Subdivision pared from 2,500 units to 182

MINDEN - More than two years after a 2,500-unit subdivision on the east side of Carson Valley was denied, a 182-home alternative has been proposed.

The Douglas County Planning Commission on Tuesday will consider allowing development of 861 acres northeast of Minden. Proponents want to cluster houses on two- to three-acre lots. Under county code, 182 homes could be built.

The county planning department is recommending approval of the project if a series of improvements and requirements is completed. They include paving Buckeye Road from Orchard Road to East Valley Road and paving East Valley from the subdivision to Borda Way, where the existing pavement ends.

The houses would be served by temporary septic systems, with the owners required to convert to sewer if a system is extended to the area. The homeowners would also be responsible for drainage facilities.

Rolling "J" Ranch, LLC, the company that owns the land, plans to call the development Grandview Estates and describes it as a mix of "big-city amenities" and "country charm." Though the area is zoned rural residential, which generally has a minimum lot size of 5 acres, the applicants are seeking a planned development overlay, which allows the smaller parcels. The homes would be clustered throughout the property, with the remaining land kept open. The developers say they're planning equestrian trails, and there are several potential park sites on more than 220 acres that are expected to remain open.

Grandview Estates occupies roughly the same area as the former Buckeye Creek subdivision site. Proponents wanted to build 2,478 houses, a golf course, a commercial area and other amenities on 958 acres.

The project had been in the planning stage for more than 12 years when the developers missed a 1996 deadline for approval of a map and didn't post an $8 million bond for improvements such as roads, water and sewage systems.

The county refused to extend the deadline, and the developers sued. The state Supreme Court in 1997 upheld a district court decision not to extend the deadline.

The land subsequently gained the rural residential zoning use, a category that prevents a similar proposal. Deputy District Attorney Brian Chally said the lawsuit hasn't been resolved, though no action has been taken on it since mid-1997. Chally said the suit isn't likely to affect the current plans for the land.

What: Douglas County Planning commission discusses development on 861 acres in east Carson Valley

When: Tuesday, 1 p.m., old courthouse, 1616 Eighth St., Minden.