Two subdivision maps for properties at the south edge of Carson City passed muster Thursday with the Board of Supervisors, the first for 100 houses and the second for six on large lots.
It was the six lot proposal west of U.S. 395 that took most of the time and generated opposition, but both were approved by the board by unanimous votes. The larger subdivision map is for the first phase of Schulz Ranch, LLC, to the east of U.S. 395. It’s a phased plan that eventually would total 424 lots for houses on property south of the old Stewart Indian School in the area of 7001 Center Drive. Only perfunctory questions were asked on that first phase plan, which would take up 23 acres on land accessed by Topsy Lane or Bigelow Drive. Susan Dorr Pansky, planning manager, called it a “long anticipated” development that first secured approval with even more homes envisioned. It was conceived in 2005 but was delayed by the recession. There was no testimony Thursday, and the expected approval came just minutes after the lunch break.
The rest of the afternoon was spent on a separate subdivision map for six large lots on 32 acres west of Costco above Old Clear Creek Road, a proposal that also carried the Schulz name. It was for Schulz Investments LLC, and calls for lots ranging in size from 5.13 to 5.87 acres.
The planning manager and other city staff provided a lengthy presentation, part of which convinced the board there was legal access for a road through existing properties to the Schulz Investment land. Some neighboring residents had sent a letter to Bill Schulz of Schulz Investments saying they would “fight and dispute every effort” to have such access or “to gain approval for a subdivision, sell lots, build structures” or get the access in question.
Jim and Sandra Tarr, two of those signing the letter, were among those testifying after city staff’s presentation. They urged delay and said there would be a decrease in their property value if the development is done.
She said construction in her area would take a decade and “be endless” with increased traffic from not only new residents, but also heavy equipment for the work involved.
“We are really going to be left high and dry,” she said.
Her husband said there are several ways to access the Schulz Investments property, not just the “driveway” road through property with existing homes such as the Tarrs’ house, but none of the others has been investigated. He also said action should be delayed because no best effort had been made by the developer’s representative to meld agreements on access road maintenance.
Conditions on the map and subdivision include the need for a 20 foot wide road, rather than the 11-14 foot road there now, as an extension to Clear Creek Road, but with possible variance if topography prohibited that all the way. There also was talk of poor conditions on Clear Creek Road itself because it has been abandoned by governmental jurisdictions, but that’s an issue that will be addressed later.