Specific Action Appealed

Hunter Creek Development Proposal

This appeal is filed on behalf of a concerned group of residents from the Juniper Hills, Juniper Ridge and Juniper Trails area regarding the Hunter Creek Development application (Map Case No. TM05-013 and Special Use Permit No. SW05-003).

Over 70 residents from Juniper Hills, Juniper Ridge and Juniper Trails area attended the September 6, 2005 Planning Commission Meeting in opposition of this application, and gave testimony stating their concerns about the project, and the adverse affects that it would have on their neighborhoods, specifically citing traffic and access as public safety concerns. Yet, no new conditions that resolve these outstanding issues have resulted from this public input. In addition, upon advice of the County Planning Manager in charge of CABs, on March 19, 2005 over 40 local residents submitted a letter to Commissioner Galloway, County Planning Staff and Planning Commissioners requesting a facilitated, open forum to discuss neighborhood concerns and work out solutions with the developer and the County. Unfortunately, this request was rejected.

The existing neighborhoods surrounding the proposed project have been developed in a country style, with large lot residential development exhibiting a rural character. These neighborhoods were designed in concert with the challenging terrain of the area and are connected by local winding roads with no sidewalks and open ditches, that connect the neighborhoods. These small country style roadways were never designed to provide access and circulation to through traffic and/or additional development. (See area map.)

We are concerned that flawed assumptions, questionable interpretations, misleading and incomplete analysis (including several omissions of critical information) and technical inaccuracies on the part of the developer and his consultants form the basis for not adequately conditioning this application to address these concerns, including, without limitation, the following specific issues:

1) Impact on existing streets
2) Appropriate access and easements
3) Impact on drainage system
4) Retaining rural character of surrounding area
5) Life Safety and public health and welfare issues
6) Cumulative traffic Impact
7) Fire Safety
8) Notification of impacted residents
9) Potential for additional development on the contiguous 320 acres

We support an owner’s right to develop their property, and we also are in favor of open space and integrated trail access which doesn’t force the residents of Juniper Hills, Juniper Ridge, and Juniper Trails to unduly bear the brunt of detrimental traffic, safety, quality of life, and degraded property values without any benefits.

The level of concern by the residents of Juniper Hills, Juniper Ridge and Juniper Trails (surrounding area) is substantial and we believe should have generated more reasoned consideration at the Planning Commission to respond to specific questions and concerns. We also feel that the open meeting process to date has constrained specific public input, resulting in an inadequate application and findings.

We recognize that Washoe County aims to foster responsible development which follows its standards and codes while maintaining safety and protection for its existing residents. We trust that the Washoe County Board of Commissioners will listen carefully to our valid concerns and act accordingly in continuing this item until such time that we are collectively able to resolve these important issues. We appreciate your time and consideration.

 

Sincerely,

 

 

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Hunter Creek Development Appeal Requests

       1) An agreement from the County to commission an independent third party comprehensive traffic study which encompasses Woodchuck Circle, Plateau Road, the intersection of Plateau Road and Caughlin Ranch Parkway, the intersection of Mayberry Drive and Plateau Road, existing Steamboat Ditch traffic, and realistic new regional trailhead traffic projections, plus the potential for additional development on the contiguous 320 acres (with due consideration given to a possible future rezoning and density transfers). Also to be included in this traffic study is the suitability of Woodchuck Circle as a sole primary access to both the new project and regional trail head with 50 parking spaces, considering gradients, width, curve radii, line of sight, ice, snow storage and, especially, fire safety as well as the suitability of the secondary emergency access through Eaglesnest, again, paying particular attention to code requirements and fire safety issues.

       2) Reno/Truckee Meadows Fire Department needs to fully review both the primary access on Woodchuck Circle as well as the 12’ secondary access at Eaglesnest off of Caughlin Parkway.

       3) Identify alternative access(es) to Hunter Creek development project as well as to regional trailhead. Locate either alternative primary access or at least dual primary access roads to the project or else reduce the density substantially to reduce traffic.

       4) Formulate integrated trail plan that minimizes traffic impact on neighborhood.

       5) Photo simulations of the slope treatment for roadways; trail access and proposed tank facilities or other similar assurance that ridgeline and visual issues are being adequately addressed.

        6) Assurances that there will not be additional development on the contiguous 320 acres.

       7) Assurances that none of the conditions of approval for the subdivision map and the special use permit will be waived, modified or renegotiated in any way.

       8) Assurances that there will not be additional development on the contiguous 320 acres.

       9) Continue action on tentative map application to address and attempt to resolve our numerous and substantive outstanding issues.

UPDATE Nov. 7, 2005 — Neighbors blast developer's misleading petition campaign

See for yourself: Visit the Hunter Creek Photo Gallery