Carson City Planning Commission approves Andersen Ranch Estates tentative map

Plans for a residential development on Andersen Ranch moved forward Tuesday after the Planning Commission voted to recommend the project’s tentative map to the Board of Supervisors.

The vote was 4-2, with members Alex Dawers and Hope Tingle voting no and Paul Esswein absent. The supervisors are expected to vote on it at their Jan. 16, 2020 meeting.

The proposed project, called Andersen Ranch Estates, includes 203 home lots and five interior streets. The site is located on 48 acres between Mountain Street and Ormsby Boulevard and would cut through to four streets that now dead end outside the property to provide additional access. Its north and south borders abut existing neighborhoods.

Carson City staff included 44 conditions of approval and the commission modified two of them and the developer volunteered three conditions.

One condition requires lot sizes to be at least 5,000 square feet. The property is zoned single-family 6,000 square feet and 12,000 square feet and allows a density of 203 houses. Under municipal code, the developer is allowed to reduce lot size if the difference is used on open space. Originally, some 4,700 square feet lots were proposed.

The developer is required to improve the Mountain Street trailhead, but the commission removed a requirement to repave the parking lot and to add a restroom, which had been opposed by surrounding homeowners and some commissioners. And, after meeting with neighbors, the developer volunteered to build only two-story houses along the periphery if the lot is adjacent to an existing two-story home; to use only farm house or Craftsman-style architecture; and to vary the exterior architecture with at least two materials such as stucco and stone.

The meeting room was full and more than 20 people spoke during public comment. The main concerns were the density of the development, privacy, traffic, school crowding, and the cost to maintain its streets.

“We’re picking up the tab for the roads,” said Maxine Nietz, a neighbor to the project.

A letter from Shelly Aldean suggested the roads be maintained by a homeowners association instead of Carson City.

“I don’t think we’re in the position to make the HOA do that. The HOA dues would be through the roof,” said Mike Railey, planning manager, Christy Corp., which is developing the property.

Richard Stokes, superintendent, Carson City School District, spoke to address city schools, which are near full capacity.

Stokes said the school system plans to expand Eagle Valley Middle School and is considering remodeling the former Capital Christian church on Snyder Avenue to add another school.

“There are not a lot of 10 plus acres in town on which to build a school,” he said.

Stokes expects a development like Andersen Ranch Estates to add 60 to 70 children of varying ages and grades over time.

Some speakers raised concerns that the project was being forced through during the holidays, when fewer people would be aware of it.

But, Lee Plemel, director, Community Development, said the city is required by statute to adhere to deadlines and schedules and to treat all applicants the same.