commission will be forwarded as recommendations for approval to the Douglas County Board of Commissioners.
The planning commission also named Michael Hayes of Minden its new chairman replacing Minden resident Mike Jarrett, and Robert Gaw of Jacks Valley was elected vice chairman.
n A Glenbrook couple, Robert and Judith Hoffman, will be allowed to put pop-out bay windows in the bath and vanity areas of their home’s master bedroom. The request was brought to the planning commissioners because adding the windows would extend the home’s south face 5 feet into its side yard, reducing the home’s distance from its property line to 11 feet.
In regular residential zones, which require 5 feet between a structure and the property line, such an addition would not be a problem. But, the Lakemill Road home’s neighborhood off Prey Meadow Road still carries “Tourist-Commercial” zoning, bureaucratic vestigial remains of a time when Old Highway 50 ran adjacent to the now upscale residential neighborhood.
The old Tourist-Commercial zoning, which is currently being reviewed by the county, requires 20-foot setbacks of structures from property lines.
n Paiute Pipeline Co. will be allowed to move the Southwest Gas Corp. gas metering and pressure regulating station on Foothill Road to another location on the same property. The move was requested in order to relocate the station away from a drainage channel. The move would also allow the property’s owners Edward and Theresa Chipp to have an unobstructed view of Job’s Peak.
The only neighbor to raise questions concerning the move was Ted Bacon whose Jubilee Ranch is abuts the property.
“They’re going to get into other problems with their drainage,” Bacon said. “Last January, the valley behind (the pressure station) filled up. Now they’re catching all the runoff in a 45-inch culvert pipe that drains into a weir box. From there it drains into a 24-inch culvert which goes over the road and stops at my fence.”
Bacon said any big amount of water would now be channeled right into his foreman’s house.
“This is a foreseeable tragedy,” he said. “I’m not opposing what they’re doing, I just want them to continue with their responsibility and take the pipe another 300 feet further, past the house and into a field.”
Saying that although drainage problems on Foothill Road are the responsibility of the Nevada Department of Transportation, the panel asked that Public Works Director Bob Nunes meet with Bacon to discuss his concerns.
n The Planning Commission approved recommending a 2.4-acre parcel just east of the terminus of Virginia Ranch Road in the East Valley be reclassified as a Public Facilities district to accommodate the Gardnerville Town Water Company. The property is behind Barton Hospital’s Carson Valley Medical Center.
The property currently contains a 1.5 million gallon water storage tank and its related appurtenances. The tank, allowed under a 1995 special use permit, was constructed for the water company by the developers of the Chichester Estates subdivision. It is outside the 500-year flood plain.
n The commissioners voted to approve recommending that a 40-acre parcel on Fish Springs Road be allowed to be subdivided into seven 2-acre residential parcels and one 21-acre parcel. The property is located south of Toler Road, west of the south extension of Rabbitbrush Road. The applicants, Ray and Lucia Gray, plan a cluster development outside the 100-year flood plain and said they will dedicate an exclusive-use open space easement which would not permit any further division of the land. The land is currently zoned for one dwelling per five acres.
n Over the protests of several Elges Avenue residents, the planning commission approved the proposed Crestmore Village Apartments by a vote of 5-2. Crestmore is a proposed 40-unit, multi-family, affordable housing complex to be built on the east side of Elges.
The 5-acre complex will be comprised of three separate two-story buildings, a club house, basketball court, a tot lot (playground), and a barbecue area. The apartments will range in size from 990-square-foot two-bedroom units to 1,240-square-foot, four bedroom apartments. Ground-level apartments will be handicap accessible.
The planning commission turned down requests from the project’s developer, Picerne Development Corp. of Phoenix, to waive county requirements for covered parking and private patios and balconies.
The county requirement calling for dedication of 22 transfer development rights (TDRs) to increase the number of dwellings allowed on the property from its current 18 will be reviewed by the commissioners. (Transferring development rights is a strategy designed to slow growth in the Carson Valley and preserve its open space.)
Commissioners did vote to waive requirements for recreational vehicle parking and private outside storage areas for tenants.
Residents on Elges across from the proposed Crestmore Village project said while they agreed with the concept of affordable housing, they feared property values in the area would be lowered, their mountain views would be obscured and water pressures would lower. They also voiced concerns about increased traffic on the already busy street.
Picerne vice president Lauren Edgar, who designed the project, said she and engineer Rob Anderson, purposely chose land in a master plan-designated “receiving” area which had the proper multi-family zoning.
In summing up Picerne’s case to commissioners, R.O. Anderson Engineering staff engineer Keith Rubin reminded them of the need for affordable housing in Douglas County.
“If not here, where?” Rubin asked. “If not now, when?”
Opposing votes were cast by Virginia Henningsen of the Foothill area and Valida McMichael of Wellington.
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