The developer of a proposed west side development that’s facing opposition from neighbors has revised the project’s design and is meeting with city staff again this week before taking it to the Planning Commission.
The Vintage at Kings Canyon is what the developer calls an age-in-place community to be located on a portion of Andersen Ranch comprising 42.5 acres between Mountain Street and Ormsby Boulevard and 80 acres west of Ormsby.
The first phase of the proposed planned unit development is to be built on about 21 acres closest to Mountain Street and includes assisted and independent living facilities, a clubhouse and pool, an office, and 45 cottages for lease by tenants 55 and older.
Earlier this year, Vince Scott, general partner, The Vintage at Kings Canyon LP, and his design team submitted the PUD design to the Carson City Planning Department for a conceptual review process with the city’s fire, engineering and other departments.
The city requested a few changes, including the addition of an entrance on Ormsby and connection through to two dead-end streets on the south end of the property.
Then the developer team introduced the project in April at what turned into a large, sometimes chaotic public meeting.
Many of the concerns revolved around noise, increased traffic and flooding.
Some residents said they weren’t opposed to developing the property but wanted to see changes that would reduce the density and eliminate any commercial activity while others said they wanted to do what they could to preserve the land for open space.
“The silver lining was we did gain some insight into the issues the neighbors had, with traffic, flooding, all things we can address,” said Scott.
The original design called for multistory assisted and independent living buildings located at the northeast corner of the project and near homes on Long Street that abut the property.
It also included separate commercial space as well as designs for two-story houses.
Now, the assisted and independent living buildings, which have been reduced from a total of 200,000 square feet to 153,000 square feet, have been moved farther south and west, closer to the center of the 21-acre lot.
Scott says that will reduce noise and light affecting neighboring homes.
The buildings have been changed to single story with 8- to 12-foot roof pitch and all the house designs are now single story as well.
The commercial space has been moved inside the assisted and independent living buildings and will consist of service businesses, such as a hair salon, for residents only.
And the PUD designation, according to the developer, prohibits any commercial use other than what is being currently proposed.
Scott said the street layout encourages people to use Mountain or Ormsby and not the side streets. Scott said there will be a total of 28.4 acres open space and 4-5 miles of walking paths.
“The density is actually less than a single family neighborhood. It’s zoned for 300 units and they could be two story,” said Scott.
The total project is expected to be completed in five phases and includes a total of 212 homes, according to the PUD filing with the city.
On June 7, the developer resubmitted the plans for another conceptual review and is meeting with city staff on June 21.
After that, the planning department will issue a letter to the developer with any feedback, probably in early July, said Hope Sullivan, planning manager.
The developer then has until July 21 to submit a tentative PUD map in order to get on the Planning Commission’s Aug. 31 meeting agenda, as Scott said he plans to do.
The developer is seeking approval of the PUD map and rezoning to neighborhood commercial for the portion with the assisted and independent living buildings, which need a commercial designation according to Carson City municipal code.
If approved by the commission, it then goes to the supervisors within 60 days.
In the meantime, some of the nearby residents have organized to oppose the project and have already made public comment on it at both meetings of the Planning Commission and Board of Supervisors, and in the newspaper through letters to the editor.
More formally, a group called Save Open Space Carson City is working to preserve the ranch as open space as well as “maximize greenspace recreational opportunities,” on Lompa Ranch, which has already been approved for development by the supervisors, according to the group’s website, www.soscarsoncity.org.