The High School at Wildcreek Due Diligence Report Washoe County - - PowerPoint PPT Presentation

The High School at Wildcreek ‘Due Diligence’ Report

Washoe County School District Board of Trustees November 28, 2017

Attachment E

The High School at Wildcreek

Due Diligence Report

• How We Got Here
• Timeline, Project Overview & Need
• Due Diligence Report Findings
• Non‐Physical & Physical Constraints
• Site Plan Alternatives
• Preliminary Appraisal Report
• Conclusions / Recommendation

“Strategic Blueprint”

for

Overcrowding and Repairs

Presented to:

Public Schools Overcrowding and Repair Needs Committee

November 20, 2015

3

• 2024 – 2025 Shown (10 Year Projection)
• New 2400 student HS’s in north valley

and Wooster area.

• Combine Hug and Sparks zones, build

new combined 2400 student HS on central site (new Sparks)

• Increase Damonte Ranch to 2400

student capacity with additions

• Wooster boundary adjusts to relieve

Damonte Ranch

• Some rezoning around new Sparks HS to

disperse enrollment load

Recommendation – High Schools

4

WCSD “Strategic Blueprint” Phasing – High Schools

2016 ‐ 2024

• Additions to Damonte Ranch HS –

Phase 1

• Cold Springs HS (first phase) –

Phase 3 (growth dictated)

• South McCarran/Butler Ranch Area HS –

Phase 3 (growth dictated)

• Wildcreek Area HS to replace Hug HS –

Phase 3 (growth dictated)

• Repurposing of existing Hug HS –

Phase 3 (after Wildcreek Area HS)

(Career Tech., JROTC/Public Safety, etc.)

• Strategic purchase of Sparks HS properties –

Ongoing (as available) 2025+

• Expand and renovate Sparks HS –
• Expand and renovate Wooster HS –
• Addition to Cold Springs HS (second phase) –

5

Project Timeline

• Feb. 12, 2016: PSORN approved the recommended projects and sales tax funding

initiative (WC‐1) → forwarded to Washoe County Board of County Commissioners

• Mar. 22, 2016: WC‐1 ballot item approved by Washoe County Board of County

Commissioners to be placed on the Nov. 8, 2016 ballot

• Nov. 8, 2016: WC‐1 is approved by voters; Informal conversation with Washoe County

regarding Wildcreek site

• Dec. 9, 2016: Initial meeting with Washoe County and the RSCVA
• Feb. 16, 2017: Conceptual site plan and schedule presented to Washoe County and the

RSCVA

• Mar. 2, 2017: Capital Funding Protection Committee Recommendation to the WCSD

Board of Trustees of HS Design Budget and Construction Manager at Risk (CMAR) Budget

• Mar. 14, 2017: WCSD Board of Trustees Approval of HS Design Budget and CMAR Budget

Wildcreek Project

Special Meeting

May 1, 2017

Two High School Projects!

• High School at Wildcreek
• ≈2,500 student comprehensive

High School

• Opening: August, 2021!
• Career & Technical Academy at Hug
• ≈1,400 student Career & Technical

Academy

• Opening: August 2022!

Project Timeline

May 1, 2017: Washoe Co., City of Sparks, City of Reno, and WCSD approve the Wildcreek Project Letter of Intent May 25, 2017: RSCVA approves the Wildcreek Project Letter of Intent

• Jun. 6, 2017: WCSD Board of Trustees approved a Professional Services

Contract with Wood Rodgers, Inc. to develop a Due Diligence Report for the Wildcreek Site

• Sept. 19, 2017: Wildcreek Area Site Alternatives Analysis Report released

Nov 28, 2017: Due Diligence Report presented to WCSD Board of Trustees

HIGH SCHOOL @ WILDCREEK

Due Diligence Report

WASHOE COUNTY SCHOOL DISTRICT BOARD OF TRUSTEES

Traffic Works Johnson | Perkins | Griffin Cuningham Group H+K Architects Clark/Sullivan Holland & Hart McGinley & Associates

Due Diligence Tasks:

• Master Plan and Zoning Confirmation
• Preliminary Title Review
• Preliminary Geotechnical Investigation
• Waters of the United States Inventory
• Sensitive Wildlife and Plant Species
• Phase 1 Environmental Site Assessment
• Preliminary Drainage Study
• Preliminary Sanitary Sewer Study
• Utilities
• Preliminary FAA Airspace Review
• Water Rights Research
• Traffic Analysis
• Site Plan Feasibility Study
• Preliminary Appraisal Report

Project Location

• Wildcreek Golf Course
• APN 027‐011‐05
• Primary parcel included in

Due Diligence study

• APN 035‐080‐04
• Not a part. Restricted to
• pen space/recreation uses
• nly.

Surrounding Uses

• North – undeveloped open

space

• South – North

McCarran/Wedekind; commercial and multifamily residential uses

• East – Single family residential
• West – Sullivan Lane; mix of
• ffices and small lot single family

uses.

Master Plan & Zoning

• City of Sparks Master Plan

“Community Facility”

• “Public Schools” identified

as primary use

• Land and buildings intended

to be used for public/civic use

• Uses may be regional or city

wide in scale and intensity

• Generally compatible with

most other urban land uses, especially residential

Master Plan & Zoning

• Truckee Meadows Regional Plan
• Sparks Comprehensive Plan

found in conformance

• No significant Development

Constraint Areas

• Electric Utility Corridor
• Not a Project of Regional

Significance

• No approvals required by

TMRPA (if no major utility relocations)

Development Constraints Areas Existing Utility Corridors

Master Plan & Zoning

• City of Sparks Zoning “Public

Facility”

• “Schools (public or private)”

is a permitted use by right with the approval of an Administrative Review

• Conditional Use Permit may

be required due to topographic conditions – dependent on final parcel location

Master Plan & Zoning

• City of Sparks Zoning “Public

Facility”

• “Schools (public or private)”

is a permitted use by right with the approval of an Administrative Review

• Conditional Use Permit may

be required due to topographic conditions – dependent on final parcel location/orientation

Title Review

• Preliminary Title Report

prepared by Ticor Title Company (dated June 7, 2017)

• Title report reviewed by Holland

and Hart

• Boundary survey and constraints

map prepared

Title Review

Findings:

• Vesting deed contains no

restrictions

• Numerous common easements,

including:

• 125’ wide NV Energy E/W

transmission line

• Transmission line and sewer

adjacent to Sullivan Lane

• Sanitary sewer in southwest

quadrant

• Orr Ditch

Soils Analysis

• Site is suitable for the proposed

development

• Expansive surface clay soils will

require:

• 2’ to 4’ of over excavation

under building foundations

• 1’ to 2’ of over excavation

under roadways and parking lots

• Imported structural fill will

be required

• Pockets of bedrock approaching

surface (northern portion)

• Northern portion of site may

provide borrow source

Waters of the US

• Potential jurisdictional resource

includes entire length of Orr Ditch

• Modification of irrigation

facilities (including rerouting and piping) is exempt

• Current maintenance

agreement with Orr Ditch Company

Wildlife

US Fish and Wildlife Sensitive Species:

• Endangered Cui‐ui – not impacted
• Threatened Lahontan Cutthroat Trout – not impacted
• North American Wolverine – not known to occur in Truckee Meadows
• Webber’s Ivesia – Highly unlikely to occur on site

NDOW Game Species:

• Desert bighorn sheep, American black bear, California quail, greater sage‐grouse, mule deer,

mountain lion, and pronghorn antelope have potential to occur.

• Surrounding area is largely urbanized, with open areas to the north.
• Given abundant open space surrounding and to possibly remain outside of campus footprint, no

impacts are anticipated. Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act:

• Survey of site prior to construction activities during nesting season (generally January 1 to September 15)
• Mitigation may include buffers and/or modified construction schedule

Phase 1 Environmental Site Assessment

• Minimal staining observed in numerous locations where equipment is stored.
• Leaking electrical transformer observed. NV Energy confirmed that polychlorinated biphenyl (PCB’s) are

not utilized in this transformer.

• Storage containers containing a range of petroleum and hazardous materials observed to be in good

condition.

• Two 2,000‐gallon underground storage tanks (UST’s) and one 1,000‐gallon UST previously existed on the

subject property. Based upon available regulatory information, it appears that the UST’s did not leak and were ultimately replaced by a 1,000‐gallon aboveground storage tank (AST), which is currently located above the removed UST’s.

• No evidence of dumping of petroleum products and/or hazardous materials were observed.
• The golf course maintains a National Pollutant Discharge Elimination System (NPDES) groundwater

discharge permit associated with the utilization of reclaimed water for irrigation purposes.

• No historical recognized environmental conditions were found for the subject property.
• No controlled recognized environmental conditions were found for the subject property.
• No recognized environmental conditions were found for the subject property.

Drainage

• Located downstream of Sun

Valley detention dam

• Peak discharge of 100‐year

storm flow must be conveyed through site

• ±75‐foot wide, 5‐foot deep

channel required to convey

Drainage

• Sun Valley Detention Dam

designed to ½ Probable Maximum Flood (PMF)

• ½ PMF may be conveyed with

no impact to critical structures, provided site grading and building locations are considered during final design

• ½ PMF considerations are not

required and are above current code requirements

Utilities

Sanitary Sewer:

• Existing facilities on‐site or in proximity to serve project.
• City of Sparks analysis identified potential downstream capacity improvements.

NV Energy:

• Electric – Sullivan Lane distribution line sufficient to serve project without the need for off‐site

improvements.

• Transmission – dependent on development concept, E/W line may be relocated or raised to

accommodate development.

• Gas – extension of existing main in Wedekind Road required to serve campus. Potential for off‐site

upgrades to serve the project with shared improvement costs with NV Energy. Truckee Meadows Water Authority:

• Two TMWA mains in Sullivan Lane to serve project.
• Two pressure zones will serve site to address both domestic and fire service.

FAA Airspace

FAA Part 77 Approach:

• 200+ feet of clearance above

current ground elevation

• Consider building and athletic

lighting heights during final design

FAA Airspace

One‐Engine Inoperative:

• 150+ feet of clearance above

current ground elevation

• Consider building and athletic

lighting heights during final design

FAA Airspace

Reno/Tahoe Airport:

• Noise –
• Site located outside of 65

dba noise contour

• No mitigation required, but
• verall noise should be

considered in building design

• Lighting –
• Work with RTAA staff to

ensure athletic field lighting does not impact aircraft

• Look to provide low

trespass, high cut‐off light fixtures (aka “dark skies”)

Water Rights

Surface Water Rights:

• 69.20 acre feet (Permit No. 78564) Truckee River rights via the Orr Ditch – can be converted to

domestic use with TMWA upon Application to Change with Nevada State Engineer’s Office

• 506.78 acre feet (Permit No. 78563) Wells Creek rights – intermittent resource and not easily

converted to domestic use. Treated Effluent:

• Agreement between RSCVA and City of Sparks.
• RSCVA dedicated 448.88 acre feet of Truckee River water rights in return for up to 500 acre feet of

treated effluent water for irrigation purposes.

• RSCVA pays annual fee of $300,000.
• Agreement expires March 31, 2022.
• Upon expiration of agreement, 448.88 acre feet of Truckee River water rights are reconveyed back to

RSCVA.

• Traffic Generation
• Affected Roadways & Intersections
• Approximated School Zones
• Travel Routes
• Potential Access Scenarios
• Potential Roadway & Intersection Improvements

Traffic Analysis

Preliminary Site Plan 400,000 Square Feet 2,500 Students Trip Generation: Daily – 4,275 AM – 1,075 Afternoon – 725 PM – 325 Based on nationally accepted Institute of Transportation Engineers trip generation rates for a 2,500 student High School.

* Trip generation rates account for mode split

Project Location

Affected Roadways & Intersections Study Intersections:

• 1. El Rancho Drive / Sun Valley Blvd
• 2. El Rancho Drive / Sullivan Lane
• 3. Sullivan Lane / Niblick Road
• 4. Sullivan Lane / Green Vista Drive
• 5. McCarran Blvd / El Rancho Drive
• 6. McCarran Blvd / Sullivan Lane
• 7. McCarran Blvd / Wedekind Road

Project Location

Includes: ‐ Current Hug High School zone ‐ Northern portion of Sun Valley (currently zoned for Spanish Springs High School)

Traffic generated by the High School will be existing, re‐routed trips (trips that already travel to/from other nearby, existing high school zones – Hug, Spanish Springs)

Approximated School Zones – For Analysis Purposes Only

Travel Routes

Wedekind Traffic Signal Scenario Project Location

Sullivan Lane Primary Access Scenario Project Location

Potential Roadway & Intersection Improvements

Project Location 1. El Rancho Dr / Sun Valley Blvd – free WB right‐turn lane 2. El Rancho Dr / Sullivan Ln – channelized WB right‐turn lane 3. Sullivan Ln / N Project Access – single‐lane RAB or

• ther improvement

4. Sullivan Ln / S Project Access – single‐lane RAB or

• ther improvement

5. McCarran Blvd / Sullivan Ln – major intersection improvements (signal modification, add lanes, lengthen turn pockets, etc.) 6. McCarran Blvd / Wedekind Rd – potential traffic signal

• r median island to restrict movements

7. Project Connection to Wedekind Rd – potential RAB Bike Lane Gaps – El Rancho Dr & Sullivan Ln Sidewalk Gaps – El Rancho Dr, Sullivan Ln, & McCarran Blvd

1 2 3 4 5 6 7

Conclusions

• With the off‐site improvements shown, the Wildcreek site is

viable from a transportation perspective

• Traffic analysis indicates that several access configurations are

feasible

• Final off‐site improvements required for the project will be

defined by the site planning process and City of Sparks administrative review

• This project is not Regionally Significant from a traffic perspective

Site Plan Feasibility Study

McCarran Boulevard

Purpose:

• To determine site viability for a high school campus and to

demonstrate that the necessary site components are able to fit

• n an approximately 75± acre portion of the subject parcel.
• Developed collaboratively by the design team.
• Future golf course redesign and operation will be determined by

Washoe County and RSCVA.

Site Plan Feasibility Study

Site Plan Feasibility Study

Site Plan Feasibility Study

Appraisal Report

McCarran Boulevard

Prepared by Johnson | Perkins | Griffin

Conclusion

McCarran Boulevard

Based upon the available information obtained during the due diligence tasks, it is our opinion that the subject property represents common physical constraints and opportunities similar to a project of this scale and located in the northern Reno/Sparks area and is suitable for a high school campus, with appropriate mitigations.

Due Diligence Questions?

• Master Plan and Zoning Confirmation
• Preliminary Title Review
• Preliminary Geotechnical Investigation
• Waters of the United States Inventory
• Sensitive Wildlife and Plant Species
• Phase 1 Environmental Site Assessment
• Preliminary Drainage Study
• Preliminary Sanitary Sewer Study
• Utilities
• Preliminary FAA Airspace Review
• Water Rights Research
• Traffic Analysis
• Site Plan Feasibility Study
• Preliminary Appraisal Report

The High School at Wildcreek

Due Diligence Report

Conclusion:

• The Wildcreek site best meets the educational and operational
• bjectives of the District
• Location, zoning, vehicular & pedestrian access, time to acquire, utilities, cost
• The Due Diligence Report does not indicate that the site has any

constraints that would preclude the construction of a high school

• The site provides multiple layout options to provide for a high school,

recreational and public amenities, and open space opportunities