Gardnerville subdivision proposal continued so developer can coordinate with school district over single-access safety

The Douglas County Board of Commissioners on Thursday continued consideration of a tentative subdivision map for the Martin Creek project — a request to divide a 4.45-acre parcel behind Gardnerville Elementary School into 29 single-story, individually owned residential units and one common-space parcel — to the board's April 3 meeting.

The proposal, filed as DP24-0253, would subdivide land zoned multi-family residential in the Gardnerville Community Plan and convert an already-approved design-review plan for 29 attached units into individually titled parcels for sale. County staff said the tentative map meets the county's Title 20 development code and that the design review previously approved fire sprinklers as part of the project.

At Thursday's hearing, planners and the applicant said the developer intends the subdivision for market-rate ownership rather than rental units. Rob Anderson of Wilson Engineers, who presented the project, said the units will include fire sprinklers and that the loop driveway and private homeowners association would be used for access and maintenance. He said the town of Gardnerville and the county have reviewed and conditionally approved aspects of the design and that public water and sewer services have been identified.

Neighbors and several commissioners raised safety concerns because the development's primary access uses the same driveway and easement corridor adjacent to Gardnerville Elementary School. Commissioner Nathan Tolbert, who said he met with the school principal, outlined the school's morning and afternoon pedestrian windows and described existing security issues along the school's north boundary. Residents at the hearing said they fear added vehicle traffic during pupil drop-off and pickup times.

Commissioner Gardner said he and other commissioners intended earlier design-rule changes to maintain a secondary access requirement at 20 units; however, county code now includes an exception allowing up to 30 units with fire sprinkler systems under the adopted fire-code appendix. That change, Gardner said, created a regulatory gap he did not intend and he expects to seek corrections to the code in the future.

Multiple speakers urged the developer to coordinate with the Douglas County School District on traffic management and possible mitigations such as an additional crossing monitor paid by an HOA. Developer representatives said they previously reached out to a school district staff member but halted further outreach during the school board's staffing controversy; they agreed to resume coordination.

Public commenters described narrow existing approaches, potential stacking of vehicles at a single egress, and near-term construction impacts. James McCallop, who identifies himself as a planning commission member speaking as a resident, urged the county to retain secondary access requirements, arguing that sprinklers do not address wildfire or mass-evacuation scenarios.

Commissioner Lisa Gardner moved to continue the item to the April 3 board meeting to allow the developer to coordinate with the school district; Commissioner Nathan Tolbert seconded. The motion passed 3-2, with Commissioners Danny Tarkanian and Robert Rice voting no.

The continuation preserves the planning commission'level approvals and gives staff and the developer time to report back on discussions with the school district. County staff noted state law requires the board to render a decision within 60 days of the planning commission recommendation (April 12 was cited as the 60th day).