The High School at Wildcreek ‘Due Diligence’ Report...The High School at Wildcreek Due Diligence...
Transcript of The High School at Wildcreek ‘Due Diligence’ Report...The High School at Wildcreek Due Diligence...
The High School at Wildcreek‘Due Diligence’ Report
Washoe County School DistrictBoard of Trustees
November 28, 2017
Attachment E
The High School at WildcreekDue 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
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• 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
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WCSD “Strategic Blueprint” Phasing – High Schools2016 ‐ 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) –
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Project TimelineFeb. 12, 2016: PSORN approved the recommended projects and sales tax funding initiative (WC‐1) → forwarded to Washoe County Board of County CommissionersMar. 22, 2016: WC‐1 ballot item approved by Washoe County Board of County Commissioners to be placed on the Nov. 8, 2016 ballotNov. 8, 2016: WC‐1 is approved by voters; Informal conversation with Washoe County regarding Wildcreek siteDec. 9, 2016: Initial meeting with Washoe County and the RSCVAFeb. 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) BudgetMar. 14, 2017: WCSD Board of Trustees Approval of HS Design Budget and CMAR Budget
Wildcreek Project
Special MeetingMay 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 IntentMay 25, 2017: RSCVA approves the Wildcreek Project Letter of IntentJun. 6, 2017: WCSD Board of Trustees approved a Professional Services Contract with Wood Rodgers, Inc. to develop a Due Diligence Report for the Wildcreek SiteSept. 19, 2017: Wildcreek Area Site Alternatives Analysis Report releasedNov 28, 2017: Due Diligence Report presented to WCSD Board of Trustees
HIGH SCHOOL @ WILDCREEKDue Diligence ReportWASHOE COUNTY SCHOOL DISTRICT BOARD OF TRUSTEES
Traffic WorksJohnson | Perkins | Griffin
Cuningham GroupH+K ArchitectsClark/SullivanHolland & 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
open space/recreation uses only.
Surrounding Uses
• 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.
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
WildlifeUS 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
UtilitiesSanitary 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 overall 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 RightsSurface 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 GenerationAffected Roadways & IntersectionsApproximated School ZonesTravel RoutesPotential Access ScenariosPotential Roadway & Intersection Improvements
Traffic Analysis
Preliminary Site Plan
400,000 Square Feet2,500 Students
Trip Generation:Daily – 4,275AM – 1,075Afternoon – 725PM – 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 Blvd2. El Rancho Drive / Sullivan Lane3. Sullivan Lane / Niblick Road4. Sullivan Lane / Green Vista Drive5. McCarran Blvd / El Rancho Drive6. McCarran Blvd / Sullivan Lane7. 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 other improvement
4. Sullivan Ln / S Project Access – single‐lane RAB or other 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 or 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
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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 BoulevardPurpose:• To determine site viability for a high school campus and to
demonstrate that the necessary site components are able to fit on 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 BoulevardPrepared by Johnson | Perkins | Griffin
Conclusion
McCarran Boulevard
Based upon the available information obtained during the duediligence tasks, it is our opinion that the subject propertyrepresents common physical constraints and opportunitiessimilar to a project of this scale and located in the northernReno/Sparks area and is suitable for a high school campus, withappropriate 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 WildcreekDue Diligence Report
Conclusion: The Wildcreek site best meets the educational and operational
objectives 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