Walking along an empty plot of land near Highway 40 in Verdi, Carly Borchard points to an old barn on the horizon to the right, mountains in the distance, and a river nearby on the left. She is outlining the boundary of the proposed West Meadows Estates, which, if approved, would add 394 housing units to this quaint town on the outskirts of Reno. And while some believe new life needs to be breathed into Verdi, Borchard lays out a variety of concerns with the project, including safety, density, and environmental.
“This development alone would double our population,” said Borchard, a 27-year Verdi resident. “This is near and dear to me. This place is precious to me and it needs to be preserved.”
Borchard, who heads The Verdi Coalition, said she is not opposed to development itself, only the size of the proposed project. Currently, the land is zoned for 159 single-family units on 200 acres and 15.5 acres of open space. A master plan amendment to change the zoning would be needed before the project could be approved. Land owner and developer Robert Fitzgerald is asking that the zoning be changed to accommodate 394 residential units, 4 acres of commercial, and 6 acres for agricultural. The land was annexed in 2003 to the City of Reno, so the zoning change and project would both need to be approved by the Reno City Council. On July 9, the Reno City Planning Commission denied the master plan amendment change after four hours of public discussion. The city council is set to vote on the change Aug. 27.
“The residents’ concern is we don’t want the zoning change,” Borchard said. “It could be done very nicely for a cute little town like Verdi … We need to make sure this is done respectfully. It’s just a matter of density.”
If the zoning is changed and the West Meadows Estates project is approved, the town would see an increase of more than 187,500 gallons of sewage a day and more than 6,250 average daily trips. Verdi Elementary School would also see an increase of 120 students, and the Washoe County School District expressed concerns that its schools are already near capacity.
“The primary option available to the district is to send over-capacity students to the nearest school(s) with available seats, which would entail bussing such students to one or more schools. This can often involve zoning efforts within the community which can be costly and contentious,” wrote Washoe County School District Planner Michael Boster to the city planners on June 4.
Parts of Verdi sit in Sierra County in California, which also voiced concerns about the project. In a letter dated July 7 to the Reno Planning Commission, the Sierra County Board of Supervisors said it had unanimously opposed the project based on several factors, including impacts to the Verdi deer herd migration, traffic, schools, wildland fire interface, transportation, and energy.
“The proposal to increase the density cannot be supported and the ‘rural’ nature of this community must be protected for the benefit of those current residents who are concerned with their quality of life, environmental conditions, and property values,” the letter stated.
The California Department of Fish and Wildlife specifically expressed concern over impacts to the deer herd, noting that the herd travels through both Nevada and California, also making its way into Truckee.
“The Verdi Basin is an important wintering area for deer in the southern portion of this deer herd. The Verdi Basin winter ranges are located mostly in Nevada, and have been impacted extensively by the cumulative impacts of urban development,” wrote CDFW Regional Manager Tina Bartlett in a June 17 letter to Reno.
Reno Associate Planner Nathan Gilbert said staff has addressed these concerns and made site considerations for the mule deer. He said the developer has worked with staff to scale back the project and to assuage people’s worries. Gilbert asserts that the proposal is “less dense than everything around it.” He said the planning department looks at projects from a technical aspect and that it is ultimately up to the Reno Planning Commission and City Council to approve the project.
John Krmpotic of KLS Planning in Reno, who is representing the owner of the project, told the Planning Commission that a fire truck would be exclusively dedicated for service to the Verdi area and that the property owner has agreed to build a modular classroom at the elementary school to accommodate extra students.
While the majority of residents oppose the project, some have spoken in favor of it, expressing the need for a stronger economy and more housing in Verdi.
“Many households would love to live in the project. They are looking for homes in Verdi and there is not much available,” wrote Reno resident Ginette Bourdeau on a public comment card at a July planning commission meeting.
Despite this, Borchard and other residents lament the possible loss of Verdi’s small community feel. She said she will continue to educate residents about the project, and fight to keep the current zoning. As of Aug. 5, Krmpotic offered to meet with The Verdi Coalition to address its concerns and start negotiating.
“It’s a step in the right direction if nothing else,” Borchard said. “I’m crossing my fingers. It just needs to be done tastefully.”
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