section three: character district guidelines · with traditional street-oriented store-front...

Introduction to Character DistrictGuidelinesThere are three important communi-ty design concepts that are rein-forced in this section. These include:

• Gardnerville has areas that haveunique design characteristics;

• Projects will fit into their context;and

• Design and organization of newprojects have to reflect overallcommunity design objectives.

Character DistrictsGardnerville’s has definable sub-areas characterized by their size andlocation, existing development pat-terns, and predominate land uses.The Plan for Prosperity identifies sixcharacter areas and provides landuse circulation and design policiesfor each. The design policies areused as “design principles” and

become the basis for design guide-lines for each character area.

Guidelines: Responding to Past,Current and Future ContextThe design guidelines use anapproach that emphasizes under-standing the past, current and futurecontext for new investment. TheGuidelines build on the best of thepast while reflecting contemporaryeconomic and design objectives forGardnerville.

• Past Context–Historic buildings,lot and block patterns

• Current Context–Desirable fea-tures to enhance and connect toand undesirable features toimprove with reinvestment

• Future Context–Design conceptsand policies identified in theGardnerville plan for Prosperity

SECTION THREE:Character DistrictGuidelines

Section Three provides design guidelines for six areas identi-fied in the Plan for Prosperity as having unique character.The types of context considerations and overall concepts thatorganize investment are also included. This section demon-strates how investment in these areas can be designed to con-tribute to the economic and qualitative success ofGardnerville.

Above:

Gardnerville has grown around its OldTown district expanding from a mainstreet neighborhood to a post war sub-urb. Growing along US 395, the com-munity now possesses a variety of dis-tricts with different character.

Gardnerville Plan for Prosperity • Design Guidelines

page 18

Urban Design ConceptsThe Plan for Prosperity providesoverall planning concepts for oppor-tunity areas. The guidelines for char-acter districts build upon these con-cepts identifying key site planning

and other design features. Leadingconcepts illustrate how individualprojects contribute to Gardnerville’soverall design.

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Character Areas

1. Old Town2. ‘S’ Curve3. Millerville4. Commercial Quad5. South Center6. South Entry6A. Matley Ranch (potential extension of Southern Entry)

Below:

This Map indicates the design character areas of the Plan for Prosperity. The Guidelines are organized to communicate designexpectations for these areas.

Section Three

3.1 Old Town

Guiding Principle: New develop-ment should reflect the pedestrianscale, orientation and character ofGardnerville’s traditional commer-cial, residential and mixed-usebuildings.

Urban Design Concepts for OldTownNew investment is to revitalize OldTown Gardnerville into a pedestrianfriendly traditional town center for thecommunity. New projects have to bedesigned to coexist with commercialand residential uses. Soundwalls,blank walls, locating parking lots infront of buildings, and providing serv-ice access to buildings withoutregard of their impact on existing andfuture residents and tenants will bediscouraged. Old Town has distinc-tive traditional and planned gate-ways, focal points and pedestrianlinkages. Every new project will haveto contribute to these design ele-ments in Old Town.

Block and Lot PatternsOld Town possesses a traditionalpattern of blocks and lots that newdevelopment should fit within andemulate. The underlying pattern oflots creates an “Old Town cadence”.The bay spacing and building widthsare relatively narrow providingpedestrian-scaled walking edge andvariety. New development shoulddeveloped in the block and lot “mod-ules” familiar to traditionalGardnerville.

GatewaysThere are two important gatewaypoints in the Old Town characterarea. The ‘S’ Curve is the traditionalpoint of arrival from the south. TheGardnerville Museum (historicschool) is the traditional entry from

the north. New investment in theseareas has to reinforce their role asgateways.

Focal PointsThe intersection at Gilman and MainStreet is Old Town’s “number onecorner”. Hotels clustered herebecause it was a crossroad andarrival point. It was the traditionallocation for Gardnerville’s substantialbuildings. This location has impor-tant opportunity sites that shouldframe the intersection and activate itwith ground floor commercial uses.

Heritage ParkHeritage Park is an important civicfocal point and plays an importantsocial role in the community. Thepark is surrounded by vacant devel-opment sites providing a uniqueopportunity in Carson Valley for acti-vating a traditional town center pub-lic park.

The development of each edge willcontribute to the quality of the park.Development on the north and southside of the park should spatiallydefine and activate its edges. On thesouth, sites are part of Old Town’straditional commercial Main Streetblocks. Multi-story buildings withcommercial uses that face the parkare planned for this area. Thesecould also include residential uses.

The Plan for Prosperity identifiesdesirable uses, design character,and orientation of new development.On the north side are vacant sitesthat are planned as horizontal mixed-use developments. Retail uses areplanned for the corner sites facingthe park at Gilman. These cornersites should orient towards the parkand enhance pedestrian connectionsto existing and future residentialdevelopment along Gilman. TheBalance of the northern edge can be

Above:

(1) Historic photograph ofGardnerville’s Oddfellows Hall(2) Contemporary photo of theOddfellows Hall(3) Example of a new buildingdesigned to fit into a two-story mainstreet context. The Building:

• Steps back the third level to main-tain a two-story elevation;

• Has a transparent ground floorstorefront that faces the sidewalk;

• Has “punched” window openingsin the upper floor; and

• Introduces an architectural bay ele-ment over the main building entry.

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developed with residential uses thatorient towards the park. This housingshould differentiate itself from othersuburban track housing developed tothe north. It should be more urban incharacter, potentially stacked-flats,townhouses or small-lot single-familywith narrow side and front yard set-backs. Parking garages and drive-ways should not face the park but beaccessed via a neighborhood alleysystem. A combination of two andthree-story development would beallowed along Gilman and facing thepark.

Pedestrian ConnectionsOld Town has been the traditionaldestination for a social walk and visit.In recent years traffic on US 395 hasincreased and road widening hasimpacted sidewalks. New develop-ment on Main Street still has to rein-force the pedestrian nature of thearea in concert with the Town’sefforts to add streetscaping and workwith NDOT on traffic calming meas-ures. In addition, the improvement ofside street connections to DouglasStreet’s traditional residential neigh-borhood and new neighborhoods tothe north is important. Streetscapeimprovements should enhancepedestrian connections while newdevelopment provides interest andorients towards the street. Parkinglots, blank walls and other invest-ment that does not enhanced con-nections will not be permitted on sidestreets. New buildings have to havea corner orientation.

Vehicular AccessIn Old Town, development has tradi-tionally been serviced via the alleysor through the front door. MainStreet’s traffic and lack of on-streetparking no longer allows the frontdoor service. Therefore, the alleysystem for parking lot access andservice is important. Every project

that connects to the alleys has tosupport this system with connectingdriveways, service access, and park-ing lots. The mid-block and rearparking system has to be reinforcedby every new investment in OldTown. No parking garages or drive-ways should face on to HeritagePark.

Old Town GuidelinesDESIGN GOAL: New investment inOld Town should reflect its role asthe historic core of the communitywith traditional street-oriented store-front buildings, narrow lots, pedestri-an-scaled block pattern, and a mix ofresidential and commercial uses.

Site Connections• Building entries should be located

facing streets. • Public streets and open spaces

should be the primary means ofvisually and functionally connect-ing various buildings and develop-ment in Old Town.

Building Alignments and Orientation• Commercial buildings should be

aligned and orientated towardspublic streets.

• The ground floors of commercialand mixed-use buildings shouldhave transparent storefronts thatcontribute to pedestrian connec-tions.

• Building and landscape setbacksalong public streets should pro-vide an interconnected sidewalksystem.

• Commercial buildings should havestorefronts located along the side-walk.

• Residential development shouldhave front yards and porches ori-ented towards the street.

Streetscape and Landscape Design• New development should imple-

ment the Town’s streetscape mas-

Above:

This new infill mixed-use building islocated on a corner. The building ori-ents towards the intersection and side-walks.

Above:

Old Town includes older historic resi-dential blocks. New development locat-ed in or adjacent to these areas shouldstep down in height and include designfeatures that transition between resi-dential and commercial buildings.

Section Three

ter plan.

Roadway and Parking Lot Design• Parking lots and driveways should

be accessed by mid-block alleysrather than by individual curb cuts.

• Parking lots should be located inthe middle of Main Street blocks,hidden behind buildings.

Response to Architectural Context• New investment should reflect Old

Town’s variety of architecturalstyles.

• Storefront buildings should beeither wood frame construction orbrick with strong cornice lines andpunched window openings.

• Commercial buildings should haveflat roofs or gable roofs hidden

behind a parapet. • Residential architecture should be

varied, have porches facing thestreet, and locate parking at therear of the site.

Signage Design• Signs in Old Town should be

mounted on buildings and work atthe modest scale of the historicstate highway (not large auto-ori-ented signage) and at the streetlevel experience of a pedestrian.

• Window signs should be part ofthe overall graphic concept for thebusiness and part of the pedestri-an signage tradition.

Above:

Heritage Park is an important civicamenity. Development facing the parkshould provide a well-defined andactive edge. Commercial ground flooruses should be located along Gilmanenhancing pedestrian connections toOld Town.

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1. Existing historic storefront building2. Continuation of streetscaping and wider sidewalk3. Two-story facade, pedestrian-scaled bay spacingand awnings, and sidewalk-oriented storefronts

4. Retained and restored historic brick buildings5. Court yards spaces6. Shared parking access from alley with shade trees

Infill Mixed-use Building on Main Street


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3.2 ‘S’ Curve

Guiding Principle: New develop-ment should incorporate historicbuildings, hide parking and makea thematic esthetic connection toOld Town.

Urban Design Concepts for the ‘S’CurveThe ‘S’ Curve is the traditional arrivalpoint from the south forGardnerville’s Old Town. The Planfor Prosperity envisions mixed-usedevelopment that orients towards thestreet and the curve to reinforce thedefinition of the entry. It includes acorner plaza and a multi-story mixed-use building facing the curve. On thesouth is a horizontal mixed-usedevelopment that incorporates thehistoric house and uses it as anarchitectural reference for newdevelopment to barrow from. Theconcept also includes a small greenas a focal point for the development.

Block and Lot PatternThis area should be master plannedas a mixed-use village that reflectstraditional development in Old Townand Douglas Avenue. The north sideof Main Street is a continuation of thehistoric block. On the south, newdevelopment should be organizedaround a small-scaled block patternthat orients new buildings towardssmall private streets. Architecturally,new townhouse residential develop-ment on the interior part of the ‘S’Curve should be designed to reflectthe scale and character of the his-toric homes on Douglas Avenue. Thecommercial frontage buildingsshould orient towards Main Streetwith parking at the rear or sides ofthe ‘S’ Curve area.

GatewaysThe ‘S Curve is a gateway for OldTown. Buildings on Main Street needto be designed to frame the entry ata civic scale. Every building shouldcontribute to this objective.Landscaping, both along Main Streetand internal streets and openspaces, should contribute to thesense of entry into Old Town.

Focal PointsThe plaza on the north side of MainStreet should provide a focal pointfor the ‘S’ Curve. Ground floor activi-ty should face onto the plaza. A cafeor other type of use that can takeadvantage of its visibility. An outdoorspace should be encouraged in thislocation. The streetscape and road-way concepts in the Plan forProsperity also identify this visiblelocation as an opportunity to includepublic art.

Pedestrian ConnectionsThe orientation of development inthe ‘S’ Curve should make walkingbetween Old Town and traditionalneighborhoods more comfortable.Landscaping and traffic calming con-cepts has to be an integral part of thedesign solution. Douglas Avenueneeds to be part of the connectionsconcept.

Vehicular AccessVehicular access for the north side ofthe ‘S’ Curve can happen fromMission Street. On the south,Douglas Avenue can provide accessfor residential uses. A single sharedaccess point should be planned forall the commercial uses on MainStreet. An alley system should beprovided for residential uses. Nodriveways or parking garages shouldface internal streets.

Above:

The ‘S’ Curve has terrific visibilitydue to the bend in the road where his-toric Main Street transitions into US395 at Douglas and Toler. On thesouth side of US 395 area has a mixof historic buildings and nondescriptpost war commercial buildings.Commercial uses backup against aresidential area. On the north side ofMain Street are opportunity sites thatwill continue the storefronts to the ’S’Curve as part of a commercial block.This area faces a traditional residen-tial block on Mission Street.

Right:

This site diagram of the ‘S’ Curveillustrates the types of uses, site plan-ning and design features desired forthe area.

(A) Infill commemrcial organizedaround a small commons and theexisting historic house(B) Multi-story mixed-use buildingwith a plaza on the north side of thecurve(C) Small townhouse neighborhoodlocated behind Main Street commer-cial buildings

Parking (P) would be located behindand adjacent to buildings.

Section Three

‘S’ Curve GuidelinesDESIGN GOAL: New investment in the ‘S’ Curve shouldreinforce its role as an important point of arrival in OldTown.

Site Connections• Building entries should be located facing streets. • Public streets and open spaces should be the primary

means of visually and functionally connecting variousbuildings and development in the future.

Building Alignments and Orientation• As an extension of Old Town, commercial buildings

should be aligned and orientated towards publicstreets.

• The ground floors of new buildings should match exist-ing traditional commercial and mixed-use buildingswhere transparent storefronts contribute to pedestrianedges and connections.

• Building and landscape setbacks along Main Streetshould provide an interconnected sidewalk system.Commercial buildings should have storefronts and belocated along the sidewalk.

• Residential development should have front yards andporches and be oriented towards the street.

• Housing should be oriented towards streets and openspaces. Rear yard fence conditions along publicstreets should not be permitted.

Streetscape and Landscape Design• The US 395 traffic calming and streetscape concepts

for the area should remove the concrete wall in theroad and extend Main Street’s lighting and landscap-ing.

Roadway and Parking Lot Design• Parking lots and driveways should be accessed by

mid-block alleys rather than by individual curb cuts. • Parking lots should be located in the middle of Main

Street blocks, hidden behind buildings.

Response to Architectural Context• New projects should feel as thought they are part of

Old Town. • On the north of Main Street storefront buildings should

be brick with strong cornice lines and punched windowopenings. Commercial buildings should have flat roofsor gable roofs hidden behind a parapet.

• On the south side, residential architecture should havegable roofs with an emphasis on porches facing thestreet with parking at the rear of the site.

Signage Design• Signs in the ‘S’ Curve area should be similar to Old

Town. They should be mounted on buildings and workat the modest scale of the historic state highway(rather than possess large auto-oriented signs) as wellas part of the pedestrian experience.

• Window signs should be part of the overall graphicconcept for the business and part of the pedestrian sig-nage tradition.

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‘S’ Curve Guidelines

Main

Street


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3.3 Millerville

Guiding Principle: Site planningand building design should reflectthe traditional character ofGardnerville’s adjacent commer-cial and residential areas.

Urban Design Concepts forMillervilleMillerville is a mixed-commercialarea that connects Minden andGardnerville. Design concepts forthis area primarily enhance this byplacing buildings facing the streetand improving pedestrian and autoconnections between them.

Block and Lot PatternThe Millerville character area hasresidential and traditional scaleblocks and lots in contiguous areasof Old Town, Douglas Avenue andGardner Circle. The design conceptsfor this area should emulate thescale and pattern of these adjacentareas to enhance the continuity andimage of between Minden andGardnerville.

GatewaysThe west entry into Gardnerville islocated near Church Street.Development in this area shouldreinforce the town’s gateway.Development site planning, buildingorientation and streetscape should

work together to frame an entry onboth sides of US 395.

Focal Points and PedestrianConnectionsThe Plan for Prosperity identifiescrosswalks at Church, Centertown,Mill and High School Streets. Thesestreets are important pedestrian con-nections along US 395. In theselocations buildings need to “turn thecorner” providing street edges thatmake walking comfortable and inter-esting. The strong corner orientationof buildings in these locations canalso provide focal points and defini-tion to the otherwise long stretch ofcommercial development. A trafficsignal is proposed in the Plan for theMill Street and US 395 intersection.This will provide a safe place tocross and connect neighborhoods tothe south to commercial and openspace on the north side of US 395.

Vehicular AccessNew development in Millervilleshould reduce the amount of curbcuts and improve pedestrian safetyalong US 395. Development on thesouth side of US 395 west of MillStreet has alley access. The alleycan be access via side streets reduc-ing the need for curb cuts. Othersites should be accessed by sidestreets and share curb cuts wherepossible.

Above:

Millerville is a mixed-commercial areabetween Minden and Gardnerville. Ithas a variety of uses and site condi-tions. Historic houses are locatedalong US 395 in the portions near OldTown. This area backs up against tra-ditional residential areas on the southside along Douglas and on the northside by Gardner Circle. Some areas onthe north side of US 395 have viewsand access to protected open space.

Left:

This site is located at the Minden-Gardnerville boarder. New develop-ment here should contribute to a gate-way statement for the community.

(A) Architectural gateway feature fac-ing crosswalk and town boundary

(B) Storefronts align with sidewalkedge, continuation of streetscape

(C) Building massing broken into dis-tinctive modules/bays

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US 395

Section Three

Millerville GuidelinesDESIGN GOAL: New developmentshould contribute to the continuity ofcommercial activity and pedestrianconnections along US 395.

Site Connections• New investment should connect to

adjacent development to make iteasier to walk and drive betweenbusinesses.

Building Alignments and Orientation• New commercial development

should be located at the edge ofthe sidewalk along US 395.

• Building entries and storefrontsshould face the sidewalk.

• Parking should be located at therear or side of the building.

Streetscape and Landscape Design• The US 395 traffic calming and

streetscape concepts for the areashould extend Main Street’s light-ing and landscaping.

• On-site landscaping should reflectthe Town’s streetscape improve-ments providing similar qualitylighting and landscaping.

Roadway and Parking Lot Design• New investment should combine

and consolidate curb cuts and pro-vide connected parking and side-walk areas between parcels toallow for improved pedestrian andtraffic safety.

Response to Architectural Context• New buildings adjacent to tradi-

tional residential buildings (evenwhen they have been converted tocommercial uses) should reflecttheir massing and orientation.

• New investment should emulatethe architectural elements thescale of historic buildings.

• Larger commercial buildingsshould be developed in “modules”of the traditional buildings, reflect-ing their scale.

Signage Design• Millerville signage should work at

the modest scale of the historicstate highway (not large auto-ori-ented signs) as well as be part ofthe pedestrian experience.

• Pole signs are not allowed bycode.

Right:

This site is located amid historic hous-es along US 395. Infill projects withinthis context should not tear down hous-es. Houses should be incorporated intothe plans or relocated. The design ofnew projects should reflect the siting,scale and architectural character of thehistoric buildings.

(A) Restored historic house(B) Relocated house(C) New buildings with:• Residential scale roofs and massing• Street-oriented entries/porches(D) Shallow front yard setback similarto existing houses(E) Shared parking located at the rearof the site accessed from alley withcanopy shade trees

Above:

This row of new buildings face a fourlane street providing a continuos walk-ing edge and parking located at therear of the site.

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US 395


page 26

3.4 Commercial Quad

Guiding Principle: New develop-ment in the Commercial Quadarea should contribute to theoverall character of the district asa convenient and comfortableshopping experience.

Commercial Quad Urban DesignConceptsThe overall goal for the CommercialQuad area is to improve its positionin the market by making futureinvestment and reinvestmentenhancements image and perform-ance as a coherent auto-orientedshopping destination for the largercommunity.

Block and Lot PatternThe block and lot pattern of theCommercial Quad area reflects itsroots as a post war auto-orientedshopping center making visibility oftenants and maximizing parking as atop priority. The Plan for Prosperitystresses site planning approachesthat emulates block and lot patternsfound in traditional portions ofGardnerville. This includes treatingdriveways like internal streets withsidewalks and landscaping, pushingfuture development to the streetedge and towards corners (withstorefronts), and connecting store-fronts.

Gateways and Focal PointsWaterloo and US 395 is an importantintersection from a traffic and circula-tion standpoint and as a vehicularentry for Gardnerville from the eastand west. The Plan for Prosperityidentifies the intersection as a focal.A combination of building orientation,streetscaping and signage shouldreinforce this urban design concept.

Pedestrian Connections

Future investment in the CommercialQuad area should add organization-al features that improve internal andexternal walking connections.Alignment of storefronts, addingsidewalks, and the orientation of newbuildings should increase the acces-sibility of the area to pedestrians andmake it more comfortable and saferfor patrons once they get out of theircars.

Vehicular AccessAs in other areas, combining curbcuts and connecting drivewaysshould be a goal of every new invest-ment and reinvestment in theCommercial Quad. Over time, newprojects should help transform thearea into a more coherent shoppingdestination that feels like and per-forms as one place.

Commercial Quad GuidelinesDESIGN GOAL: New investmentshould reinforce the CommercialQuad as a single contemporary com-munity-shopping destination.

Site Connections• Commercial buildings should be

planned, designed and retrofittedto improve pedestrian and parkingaccess connections.

• New investment should connect toadjacent development making iteasier to walk and drive betweenbusinesses.

Building Alignments and Orientation• New buildings should align with

existing storefronts and streetedges to enhance internal pedes-trian connections and links to sur-rounding areas.

Streetscape and Landscape Design• Streetscape concepts for US 395

should include a planting thatresults in a large-scale treecanopy to strengthen the image

Above:

The Commercial Quad is an impor-tant community intersection that hasbecome the primary auto-orientedcommercial service address forGardnerville. It has grocery stores,service commercial uses, and fran-chise restaurants. The Plan forProsperity emphasizes enhancing thiseconomic role and improving the con-nections between existing and futuredevelopment.

Section Three

and identity. • New site development should

include landscaping that improvesthe pedestrian environments with-in the auto-oriented CommercialQuad area.

Roadway and Parking Lot Design• Future reinvestment in the

Commercial Quad’s existing park-ing lots and driveways should con-nect large anchors, shops andpads.

• New investment, renovation andnew buildings, should combineand consolidate curb cuts and pro-vide connected parking and side-walk areas between parcels andbuildings to allow for improved

pedestrian and traffic safety.

Response to Architectural Context• New buildings in the Commercial

Quad should set the tone in forfuture reinvestment in existingbuildings.

• Over time, regional materials andresponse to the Carson Valley cli-mate should be expressed in therenovation of existing buildings.

Signage Design• The Commercial Quad should

have an overall graphic identityand wayfinding approach to sig-nage found in successful man-aged shopping centers and dis-tricts.

Above:

This new shopping center orients padbuildings towards the corner with asmall plaza and storefronts.


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3.5 South-Central

Guiding Principle: New develop-ment should be orient towards thestreet, hide parking, provide con-nected walking edges andrespond to visibility created bythe bend in US 395.

South-Central Urban DesignConceptsThe South-Central part ofGardnerville has some of the biggestimage challenges and opportunities.It has older commercial and industri-al development and important vacantopportunity sites. Every new com-mercial project in this area shouldorient towards US 395 and greatviews to the west while connecting toadjacent areas.

Block and Lot PatternsNew investment in the South-Centralcharacter area should emulateGardnerville’s traditional scale.Residential blocks in the StodickParkway identified in the Plan forProsperity area should organize andconnect to US 395 commercialfrontage. In other US 395 areas, thespacing between (shared) drivewayaccess and building frontage shouldalso reflect a walkable block size andpattern.

Gateways and Focal PointsThe Plan for Prosperity identifiesthree locations for future signalizedintersections–Stodick Parkway,Industrial and Service. These inter-sections create pauses along thelong stretch of US 395 and are gate-ways to development areas to theeast of the highway. The urbandesign concept for South-CentralGardnerville makes the most out ofthese “places along the highway” byorienting commercial projectstowards the intersection welcomingentries into mixed-use and commer-cial developments.

Pedestrian ConnectionsUrban design concepts for this areastress two types important pedestri-an connections. The first is to devel-op continuity between parcels facingthe highway. The second is to makewalkable relationships between com-mercial frontage and adjacent resi-dential and commercial areas. TheRoadway Concepts in the Plan pro-vide for a continuous sidewalk alongUS 395.

Vehicular AccessAs in the Millerville and CommercialQuad areas, consolidating curb cutsand where possible using sidestreets for access is an important cir-culation concept for the South-Central part of Gardnerville.

Above:

South-Central Gardnerville includes along stretch of US 395 from theCommercial Quad and SouthGateway character areas. South-Central has little architectural contextthat new development can reference.The area is zoned for commercial andindustrial uses. It has permanentlyprotected open space located on thewest side of US 395 with great view ofthe valley floor and mountains. To theeast, the lands include emergingneighborhoods and Receiving Areas.The Plan for Prosperity emphasizesenhancing the connections and inte-gration of new development on US395 frontage and contiguous areas.

Left:

This diagram shows how new com-mercial buildings along a major roadare oriented towards the street. Incases where they are located next to abuilding that has parking in front,they step back along one edge toalign with the existing buildings.

Section Three

South-Central Guidelines DESIGN GOAL: New developmentshould improve the travel experienceand provide well-design and distinc-tive entries for existing and futureneighborhoods and business centersalong US 395.

Site Connections• Parcels on US 395 should share

access by combining curb cuts.Projects should also be planned tobetter connect parking and pedes-trian facilities for adjoining parcels.

• The area located around StodickParkway should be planned as agateway for contiguous residentialneighborhoods.

• Retention basins should bedesigned as parks. New residen-tial development should orienttowards parks, activating theiredges.

• New construction and renovationprojects at the entries of industrialsubdivisions should orient towardsthe corner improving its identityand image.

• Development of corner propertiesshould improve pedestrian con-nections to neighborhoods.

Building Alignments and Orientation• New development should align

with existing buildings where theyare not likely to change, ortowards US 395 frontage withparking at the side or behind thebuilding.

• Housing should be orientedtowards streets and open spaces.

• Rear yard fence conditions alongpublic streets should not be per-mitted.

Streetscape and Landscape Design• The US 395 streetscape concepts

for the South-Central area shouldintroduce street trees and side-walks. Streetscaping should pro-vide visual and access continuityalong the highway.

• Landscaping of individual devel-opments landscaping shouldincrease pedestrian comfort andconnections to adjacent areas.

Roadway and Parking Lot Design• New investment should combine

and consolidate curb cuts and pro-vide connected parking.

• Sidewalks should be providedbetween parcels to allow forimproved pedestrian and trafficsafety.

Response to Architectural Context• Larger projects should develop

their own overall architectural con-cepts and image creating a senseof place.

• Smaller single projects shouldstrive to achieve a higher qualitydesign reflecting a future contextof higher rent uses and becomingpart of an emerging mixed-useaddress.

Signage Design• Signs mounted on poles and

buildings in South-CentralGardnerville are not allowed.

• The future context assumes signswill need to work at the modestscale of the historic state highway(rather than large auto-orientedsignage) as well as part of thepedestrian experience.

• Pole signs are not allowed.

Above:

These new commercial develomentsare built along arterials and havefront yard setbacks and parking locat-ed at the rear or next to the building.


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3.6 South Entry

Guiding Principle: New invest-ment should create a gateway byclustering buildings and openspaces along US 395. Areas adja-cent to US 395 should also havean internal system of open spacesframed by commercial and resi-dential buildings.

South Gateway Urban DesignConcepts The South Gateway is to be morethan a single point along the high-way. It is a mixed-use district thatmay expand and grow over time. It isto be designed as a part ofGardnerville, not a separate subur-ban development. It is to be one ofthe Town’s neighborhoods that wel-comes you when arriving from thesouth.

Block and Lot PatternThe South Gateway is to be devel-oped in walkable and connectedblocks with commercial uses locatedalong the highway and residentialand employment uses designed aspedestrian-oriented neighborhoodsand campuses behind.

Gateways and Focal PointsThe South Gateway is the entry toGardnerville. Charlotte Way is theneighborhood entry for the VirginiaRanch Road development area. Inthe longer term, the Muller Parkwayconnection through the VirginiaRanch Specific Plan area and MatleyRanch (Receiving Area) will provideanother opportunity to create aneighborhood entry and extend theSouth Gateway frontage along thehighway. Anticipating this, the Planfor Prosperity identifies two futurefocal points with crosswalks and atraffic signal in the South Gateway.In addition, the Plan for Prosperity

includes internal focal points for newneighborhoods. Small parks will pro-vide a physical and social feature.

Pedestrian ConnectionsAs in the South-central area, con-nection along the highway frontageis important. In the South Gatewayarea, the development opportunity incontiguous Receiving Areas is quitelarge. The Plan stresses an internalstreet and pathway system for theseareas that emphasizes pedestrianpace, scale and comfort. Smallerneighborhood park spaces should becompatible with a walking communi-ty and spaced within at least a 5 to 7minute walk (approximately 6 blocksapart).

Vehicular AccessAs in the Millerville, CommercialQuad, and South-Central areas, con-solidating curb cuts and where possi-ble using side streets for access isan important circulation concept.Internal streets should reflect thetype of land use activities they sup-port. Residential and neighborhood-serving commercial streets shouldbe narrow with ample sidewalks.

South Entry GuidelinesDESIGN GOAL: New investment inthe South Entry should set the tonefor Gardnerville’s image and travelexperience.

Site Connections• Existing and future planned devel-

opments comprised of multipleparcels in the South Gatewayshould be master planned to meetthe design goals for the SouthGateway.

• The medical center campusshould be master planned with anintegrated parking, transportationand a site plan solutions that con-nects buildings with pedestrianwalkways and open spaces.

Below:

This example mixed-density infillproject was developed on a formerranch. The historic farm buildingswere integrated into the plan andused as an architectural reference forthe new buildings.

(A) Townhouse streets

(B) Apartments frame site entry

(C) Historic farm buildings used ascommunity center an located in park

A

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B

Section Three

• Future development the ReceivingAreas should be planned as partof a larger pedestrian-friendlyneighborhood.

Building Alignments and Orientation• Employment uses should be

planned as a campus where build-ings frame open spaces, orienttowards views and cluster toenhance pedestrian movementbetween buildings and social inter-action.

• Master planned projects shouldinclude street-oriented commer-cial buildings fronting US 395.

• Mixed-use neighborhoods and

campuses should have buildingsthat orient towards internal streetsand open spaces providing asocial and comfortable walkingenvironment.

• Housing should be orientedtowards streets and open spaces.

• Rear yard fence conditions alongpublic streets should not be per-mitted.

Streetscape and Landscape Design• The US 395 streetscape concepts

for the South Gateway areashould include a landscapedmedian, street trees and side-walks.

Below:

The South Entry will set the tone forGardnerville’s image and travel experi-ence. The South Gateway has a medicalcenter and vacant land. The frontage ofUS 395 is zoned for GeneralCommercial and backs-up on the eastby Receiving Areas. On the west side ofthe highway is a shallow parcels zonedfor General Commercial uses.

The diagram below illustrates commer-cial frontage (D), apartments (B) andtownhouses (A) designed as a mixed-useneighborhood. A transit stop is includedat the neighborhood entry (T).

T

D

B

C

A

US395


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• Streetscaping should increasepedestrian comfort and connec-tions to adjacent areas.

• Landscaping should provide visualcontinuity along the highway andinternal streets.

Roadway and Parking Lot Design• Parking lots in the South Gateway

should be accessed by internalstreets rather than US 395.

• New investment should continueto be access from internal streets,consolidate curb cuts. and provideconnected parking and sidewalkareas between parcels.

Response to Architectural Context• Larger developments should

include overall architectural con-cepts where each project con-tributes to creation of a mixed-use

neighborhood.• New building design should

respond to views, solar access,climate and orient towards publicspaces and streets.

• If older farm houses are located onthe site, they should be incorporat-ed into the site plan.

Signage Design• New signs signage should provide

a graphic identity and wayfindingsystem for a mixed-use communi-ty.

• Signage should work at a modestautomotive scale on the US 395frontage and a pedestrian scale ininternal streets.

• Pole signs are not allowed.

Left:

The Plan for Prosperity does notencourage large-scale commercial inthe South Gateway. However, if a com-mercial center is located in the SouthGateway, it should be planned anddesigned to fit into a residential neigh-borhood.

The Guidelines requires:

• Commercial uses located adjacent tonon-residential land uses;

• The project be planned as part of theneighborhood street and block pat-tern;

• Development include deliberatepedestrian connections to the adja-cent neighborhoods; and

• Pad and in-line shop buildings belocated along the edges of the site.

Gardnerville Town BoardTom CookPaul LindsayMike Philips (Chair)Randy Slater (Vice Chair)Jerry Smith

Douglas County CommissionersJim Baushke (Chair)Dave BradyDoug Johnson (Vice Chair)Kelly KiteTim Smith

Douglas County PlanningCommissionBob Conner (Vice Chair)Jim MadsenNancy McDermid (Chair)Matt KcKinneyMike OlsonMargaret ProssRick Ross

Plan for Prosperity CitizensAdvisory CommitteeSandy AndersonLois BrooksRose CookBernie CurtisDr. Stuart DrangeDennis FreitasPaul GilbertJeannie JohnsonDennis KeefeMarie LekumberryNancy McDermidJeanne ShizuruSkip SayreLarry Walsh

Town StaffCarol Louthan, AdministrativeAssistantJim Park, Town ManagerJennifer Roman, Town Engineer

County StaffHeather Bovat, Senior PlannerMimi Moss, Assistant Director,Community Development

ConsultantsBruce Race, FAIA, AICPRACESTUDIO

Darin DinsmoreDinsmore Sierra, LLC

Acknowledgements

Over 100 people participated in the development of objec-tives, polices and concepts that are the basis for theGardnerville Plan for Prosperity. Their values and commit-ment to civic action to create a prosperous and livable com-munity will be appreciated by future generations.

section three: character district guidelines · with traditional street-oriented store-front...

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