Carson City responds to second Vintage at Kings Canyon conceptual review

The Carson City Planning Division issued a letter Friday to the developer of the proposed Vintage at Kings Canyon, outlining comments on the design and requirements for its submission to the city for approval.

The letter is in response to a June 21 meeting between city staff and members of the development team in which the project went through a second conceptual review.

In it, planning staff suggests Vintage at Kings Canyon LLC exclude the “home ranch” portion of the property from the tentative planned unit development application.

“As the ‘home ranch’ (49 acres in the southern portion of the property) is not utilized to obtain density, and there is no development plan for this land, what is the benefit/value of including it as part of TPUD?,” the letter reads. “We agree with that suggestion,” said Mike Draper, a spokesperson for the developer.

As for the other requirements outlined, Draper said Vince Scott, general partner, and the development team still were reviewing the letter and its recommendations.

The developer had been planning to submit the tentative map to the city by July 21 in order to make it onto the Aug. 31 meeting agenda for the Planning Commission.

“We’re not committing to any dates. We’re not going to rush it,” said Draper. “We’re hoping for as soon as possible, but it may not be that date.”

The letter also asks the developer to clarify what types of businesses are being proposed on the property for the assisted and independent living facilities.

“To the extent you are suggesting to limit uses beyond those allowed in the (neighborhood business) zoning, or to limit the intensity of such uses, please call out those uses you propose be allowed/prohibited as well as proposed intensity (ex: area proposed for commercial uses),” the letter states.

The requested change to neighborhood business zoning is one of several main concerns of nearby neighbors to the property.

Neighborhood business zoning allows for a wide range of businesses, such as banks and barber shops, but under a planned unit development the uses can be specifically limited, said Hope Sullivan, Carson City planning manager.

A restaurant, bar or any business operating at night or 24 hours a day requires a special use permit under neighborhood business zoning.

The Planning Division also asked the developer to provide conceptual floor plans to demonstrate that the buildings are single story, the conceptual drawings show a potential two-story building.

Among other things, planning said clubhouses, social halls and other facilities are allowed as long as they are used for the sole benefit of the development, and for the developer to provide details on perimeter fencing and a conceptual landscaping plan as part of the final submittal.

The Parks, Recreation & Open Space department offered detailed suggestions as well, including that the required minimum 2.5-acre neighborhood park be located adjacent to the Mountain Street trailhead.

The department said the developer shall install a minimum 10-foot wide multi-use path from the trailhead to the city’s Long Ranch Estates Open Space trail system, including a pedestrian crossing on Ormsby Boulevard.

The 10-page letter also includes comments from city’s engineering and building divisions, fire and health departments, and environmental control.

The Vintage at Kings Canyon is an over 55 community development proposed on the Andersen Ranch, between Mountain Street and Ormsby Boulevard.

The first phase of the project, planned on about 20 acres of the ranch adjacent to Mountain Street, would include assisted and independent living facilities, a clubhouse and pool, and 45 cottages.

The developer went through an initial conceptual review with the city earlier this year, then introduced the project at a large public meeting in April, where it became clear there was significant opposition to the plan as it was designed.

The developer continued to hold meetings with some of the nearby neighbors and made some changes to the plan and resubmitted it for a second city review.

Draper said the developer is continuing to hold meetings with dozens of stakeholders in an effort to clear up misconceptions about the project.

“We’re finding more and more people are receptive and we’re going to continue that outreach,” he said.

Save Open Space Carson City didn’t respond when asked for comment for this story.