Amendment

A Long-term Vision for the Carson Valley
land use summary

The Park Ranch project provides a long-term plan for the development and conservation of 4,500 acres of property owned by Park Cattle Company, one of Douglas County’s oldest and largest landholders. The size and key location of the property provides a unique opportunity for Douglas County to accommodate long term, orderly growth of Minden and Gardnerville, while protecting sensitive lands along the Carson River and spectacular view sheds from the corridors of US Highway 395 and State Route 88.

Goals

This “smart growth” approach to development values long range, regional considerations of sustainability, with these goals:

• achieve a unique sense of community and place;

• expand the range of transportation, employment, and housing choices;

• equitably distribute the costs and benefits of development;

• preserve and enhance natural and cultural resources; and

• promote public health, safety and quality of life.

The Park Ranch project accomplishes these goals by concentrating growth in the center of a community,
avoiding urban sprawl and introducing transit-oriented land uses.
The project will provide more efficient school, police, fire and other county services, promote alternative
transportation modes, and protect agriculture and open space resources for future generations.

Long-term Planning and Vision

• The project will provide a comprehensive plan for open space, public trails and permanent agricultural preservation.

• The development plan promotes a balanced, ”smart growth” approach to compact development, a wide range
of housing types and public land uses, walkable neighborhoods with strong connections to the existing community.

• The Park Ranch project makes efficient use of infill land, ties to existing adjacent urban services, and facilitates
a logical, long-term expansion capability for the towns of Minden and Gardnerville.

Regional Storm Drainage and Infrastructure Solutions

• Critical drainage improvements, as depicted in recent FEMA floodplain maps, will be provided to protect existing
adjacent neighborhoods in Minden and Gardnerville, including Winhaven, Chichester Estates, Monterra, Ashland Park and
the Ranch at Gardnerville.

• The proposed land use mix, roadway designs and public trails network will ‘capture’ a significant percentage
of daily automobile trips, and reduce congestion and impacts on local roads and highways.

Permanent Land Conservation

• The development plan continues the implementation of the county’s transfer of development further preserving
over five square miles of higher valued resource lands, both on-site and off-site elsewhere in the Carson Valley.

• The project will utilize the transfer of development rights and clustering from the “Sending Area” west side
parcels to the east side parcel receiving area.

Fiscal Responsibility & Provision of Services

• The project will generate a significant amount of property taxes and other revenue to each agency providing
services to the project. At build out, the Park Ranch community will increase total residential market valuation
in Douglas County by $1.4 billion, generating over $17 million annually in new property taxes. Over $500 million
in market value will be created by the non-residential land uses in Park Ranch, which will produce
an additional $7 million in annual property tax revenue.

• Presently the County has an agreement for the dedication and construction of Muller Parkway with a right-of-way
reversion clause. With approval of this project, the applicant is willing to extend this period indefinitely.

• The project’s multi-million dollar infrastructure and land site contributions for public benefit will be paid for
and financed by the developer and the new residents. Local improvement/ special assessment district financing
will be employed without impacting existing taxpayers.

Rural Character

• The project concentrates development within the east side of U.S. Highway 395, an area bound on three
sides by existing development, with the majority of the site adjacent to the service area boundaries for local utilities.

• Preservation of open space and viewsheds along U.S. Highway 395 and State Route 88 are a key aspect of the plan.
Any uses within the viewshed will be most minimal, not intrusive, and in accordance with the strict guidelines further
insuring compatibility with the rural character.

Job Creation and Affordable Housing

• The project will provide approximately 7,000 employment opportunities in areas zoned for business parks,
light industry, mixed-use commercial, and rural resorts, providing more than one job per household and
approximately 15,000 temporary employment opportunities during the 30 to 50 year project build-out.

• The proposed mix of housing types incorporated throughout the project allows for at least 15% of all homes
to be attainable to households who earn 80% (low income) to 110% (moderate income) of area median household income.

• The development will provide additional workforce housing options available to young professionals,
school teachers, first responders and other service providers, allowing them to live near work.