Andersen Ranch West project sent back to planning commission

A controversial proposal to create 61 residential lots on the historic Andersen Ranch west of Ormsby Boulevard is heading back to the planning commission.

On Thursday, the Board of Supervisors argued the project—to create 61 lots and a large remainder parcel on approximately 80 acres—didn’t meet the spirit of a common open space development under city code 17.10.

“I don’t feel like 17.10 was met,” said Supervisor Stacey Giomi. “I don’t think this is a well-thought-out development.”

Representatives of developers countered they had met the letter of the law.

“I disagree with the idea it (17.10) gives any board discretion to insist upon conditions not set forth in the ordinance,” said attorney Mark Forsberg, representing the applicant.

The proposed tentative subdivision map didn’t change zoning on the two current parcels—roughly 20 acres of single family 12,000 (minimum lot size in square feet) and 60 acres of single family 1 acre—but did transfer density from the southern portion to the north end. The total acreage could see 132 houses, under current zoning. Forsberg said the owners would like to preserve the proposed remainder parcel as a working ranch, although it could still be developed in the future.

On Sept. 28, the planning commission voted 6-1 to recommend denial of the project. Many supervisors echoed the same concerns Thursday, saying a revised proposal should return to the planning commission for review.

“I agree with that,” resident Jeffrey Foltz said during public comment. “It should not be done in a hurry.”

After a brief recess, Forsberg said the developer is willing to return to the planning commission. Supervisors voted 4-1, with supervisor Maurice White voting nay, to refer the item back to the planning commission.

A separate motion to deny the project outright failed on a 2-3 vote with supervisors White and Giomi supporting denial.

A recent change to the proposed subdivision wasn’t enough for supervisors to reverse the planning commission. Project engineers addressed some of the concerns since that hearing. Original designs showed two exits onto Ormsby Boulevard from the proposed subdivision. That was revised to one exit to align to the Ash Canyon subdivision to the east.

“We’re going to force everyone out that eastern exit,” Giomi said before the recess. “Ormsby is going to take 100 percent of the traffic.”

Supervisors’ views of open space development remained the top issue, however. According to planning staff, the minimum size for the 61 lots proposed for the north end of the property would have been approximately 14,380 square feet. There would have been 3.82 acres of common open space, which exceeded code requirements, Forsberg pointed out.

Mayor Lori Bagwell and supervisor Lisa Schuette thanked the applicant for operating in good faith and agreeing to take the project back to the planning commission. Schuette was hopeful developers could work with community members and better meet “the spirit” of open space development.

Shortly after the Andersen hearing, supervisors voted 4-1 to approve the 41-lot Ash Canyon project that sits east of Andersen West. White voted against the project.

The approval of Ash Canyon included a zoning map amendment—a first reading—and a tentative subdivision map that were also approved by planning commissioners on Sept. 28. At that time, planning commissioners added conditions that houses on the perimeter be single story, among other setback and spacing requirements. The zoning map amendment will change the 8.41-acre site’s zoning from single family 12,000 to single family 6,000.

Several supervisors thanked developers of Ash Canyon for working with the planning commission to address concerns and make improvements.

White, however, said zoning changes should be done during the master plan review process.

In other action:

-Supervisors held a hearing on the city’s proposed issuance of general obligation infrastructure sales tax bonds.

The principal of the bonds is not to exceed roughly $5.6 million. Proceeds will be used for the $22.2 William Street corridor project. More than $11 million of the project total has come from federal grants, with another $5.5 million available through redevelopment, water, wastewater, and stormwater funds. The bond proceeds will fund the remaining balance of the project.

The interest rate on the bonds was estimated to be 5 percent, although Carson City Chief Financial Officer Sheri Russell is hopeful rates will come in below estimates when the bonds are finalized in the coming months.

Annual debt service payments are estimated to be $553,000 for 15 years, to be paid from the city’s infrastructure tax fund. The bonds are additionally secured by a .125-percent sales tax.  

-Convening as the Liquor and Entertainment Board, supervisors unanimously appointed Carson City Planning Manager Heather Ferris as a liquor license hearings officer.

Ferris will approve or deny applications for liquor licenses. Hearings officers also consider penalties for violations.