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
Recommendation – High Schools • 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 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
• Wildcreek Golf Course • APN 027‐011‐05 • Primary parcel included in Due Diligence study • APN 035‐080‐04 • Not a part. Restricted to open space/recreation uses only. Project Location
• North – undeveloped open space • South – North McCarran/Wedekind; commercial and multifamily residential uses • East – Single family residential • West – Sullivan Lane; mix of offices and small lot single family uses. Surrounding Uses
• 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 Master Plan & Zoning
• 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 Title Review
• 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 Soils Analysis
• 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 Waters of the US
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.
• 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
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