Hunter Creek subdivision — NEWS and CHANGES
Updated 2-6-2007

1) Construction for The Hunter Creek subdivision is projected to begin within the next two months. Jeff Codega said they will hold a meeting with the neighborhood in the next month to answer questions. Stay tuned...

2) * IMPORTANT:* Refer to item #3 on the Agenda for the Washoe County Planning Commission meeting on this Tuesday, Feb 6th at 6:30 p.m. It is the public hearing for changing the location and dimensions of the Hunter Creek Water Tank. The 900,000 gallon tank is now being relocated 85 feet higher and to the West to gain an additional 20lbs of water pressure. The tank is taller (30ft) and narrower to reduce excavation costs. It will be imbedded in the hillside because of the steep terrain. It is no longer partially hidden behind the hill to the North. Due to the steep terrain, the tank will sit in a terraced alcove. The developers believe this and landscaping will reduce the visual impact. This is true from certain directions. Typically in other communities, large water tank placement is dependent upon extensive viewshed analysis (i.e., simulated images from multiple vantage points) and public input. The current viewshed analysis includes a couple of line-of-sight drawings from within the immediate vicinity. Visual impact studies of what the tank looks at all, let alone from other key vantage points (e.g., Sommerset, Interstate 80, McCarran Blvd, Mountain Gate, Mayberry, 4th, among others) are lacking. Hunter Creek Canyon is one of the most prominent pristine viewsheds in Southwest and Northwest Reno. Many residences, businesses and visitors views of Hunter Creek will be affected when the water tank becomes a permanent structure. Please attend the meeting or fire-off a quick email with your questions, comments or concerns.

Contact County Planner, Sandra Monsalve (775) 328-3608 and have her forward your concerns to the Commissioners or see the list below.

3) Another significant change. In last year's hearings, along with the approval to build on 125 acres, 300 acres were to become public open space. However, this negotiation with the USFS did not meet the developer's financial requirements. The developer is looking at other options such as developing the property or having Washoe County purchase the land along with a density swap. In talking to Jeff Codega, he said that the developer is open to ideas.

4) Developers and Washoe County Parks are currently negotiating logistics for grading the 30 car parking lot at the trailhead.

*Planning Commissioners*

Roy Hibdon (775) 323-4801
Marge Frandsen 857-7247
Christy Magers 334-2295
Stephen Rogers, 972-3672
Dian VanderWell
Neal Cobb 972-9475
William Weber 846-6846,

Information from John Hara
65 Woodchuck
Reno, NV
(775) 624-0779

65 Woodchuck Ct.
Reno, NV 89509

February 6, 2007

Washoe County Planning Commissioners
1001 East Ninth St., Reno, NV

RE: Special Use Permit Case No. SW06-011 Hunter Creek Water Tank.

Dear Commissioners:

On the face of it, relocating this 900,000 gallon water tank seems straight forward. As per TMWA’s requirements, the developers need to add 20 lbs more pressure so they have to move the tank 85 feet higher. This would lead to discussion about what the impact is to the viewshed and how to mitigate. The developer will make the case that the tank does not have substantial adverse affects because it is cut into a hillside, painted brown and will have landscaping. The public should make the case that the area is a scenically significant viewshed of value to many in the community and deserving of a much higher standard of visual simulations and analysis AND that the tank should go through a design review before final approval.

In communities committed to preserving a balance between responsible development and the public commons, a thorough design review would prevail. Case closed. Yes but…what’s really in play here? What’s the Washoe County Planning Commission considering with this SUP?

With all due respect, what’s before the Planning Commission is nothing less than a last chance opportunity to protect the public trust and stop the slide down the slippery slope while we still can. Unintentional or not, this SUP is signaling intentions to end significant agreements with the public that led to the approval of the tentative map. Relocating the water tank provides the means to develop additional lots, incents the developer to work towards private vs public open space, and erodes the public viewscapes more than promised. In other words, it fundamentally negates most of the assurances that were made to the public throughout the approval process at the expense of the Hunter Creek watershed and the public commons.

The aggressive public campaign that convinced citizens, CABs, the Planning Commission, Washoe County Parks, the County Commissioners, and the RGJ to support the Hunter Creek subdivision was positioned as a commitment to a "win-win" outcome. To that end, final approval of the tentative map was hammered out over several months of public input and concessions that included the following: 300 acres were slated to become public open space (in alignment with SNPLMA funds already allocated to protect the area as open space); development would be confined to 125 acres with 56 lots; the water tank would have little visual impact because it was screened by a hill; the public would have access to the Hunter Creek wilderness in exchange for a county easement for secondary access; and better, not worse, fire safety would result (despite county fire code being waived).

Throughout the public process, citizens voiced concerns that they were afraid the developers’ assurances were only words and not enforceable conditions. This SUP supports the public’s rightful fears. The developer’s commitment to a "win-win" outcome needs to be re-established with some help by the Planning Commission. Right now, if the SUP is approved as is, this will result in a "win-devastating loss" to the community. Development will proceed along a path contrary to what the public was led to believe it was supporting. This opens the door to questioning how vulnerable any commitments are including public access to Hunter Creek.

Over a year of hard work and public process resulted in the tentative plan that was designed to result in a responsible development with adequate protection for a vital natural recreation area. To respect that effort and achieve the intended "win-win" outcome agreed to by the community. I strongly urge the Planning Commission to consider this SUP against enforcible conditions that brings the developer back to meeting commitments agreed upon in the original approved 2005 tentative map. That is,

1) Condition and limit additional homesites;

2) Insist that the developer, Washoe County and any other relevant entities continue to work towards preserving public open space through agency, government and/or private funding and tools such as conservation easements, density exchanges, and land swaps;

3) Ensure that density limits are in place to keep traffic loads and fire safety within predicted ranges as per 2005 commitments in tentative plan to number of homesites;

4) Require a thorough Visual Simulation Report and Architectural Design Review of the water tank. In other communities, water tanks are controversial enough to require GPS coordinates input into GIS mapping combined with AutoCad simulations.

Respectfully,

John and Anita Hara

Scenic Nevada
P.O. Box 32
Reno, NV 89504
(775) 329-3117

Planning Commission
Washoe County Community Development
1001 E. Ninth Street, Bldg. A
Reno, Nevada 89512

February 5, 2007

Dear Commissioners:

The board of Scenic Nevada is concerned about the proposed 900,000-gallon water storage tank, which is planned for the Hunter Creek area, a pristine open space and wildlife habitat for bear and mule deer. We understand the tank will be at a location that is 85 feet higher than what was originally approved for the Hunter Creek housing development last year.

Please consider the visual impact of what a tank this size and at this elevation will have on nearby residents and on our beautiful Nevada view shed. Will it be visible from Interstate 80, from Fourth Street? Will it be the first object one sees when driving into the Truckee Meadows from the west? Will it be an obvious detriment to the landscape for the residents who live nearby. Does the size of the tank match the needs of the new development or is it larger than what is necessary? At last year’s hearings, the public was told the surrounding 300 acres would be sold to the U.S. Forest Service for public open space. If there’s to be no further development here, is there a need for such a large storage tank?

Before you make your decision, we were hoping the developer could at least provide photographs of the area from different viewpoints, especially from nearby roads, showing how the tank will affect the view shed.

We are concerned about the mitigations as well and are not convinced that painting the tank brown and putting up a fence will correct the view shed issues. Care should be taken that this tank will not become an eyesore, like the other one in this commission district that some must pass everyday on Skyline Boulevard on the eastern rim of Rosewood Canyon.

Scenic Nevada is an all-volunteer, non-profit organization dedicated to preserving, protecting and enhancing the scenic character of Nevada. Each year we sponsor a photo contest. We show case top photos of beauty and blight from our roadways by Nevada high school and college students as well as adults. We hope this tank does not wind up as an example of visual blight from our roadways.

The Scenic Nevada board appreciates the time and effort this commission spends on our community. We realize how difficult your decisions are trying to balance water needs with protecting the natural environment, which is precious to all of us.

Thanks for your diligent efforts.

Sincerely,

Lori Wray
President of Scenic Nevada

Aerial map of the affected region

See for yourself: Visit the Hunter Creek Photo Gallery

Reno Gazette-Journal locator map
RGJ map showing more of the southwest quadrant