County commissioners will have the final say Thursday on whether Park Cattle Co. is entitled to covert 4,500 acres of agricultural land into about 5,000 residential units, commercial, industrial and public use developments, along with large tracts of preserved open space.
Douglas County Community Development is recommending denial of Park's requested master plan amendment and consequently its specific site plan.
"Overall, the picture looks like this: The nation is in the middle of a housing slump," wrote principal planner Harmon Zuckerman in his report. "Carson Valley has well over 1,000 houses and lots currently available for sale and almost 5,000 lots remaining to be built out from before the adoption of the growth management ordinance.
"At this point there is no demonstrated need for land to be re-designated for these purposes."
Zuckerman argued the proposal is inconsistent with the master plan's objective to "maintain or enhance the existing rural and scenic character of the community."
"The applicant is entitled by right to a minimum of 236 19-acre lots," Zuckerman wrote. "With clustering, a 150 percent density bonus could be applied, resulting in 590 parcels.
"Allowing a master plan amendment that would permit the development of a 4,995-unit project which exceeds the current allowance by 4,405 units and reduces the amount of land in irrigated agricultural use by about 60 percent is contrary to the above master plan policy."
On Aug. 13, the Douglas County Planning Commission voted 6-1 to deny Park's proposal.
Six planning commissioners echoed Zuckerman's findings. Commissioner Bob Conner supported the project, arguing it met master plan guidelines.
Earlier in August, the Town of Minden approved the proposal by a 3-2 vote, and the Town of Gardnerville unanimously denied it.
The commission meeting begins at 10 a.m. in the county administration building, 1616 Eighth St. in Minden. Park Cattle and other land use items will be heard after 1 p.m.
