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Commission recommends approval of 92‑unit Silver Oak townhome project; subdivision forwarded to supervisors
Summary
The commission recommended approval of a special-use permit and tentative subdivision map for the 92‑unit Silver Oak Townhomes project with conditions including limiting garage use to parking; staff and the applicant said the project reduces density and traffic compared with a previously approved multifamily plan.
The Carson City Planning Commission on Aug. 27 voted to recommend approval of a 92‑unit single-family attached townhome project (Silver Oak Townhomes) and to forward a tentative subdivision map to the Board of Supervisors with conditions that include limiting required garage spaces to vehicle parking (not storage) and other standard site-improvement requirements.
Staff said the 6.2‑acre site at Silver Oak Drive and G.S. Richards Boulevard had earlier approvals for a denser, three‑story multifamily project. Heather Manzo told the commission the proposed townhomes reduce height and density (about 13 fewer dwelling units per acre than the previously approved apartment project) and that staff had added a condition to emphasize parking functionality: garages required by code must be recorded in the final map as required parking, not storage.
Applicant representative Stacy Huggins (Wood Rogers) described site layout, open‑space and landscape calculations, coordination with Waste Management for trash collection (totes staged on designated parking end-caps on trash day), snow‑storage areas and individual metering. Huggins also noted the project would contribute toward an intersection improvement at North Carson and Silver Oak and to sewer infrastructure, and that the development’s average daily trips (ADTs) are substantially lower than those forecast for the previously approved apartment project: roughly 651 ADTs now compared with about 1,216 for the prior approval.
Several residents testified with traffic and safety concerns, citing high existing traffic volumes near the college and the need to ensure emergency vehicles could pass. A nearby resident, Heather Coe, said multiple elderly neighbors walk in the area and expressed worry about congestion and emergency access.
Commissioners asked technical questions about alley widths, driveway spacing, trash staging and pro rata shares for infrastructure. Development engineering confirmed a minimum drive-aisle width of 26 feet for the alleys and that the lower density reduced pro rata infrastructure shares. The applicant said units would be individually metered and that the HOA would manage on-site requirements such as trash staging and parking enforcement.
A motion to approve the special-use permit (LU2025-0309) and a separate motion to recommend approval of the tentative subdivision map (SUB2025-0308) — with the modified condition regarding garages and other listed conditions — both passed and will be transmitted to the Board of Supervisors for final action.
