Concessions from developer Bill Merrill, who wants to build 395 homes near the center of Carson Valley, did little to assuage a room full of residents and potential neighbors.
Merrill and Rob Anderson of R.O. Anderson Engineering addressed the issues surrounding Job's View at a special meeting Wednesday.
Traffic, crowding, and flooding, along with overcrowding at Piñon Hills Elementary School and development of affordable housing in the area, were a just few of the concerns.
"You stuck the broomstick in the hornet's nest with this one," said Meadowlands resident Pat Walker. "The county designated this as open space and forest, and that's what it is. We have chosen to live around the abundant wildlife. Why are you trying to take this open space when there is so much other land that can be developed?"
Merrill said the land is currently zoned for 17 homes on 19-acre parcels. That type of development would not include the contribution to road improvements and drainage he is offering.
"I feel the development is consistent with its surroundings," Merrill said. "That's why I proposed it and that is why I'm going forward with it."
Development of the 311-acre parcel, located between Stephanie Way and Johnson Lane just east of Heybourne Road would provide 110 acres of open space deeded to Douglas County.
Land uses include 304 single-family homes on 12,000-16,000-square foot lots priced between $511,000 and $735,000, and 94 units of work-force homes which include 54 townhomes for about $185,000 and 40 single-family homes for $250,000.
If the project is approved, another 250 acres of irrigated agricultural lands will be preserved through Douglas County's transfer development rights program.
The proposal, which will require a master plan amendment to change the zoning from forest and range with 19-acre lots to a planned development, includes five acres of neighborhood commercial zoning.
"We voted for the sustainable growth initiative," said Saratoga Springs resident Craig Jessup. "Have you ever thought of adhering to our request."
"You promise improvements if the zoning is allowed, but how do you take care of the problems like crime, traffic, noise, pollution and the toll development takes on wildlife," said Wildhorse resident Cathy Graff. "What will you be doing to help those issues that can't be controlled with money."
"I'm doing my best to work with the community," Merrill said. "I know a lot of you don't want this project and you're entitled to that opinion.
"We are here to talk to the people who would like to hear the merits of this project and then make up their minds."
In response to numerous complaints in past weeks, developers have altered their plans by providing three access points into and out of the development on Heybourne Road, rather than Johnson Lane or Stephanie Way.
"This will force homeowners in the project to use Heybourne," said Rob Anderson of R.O. Anderson Engineering.
Additional open space buffers have also been created between this and existing developments surrounding the property.
The concern over creation of affordable housing in the area, is another issue developers are addressing, Anderson said.
"If Douglas County commissioners want affordable work housing here, it will be built with the approved project," he said. "If they don't want it here because of the public outcry, the developer will put aside a portion of the proceeds, minimize the density of the project and create a financing mechanism for affordable housing in the community.
"Bill Merrill is sensitive to your concerns, about having affordable housing in your neighborhood," Anderson said.
If approved by county staff, the project will face the scrutiny of both the planning commission in mid-November and board of commissioners in December.
"If the board approves the master plan amendment and specific plan, they will still have to do the mapping," said County Manager Dan Holler. "That could take several months."
Buildout for the project should take about 20 years, according to Anderson.
Susie Vasquez can be reached at svasquez@recordcourier.com or 782-5121, ext. 211.
