MINDEN PLAN FOR PROSPERITY
A Strategic Framework Plan for Investing in Minden’s Future
January 2003
prepared by: Minden Plan for Prosperity Citizens Advisory Committee with assistance by: RACESTUDIO and the Sierra Business Council
Minden Plan for Prosperity
FOREWORD
Many of members of the community that participated in the Planning for Prosperity process are long term Minden residents. All those that have participated voiced a strong affection for Minden’s historic buildings and rural setting.
As the State of Nevada and Douglas County grows, Minden is pre- sented an opportunity to shape new investment in the mold that H. F. Dangberg initiated nearly 100 years ago. This concept plan represents the Town’s and County’s commitment to stewardship of both Minden’s history and future.
Minden was a planned community with a definable commercial dis- trict, town square, courthouse and traditional neighborhoods. The Minden Plan for Prosperity builds upon these traditional features as a framework that integrates new investment into the community.
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Minden Plan for Prosperity
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Minden Plan for Prosperity
CONTENTS
SECTION ONE: Introduction page 1
1.1 Purpose 1.2 Process 1.3 Organization of Document 1.4 Relationship to Other Policies and Documents
SECTION TWO: Framework Plan page 5
2.1 Building on Traditional Minden’s Character 2.2 Economic Opportunity and Land Use 2.3 Image and Identity 2.4 Community Circulation and Connections
SECTION THREE: Action Plan page 27
3.1 Implementation Approach 3.2 Downtown 3.3 Regional Streets 3.4 Traditional Neighborhoods 3.5 New Neighborhoods
ACKNOWLEDGEMENTS page 35
APPENDIX (under separate cover)
Meeting Notices Workshop Summaries Newsletters Framework Plan
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Minden Plan for Prosperity
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INTRODUCTION
SECTION The Minden Plan for Prosperity is the product of a plan- ning process that involved community workshops spon- sored by a citizens advisory committee, study sessions and public hearings. The Plan provides a framework of land 1 use, image and circulation concepts with supporting imple- mentation activities. The Plan is intended to be incorporat- ed into the update process for the Douglas County Master Plan, zoning and related capital improvements program (CIP). 1.1 Purpose the planing effort was to: Minden is located in the pic- turesque Carson Valley which is • Be incorporated into County land experiencing unprecedented growth. use and circulation policies; Douglas County and the Town of • Establish community image and Minden joined together to prepare this design objectives; and plan to consider strategies for accom- • Identify public investment priorities. modating the economic and commu- nity design opportunities facing the community. The overall objectives for
Minden Plan for Prosperity Planning PLANNING OPPORTUNITIES Area WORKSHOP
On April 25, 2000, over 60 people par- ticipated in a workshop that identified Minden’s assets, economic objectives, and top image objectives.
RIGHT: The Minden Plan for Prosperity provides land use, design and circulation concepts for the devel- oping portions of the Town.
PAGE 1 Minden Plan for Prosperity
1.2 Process CAC’s workshops with over 100 par- The preparation of the ticipants in five events. The results Minden Plan for Prosperity involved a from these workshops have been community-based planning process. summarized on a project web site and The process was sponsored by a citi- in a community newsletter. zens advisory committee (CAC) and included five community workshops. • Planning Opportunities Workshop, April 25, 2000 Citizens Advisory Committee • Alternative Futures Workshop, June The County Commissioners 6, 2000 appointed 12 representatives to a citi- • Community Image and Design zens advisory committee (CAC) as Workshop, July 25, 2000 the sponsor for the planning process. • Framework Plan Review Study The CAC included property and busi- Session, October 26, 2000 ness owners, residents, Town Board • North Minden Workshop, August 13, members, County planning commis- 2001 sioners, and Town and County Staff. The CAC was charged with communi- Preliminary Framework Plan ty outreach; sponsoring workshops; Prior to drafting the Minden acting as a “sounding board” for prin- Plan for Prosperity Report, a prelimi- ciples and concepts; and forwarding nary framework plan was prepared recommendations to the Town Board, and reviewed in a study session with County Planning Commission, and the CAC, Town Board, and County County Commissioners. Planning Commission.
Community Workshops The Framework Plan was The ideas and concepts used organized into three sections. These ALTERNATIVE FUTURES in the Plan have come from the include: WORKSHOP On June 6, 2000, over 35 people partici- pated in a community workshop to explore alternative futures for Minden. Minden Plan for Prosperity Participants identified:
• Desirable economic activities and land use uses; Community Partners • Special existing places; • Special futures places; Residents • Business Community • Property Owners • Town of Minden • Douglas County • Important connections; and • Most challenging decisions to make.
Citizens County and Town Sierra Business Staff Advisory Council Committee LEFT:
The planning was sponsored by a citi- zens advisory committee (CAC) that was appointed by the County Douglas County Commission. Supported by County and Commissioners Town staff, the Sierra Business Council and consultants, the CAC worked with community partners to prepare the plan. PAGE 2 Minden Plan for Prosperity
• Land Use and Economic plan has been presented in a public Opportunity hearing before for the Minden Town • Community Design and Image Board, County Planning Commission • Community Circulation and Linkages and the County Commissioners.
Each section conveys basic 1.3 Organization of Document assumptions, principles, concepts and The Minden Plan for policy implications. Prosperity is organized in three sec- tions. These include: North Minden As the plan was being pre- Introduction pared, a development proposal for a This section provides back- new casino, hotel, commercial and ground on the purpose, process, residential development was intro- organization of the report and rela- duced to the community. The CAC tionship to other documents. used the Minden Plan for Prosperity process to evaluate and discuss the Framework Plan project. Called the Nevada Northwest This section describes Specific Plan, the project sponsors Minden’s assets and opportunities, modified their proposal to more close- and land use, community design and ly reflect the Preliminary Framework circulation concepts. Plan. The County Commissioners adopted the specific plan in July of Action Plan 2002. This section identifies phasing financial, management and adminis- Public Hearings trative activities required to implement COMMUNITY IMAGE AND In addition to the community the Plan. DESIGN WORKSHOP workshops and study session, the On July 25, 2000, over 25 people attended a community workshop to dis- cuss what Minden should look like in the future. Participants identified: Minden Plan for Prosperity
• The best existing design features in month123456789101112 Minden; • Desirable street patterns, scale and Phase 1. Strategic Opportunities a. Data Collection landscape features; and b. Community Outreach Plan • The desirable characteristics for the c. Opportunities Summary design of new buildings in Minden. Phase 2. Framework for Prosperity a. Land Use and Circulation Strategies b. Image Enhancement Strategies c. Strategies Summary
Phase 3. Strategy and Action Plan a. Capital Improvements b. District Management c. Final Report
Meetings/Workshops/Hearings 1. CAC #1 Kick-off 1 2 3 4 S 5 6 7 8 RIGHT: 2. CAC #2/Opportunities Workshop 3. CAC#3/Land Use and Circulation Workshop 4. CAC#4/Image Enhancement Workshop The planing process progressed in three S. Town and County Study Session 5. CAC#5/Strategy Review Workshop phases and was punctuated by four 6. Minden Town Board community workshops. 7. County Planning Commission 8. County Board of Supervisors Framework Strategic Strategy and for Opportunities Action Plan Prosperity
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1.4 Relationship to Other Policies clear preference expressed by the and Documents community in regards to protecting The Minden Plan for Minden’s open space context and Prosperity is to provide a guided pop- development character. ular strategy for the Town’s and County’s efforts, decisions and expen- Town of Minden CIP ditures. It can result in County land In addition, the planning has use designations and related zoning informed Town of Minden’s priorities being changed; modification to the in terms of investing public environ- County’s and Town’s Capital ments in its capital improvements pro- Improvements Program (CIP); and gram. This includes: increased collaboration regarding community facilities, open space • Streetscaping projects; preservation, and economic develop- • Roadway improvements; ment. • Extension of sidewalks; and • Parks. Douglas County Master Plan Update The planning built upon exist- Town of Minden Design Guidelines ing Master Plan policies. The Prior to the preparation of the On October 26, 2000, over 50 people Framework Planning process used Minden Plan for Prosperity, the Town attended a study session to review the the Douglas County Master Plan and developed a draft set of design guide- preliminary framework of assumptions, related economic studies as a source lines for new investment in the tradi- principles, concepts and policy implica- of information. In return, the planning tional parts of the community. The tions for the Minden Plan for for Minden has identified new priori- Plan confirmed much of the effort and Prosperity. ties for commercial services, housing, demonstrated how the guidelines can employment and community facilities support the Framework Plan con- to be addressed in the County Master cepts. Plan update. In particular, there is a
LEFT: Planning Area Minden Planning Area The Minden Plan for Prosperity includes much of the land within the Urban Service Boundary around the traditional Town of Minden with a spe- cial focus on downtown.
Historic Downtown
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FRAMEWORK PLAN
SECTION The Minden Plan for Prosperity shapes economic opportunities presented by regional growth. The Framework Plan provides policies and concepts for land use, community design and circulation. These concepts 2 build on what the community values in the traditional and natural features found in Minden’s rural setting and historic town center.
2.1 Building on Traditional The original plat maps subdivided the Minden’s Character town into 250’x225’ blocks with 15’ One of the fundamental mes- wide alleys and 25’x105’ lots. The plat sages from the community process is maps identified the Town Square and how important it will be to build on the locations of public buildings. Minden’s traditional and natural fea- tures. The community identified the Heritage Resources natural setting as the most important Minden has a high quality col- visual and lifestyle asset. The second lection of historic architectural most important asset was the historic resources. Largely intact, these build- downtown and adjacent traditional ings reflect the history of Minden as a neighborhood. These two features commercial service center for the bracket Minden’s development oppor- Valley. Banks, hotels, stores and gov- tunity sites and provide an urban and ernment buildings developed from the rural context for future investment. late 1900’s to the 1930’s define the Therefore, understanding Minden’s center of Minden. These buildings are existing character and context is the nucleus of an Esmeralda Avenue important to planning for the future. Historic District. The surrounding resi- dential blocks have houses dating as Community Culture and Traditions far back as the 1900’s. These houses, Founded by H. F. Dangberg based on their architectural and his- in 1905, Minden is said to be toric merit, offer another opportunity designed to reflect the city plan of for a Minden Residential Historic Minden, Germany. Minden is not a District. “copy” of its German namesake, but does emulate its basic spirit of a small The prominent Nevada archi- scale and walkable village. More tect, Fredrick J. de Longchamps, importantly, the work ethic and sense designed most of the significant build- of community is still reflected in the ings in Minden including the Minden people of the Minden, Nevada. Flour Company, Carson Valley Improvement Club Hall, Douglas Historic Patterns and Image County Courthouse, Minden Inn, Minden’s town plan original Farmer’s Bank of Carson Valley, ABOVE: Minden, Germany plat maps indicated a small “main Minden Wool Warehouse, and street” community with areas for com- Minden Butter Manufacturing The Town of Minden’s namesake in mercial, residential and public uses. Company. Germany has a small-scaled walkable community center. It is a community that values its history and traditions. PAGE 5 Minden Plan for Prosperity
LEFT: Original Town Plan
The original plat map for Minden was prepared by H. L. Dangberg in 1905. Dangberg was instrumental in bring- ing the Virginia and Truckee Railroad to Minden.The plan featured 10-1/2 blocks of residential, 3 blocks of com- mercial and 1-1/2 blocks of public uses. The Town was later expanded to the west in 1915. The 10-block expansion included the Douglas County Courthouse.
Natural Setting County is projected to grow in popula- Minden’s location in the tion from 27,673 in 1990 to 44,010 by Carson Valley provides a heroic back- 2005. Minden Town Water served drop and the Valley floor wetlands 2,200 in 1990 and is projecting to and agricultural uses frame the town serve 6,175 in 2020. Gardenerville in a rural setting. Minden is perched Town Water Company served 2,950 on a small rise on the valley floor that in 1990 and is planning to serve is surrounded by wetlands (Martin 8,300 in 2020. and Cottonwood Sloughs). This natur- al feature provides a flood plain “no The 2002 Master Plan review build zone” around the edges of the provided updated development activi- traditional center of Minden. ty information. The data numerates the steady growth in the State and 2.2 Economic Opportunity and County. Douglas County grew 49% Land Use from 1990 to 2000 compared to 66% The Minden Plan for for the State. Since 1990, over 6,630 Prosperity is motivated by the com- units of housing have been developed munity’s desire to find ways to make in Douglas County. Of this, only about room for new investment that is com- 2.5% have been multifamily homes. patible with their quality of life objec- Between 1996 and 2001, about a tives. To do this, the Plan identifies quarter of the County’s new housing market opportunities, economic objec- has been built in Minden and ABOVE: Historic Commercial and tives, locations for potential develop- Gardenerville. In 1998-1999, Minden Government Buildings ment, and desirable land uses. and Gardenerville provided about 29% of the County’s square footage The Minden Inn (1912) and Douglas Growth in Douglas County of nonresidential development. In County Courthouse (1915) are two of According to the Douglas 2001 this percentage dropped as new the many prominent local buildings designed by the architect Fredrick J. De County Master Plan 2002 review , the projects were implemented in north- Longchamps.
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RIGHT: Proposed Historic Districts
In 1980, the Town did a study of his- toric resources in Minden. The study recommended the formation of two his- toric districts - - a commercial district focused along Esmeralda Avenue and residential district around the Town Park and Mono Avenue
ern portions of the County. jobs.
From 1992 to 2000, there has Market Opportunities been 3,676 new jobs in the County. Minden distinguishes itself Important to notice, however, is that from the rest of the County in several the largest growth area has been ways–it is slightly wealthier, older, and wholesale and retail trade (up 40%). skilled (source: 1998 Master Plan Hotels and gaming made modest Retail Market Study). gains but still represents 57% of the Douglas County employment. Retail • Nearly 30% of Mindenites are over and gaming economic sectors add to 55 years old versus 23% for the the tax base but do not provide many County. high-paying jobs. With only about • The median household income is 2.5% of the new housing stock being $55,487 for Minden and $49,182 for rental apartments, there continues to the County. be a mis-match in housing affordabili- • About 20% of Minden’s workforce is ty and income. in industrial occupations while only 8% are in the County. Increasing industrial employ- • And, only 6% of Minden’s workforce ment has been a longtime goal. The is in retail sales compared to 15% of County has added nearly 1,000 acres the County’s. ABOVE: Historic Industrial Buildings of industrial land since 1997. Between 1992 and 2000 there were When examining the 1998 Besides fine commercial and govern- 505 new industrial jobs in the County retail study done to support the ment buildings, Dangberg constructed a gain of 30% (source: 2002 Master County Master Plan, there are several landmark industrial buildings on what Plan review). The location of a new areas of noticeable demand and was Railroad Avenue. Above is the Starbucks Coffee roasting plant will advantages in Douglas County. Dangberg Land and Livestock bring up to 200 new manufacturing Company building (1915) and Minden Flour Company building (1906).
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LEFT: Potential Future Development Sites
There are several large vacant and R underutilized development sites in US 395 1 R Minden. 2 OPPORTUNITY SITES
1. Nevada NW Specific Plan 116 acres 2. Ironwood Gateway 10 acres 1 R 3. US 395/88 Gateway 17.4 acres 4 4. Lucerne North Comm. 19 acres 5. Lucerne South Comm. 4.4 acres 3 6. Lucerne South Resid. 8 acres 5 US 395 7. South Residential 115 acres Downtown Minden R Receiving Areas 477 acres
Hwy 88 6 (see page 12) KEY Nevada Northwest Specific Plan Commercial Opportunity Site Residential Opportunity Site 7 R Receiving Area
The County has three eco- both value retail and specialty stores; nomic strengths where they attract • Sporting goods; and sales from other areas in the Region. • Media stores including books, elec- These include: tronics, music, computers, and soft- • Entertainment uses such as the- ware. aters, dining, drinking and casinos; • Commercial services including gro- Susceptible Development Sites cery stores, hardware, and service Minden has several large garages; and vacant sites that are zoned for devel- • Professional services including opment. banking, medical and dental offices, insurance, accounting, and legal ser- • At the north end of Minden along US vices. 395 are several large vacant parcels that are zoned for commercial and ABOVE: Martin Slough There are also new economic higher density residential uses. The opportunities demonstrated by the Nevada Northwest Specific Plan site The participants in community work- shops identified special places they unmet demand (retail leakage esti- has entitled 116.33 acres for about would like to see integrated into the mated as part of the Master Plan 816,150 SF of tourist and neighbor- plan. These included specialty shopping Implementation). This includes: hood commercial and 478 units of in the Downtown, access to Minden’s housing. green belt, a new school and park, a • General merchandise stores; • Adjacent to the Northwest Nevada community shopping center, and com- • Clothing and shoe stores including Specific Plan area is a ranch that con- munity center.
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RIGHT: Minden’s Traditional Town Blocks and Patterns
The image and identity concepts for R Minden stress extending the patterns US 395 and scale of the traditional neighbor- R hoods into new investment areas.
R
R
US 395 Hwy 88 KEY Nevada Northwest Specific Plan Commercial Opportunity Site Residential Opportunity Site R Receiving Area
tains roughly another 7.5 acres of housing. commercial and 9.5 acres of receiving • The Douglas County master Plan area for residential uses. has identified about 477 acres of land • North of US 395 and west of in the Minden community as receiving Lucerne Street is approximately 15 sites for the transfer of development acres of vacant commercial land. rights (TRD) lands. • At the intersection of US 395 and In addition to these larger Highway 88 is a large site of about 19 sites, there are a number of smaller acres with good visibility. sites along US 395 and in the down- • The old grainery/Bently Nevada site town. is a potential redevelopment site that could accommodate new construction Economic Objectives and renovation of the existing historic The community identified structures. overall economic objectives in the • South of County Road is a large sin- planning workshops. These included: gle family ownership property which is zoned low density residential. • A successful downtown; Currently, it is used for ranch land. • A full-service grocery store; The family has gradually allowed • Clean, light industrial employment; small portions of the property contigu- • Added community amenities; and ous to the historic residential neigh- • An overarching economic objective borhood to develop as single family to pursue growth that is planned. ABOVE: Esmeralda Buildings
The community places a high value on PAGE 9 Minden’s historic Downtown. Minden Plan for Prosperity
LEFT: Community Framework The overall image concept identifies 13 gateways, a hierarchy of streets, and community facilities.
Regional Street 8 Civic Street
Neighborhood 12 Connector Street
9 Major Gateway Minor Gateway 12 7 COMMUNITY FACILITIES 1 10 11 6 1. Future Community Center 2. Town Park and Offices 5 2 3. Future Community Facility or School 4 4. Minden Hotel County Offices 5. School District 6. County Administration Building 3 7. Judicial and Law Enforcement Center 8. Elementary School 9. DHS 10. Swim Center 11. Library 12. Fire Station 13. MGSD Over the course of the plan- balance this, the development pro- ning process these initial objectives gram also identified residential and were discussed and refined with the community facilities. This included downtown revitalization, a grocery single and multi-family housing, a store, and community center surfac- new or expanded school site, and ing as priority objectives. community center.
A build-out development pro- Land Use Goals and Policies gram was prepared using the commu- The Douglas County Master nity’s objectives and the economic Plan has land use planning goals and ABOVE: Integrating Parks studies and retail leakage studies pre- policies that are consistent with the pared as part of the County’s Minden Plan for Prosperity. The Plan integrates new community Implementation Master Plan. facilities into Minden’s travel and “GOAL 7.03: Recognize the distinct lifestyle experience. H. F. Dangberg’s Nonresidential uses in the character of individual communities Town Park fits is used as a model for development program included a and encourage land uses consistent integrating new parks into the town’s downtown specialty retail district, gro- with its character.” grid pattern. cery-store anchored community shop- ping center, and light industry (at The Minden Plan for Bently north of US 395 or at the Prosperity expands this County land Airport). These uses would result in use goal. The Plan includes an over- the creation of nearly 900 jobs. To all goal and five planning policies
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3 8
Winhaven Neighborhood 7
Westwood 2 Neighborhood
4 6 1
H is M tor in ic de KEY n New Commercial Districts 1. Gateway District 2. Nevada NW Visitors 3. Nevada NW Commercial 4. North Commercial District 5 New Residential Neighborhoods 5. South Mountainview Neighborhood 6. North Buckeye Neighborhood 7. North Mountainview Neighborhood 8. Nevada NW Residential
ABOVE: Overall Concept Plan which refine the County Master Plan’s policies. Land Use Policy 2. The land use concept diagram to the A new grocery-anchored community right indicates Minden’s new and exist- LAND USE GOAL 1: shopping center should be developed ing districts and neighborhoods. The To pursue land uses that support the at the intersection of US 395 and concept plan reflects the market oppor- character of traditional Minden and Highway 88. tunities, community objectives and the community’s quality of life objec- available land. tives. Land Use Policy 3. Minden and the County shall incubate Land Use Policy 1. and attract light industrial/tech Downtown Minden should become employers. the principal specialty-shopping desti- nation in Carson Valley.
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LEFT: Downtown Opportunity Sites Potential: public use DOWNTOWN OPPORTUNITY Judicial and SITES Law commercial use Enforcement 1 adaptive reuse Center 1. Historic Industrial District Site Area: 12.7 acres Current Use: Bently Nevada Corp., US 395 electrical sub station, Town corp. yard, 7b 7a auto storage yard 7c 6 Potential Use: Community facility, com- County 5 4 Esmeralda mercial office, light industrial Admin. Town 2 Park 2. Minden Stables 3a 3b Site Area: 23,400 SF School Current Use: Vacant Dist. 4 Potential Use: Commercial office, resi- dential
3. Misc. Uses Site Area 3a: 26,200 SF Land Use Policy 4. port downtown revitalization. Site Area 3b: 12,500 SF Minden shall provide additional resi- • Locate community facilities and resi- Current Use: Residential, commercial, dential development at comparable dential development adjacent to shop, storage yard densities to the traditional historic Downtown to promote revitalization Potential Use: Commercial retail, resi- neighborhoods and some modest and maintain a compact traditional dential amounts of higher density housing. town center. 4. 1950-1952 Esmeralda • Develop the former Bently property Site Area:15,000 SF Land Use Policy 5. as a community center facility. Current Use: Vacant Minden, the School District and the • If one is required, locate a new ele- Potential Use: Commercial retail, County shall develop community facil- mentary school adjacent to County office ities that enhance the quality of life Downtown and with a neighborhood and support existing and future resi- open space for existing and future 5. C.O.D. Garage dents. housing. Estimated Building Area: 20,000 SF Current Use: Auto repair and parts Land Use Planning Concepts Land Use Concept 2: Potential Use: Commercial retail The Minden Plan for Increase local employment opportuni- Prosperity incorporates four land use ties. 6. Fire Station Estimated Building Area: 20,000 SF concepts. These focus on the down- Current Use: Fire station town, employment, commercial ser- • Develop portions of the land north of Potential Use: Commercial retail vices and public facilities. US 395 and/or by the airport for light industrial/tech uses. 7. Residential Conversion and Infill Land Use Concept 1: • Develop regional-serving profes- Site Area: 1.37 acres Revitalize Downtown as a regional sional office uses in the 395 corridor Current Use: Residential and profes- specialty-shopping destination and and near downtown. sional office focal point for civic activities. • Nurture business connections and Potential Use: Professional office new business expansion opportunities • Develop infill commercial projects in between Minden’s existing and future 8. Misc. Strip Commercial combination with renovation of exist- manufacturing, commercial, visitor Site Area: 5.57 acres Current Use: Commercial, motel, ing buildings to create a critical mass and entertainment business. restaurant of commercial uses in the downtown. Potential Use: Commercial retail, pro- • Implement a parking district to sup- fessional office
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KEY Existing Community Facilities A. Town Hall Offices B. Minden Inn County Offices C. County Administration Building D. 911 Call center E. Sheriff F. Fire Station E Historic Railroad 3 Ave. Industrial
F Historic 1 Downtown D 2 C 7 B Town A 5 Park 6 4 7
ABOVE: Downtown Development Land Use Concept 3: land and accessibility make it a good Increase and improve commercial location for a specialty shopping des- The land use concept for Downtown services. tination and community cultural cen- Minden capitalizes on vacant and ter. underutilized land and the existing pat- • Locate a new grocery-anchored terns and scale. community shopping center at the US The Downtown has about 20 395/88 intersection. traditional commercial and govern- DOWNTOWN DEVELOPMENT ment buildings. About 95,000 SF of PROGRAM Land Use Concept 4: ground floor space is in historic com- Develop additional community facili- mercial buildings along Esmeralda. Adaptive Reuse Projects 1. Fire Station reuse 7,000 SF retail ties. However, only only a few of these 2. COD Garage and Pioneer Auto parts “main street” buildings were originally 20,000 SF retail and commercial • Develop a new community center designed as storefront shops–maybe with recreation, cultural and civic uses only 20,000 SF. Therefore, additional Public Facilities in, or adjacent to, the downtown. ground floor commercial space would 3. Community Center 40-60,000 SF • Continue to utilize the CVIC Hall, have to come from infill development 4. County public parking deck Minden Town Park, and the Town Hall and adaptive reuse of other types of 5. County office expansion 30,000 office as the principal central civic place for commercial structures, such as old and commercial community events and celebrations. banks, garages and restaurants. New Development 6. Minden Stables redevelopment Downtown Minden The Downtown has several 30,000 commercial office and retail and Minden’s historic town center vacant and underutilized sites that 24 DU’s character, building stock, available can contribute to the storefront shop- 7. Street-oriented commercial 8,100 SF office and commercial PAGE 13
Minden Plan for Prosperity
LEFT: Minden’s Streets
REGIONAL STREETS A. US 395 at new community center H B. US 395 at new commercial frontage C. US 395 at pad commercial frontage D. US 395 north of Hwy 88 D E. Hwy 88 south of US 395
ESMERALDA F. Commercial storefront
H RESIDENTIAL STREETS C G. Mono Street H. Traditional Residential Streets E
H A F B G
H Street Section Key Map ping environment. These include: Minden Plan for Prosperity identifies image assets, planning goals and • Former Minden garage site at the policies, and design concepts for the corner of US 395 and Esmeralda Town–and in particular the Avenue; streetscapes and Downtown. • Existing fire station building on US 395; Image Assets • Former Bently Nevada Site at The historic charm of tradi- Buckeye and US 395; tional parts of Minden and its natural • Vacant storefront buildings next to setting are valued by the community the Minden Hotel/County as the Town’s primary physical Administrative Building; and assets. The community also identified • Several small parking lots. special places in Minden that should be preserved and used as references 2.3 Image and Identity for future investment. These places The design concepts for the included the Town Park, Minden Plan for Prosperity assumes Downtown/Esmeralda Avenue, old new development will fit into Minden granary/Bently Nevada, and the rather than overwhelming it by reflect- County Building. The community has ing its scale, block and lot patterns placed a strong value upon Minden’s ABOVE: Streets and architectural traditions. To cap- historic buildings. ture these community objectives, the Continued on Page 20 Minden’s regional and local streets pro- vide a setting for commercial services and residential neighborhoods. PAGE 14
Minden Plan for Prosperity
US 395 at New Community Center A
ABOVE: Regional Streets–US 395
Image and identity concepts emphasize development of an overall streetscape strategy for the com- munity. The street sections above illustrate the streetscape elements for four Minden’s principal regional street (Highway 395).
BELOW: Community Center
The Plan envisions adaptive reuse of Minden’s landmark historic Flour Milling Company. A new community canter of about 30,000 SF could be developed on the adjacent site.
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ABOVE: US 395 Eastern Gateway This sketch illustrates the image of a street that features landscaped boule- vard treatment and new street-orient- ed commercial buildings.
US 395 at New Commercial Frontage B
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Street-oriented Landscaped park- Commercial ing lot and buffer Rear parking lot
Side entry and parking
Storefronts RIGHT: DESIRABLE Street trees and This diagram illustrates how auto-ori- planting strip ented commercial development can enhance the pedestrian comfort and image of Minden’s regional streets.
US 395 at Pad Commercial C Frontage
ABOVE: DESIRABLE
This infill commercial project along a regional street moves the building to the sidewalk edge, adds streetscaping and creates transparent storefronts. US 395 North of Hwy 88 D
Hwy 88 South of US 395 E
ABOVE: UNDESIRABLE
This auto-oriented commercial project does not provide a comfortable or posi- tive image. It lacks landscaping, has a parking lot facing the street, and has out-of-scale signage.
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Minden Plan for Prosperity
LEFT: In-fill on Esmeralda
This sketch illustrates a new three- story County Administrative Building built next to the Minden Inn. The new building aligns the parapet and has a similar facade composition as the historic inn.
Esmeralda Commercial Storefront F
ABOVE: Esmeralda
The street section above illustrates how development along the commercial storefront portions of Esmeralda should be developed to enhance the pedestrian edge.
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Minden Plan for Prosperity
Public-Private Space
Alley
Private
RIGHT: DESIRABLE Semi-private This diagram illustrates how Semi-public Minden’s traditional neighborhoods provide “eyes-on-the-street” security Public Street and clearly defined public and private spaces. Mono Street Residential G
ABOVE: DESIRABLE
This residential infill project in a tradi- tional Minden neighborhood demon- strates how infill housing should be of Traditional Residential Street similar scale, orientation and design as existing structures. H
ABOVE: UNDESIRABLE ABOVE: Local Streets
This residential example would NOT fit Image and identity concepts emphasize development of an overall streetscape strategy for the com- into a traditional neighborhood. It is set munity. The street sections above illustrate the streetscape elements for four typical streets - - back too far from the street and lacks highways (Highway 395), storefront shopping street (Esmeralda Avenue), residential streets, and basic architectural elements and roof community collector streets (County Road). forms found in the surrounding neigh- PAGE 19 borhood.
Minden Plan for Prosperity
LEFT: Typical Single Family Street
This sketch illustrates a friendly single family block that features architectural variety, street-oriented sitting porches, and strong streetscape framework.
Continued from Page 14 character policies. Image and Identity Goals and Policies IMAGE AND IDENTITY GOAL 1: The Douglas County Master To preserve Minden’s traditional scale Plan has three goals that emphasize and rural setting as a reference and the community’s stated image objec- context for new development. tives for Minden. Image and Identity Policy 1. “GOAL 6.01: To preserve Douglas Minden’s open space and wet lands County’s historic, cultural, and separator shall be preserved. archaeological resources as physical reminders of the County’s past and as Image and Identity Policy 2. unique focal points to shape the The views of the mountains shall be County’s identity, now and in the protected. future.” Image and Identity Policy 3. “GOAL 7.05: To identify particular Development shall reflect the walka- areas within Douglas County for ble scale and pace of Minden’s tradi- development as distinct urban com- tional neighborhoods and downtown. munities.” Image and Identity Policy 4. “GOAL 7.04: To maintain agriculture New residential, commercial and as an important land use in Carson community facility development shall Valley and retain the open rural char- be integrated into the patterns of acter, cultural heritage and economic block and lots size traditional of value created by this land use.” Minden. The Minden Plan for ABOVE: Image and Identity Policy 5. Prosperity includes an overall image Streetscape shall be developed to and identity goal seven community The community places a high value on underscore the civic role and settings Minden’s historic neighborhood streetscape.
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Minden Plan for Prosperity
RIGHT: Multifamily Streets
New multifamily development should respond to its context. The first sketch shows a downtown or commercial dis- trict rowhouse project (1) with front stoops, flat roof, strong cornice element and bay windows. The second sketch (2) shows a townhouse project in a residen- 1 2 tial context with a front porch, sloped roof, dormers and small front yards. along streets and roads. lands’ function as a permanent com- munity separator. Image and Identity Policy 6. • Design projects on the edge of the A combination of streetscape, site Town to fit their urban and natural planning and land use planning shall setting while providing visual access be employed to frame Town gateways to the open space and mountains. and focal points. • Enhance the role of existing tradi- tional parks as civic gathering places. Image and Identity Policy 7. • Add public park space to new com- Architecture shall reflect the tradition- munity center and school projects. al form, scale and character as found in Minden’s historic neighborhoods. Image and Identity Concept 2: Preserve the scale and pedestrian Community Design Concepts friendliness of Downtown as a shop- The Minden Plan for ping environment. Prosperity includes four image and identity concepts. These emphasize • Develop new commercial projects the public open space system, the and renovate existing buildings, as an scale and pedestrian friendliness of extension of Downtown’s historic downtown, extending traditional pat- storefront-shopping environment. terns into new development areas, • Continue to develop pedestrian and providing a town-wide design amenities and streetscaping. plan. • Design new infill commercial and residential projects in a scale and Image and Identity Concept 1: character compatible with Downtown. Enhance and expand Minden’s natur- al and civic open space system as a Image and Identity Concept 3: setting for the community. Expand existing neighborhoods rather than building walled or isolated resi- • Formalize the open space and wet dential subdivision enclaves.
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Minden Plan for Prosperity
LEFT: Gateway Commercial center
This sketch illustrates the character and scale of a new commercial development at the intersection of US 395 and Hwy 88. The center would contain a full ser- vice grocery store and other services. The project should provide a central open space that acts as a social focal point. • Extend the existing lot, block and ways, parks and focal points. The street pattern to accommodate new system extends into future develop- residential development. ment areas linking them to Minden’s • Incorporate community facilities, traditional scale and patterns. Key such as parks and schools, into the streetscape elements include: block pattern. • Design commercial development on • Major community gateways at US the edge of residential areas to be 395 and Highway 88 and secondary compatible with the privacy and char- gateways at Mackland and Highway acter of traditional neighborhoods. 88, Buckeye and Bougannvilla, and US 395 and County Road. Image and Identity Concept 4: • Four types of streets including store- Create and enhance the community front shopping streets such as design framework for Minden by using Esmeralda Avenue; regional roads streetscape to define the hierarchy of such as US 395; community collec- civic streets and places. tors such as County Road, Buckeye, or Ironwood; and residential streets • Create community gateways through and alleys. careful site planning and landscaping. • A n open space system of connect- • Introduce street trees, themed light- ed parks, rural and natural lands, and ing and signage along primary travel urban plazas. routes and civic streets. • Provide comfortable sidewalks and Downtown Image and Identity amenities along principal walking The Town of Minden has pre- routes. pared a draft set of design guidelines for Downtown. These guidelines iden- Streetscape and Open Space tify the character objectives for sig- Framework nage, renovation of buildings, infill The streetscape framework buildings and streetscapes. The Plan identifies principal civic streets, gate- incorporates the image objectives in
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Minden Plan for Prosperity
Remove wood Replicate orig- Repair and siding and inal storefront clean original canopy and windows brickwork
RIGHT: Facade Restoration
The sketch to the right illustrates what could be uncovered as part of a restora- tion of the existing Pioneer Auto Parts store. Built in 1906, this brick building is likely to have interesting brick details. Add fabric awning and period signage
the guidelines. expressed their concern over the growth in "background traffic" at the The Minden Plan for workshops. Therefore, planning Prosperity shapes downtown develop- assumes the existing state roads are ment opportunity sites to reflect the ready to accommodate future traffic; design guidelines and image objec- Minden’s roads are planned to sup- tives stated by the community. Key port local traffic and business activi- features include: ties; and neighborhood streets are designed, maintained and managed • Extending the storefront shopping as a setting for residential uses. edge to new infill development sites; • Align cornice and parapet heights in The circulation framework for new development to reflect scale of the Minden Plan for Prosperity existing historic buildings; includes goals and policies, town- • Uses the bay spacing, rhythms, and wide concepts, trail system concept, architectural features found in existing and Downtown parking and access historic buildings in new development; concepts. and • Connect storefront streets to park- Community Circulation Goals and ing, community facilities and adjacent Policies residential areas with streetscape The Douglas County Master amenities. Plan has two goals that particularly reflect the community’s objectives for 2.4 Community Circulation and Minden. Connections Minden is a traditional "cross- “GOAL 10.14: Provide a safe and effi- roads" and service center town in cient transportation system.” Carson Valley. This means as the Valley and County grow, there will be “GOAL 10.23: Douglas County will more traffic and as well as new mar- ensure development and mainte- ket opportunities. The community nance of multi-purpose (hiking,
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Minden Plan for Prosperity
LEFT: Open Space Concept
D OPEN SPACE The Plan identifies primary trail and D bike connections between parks, open E space and community facilities.
D A. Town Park B. Future community facility or school C. Future community center Martin Slough F D. Future/existing neighborhood park E. School F. DHS G. Swim Center G C A Trail/bicycle route Agricultural Land Martin Slough open space access point B
equestrian, bikeway,and off-road bicy- Local roads will be used for Town- cle) trail systems throughout Douglas scale economic activities and access. County.” Community Circulation and The Minden Plan for Connections Policy 3. Prosperity includes one overall goal Residential streets are to be slow and and five policies. safe vehicular and pedestrian routes for Townsfolk. COMMUNITY CIRCULATION AND CONNECTIONS GOAL 1: Community Circulation and To provide a comprehensive circula- Connections Policy 4. tion system for existing and future A Town-wide and community-wide Minden neighborhoods with an trail system for pedestrians and bicy- emphasis on pedestrian facilities and cles will be developed. connections. ABOVE: Mountain and Valley Views Community Circulation and Community Circulation and Connections Policy 5. Martin Slough provides a rural edge to Connections Policy 1. Public parking lots will be developed Minden. The agricultural lands and The highways will be planned and to support Downtown’s revitalization wetlands provide sweeping views of car- managed to provide for growing efforts. son Valley. regional traffic. Community Circulation and Community Circulation and Connections Policy 6. Connections Policy 2. Any future highway bypass should be
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Minden Plan for Prosperity
RIGHT: Vehicular Circulation Concept
VEHICULAR CIRCULATION
The circulation and community connec- tions concepts for Minden stress a hier- US 395 archy of streets, pedestrian connections and regional trails.
Lucerne Buckeye
Ironwood
The street hierarchy includes:
US 395 Highways- • Regional serving facility Buckeye • Commercial uses County Road • Limited access Community Collector Streets- • Community serving facility Zerolene • Local commercial and residential Residential Streets Hwy 88 • Neighborhood serving facility • Residential uses Alleys Regional street • Block serving facility Local thoroughfare • Service and residential uses a limited access facility and not trans- parkway extending around the town. fer economic opportunities away from • Pedestrian crossings will be an inte- downtown Minden. gral part of ALL roadway improve- ments. Circulation Concepts There are three overall con- Community Circulation and cepts for circulation and connections. Connections Concept 2: These include maintaining a hierarchy There is an overall access and park- of streets, providing an access and ing strategy for Downtown. parking strategy for Downtown, and providing connections to the region’s • Access to Downtown, by cars and existing and future trail system. pedestrians, is enhanced by providing a parking and walkway system. Community Circulation and • Access to Downtown supports the ABOVE: Regional Street Connections Concept 1: walking and shopping experience. There is a hierarchy of streets that • Short and long-term parking is man- US 395 east of Third Street has auto serve both regional and local access aged and enforced. sales and repair business appealing to needs. regional drive-by markets. Community Circulation and • Existing local-serving streets are not Connections Concept 3: used as "short-cuts" for regional traf- There is an extensive trail system fic. providing pedestrian and bicycle • Regional-serving uses will be locat- access to Minden’s open space. ed on US 395, Hwy 88 and future
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Managed Street Parallel parking Public Parking Lots Parking Angled parking Angled parking–one side 1. New parking deck Second Street 2. Town Office lot Third Street P P 3. Third Street lot Fourth Street 6 4. Fire Station lot Fifth Street 5. Community Center lots Sixth Street 6. Judicial and Law Enforcement lot Esmeralda Street 7. County Courthouse lots Mono Street P 5 8. School District lot Water Street P Off-street private parking lot P 5
4 P P 3 7 P Town 2 Park P 1 P
8
• The sloughs and park system are Regional Trail Connections ABOVE: Managed Parking connected via a pedestrian and bicy- The Douglas County Master cle pathway. Plan includes policies that will lead to DOWNTOWN PARKING • Pathways intersect at special activity the develop of a regional trail system. areas. The Minden Plan for Prosperity iden- The success of Downtown will require a • Pathways provide access to, but do tifies potential routes for connections managed and systematic approach to not adversely impact, the natural set- to the future trail system. The Plan providing short-term visitor parking ting and habitat value of Minden’s proposes Buckeye/6th and Lucerne and day parking for employees. The open space areas. Street as the north-south connector parking concept would include an enforcement program that encourages routes; and County Road, Martin employees to park in lots reserving on- Street Hierarchy Slough and Cottonwood Slough as street parking for visitors and shoppers. The Plan assumes there will the east-west connector routes. be a hierarchy of streets that reflect BELOW: On-street parking their transportation facility role, are Downtown Access and Parking compatible with land uses, and Minden has been very pro- Angled parking in Downtown expand connections to other parts of gressive regarding investing in image the community. These include high- enhancements and parking in the ways that serve regional transporta- downtown. The Plan creates a system tion and provide access to communi- of long term parking facilities for ty-wide commercial services; commu- employees and short term for visitors. nity collector streets for local traffic There are eight public lots. There will and neighborhood commercial and be additional on-street parking spaces residential; and residential neighbor- using diagonal and parallel arrange- hood streets. ments. Principal access points include Esmeralda, 6th Street and Mono Street.
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ACTION PLAN
SECTION The Minden Plan for Prosperity Action Plan provides an overall implementation framework. It identifies phasing, public investments, and potential funding sources. The pro- jects included in the plan are to be coordinated with the 3 Town’s and County’s Capital Improvements Program (CIP) and identify the role of the State of Nevada and private sec- tor partners.
3.1 Implementation Approach make up much of the "center" of Implementing the communi- Minden. The Downtown action area ty’s vision will require a proactive and includes these nonresidential portions cooperative partnership between pub- of the traditional town center. lic and private interests. ALL partners need to be committed advocates for Downtown Implementation Principles maintaining and extending Minden’s Reinvestment strategies for special qualities. The Action Plan Downtown Minden should: demands consistent policy support and a professional management • Conserve and restore historic build- approach. ings; • Encourage infill development that ABOVE: Recruiting Commercial Tenants The Minden Plan for reflects the traditional scale of historic Prosperity Action Plan outlines imple- Minden; Downtown has a variety of historic mentation activities for the Town’s • Provide streetscaping that supports commercial buildings that can con- existing and emerging districts. a pedestrian-scaled shopping and tribute to a storefront shopping district. Definable geographic areas organize mixed-use district; The Action Plan emphasizes first the Action Plan. These include: • Creates parking that provide for reusing these buildings and then adding short-term and employee needs; and new infill projects. 3.2 Downtown • Utilizes public-private partnerships. 3.3 Regional Streets BELOW: Historic Industrial District 3.4 Traditional Neighborhoods Downtown Actions 3.5 New Neighborhoods In the Downtown there are a The historic Railroad Avenue industrial buildings are to be adaptively reused as variety of administrative, regulatory public and commercial portions of a For each area, the Action and financing activities required for master planned community center pro- Plan provides a set of implementation initiating and sustaining reinvestment. ject. principles and administrative, regula- One of the most important initial activ- tory and financing actions. The scope ities will be creating a "partners team" of improvements, cost planning, and of Town, business, property owners sequencing of investments are also and the County to provide a point-of- included in the Plan. contact and promotion of the Plan.
3.2 Downtown Downtown Administrative Actions: The historic commercial build- • Prepare guidelines and standards ings and associated streetscape and for Downtown infill development. railroad related industrial buildings • Prepare a public facilities plan for
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Minden Plan for Prosperity
County buildings including the com- ments, such as County Road munity center on the Bently property. enhancements. • Prepare construction documents for • Identify Block Grant funds available next phase of downtown streetscap- for Downtown projects. ing. • Explore the feasibility of creating a • Prepare striping and design plan for Downtown redevelopment project street, lot and structured parking. area. • Establish a Minden "partners team". • Identify visitor-related investments in Downtown that could be funded by Downtown Regulatory Actions: transient occupancy tax. • Update zoning to incorporate design • Create a parking district in-lieu fee ABOVE: Adaptive Reuse guidelines. program to fund parking enhance- • Prepare parking management plan ments and construction. The Action Plan seeks opportunities to and amendments to County ordi- adaptively reuse and restore buildings nance. Downtown Capital Projects such as the historic C.O.D. garage. Capital projects for Downtown fall into Downtown Financing Actions: three tiers of priority. • Update County and Town CIP’s to include capital projects in Plan. Tier 1: • Identify and apply for public and pri- • Complete Esmeralda commercial vate funding for the new Community district streetscaping program Center. • Implement County Road and US • Apply for transportation grants for 395 intersection redesign and gate- pedestrian and roadway improve- way streetscaping.
LEFT: Historic Industrial District
The historic industrial buildings north of US 395 have been used by Bently Corporation. Bently has moved opera- tions to the Airport Industrial Park and is leasing portions of the buildings. In July 2001, the County discussed the opportunity to use the buildings and adjacent US 395 frontage for the loca- tion of a new community center.
PRELIMINARY COMMUNITY CENTER PROGRAM
Estimated Cost: $8-10 million Size: 40,000-60,000 SF Program Elements: Fitness and Event Area Art and Education Teen Center Senior Center Community Outreach
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• Implement on-street parking restrip- frontage. These streets provide ing program important economic opportunities and define the travel experience and Tier 2: image to the Region. The Town as • Implement County Building expan- has identified new commercial pro- sion jects, streetscaping and gateway fea- • Implement County parking deck tures for these regional streets. • Adaptive reuse of C.O.D. Garage • Adaptive reuse of fire station Regional Streets Implementation • Enhance County Road streetscape Principles Reinvestment strategies the ABOVE: Minden Stables Tier 3: Regional Streets action areas should The Minden Stables site has tradition- • Redevelop of Minden Stables site include: ally been an important entry to • Redevelop of US 395 commercial • "Mindenizing" improvements to Downtown. The Action Plan recom- frontage regional streets to make them appear mends adaptive reuse of the building or • Redevelop Railroad Avenue historic as part of the Town; new infill development for this impor- industrial district for community center • Create infill commercial develop- tant site. and commercial uses ment that reflects Minden’s traditional • Preliminary planning and design for character; historic train • Create gateways to the Town; • Provide traffic and pedestrian 3.2 Regional Streets improvements that enhance improve The Regional Streets action connections across the regional areas include US 398 and Hwy 88 roads; and
RIGHT: Regional Streets Implementation Tier 1 The regional street implementation pro- gram emphasizes working initially with NDOT to add streetscaping as part of their roadway projects. The second tier of priorities would be to implement streetscaping of US 395 adjacent to downtown and implement a town-wide signage and gateway program. Tier 3
GATEWAYS Tier 1: Tier 2 US 395 and Muller Lane US 395 and Ironwood US 395 and Hwy 88 Hwy 88 and County Road Hwy 88 and Cottonwood Tier 1 Slough County Road and US 395 Tier 2: Tier 3 US 395 and Tenth Street US 395 and Buckeye/Sixth Street US 395 and Esmeralda Tier 3: Lucerne and Ironwood Lucerne and US 395 Lucerne and County Road PAGE 29 Buckeye and Winhaven
Minden Plan for Prosperity
• Support coordination efforts with N- Regional Streets Capital Projects DOT and property owners to plan, Capital projects for Minden’s regional design, finance, and implement streets fall into three tiers of priority. investments along US 395 and Hwy 88. Tier 1: • Implement streetscaping improve- Regional Streets Actions ments with NDOT roadway projects One of the most challenging on US 395 north of Hwy 88 and Hwy implementation activities for the 88 south of 395 Regional Streets action areas will be designing and funding enhancements Tier 2: ABOVE: Traditional Neighborhood to a State highway. This will require a • Implement Gateway Commercial Streets partnership with NDOT and the State center at US 395 and Hwy 88 of Nevada. In addition, new commer- • Implement south Lucerne commer- The Action Plan includes completion of cial development should be designed cial Downtown’s sidewalk and street tree in concert with highway enhance- • Implement Ironwood/US 395 gate- system. ments. way commercial • Implement boulevard streetscaping Regional Streets Administrative on US 395 adjacent to Downtown Actions: • Implement a Minden signage and • Prepare an engineering and eco- gateway program nomic study of bypass alternatives for a restricted access facility. Tier 3: • Prepare design standards for high- • Implement north commercial district way commercial areas. • Implement US 395 commercial • Review the State’s engineering and frontage streetscape improvements design standards. • Development design and construc- 3.3 Traditional Neighborhoods tion documents for right-of-way The Traditional improvements. Neighborhoods action areas include • Advocate for funding the highway the blocks and streets that were plat projects with the Regional mapped as part of the 1906 and 1915 Transportation Commission, NDOT planning. These grid block neighbor- Board of Directors and policymakers. hoods are located contiguous to Downtown and contribute to the com- Regional Streets Regulatory Actions: munity’s charm and scale. The Town • Update zoning for highway commer- has identified a variety of streetscap- cial. ing improvements to these estab- lished neighborhoods. Regional Streets Financing Actions: • Pursue Federal and State highway Traditional Neighborhoods funding. Implementation Principles • Apply for pedestrian enhancement Implementation activities in grants, such as gas tax programs. the Traditional Neighborhoods action • Apply development fees to the con- areas should: struction and maintenance of highway streetscape enhancements. • Conserve Minden’s traditional resi- • Create and market a highway adop- dential neighborhoods architectural tion program. and streetscape character; • Promote infill development that
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reflects the neighborhoods’ patterns Traditional Neighborhoods Regulatory of lots, blocks, and structures; Actions: • Complete missing sidewalks and • Update for "traditional neighbor- crosswalks; and hoods" zoning. • Provide input and cooperation with residents to prepare design guidelines Traditional Neighborhoods Financing and a commitment to maintenance. Actions: • Pursue grant funding for sidewalks Traditional Neighborhoods Actions and crosswalks. The implementation actions in • Pursue grant funding for trees and the traditional neighborhoods focus streetscape amenities. ABOVE: New Neighborhoods as a on bringing the pedestrian infrastruc- • Explore formation of neighborhood Natural Extension of the Town ture up to date and add streetscape. associations or lighting and landscape The Plan includes new neighborhoods districts. that are an extension of Minden's tra- Traditional Neighborhoods ditional streets and mountain vistas. Administrative Actions: Traditional Neighborhoods Capital • Prepare renovation and infill guide- Projects lines for the traditional neighbor- Capital projects for Minden’s neigh- hoods. borhood streets fall into three tiers of • Prepare an inventory of existing priority. trees, sidewalks and streetlights. • Prepare contract documents for Tier 1: streetscape and sidewalks. • Complete streetscaping and side- walk improvements in Minden’s his-
RIGHT: New Neighborhoods
The Plan identifies future residential neighborhoods that are to be integrated Nevada NW into the town. Specific Plan North Mountainview
NEW NEIGHBORHOODS Tier 1: Nevada NW South Lucerne Tier 2: North Buckeye North Buckeye North Mountainview Tier 3: South South Mountainview Lucerne Downtown Infill
South Mountainview
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toric neighborhoods neighborhoods focuses primarily on • Initiate an “urban forestry” grant pro- designing areas to grow as an exten- gram with neighborhood volunteer sion of Minden and provide develop- groups ment standards that support commu- nity design objectives. Tier 2: • Implement infill housing near down- New Neighborhoods Administrative town Actions: • Review the County subdivision ordi- Tier 3: nance, zoning and development stan- • Continue to implement infill housing dards. ABOVE: Parks near downtown • Outreach to property owners and real estate developers. The Plan identifies future open space 3.4 New Neighborhoods and parks that are to be implemented as The New Neighborhoods New Neighborhoods Regulatory part on new neighborhoods. action areas include future residential Actions: and mixed-use projects. These areas • Update zoning and development will need to be planned and imple- standards. mented as an extension of the com- munity. Much of the implementation New Neighborhoods Financing effort will be to ensure that these new Actions: developments support the goal to • Utilize development fees for infra- make Minden a community of neigh- structure needed for new projects. borhoods rather than isolated subdivi- • Pursue transportation grants for sions. community trails and linkages between neighborhoods. New Neighborhoods Implementation Principles New Neighborhoods Capital Projects Investment in Minden’s new Capital projects for Minden’s neigh- neighborhoods should: borhood streets fall into three tiers of priority. • Promote development that enhances existing neighborhoods and Tier 1: creates new ones that are intercon- • Implement Nevada NW’s residential nected and integrate parks, schools neighborhood and other uses; • Implement south Lucerne housing • Create neighborhoods that reflect development the traditional walkable scale of Minden’s historic areas; Tier 2: • Provide new buildings that are com- • Implement new North Buckeye and patible with Minden’s architectural tra- North Mountainview neighborhoods ditions; and • Implement new elementary school • Include efforts to engage with own- ers of key properties and real estate Tier 3: developers to conceive projects that • Implement South Mountainview meet community design and econom- neighborhood ic objectives. • Implement remaining receiving areas New Neighborhoods Actions: Actions for creating new
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3.5 Open Space System "friends-of" organization that pro- The natural setting and open motes partnerships between the space surrounding Minden was one of County, Town, agricultural interests, the most popular assets identified by water conservancy, schools districts the community in workshops. The and others. Action Plan emphasizes creation, enhancing, and protecting open Open Space Actions space as a system. Implementing open space and trail development has been a Open Space Implementation popular objective in Minden, However, Principles in November 2000, the voters in the ABOVE: Martin Slough Open Space Implementing open space County failed to support an increase Martin Slough is to be preserved as a improvements in Minden should: in sales tax to fund a comprehensive permanent open space. Trails are to open space plan. Therefore, the Town connect the Slough to other open space • Conserve Minden’s natural and of Minden will need to work with prop- resources. working landscapes; erty owners and the County to design • Protect views of mountains and wet- and implement an open space sys- lands; tem. • Encourage urban development that is compatible with adjacent open Open Space Administrative Actions: space; • Prepare a regional trailways and • Plan and implement a local and open space master plan. regional trailway system; and • Coordinate open space planning • Promotes the formation of a with special districts such as irrigation
LEFT: Open Space Implementation
NEW OPEN SPACE 4 2 The Plan identifies new open space and primary trail and bike connections. 1 Tier 1: 1. Nevada NW Martin Slough open space 3 3 3 2. Nevada NW neighborhood park 4 Martin Slough Tier 2: 3. North Buckeye neighborhood parks 4. Martin Slough trails and bike paths Tier 3: 6 4 5. South Mountainview community facility and park 6. Community Center plaza
5 Trail/bicycle route
Martin Slough open space access point
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and storm water districts. Open Space Capital Projects Capital projects for Minden’s open Open Space Regulatory Actions: space fall into three tiers of priority. • Review and update storm water drainage and detention standards. Tier 1: • Implement Nevada NW’s residential Open Space Financing Actions: neighborhood park and open space • Create "friends-of" organization (County, Town, Sub-conservancy Tier 2: District, agricultural interests, and • Implement North Buckeye and North land conservancy groups) to pursue Mountainview neighborhoods parks grants, donations, and funding initia- • Implement Martin Slough trails and tives that secure open space for bike paths future generations. Tier 3: • Implement South Mountainview community facility park
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ACKNOWLEDGEMENTS
The County Commissioners appointed 12 representatives to a citi- zens advisory committee (CAC) as the sponsor for the planning process. The CAC included property and business owners, residents, Town Board members, County planning commissioners, and Town and County Staff. The CAC was charged with community outreach; sponsoring workshops; acting as a “sounding board” for principles and concepts; and forwarding recommendations to the Town Board, County Planning Commission, and County Commissioners.
Citizen Advisory Committee Douglas County Planning Ray Case Commission Tom Deck Mark Neuffer, Chairman Karen Dorf Rick Gardner, Vice Chair Don Frensdorf Valida McMichael Michelle Gabler Carolyn Whitmire Don Hellwinkel Gerald Brown Bill Henderson Kevin Lane Ron Lange Larry Walsh Chris Nenzel Jay Lather Valida McMichael Michael Hayes Bruce Scott Douglas County Commissioners Minden Town Board Donald H. Miner, Chair Bruce M. Jacobsen, Chair Stephen R. Weissinger, Vice Chair Raymond G. Wilson, Vice Chair Kelly D. Kite Ross. J. Chichester Jacques P. Etchegoyhen Robert S. Hadfield Bernard W. Curtis David C. Sheets Douglas County Staff Dan Holler, County Manager Minden Town Staff Mimi Moss, AICP, Planning and Shelia Byington, Office Manager Economic Development Manager
Consultants Bruce Race, FAIA, AICP RACESTUDIO Darin Dinsmore Sierra Business Council
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