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2.0 IntroductionThe urban design concepts for theGardnerville Plan for Prosperity cre-ate a framework of places andaddresses each project will make acontribution to. It reflects the aspira-tions of the community to create anetwork of connected mixed-useneighborhoods that are safe to walkand provide social amenities. In par-ticular, the urban design conceptsprovide direction for three clusters ofopportunity sites where coordinateddevelopment can have the greatestpositive impact on the Town.

2.1 Overall ConceptsThe Gardnerville Plan for Prosperityemphasizes creating mixed-use dis-tricts and neighborhoods that areinterconnected.

Community CharacterGardnerville has a history and tradi-tion for buildings that reflect theireconomic function and the pride oftheir owners. The urban design con-cepts forward these values as crite-ria for new investment. Concepts are

to reflect the scale, pedestrian orien-tation and block patterns found onMain Street and adjacent traditionalneighborhoods. In Old Town, newinvestment will respond to this imme-diate context. In outlying areas, newdevelopment will reflect this traditionwhile providing for the needs of con-temporary demands of the automo-bile. In each case, new developmentshould be recognized as part of “theGardnerville tradition”. Design guide-lines, located in a companion docu-ment, illustrate the qualitative direc-tions for how infill developmentshould meet these popular objec-tives.

Mixed-use PlacesThe Plan for Prosperity emphasizesmaster planned developments thatmix residential and commercialuses. These developments may behorizontal mixed-use where com-mercial and residential uses are partof the same site plan but notstacked. In the long term, uses maybe stacked vertically. This is a tradi-tional pattern for storefront shopping

Above:

Urban design concepts emphasizespedestrian friendly commercial develop-ment–in Old Town and other parts ofthe US 395 corridor.

SECTION TWO:Urban DesignConcepts

The Gardnerville Plan for Prosperity shapes economicopportunities presented by regional growth. The UrbanDesign Concepts provide policies and concepts for land use,community design and circulation. These concepts build onwhat the community values in the traditional and natural fea-tures found in Gardnerville’s rural setting and historic towncenter.

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districts, such as Gardnerville’s MainStreet in Old Town.

Pedestrian ConnectionsOne of the objectives stressed bythe community was to design newprojects as safe and comfortablepedestrian experiences that areinterconnected. This means everynew development in the town wouldbe connected to existing and futuresidewalks and the local street sys-tem rather than be planned as anisolated project.

Traffic Calming US 395 has a 25 MPH posted speedlimit. However, its design, width andgeometry inspire higher speeds. Thecommunity expressed the desire todesign public and private improve-ments that calm traffic. This includesstreetscaping and paving materialsthat make it clear the highway ispassing through a pedestrian dis-trict. The same philosophy is to per-tain to local roads where on-streetparking, design widths, and pedestri-an amenities indicate cars are shar-ing neighborhood streets withpedestrians and bicycles.

Protecting and Creating EconomicValueOne of the benefits of master plan-ning opportunity sites and employingdesign guidelines is that it providescertainty for project sponsors andadjacent property owners. There is acommon expectation about the qual-ity and creation of shared addressesthat creates higher values for landand existing and future buildings.The urban design concepts forGardnerville are intended to createand protect economic opportunitiesfor the community and property own-ers.

2.2 US 395 ConceptsImproving the image on US 395 isone of the top priorities of the Townof Gardnerville. Making the drivingand walking experience safer andmore comfortable requires anapproach that includes both higherexpectations for the private invest-ment along the highway and a high-er degree of investment within theroadway.

Enhancing Connections and ImageThe overall concept for US 395 iden-tifies opportunities to enhancepedestrian connections and cross-ings as well as improve traffic flow.The concept identifies four futuretraffic signals, town gateway fea-tures, special intersections, cross-walks and public art locations.

Complementing Land Uses adCharacter AreasThe Urban Design Concept for thePlan considers the highway as fivetypes of segments or sections. Eachsegment has design features thatcomplement the land uses and thecharacter of that sub-area. The illus-trated improvements can be phased.For example, the medians may hap-pen at a later phase and the side-walk improvements are incremental-ly developed.

Section1: Old TownIn Old Town, the concept contin-ues to build on the Town’sstreetscape and lighting improve-ments. It adds a landscapedmedian to the roadway with treesand shrubs.

Section 2: North Entry/MillervilleThe second section illustratesimprovements for the north entry(historic Millerville). It adds pedes-trian continuity to the roadway and

Section Two

Above:

The Plan for Prosperity provides landuse flexibility. It permits residentialdevelopment to be located on commer-cially zoned land, as long as thefrontage of US 395 includes commercialfrontage. In every case, residential andcommercial development has to bedesigned together providing a walkablevillage scale and connected neighbor-hoods.

applies similar streetscaping fea-tures as in Old Town. The conceptsuggests that curb cuts would beconsolidated over time to reducethe number of pedestrian and autoconflicts.

Section 3: Commercial QuadThe community commercial inter-section at US 395 and Waterloo

provides a automotive-scaled setof improvements. The streetlightsare taller and there is not the samelevel of sidewalk treatment. It doesprovide a landscaped strip andstreet trees the ability to add amedian.

Section 4: South EntryThe southern portion of US 395 as

Gardnerville Plan for Prosperity

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Roadway Concepts

Section 1: Old TownSection 2: North EntrySection 3: Commercial QuadSection 4: South EntrySection 5: Base 395

KEY

Town Gateway

Featured Intersection

Future Traffic Signal

Public Art Feature

Crosswalk

Section 2HighSchoolRoadExtension

Section 3

Section 5

Section 1

Section 4

Section 4

protected views

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Existing ROW

Features

• Varies in width (80’ illustrated)• 4 travel lanes• Continuos turn lane• Curb-adjacent 6’ Sidewalk (varies)• Vehicular-scaled lighting

Section 1: Old Town

Features

• 80’ ROW (illustrated)• 4 travel lanes• Turn lane at major intersections• Median• 6’ Planting strip• 12’ Sidewalk minimum (16’ desired)• Columnar trees in tree pockets• Canopy trees and shrubs in median• Pedestrian-scaled lighting

it enters Gardnerville includesmedian and planter strip land-scaping to compliment futuregateway buildings and site planfeatures.

Section 5: Base US 395The other portions of the highwaywould have a basic set ofimprovements. These include

planting strips with trees andsome better demarcation of theturn lane area.

Following Pages:

These roadway sections are conceptual.They illustrate pedestrian amenities andtraffic calming features for five seg-ments of US 395.

Gardnerville Plan for Prosperity

page 16

Section 3: CommercialQuad/Stodick and 395

Features

• 80’ ROW (illustrated)• 4 travel lanes• Turn lane at major intersections• Median• 6’ Planting strip• 6’ Sidewalk• Canopy trees in planting strip and median• Vehicular-scaled lighting

Section 2: North Entry

Features

• 80’ ROW (illustrated)• 4 travel lanes• Turn lane at major intersections• Median• 12’ Sidewalk with tree pockets• Canopy trees and shrubs in median• Canopy trees in sidewalk tree pockets• Pedestrian-scaled lighting

Section 3: CommercialQuad/Stodick and 395

Features

• 80’ ROW (illustrated)• 4 travel lanes• Turn lane at major intersections• Median• 6’ Planting strip• 6’ Sidewalk• Canopy trees in planting strip and median• Vehicular-scaled lighting

Section 2: North Entry

Features

• 80’ ROW (illustrated)• 4 travel lanes• Turn lane at major intersections• Median• 12’ Sidewalk with tree pockets• Canopy trees and shrubs in median• Canopy trees in sidewalk tree pockets• Pedestrian-scaled lighting

Left:

The ‘S’ Curve and Main Street sectionof US 395 have the greatest need forpedestrian safety and amenities. Theroadway concepts for these areasinclude the highest level improvementsconsistent with pedestrian shopping dis-tricts.

Section Two

page 17

Section 5: Base 395

Features

• 80’ ROW (illustrated)• 4 travel lanes• Continuos turn lane• 6’ Planting strip• 6’ Sidewalk• Vehicular-scaled lighting

Section 4: South Entry

Features

• 80’ ROW (illustrated)• 4 travel lanes• Median• Turn lane at major intersections• 6’ Planting strip• 6’ Sidewalk• Columnar trees in tree pockets• Canopy trees in median• Vehicular-scaled lighting

Section 5: Base 395

Features

• 80’ ROW (illustrated)• 4 travel lanes• Continuos turn lane• 6’ Planting strip• 6’ Sidewalk• Vehicular-scaled lighting

Section 4: South Entry

Features

• 80’ ROW (illustrated)• 4 travel lanes• Median• Turn lane at major intersections• 6’ Planting strip• 6’ Sidewalk• Columnar trees in tree pockets• Canopy trees in median• Vehicular-scaled lighting

Right:

The expansive parts of the highway inthe southern portion of Gardnerville isexpected to experience continued rein-vestment and thereby improving theimage of the community. New mixed-usedevelopments in this area would includehigher level of streetscape improve-ments helping frame community gate-ways.

page 18

Above:This is an important opportunity sitelocated on Gilman facing the park.

Left: Key Opportunity Sites

• Parcels on the south side of HeritagePark that are to become verticalmixed-use developments;

• The Main Street and Mission Streetat the ‘S’ Curve is to be developed asa mixed-use commercial develop-ment, possibly as a hotel;

• Parcels south of the ‘S’ Curve are todeveloped as a horizontal mixed-useproject with commercial uses facingMain Street and townhouse densityresidential behind; and

• Scattered sites facing Main Streetthat are to continue the traditionalpattern of vertical mixed-use build-ings.

Left:

1. Hellwinkel Ranch2. Ezell Mansion3. Gardnerville Elm. School4. Carson Valley Middle School5. Wetlands Open Space6. Park7. Sharkeys8. East Fork Hotel Site9. Opportunity Site(s) 10. Opportunity Site11. Opportunity Site

Gardnerville Plan for Prosperity

2.2 Old Town/’S’ CurveDevelopment Area ConceptsThe Old Town and ‘S’ Curve area isthe historic center for Gardnerville.The urban design concept for thisarea emphasizes creating continuityof street and open space edges thatframe and activate it as a pedestrian-friendly 24-hour district. It providesstorefront commercial uses alongMain Street, Gilman and sidestreets. Commercial and residential

uses frame and activate HeritagePark and provide a well-definedwalking edge. Compatible scale infillprojects are to blend in with existingbuildings and hide parking.

Old Town Land Use ConceptOld Town is a traditional mixed-usedistrict. It has always included resi-dential uses next to and above com-mercial uses. It has served as thesymbolic center for Gardnerville and

KEYOpportunity SiteHistoric ResourceInstitutionalOpen Space

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1.09 a

0.47 a

0.77 a

0.43 a

0.40 a70.57 a

71.94 a

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6.00 a

5.08 a

4.75 a

4.24 a

0.49 a

3.35 a

12.07 a

0.69 a

1.43 a

1.51 a

0.28 a

OS

OS

OS

OS

OS

OS

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OS

Old Town Development Program Summary

Site Area MP Density Proposed FAR/Use Program Parking DemandZone 1: Main Street

9.58 a 0.25-0.50 FAR 0.50 FAR commercial 208,652 SF 87 spaces/acre

Zone 2: Gilman Avenue17.91 a 0.25-0.50 FAR 12 du/a residential 215 du’s 29 spaces/acre

storefront retail 10,000 SFZone 3: ‘S’ Curve

6.00 a 0.25-0.50 FAR 12 du/a residential 72 du’s 34 spaces/acrestorefront retail 10,000 SF

Zone 4: Hellwinkel Ranch12.07 a 5 to 12 du/a 8 du/a residential 96 du’s 18 spaces/acre

open space creek trail

TOTAL 45.56 acres

page 19

Section Two

Above: Opportunity site at the ‘S’ Curve

Right:

The parking concept identifies existingand future on-street inventory of 270spaces and potential off-street lots andstructures with up to 600 spaces. Thiswill support an additional 225,000 SFof commercial uses (at four spaces per1,000 SF of development) and visitorparking for 380 units of housing (at onespace per four units).

Old Town Public Parking Concept

On-Street Parking Phase 2 Parking Lot Phase 3 Parking Structure Build-out Demand*

Zone 1: Main Street143 spaces Lot A-177 new spaces Lot A-260 new spaces 489 spaces

Lot B-26 new spaces Lot C-60 new spaces (505 potential new)Zone 2: Gilman Avenue

80 spaces NA NA 53 visitor spaces40 comm. spaces

Zone 3: ‘S’ Curve45 spaces NA NA 18 visitor spaces

40 comm. spacesZone 4: Hellwinkel Ranch

0 spaces NA NA 24 visitor spaces

* Assumptions:50% off-site spaces for commercial uses100% new storefront buildings in mixed-use areasvisitor parking (1/4 du’s) for residential

KEYOpportunity SiteHistoric ResourceInstitutionalOpen Space

Zone 2

Zone 1

Zone 3

Zone 4

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OS

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the land use concept continues toemphasize the pedestrian scale andstreet-oriented design found in his-toric storefront and residential build-ings. Commercial frontage is envi-sioned along Main Street andHeritage Park. Visitor uses, such asrestaurants and hotels, are also tobe concentrated in Old Town.Residential uses are to be locatedabove commercial uses in the Main

Street area and in townhouse densi-ties north of Heritage Park and adja-cent to commercial frontage at the‘S’ Curve.

Old Town Circulation ConceptOld Town has always been focusedaround Main Street/US 395. As thehighway has been widened, it hasdisplaced on-street parking and nar-rowed sidewalks. An important poli-

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Above:Mixed-use infill is envisioned alongmain Street that has ground floor com-mercial with residential or office above

Above:Horizontal mixed-use development isenvisioned for the park edges. Thisincludes commercial uses at the cornersand townhouse residential uses that cre-ate a walkable neighborhood.

Gardnerville Plan for Prosperity

cy in the Gardnerville Plan forProsperity is to calm traffic andimprove the comfort and safety ofpedestrians. Gilman Street is animportant cross street and connec-tion to Heritage Park and theChichester Neighborhood north ofOld Town. This street also providesaccess to side streets and parking.Local side streets have traditionallyprovided access to residential neigh-borhoods and parking located in therear of commercial parcels. The cir-culation concept reinforces thisaccess pattern and discourages curbcuts that interrupt traffic flow andsidewalks.

One of the most important featuresin the planning for Old Town is theformation of a parking district. Theland use concept requires creating apool of on-street and eventually off-street public parking. An in-lieu feeprogram would be developed to sup-port the management and capitalimprovements necessary to sustaina parking district. The parking con-cept identifies existing and future on-street inventory of 270 spaces andpotential off-street lots and struc-tures with up to 600 spaces.

Old Town Urban Design ConceptCentral to the urban design conceptfor Old Town is building on the tradi-tional scale and character of historicbuildings and streets. The urbandesign concept enhances fourimportant places in Old Town.

Storefront District: EnhancingGardnerville’s Traditional MainStreetMain Street’s walking edges andcontinuity is patched andenhanced by new investment.Transparent storefronts edge thestreet and commercial uses pro-vide interest.

Heritage Park: Activating EdgesHeritage Park’s south side is acti-vated with mixed-use develop-ment that enjoys views of the parkand mountains. The other sidewould also be mixed-use develop-ment at the Gilman/Ezell edges.These residents will provide“eyes-on-the-park” security andspatially enclose it as originallyenvisioned.

Gilman Gateway: ReinforcingGardnerville’s “Number OneCorner”There are parcels at Gilman andMain Street that can be redevel-oped into larger mixed-use proj-ects, possibly including hotels, ause traditionally found at this inter-section. A combination of renova-tion and new development wouldprovide a three-story street facadeand ground floor uses that acti-vate the pedestrian edge.

‘S’ Curve Gateway: Changing theImage of the CurveNew investment facing the ‘S’Curve would reflect the scale andmassing of the existing historichouse. Two-story commercial andresidential uses would bedesigned to activate the MainStreet edge and also include inter-nal courtyards.

page 21

Section Two

Below:

This graphic is an aerial view of a 3-D model of Old Town and the ‘S’Curve district. The view is from the south.

KEY

1. Heritage Park mixed-use projects2. Infill mixed-use projects along Main Street/US 3953. Redevelopment of the Sharkeys opportunity sites with a mixed-use

and parking project4. ‘S’ Curve vertical mixed-use project, plaza and parking5. ‘S’ Curve horizontal mixed-use development with commercial

frontage and townhouse neighborhood6. Townhouse neighborhood with commercial uses facing Heritage

Park at Gilman7. Open space corridor

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2.4 Stodick Parkway/US 395ConceptsStodick Parkway opportunity sitesare located at a slight bend in US395. The sites also create a gatewayto the new neighborhood to the east.The urban design concept for thisarea envisions a residential mixed-use village gateway with a walkablecommercial services district for thenew neighborhood and US 395 trav-elers. The site concept emphasizesplanning existing vacant sites as anextension of adjacent subdivision/neighborhood as part of the samemixed-use village.

Stodick Parkway Land Use ConceptThe land use concept places town-house-scale residential uses adja-

cent to existing and future residentialareas. Commercial uses would belocated the intersection of StodickParkway and US 395 and along thehighway frontage.

Stodick Circulation ConceptAuto access for commercial and res-idential uses would be from StodickParkway. Parking would be locatedadjacent to commercial uses, ratherthan in front. A sidewalk and drive-way system would be interconnectedbetween parcels. Sidewalks wouldconnect back to the adjacent neigh-borhood.

Stodick Urban Design ConceptBy planning the existing subdivisionand the Stodick Parkway parcels

Stodick Parkway Development Program

Site Area MP Designation/Density Proposed Use/Density Program

Site 1: 3.00 a commercial/0.25-0.50 FAR commercial/0.25 FAR 32,670 SF5.56 a commercial/0.25-0.50 FAR residential @ 12 du/a 67 du’s

Site 2: 1.28 a commercial/0.25-0.50 FAR commercial/0.25 FAR 14,000 SF

Site 3: 2.77 a commercial/0.25-0.50 FAR residential @ 12 du/a 33 du’s

Site 4: 2.71 a commercial/0.25-0.50 FAR commercial/0.25 FAR 29,500 SF

8.65 a

2

1

32.77 a

1.28 a

2.71 a 4

Left:

The planning concepts for the StodickParkway sites envision a horizontalmixed-use development that creates aneighborhood out of parcels frontingthe highway and the (Packwood PD)subdivision to the east. This wouldresult in an interconnected neighbor-hood, focused on open spaces with aneasy walk to commercial services.

Gardnerville Plan for Prosperity

page 23

together, there is an opportunity tocreate a walkable village. Creating atwo-story scale development withstreet-oriented residential and com-mercial buildings would knit it togeth-er. Similar roof forms, materials, andarchitectural features can further

reinforce the creation of a physicalneighborhood identity. New buildingswould also be sited and designed torespond to views of the site as US395 bends in front of it.

Section Two

Above:

The Stodick Parkway and US 395 inter-section is a gateway to a new mixed-useneighborhood.

Below:

This graphic is an aerial view of a 3-D model of the Stodick Parkway neighborhood.The view is from the north.

KEY

1. Drainage basin park with townhouse and single family edges2. Park in Oakwood PD3. Service commercial uses along US 3954. Townhouse development in between the commercial uses and single family hous-

ing

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2.5 South Gateway ConceptsThe South Entry opportunity sitesare to provide a welcoming gatewaydevelopment for Gardnerville. Thereare two areas of opportunity to pro-vide this. The first site is on VirginiaRanch Road. The second is thereceiving area south of the CarsonValley Medical Center located in theMatley Ranch. These sites providean opportunity to create a mixed-usecampus and village gateway.

Gateway Land Use ConceptBoth opportunity sites are assumedto reinforce the mixed-use policies inthe Gardnerville Plan for Prosperity.The Virginia Ranch Road site is tohave commercial frontage and resi-

dential development organized as aneighborhood behind it. The conceptassumes apartments and townhous-es totaling at least 250 units, enoughto support central amenities–meet-ing facility, pool, and park. TheMatley Ranch property is over 130acres. This large piece of property isin a Master Plan Receiving Area.The concept for this site wouldinclude commercial frontage, anopportunity to add employment-intensive campus uses, and a seriesof interconnected residential neigh-borhoods organized around smallparks.

Gateway Circulation ConceptAccess to the mixed-use develop-

Above:

The planning concept for the VirginiaRanch Road neighborhood organizestownhouses and a community facilityaround a neighborhood park.

Above:

The land use concept assumes develop-ment of at least 250 units ofhousing–enough to support a centralcommunity amenity. The plan includesquality apartments and townhouses.

Gardnerville Plan for Prosperity

South Gateway District Development Program

Site Area MP Designation/Density Proposed Use/Density Program

Site 1: 1.00 a commercial/0.25-0.50 FAR commercial/0.25 FAR 10,890 SFSite 2: 2.00 a commercial/0.25-0.50 FAR commercial/0.25 FAR 21,780 SFSite 3: 5.20 a commercial/0.25-0.50 FAR residential @ 16 du/a 83 du’sSite 4: 7.92 a commercial/0.25-0.50 FAR residential @ 16 du/a 126 du’sSite 5: 13.49 a commercial/0.25-0.50 FAR residential @ 12 du/a 161 du’s

13.49 a

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page 25

ment in the South Entry would hap-pen via side and cross streets to pre-vent curb cuts from impacting trafficflow and walking. Both VirginiaRanch and Matley Ranch siteswould have an integrated internalstreet, sidewalk and pathway systemthat connects central open spaces,residential blocks and commercialuses into a walkable village. Parkingwould be located adjacent to build-ings to provide street-edge continuityand reduce the visibility of parkinglots.

Gateway Urban Design ConceptOne of the important urban designfeatures for the South Entry is thecreation of a gateway using build-

ings, open space and landscaping.Called “South Valley Plaza”, thedevelopment would introducemotorists traveling north on US 395to Gardnerville. Commercial usesalong US 395 would face the high-way, not turning their backs to it.Buildings located on corner siteswould be pulled to the corner provid-ing a walking edge connection toadjacent neighborhoods. Internally,block patterns, and the orientation ofcommercial and residential useswould provide a pattern conducive towalking. Neighborhoods wouldinclude central open spaces that areringed with homes, not backyardfences.

Section Two

Below:

This graphic is an aerial view of a 3-Dmodel of the Virginia Ranch Roadneighborhood. The view is from thenorth.

KEY

1. US 395 commercial frontage “SouthGate Plaza”

2. Apartments3. Neighborhood open space4. Neighborhood open space and com-

munity facility5. Townhouse neighborhood

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