March 13, 2003
Washoe
County Commission
Washoe County Planning Commission
Ladies and Gentlemen:
I write this letter to strongly oppose the proposed development of Legacy
Farms, LLC, on the corner of Lakeside Drive and Holcomb Lane, as it
is currently being proposed.
My husband and I have lived
in this area for many years. We know the area, the people, and its character
intimately.
Under the Legacy Farms proposal, the developer would place 13 lots on
approximately 33 acres on that parcel. However, the 2.5-acre traditional
density exists, a number of problems exist which make this development
unsupportable.
For many decades, the entire community in this part of the Southwest
Truckee Meadows has never had a problem with people who placed homes
on 2.5 acres or more. This has been the traditional minimum density
in that area since the very beginning. In this case, however, if the
portions of the various parcels that are entitled to protection are
actually protected, individuals will be buying essentially less than
2.5 acres for their respective lots. If those areas are not protected,
then the development should not be approved.
The developers propose to have the Dry Creek tributary (which is entitled
to protection under the Washoe County Development Code in the critical
stream zone and sensitive stream zone areas) bifurcate a
number of the parcels. These should be protected by adequate legal documents
such as CC&R's, but I understand none have been proposed to date
nor has staff conditioned it as a requirement. Because Dry Creek cuts
through a number of lots, the lot owners will be inclined to build bridges
across Dry Creek, and perhaps engage in activities that would cause
nutrients to flow into it, or otherwise deteriorate the area. The developer
should require protection, but I understand none has been seriously
proposed, nor has the staff made it a requirement.
In addition, significant wetlands run through significant portions of
the same parcels as well as other parcels. These wetlands are valuable.
The developers have stated they will fence the wetlands, but
I understand there are no provisions suggested by the developer or staff
that would make this a requirement. Because the wetlands invade a number
of lots, if they are fenced, they would basically be unusable to the
person who owns the parcel, thus making the parcel owner purchase a
2.5-acre parcel he or she could not entirely use. These areas, considered
collectively, should at least be common areas, with a consequent reduction
in the number of lots.
Significant concern, and perhaps one most telling, is that, for the
first time ever in that part of the Southwest Truckee Meadows, a developer
seeks to impose highly restrictive urban uses, with uniform appearance
throughout the entire development.
The developer, under current documents, is proposing uniform white color
exterior on the buildings and fences throughout, with similar architecture,
and highly restricted uses. No one is entitled, under this development
proposal, to any more than two household pets, under the current
documents provided the County and the public. With this monolithic and
highly urban approach, it will permanently change the entire informal
character of the area. Never before has a landowner who has sought to
develop 2.5-acre lots in this area imposed these kinds of restrictions,
with a look-alike appearance, throughout the entire subdivision. Many
residents believe, and I fully concur, that this will permanently degrade
the informal ambiance of this entire area, into a more structured urban
appearance and use.
Last, significant concerns have been raised regarding excessive use
of domestic wells, insufficient availability of a plan for use of irrigation
water through Steamboat Ditch or Last Chance Ditch, as well as concerns
over protection of Dry Creek and potential flooding areas. These should
be dealt with well in advance of approving a tentative subdivision map.
There are many other concerns that citizens have stated regarding this
subdivision, and I concur with those with which I am aware.
I hope you will deny the application of Legacy Farms, and require Legacy
Farms to come back to the development process with a realistic proposal,
sensitive to the land and the people who have inhabited it since the
very beginning.
Sincerely,
Dawn
Gibbons
2535 Kinney Lane
Reno, Nevada 89511
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