Wildcreek HS Due Diligence Report

Due Diligence Report
The High School at Wildcreek

November 2017
Prepared For Prepared By
1361 Corporate Boulevard Tel: 775.823.4068

Reno, NV 89502 Fax: 775.823.4066
THE HIGH SCHOOL AT WILDCREEK
DUE DILIGENCE REPORT
NOVEMBER 2017
Prepared By:
Wood Rodgers, Inc.
Traffic Works, LLC
Holland & Hart
Johnson Perkins & Griffin
Cunningham Group
H&K Architects
Clark & Sullivan
McGinley and Associates
The High School at Wildcreek Due Diligence Report
TABLE OF CONTENTS
INTRODUCTION ..................................................................................................................... 1
Background ................................................................................................................................. 1
Surrounding Uses ........................................................................................................................ 1
Master Plan and Zoning .............................................................................................................. 2
Preliminary Title Review ............................................................................................................. 3
Geotechnical Investigation ......................................................................................................... 3
Site Preparation and Grading...................................................................................................... 4
Additional Exploration ................................................................................................................ 4
Waters of the United States Inventory ....................................................................................... 4
Sensitive Wildlife and Plant Species ........................................................................................... 6
Phase 1 Environmental Site Assessment .................................................................................... 8
Preliminary Drainage Study ........................................................................................................ 9
Preliminary Sanitary Sewer Study............................................................................................. 10
Utilities ...................................................................................................................................... 10
Preliminary FAA Airspace Review ............................................................................................. 12
Water Rights ............................................................................................................................. 13
Traffic Analysis .......................................................................................................................... 13
Site Plan Feasibility Study ......................................................................................................... 15
Appraisal Report ....................................................................................................................... 17
Appendices:
A. Report Exhibits
B. City of Sparks Zoning Code Excerpts
C. Preliminary Title Report & Constraints Map
D. Geotechnical Due Diligence Report
E. Wetlands Delineation and Waters of the U.S. Inventory; Wildlife Memorandum
F. Phase 1 Environmental Site Assessment
G. Preliminary Drainage Study
H. Preliminary Sewer Capacity Analysis
I. NV Energy Discovery
J. Truckee Meadows Water Authority Discovery
K. Preliminary FAA Airspace Review
L. Water Rights and Treated Effluent Research
M. Traffic Evaluation
N. Site Plan Feasibility Study
O. Appraisal Report
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The High School at Wildcreek Due Diligence Report
INTRODUCTION
This document has been provided to summarize the findings of the scope of services provided by Wood
Rodgers, Traffic Works, Johnson Perkins Griffin, and other professional subject matter experts, as
commissioned by the Washoe County School District to investigate the viability of development of a high
school campus on the existing Wildcreek Golf Course parcel. Included below is a summary of the findings
for each due diligence topic, including drainage, environmental constraints, utilities, soils, flight path,
traffic, and site plan alternatives. For each of the aforementioned categories, a detailed report and
background information has been provided in the Appendix.
Background
The existing Wildcreek property consists of 330.7± acres owned by Washoe County, operated by the Reno-
Sparks Convention and Visitors Authority (RSCVA), and is within the City of Sparks. North McCarran
Boulevard borders the site to the south, Sullivan Lane borders the site on the west, with single family
residential bordering the site on the east. The site is currently developed with the Wildcreek Golf Course
(See Appendix A - Vicinity Map).
The Wildcreek property consists of 2 separate parcels. (See Appendix A - Assessor’s Parcel Maps). The
parcels are summarized as follows:
• APN 027-011-05: 212.2± acres located in the City of Sparks currently zoned Public Facility. The
High School Campus would only utilize this parcel for the proposed development.
• APN 035-080-04: 118.5± acres located in the City of Sparks currently zoned Public Facility. This
Parcel is proposed to remain undeveloped and would not be utilized for the High School Campus.
For the purposes of this report, the due diligence analysis concentrates on APN 027-011-05 as the primary
development parcel under consideration by the Washoe County School District, herein after referred to
as “subject parcel” or “subject property”.
Surrounding Uses
Surrounding uses include:
• North: Undeveloped land with some steeper terrain, flood constraints and Washoe County Park and
Open Space property;
• South: North McCarran Boulevard, a Major Arterial and NDOT right of way, borders the site with
nonresidential and multi-family residential uses beyond to the south. Wedekind Road, a Collector
Roadway also borders the site. Non-residential uses including a church are located between
Wedekind Road and North McCarran Boulevard. There are also two single family residences adjacent
to the golf course on the north side of Wedekind Road.
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Wildcreek High School Due Diligence Report
• East: Steeper terrain, single family residences on large lots in Washoe County and Washoe County
Park and Open Space property used for portions of the Golf Course (portions of Holes 7, 12, 14 and
15);
• West: Sullivan Lane, a Collector Roadway, borders the property on the west. Offices and single-family
residences are located to the west beyond Sullivan Lane.
Master Plan and Zoning

The subject property is identified in the recently updated City of Sparks Master Plan with a designation as
“Community Facilities” (CF) (Refer to Existing Master Plan and Zoning exhibits provided in Appendix A).
The CF master plan designation identifies primary uses that are appropriate in these areas include “public
schools” as an appropriate use. Further, the CF master plan designation identifies that the appropriate
conforming zoning designation should be Public Facility (PF).
The subject property is zoned Public Facility (PF). Upon review of the Sparks Municipal Code (SMC)
Chapter 20 Zoning Code, the land use type “Schools (public or private)” is a permitted use with the
approval of an Administrative Review. Additional use regulations apply to the development of a school
and are outlined in SMC 20.03.038. Excerpts of the Sparks Zoning Code are provided in the Appendix B of
this document.
Additionally, Wood Rodgers reviewed the subject property and proposed high school development in the
context of the Truckee Meadows Regional Plan (TMRP). The TMRP identifies the subject property within
the City of Sparks Truckee Meadows Service Area (TMSA). The TMSA are areas within the Truckee
Meadows that are intended to receive municipal level services and infrastructure, including schools. The
site is not identified as having Development Constraint Areas, other than the presence of potential
drainage courses, which are discussed below and in the Preliminary Drainage Study included with this
report.
The proposal of a school at this location complies with the applicable Goals and Policies of the TMRP.
Specifically, for future consideration of a school at this location, the following findings indicate that the
TMRP supports the development of a high school at this location:
1. The subject parcel is master planned “Community Facilities” in the City of Sparks Master Plan. The
City of Sparks Master Plan was found to be in conformance with the Truckee Meadows Regional
Plan.
2. It is not anticipated that the development of a high school at this location will trigger review by
the Truckee Meadows Regional Planning Agency (TMRPA) for a Project of Regional Significance
(PRS). Based upon review of the criteria for Projects of Regional Significance, the project does not
exceed the thresholds identified for a PRS and therefore would not be subject to review by
TMRPA. This understanding has been affirmed by TMRPA staff via written correspondence from
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Lauren Knox, Regional Planner, TMRPA dated November 7, 2017. (Please note, depending on the
development plan for the property, TMRPA has oversight of the relocation of either of the two
NV Energy electric transmission lines, should they be proposed to be moved with the
development of the site. Under TMRPA’s review process, only the relocation of the utility lines
would be reviewed.)
Preliminary Title Review

Wood Rodgers has reviewed and plotted easements listed within the Preliminary Title Report provided by
Ticor Title Company, Dated June 7, 2017 as Order No. 01702907-TO (refer to Preliminary Title Report in
Appendix C; Constraints Map in Map Pocket of this report).
The major constraints based upon the easements would be the 120 kV line overhead electrical
transmission line on the North side of the property that runs in an east/west direction within a 125 foot
wide easement Doc. No. 177117; the Orr Ditch which is reserved in patents (no easement width defined);
and the 10 foot sanitary sewer easement per Doc. No. 508672 that runs East from just South of the existing
clubhouse then goes South towards the intersection of Wedekind Road and McCarran Boulevard, as well
as the 20 foot sanitary sewer easement per Doc. No. 1966931 that also runs East from just South of the
clubhouse to the buildings. The sanitary sewer easement and associated underground sewer utility may
be relocated, depending on the ultimate site design and potential sewer work necessary to serve the
proposed high school. Additionally, overhead power and sanitary sewer easements along the frontage of
Sullivan Lane present a constraint along the roadway frontage that will effectively increase the necessary
setback from the roadway.
In addition to the survey mapping of plottable title exceptions, Doug Flowers, Attorney with Holland and
Hart provided a title review and summary for the above referenced Preliminary Title Report. Mr. Flowers
summarized the verbiage of several title exceptions. Of note, exception 38 of the title report, which
addresses a small unimproved area of land for the installation and maintenance of public utilities. In his
opinion, Mr. Flowers identified that this particular exception, while not of great concern, may present a
cloud on title and recommended that the title company remove it. Additionally, Mr. Flowers reviewed
the vesting deed for the original sale of the property and determined that the deed did not contain any
covenants, restrictions or other limitations that would dictate any future development or sale of the
property.
Geotechnical Investigation
The project was explored on June 30, 2017 and July 26, 2017 by performing a limited refraction
microtremor geophysical survey (ReMi) and advancing two bore holes using a CME 55 rubber tire
mounted drill rig, respectively. The maximum depth of the bore holes was 25-feet below the existing
ground surface. The full geotechnical analysis along with supporting data is represented under separate
cover and provided in Appendix D of this summary report.
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Based on our exploration and analyses, the site is suitable for the proposed development. Once soils have
been adequately prepared, standard spread foundations should perform well for the development. If it is
desired to limit grading, structural slab foundations or pier and grade beam foundations may be
considered.
Site Preparation and Grading

Due to the underlying hydrothermally altered andesite, the presence of near surface clay, and medium to
highly plastic clayey sand and sandy lean clay soils, over-excavation and replacement with structural fill,
or raising grade to accommodate a structural fill separation layer or similar mitigation measures will be
required to achieve adequate foundation support. We anticipate 2 to 4-feet of structural fill separation
may be required beneath foundation grade for standard spread foundations. This separation layer may
be reduced to approximately 1 to 2-feet below interior slabs-on-grade, roadways, and site work.
Layering within the native soils is likely too erratic to allow the native soils to be used as a structural fill
source. Clay soils may be used as fill in non-structural areas, however, special placement protocols (such
as moisture conditioning and compaction) will be need to be developed to mitigate their associated
expansion potential.
Additional Exploration
Due to the potential need for imported structural fill for the proposed development, additional
exploration may be performed on the northern and eastern portions of the property in order to develop
a rockfill borrow pit. During the design phase of this project, a design level geotechnical report compliant
with the latest adopted version of the International Building Code (IBC) will require additional
investigation and analyses once a more final site layout and grading plan has been completed.
Waters of the United States Inventory

On behalf of Washoe County School District, a routine on-site wetland delineation was conducted in
August 2017 by Wood Rodgers, Inc. to assess the location and extent of Waters of the United States
(WOUS), including wetlands that may be present within the project area to determine the U.S. Army Corps
of Engineers (USACE) jurisdiction under Section 404 of the Clean Water Act (CWA) 33 U.S.C. §1251 et seq.
(1972).
Prior to the field investigation, in July 2017, Wood Rodgers utilized an unmanned aerial system (UAS)
equipped with a multispectral camera to capture color and infrared (color IR) photography that was used
to focus the Routine On-Site Investigation. Using multispectral data prior to completing the field
investigation allowed our Wetlands Specialist to use vegetation reflectance signatures to determine
where field data was collected based on signatures for open water, saturated soils and hydrophytic
vegetation. In addition, topographic map tools were reviewed for indications of open water, springs, and
ephemeral, intermittent and perennial drainages. In addition, Wood Rodgers met with the golf course
staff to investigate how and where the course is irrigated with fresh water and treated effluent.
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Findings:
Our findings are contained in the September 2017 Wildcreek Golf Course Wetland Delineation and Water
of the U.S. Inventory provided in Appendix E. The 2017 field survey identified potential waters of the
United States that included the Orr Ditch. Additional Features included irrigation storage ponds
constructed in upland as part of an original stock water pond (F5) and golf course irrigation storage and
amenities (F3, F4 and F6). Other linear Features included the Sun Valley Wash (F2), 1,051 LF, and open
channel irrigation conveyance constructed in upland (F1), 500 LF. Potential jurisdictional resources are
summarized in the table below and limited to the existing Orr Ditch. The findings of this investigation will
require verification by the USACE, once the final design is better known and potential impacts can be
assessed.
Table 3. Summary of Potential Jurisdictional Resources

LF of WOUS NOT Contained in Irrigation
Potential Jurisdictional Resources Acres
a Wetland Induced
Orr Ditch 8,340 Yes
Please Note: The Waters of US Inventory has been submitted to the Corps with a request for a Formal
Jurisdictional Determination. The USACE regulations do not provide for a time frame in which the USACE
must respond to a formal request for a USACE verification of jurisdiction. Therefore, Wood Rodgers
recommends that the Inventory of Waters of the Unites States, Including Wetlands Report be submitted
with a permit application. Receipt of a permit application by the USACE invokes a codified time frame for
response of 30 days.
In addition, Wood Rodgers requested guidance and clarification of the application of Regulatory Guidance
Letter 07-02 Exemptions for Construction and Maintenance of Irrigation Ditches and Maintenance of
Drainage Ditches Under Section 404 of the Clean Water Act. On October 20, 2017 via personal
communication, Kristine Ceragioli, Senior Project Manager USACE stated that under Section 404(f)(1)(C)
of the CWA, 33 CFR 323.4(a)(3) and 40 CFR 232.3(c)(3), “construction” that is defined as “new work or
work that results in an extension or expansion of an existing structure (including ditch relocation,
conversion into pipe, lining, and placement of new control structures) is exempt under the preceding Act
and regulations if “the discharge is not part of an activity that would convert an area of waters of the US
(including wetlands) into a use to which it was not previously subject and/or the activity will not impair
the flow or circulation of waters of the US or reduce the reach of such waters. Therefore, potential piping
of the Orr Ditch for future development of the subject property appears at present to be exempt as
described above based on our current knowledge of development plans.
To document this exemption under Section 404(f)(1)(C) of the CWA, 33 CFR 323.4(a)(3) and 40 CFR
232.3(c)(3), “construction”, the project owner is required to submit a letter to the Corps informing them
of the proposed activity and documenting the conditions under which the exemption applies. The Corps
will reply within 30 days with confirmation or denial of the requested exemption.
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Sensitive Wildlife and Plant Species

Wood Rodgers completed a US Fish and Wildlife Service (USFWS) database query (IPaC Information for
Planning and Consultation online tool) to determine if there is potential for any federally protected species
to occur within the Wildcreek Golf Course. In addition, we have obtained a formal species list from the
USFWS for the project area. We have submitted a data request to the Nevada Natural Heritage Program
to determine if there is potential for rare or at-risk species to occur within the project area, and we have
reviewed the Nevada Department of Wildlife GIS Data Clearinghouse to determine what if any game
species may occur within the project area. The results of these queries are presented in Appendix E and
summarized below.
US Fish and Wildlife Service

The database query of the USFWS IPac revealed that, while there are 4 threatened, endangered, or
candidate (sensitive) species that have potential to occur within the project area, none are anticipated to
be impacted due to development of the property. These species include:
Endangered Cui-ui (Chasmistes cujus) - Although the USFWS Cui-ui Recovery Plan (1992) states the
essential habitat has been determined to be the Truckee River from Hunter Creek to Pyramid Lake, Cui-ui
have not been known to pass the Derby Dam since its construction in 1905. Derby Dam is approximately
31 river miles upstream of the project area and approximately 20 river miles downstream of Reno. Given
this and the location of the project site not adjacent to the Truckee River, the proposed project will have
no effect, positive or negative, to the Cui-ui or its essential habitat.
Threatened Lahontan Cutthroat Trout (LCT) (Oncorhynchus clarkii henshawi) -Six river basins, several
lakes and streams have been designated as recovery waters for the LCT; focusing on the Orr Ditch – the
Truckee River Operating Agreement (TROA), (USBOR Final Rule 12/05/2008) (Federal Register Vol. 73, No.
235 74031 – 74039) in compliance with the Truckee-Carson- Pyramid Lake Water Rights Settlement Act
“Provide for the enhancement of spawning flows available in the Lower Truckee River for the Pyramid
Lake fishery (endangered cui-ui and threatened Lahontan cutthroat trout [LCT]) in a manner consistent
with the Secretary’s responsibilities under the Endangered Species Act, as amended (ESA). Therefore, it
is reasonable that any project that concerns flows in the Orr Ditch must maintain flows through the ditch
in order to be in compliance with the TROA, Truckee-Carson- Pyramid Lake Water Rights Settlement Act,
and the ESA. If flows are maintained in the Orr Ditch during project development, a project is not likely
to adversely affect LCT.
North American wolverine (Gulo luscus) - Although wolverines historically occurred in the Sierra Nevada,
this species is not known to occur in the Truckee Meadow. As such, no potential impact is anticipated due
to the development of the project.
Webber’s ivesia (Ivesia webberi) - Webber’s ivesia is a member of the rose family and was listed as
threatened June 3, 2014 (Federal Register Vol., 79, No. 106 31878). Webber’s ivesia is a low-growing,
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perennial forb with clusters of leaves that lie nearly flat on the ground, and are approximately ten inches
in diameter. Webber’s ivesia is restricted to sites with sparse vegetation and shallow, rocky, clay soils on
mid elevation flats, benches or terraces between 4,475 and 6,237 feet elevation in Washoe and Douglas
Counties in Nevada, and in Lassen, Plumas and Sierra Counties, in California. All 17 known populations of
Webber’s ivesia are within the transition zone between the eastern edge of the northern Sierra Nevada
and the northwestern edge of the Great Basin. One of these populations is presumed extirpated. Given
that a majority of the project area historically was irrigated pasture and more recently was graded, and
native soils have been amended or buried to support golf course development, it is highly unlikely that
Webber’s ivesia currently occurs within the project area.
Nevada Department of Wildlife (NDOW) GIS Data Clearinghouse

For game species that have potential to occur within the project area, NDOW GIS maps were reviewed.
Species include desert bighorn sheep (Ovis canadensis californiana), American black bear (Ursus
americanus), California quail (Callipepla californica), greater sage-grouse (Centrocercus urophasianus),
mule deer (Odocoileus hemionus), mountain lion (cougar) (Puma concolor), and pronghorn antelope
(Antilocapra Americana). Given the variety of potential food sources and persistent water supported by
a golf course, these common game species have potential to occur within the project area. All species
with the exception of the California quail are elusive and prefer to hunt and feed in the absence of humans
and not in proximity to urban environments. On the other hand, California quail have become very well
adapted to urban environments for breeding, brooding, rearing and full life cycles.
The area surrounding the Wildcreek site is largely urbanized, with open areas remaining on the northern
hillsides. Given the abundant open space located north of the project site, as well as the potential for
opens space to remain outside of the acreage set aside for a high school, no impacts to the above species
is anticipated.
Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act
The Migratory Bird Treaty Act of 1918 (MBTA), codified at 16 U.S.C. §§ 703–712 provides that it is unlawful
to pursue, hunt, take, capture, kill, possess, sell, purchase, barter, import, export, or transport any
migratory bird, or any part, nest, or egg or any such bird, unless authorized under a permit issued by the
Secretary of the Interior. Compliance with the MBTA and BGEPA is attained by completing pre-
disturbance nesting bird and raptor surveys if disturbance is schedule to occur during the nesting season
(generally January 1 – September 15). The survey area is anywhere that vegetation removal and
disturbance is necessary. When an active nest of a protected species is detected, a “buffer” area will be
designated until the nestlings have fledged. In addition, survey coverage will include a search of suitable
nesting habitats within a buffer zone (generally 100 feet for non-raptors and 1,320 feet for raptors)
directly adjacent to project boundaries.
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Any active nest of a protected species detected within the project footprint or its adjacent buffer will
receive a protective buffer radius around the nest tree and behavior monitoring may be required as per
consultation with the Nevada Department of Wildlife and/or the US Fish and Wildlife Service.
It is important to note that nesting bird and raptor survey results are only valid for a period of 2 weeks (14
days). Therefore, the first survey is completed 2 weeks prior to the start of disturbance and are repeated
every 2 weeks for disturbance that is scheduled to occur during the nesting season.
If disturbance during the nesting season cannot be avoided, carefully planned and timed removal of
nesting habitat can occur prior to the nesting season, thus minimizing the potential for nesting as well as
minimizing the survey area.
The above requirements are not unique for projects in Northern Nevada in areas with existing vegetation.
With appropriate planning and surveying during construction, potential impacts can be avoided and
minimized during construction.
Phase 1 Environmental Site Assessment

McGinley and Associates conducted a Phase 1 Environmental Site Assessment (please see Appendix F for
full report). McGinley and Associates conducted the investigation for the purpose of identifying
recognized environmental conditions, historical recognized environmental conditions, and/or controlled
recognized environmental conditions on the property in accordance with 2013 ASTM International
standards practice for the performance of Phase 1 Environmental Site Assessments. McGinley and
Associates methodology, findings, and conclusions are provided in the full report provided in Appendix F.
In summary, McGinley and Associates generally found:
• Minimal staining was observed in numerous locations throughout the subject property. The
stains were observed primarily in areas where equipment is stored or where petroleum products
are handled. The stains appeared to be the result of drips and/or minor spills and are considered
to be minor in nature.
• A leaking electrical transformer was observed to the south of the maintenance building on the
subject property. Minimal staining was observed adjacent to the unit. Consultation with NV
Energy confirmed that polychlorinated biphenyl (PCB’s) are not utilized in this transformer or
other transformers on the subject property.
• Numerous storage containers containing a range of petroleum and hazardous materials were
observed on the subject property. At the time of the site visit, the observed containers appeared
to be in good condition with no obvious signs of leaking or sever damage.
• Two 2,000-gallon underground storage tanks (UST’s) and one 1,000-gallon UST previously existed
on the subject property. The UST’s formerly stored gasoline and diesel fuel and were removed in
November 1998. Based upon available regulatory information, it appears that the UST’s did not
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leak and were ultimately replaced by a 1,000-gallon aboveground storage tank (AST), which is
currently located above the removed UST’s.
• A concentrated area of discarded debris was observed in the northwestern portion of the subject
property. Golf course personnel indicated that this area is utilized for discarding golf course
landscape debris and this was consistent with the observed condition. 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.
McGinley and Associated concluded that based upon their research, observations and the above findings,
they are of the opinion that no additional investigations of the subject property are warranted at this
time.
Preliminary Drainage Study

Wood Rodgers has reviewed the existing drainage conditions including the onsite basin and the upstream
offsite drainage coming onsite from the Sun Valley Dam (NV ID # J-272), which provides detention for the
Sun Valley regional drainage area. Discharge from the dam outlet and/or emergency spillway enter the
project area, combine with the onsite drainage through a series of small channels and overland flow, and
ultimately discharge under McCarran Blvd into the public storm drain network.
The proposed site configuration is undetermined at this stage of project and will need to be analyzed
during final design. For the purpose of this due diligence report, provided drainage discussion should be
considered as high level discussion of potential improvements required as a result of development of the
site. Final design, grading and drainage infrastructure sizing will be fully vetted during the design
development and construction document preparation for the project.
An onsite detention facility or pond will be required to maintain pre-development conditions for the major
(100 year) and minor (5 year) storm events. It is estimated that this can be accommodated with a drainage
pond with six acre-feet of storage.
Peak discharge from the upstream Sun Valley Dam during the major storm (100 year) event will be
required to be conveyed across the site. The preferred option, at this stage, is to convey the major storm
event in an open channel. Based on the estimated 100-year flow (399 cfs), a trapezoidal open channel
with a 20-flat bottom, 4:1 side slopes, minimum longitudinal slope of 0.5%, and a depth of 5’ will
accommodate the 100-year flow and maintain an additional 1’ of freeboard above the 100-year flow
elevation.
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Furthermore, due to the proximity of the site with the Sun Valley Dam, ½ the Probable Maximum Flood
(PMF) was considered. The ½ PMF was utilized for this analysis, as this was the original design
consideration of the Sun Valley Dam. Estimates show, that if a building is located beyond 300’ from the
edge of the proposed channel, the proposed building can be located outside the ½ PMF flow path with
finish floor grading considerations. Local and state code do not require a building to be located outside
the ½ PMF flow path.
In summary, the project site has been preliminarily reviewed for probable limitations to development
resulting from onsite or offsite drainage, including the Sun Valley Dam. We have found that existing and
proposed drainage considerations do not preclude development of the project site into a potential high
school campus. Final site and building design will have to consider these potential impacts to ensure the
final campus solution works in conjunction with the drainage requirements.
Preliminary Sanitary Sewer Study

Wood Rodgers reviewed the Wildcreek Project sewer capacity analysis provided by the City of Sparks. The
proposed high school campus was estimated to produce an average daily flow of 0.0392 MGD. The
provided capacity analysis identified existing downstream capacity deficiencies with in the public sewer
system both with and without the development the proposed development. The provided report
identified several capital improvement projects for City consideration to meet existing and master
planning build out conditions.
The City of Sparks was consulted as an initial coordination item to understand the potential requirements
of any development of this site. Initial thoughts were that some mitigation to sewer flows may become
part of development of the site. Additional coordination with the City of Sparks will be necessary to
further discuss the downstream constraints identified by the City. Downstream mitigation will likely
require collaboration between the City of Sparks and Washoe County School District to determine timing
and scope of downstream improvements necessary to serve the project.
Utilities
Wood Rodgers, in conjunction with the WCSD, submitted discovery applications to NV Energy and Truckee
Meadows Water Authority. During a discovery process, the utility providers evaluate their ability to meet
the demands of the proposed development and identify if any offsite improvements will be required to
meet the project demands. Please note that the costs identified as part of each discovery do not capture
the full construction cost. There will be additional overhead construction costs associated with each
service or offsite improvement which will result in overall cost to exceed those identified in the
discoveries.
Based on the provided discoveries, each utility company will be able to accommodate the proposed high
school campus with the outlined onsite and offsite improvements. Below is a summary of these findings:
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NV Energy - Electrical
Wood Rodgers met with NV Energy and reviewed the Discovery prepared by NV Energy with regards to
electrical service to the proposed campus. NV Energy identified the existing Sullivan Lane distribution line
as the preferred point of connection for electric service. This line has sufficient capacity to serve the
planned campus without the need for offsite improvement. Service will come off this overhead line and
will be conveyed through the site with an underground service.
In addition, some of the current site alternatives include a campus adjacent to and in some cases under
an existing transmission line crossing the parcel in the east-west direction. Wood Rodgers met with NV
Energy to discuss the potential of a campus near or under this existing transmission line. After discussion
with NV Energy it was concluded that this transmission line can remain in place such that minimum
building and site vertical clearances are maintained. If site development cannot maintain minimum
clearances, the transmission line will need to be relocated or raised as appropriate. NV Energy did not
identify any reasons for which this transmission line could not be relocated or raised. If relocated, NV
Energy will require necessary access and easements for the relocated line.
NV Energy can further evaluate impacts to the transmission line or service in more detail once a site
alternative is chosen, however based on the information available to date electrical service or existing
lines will not preclude the construction of the campus at this location.
NV Energy – Gas
Upon review of the gas portion of the discovery, gas service for the campus must be taken from an existing
gas distribution main located in Wedekind Road. NV Energy noted that the gas main within Wedekind will
need to extended approximately 750 feet to provide service to the campus. Furthermore, NV Energy
identified a “few sections of gas main” within Oddie Boulevard which will need to upsized to provide
sufficient capacity to serve the proposed campus. During final design, NV Energy will evaluate these offsite
improvements to determine if they solely benefit the project or if they benefit the system as a whole. If
the improvements are found to benefit the system as a whole, NV Energy will share the offsite
improvements costs.
Once the offsite improvements are completed, NV Energy can meet the campus demands for gas service.
Truckee Meadows Water Authority (TMWA)

Based on TMWA’s discovery, domestic water and fire service will come from water mains within Sullivan
Lane. TMWA currently has two mains located in Sullivan Lane which are identified as Sullivan-1 Pressure
Zone and the Highland Gravity Zone. These two zones were identified by TMWA as being able to meet to
project demands.
Domestic water service was identified to come from the Sullivan-1 Pressure Zone. The Sullivan-1 Pressure
Zone is a high pressure system and as a result a pressure regulator may be necessary. This is typical for
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water services from high pressure zones. The Sullivan-1 Pressure Zone can meet the campus demands for
domestic water service.
Due to the large volume of water needed to meet the fire demands, assumed to be 4000 gpm for 4 hours,
the fire service will be served from the Highland Gravity Zone. Per TMWA’s discovery, the residual
pressure at max day plus fire demand is around 30 psi. Depending on the location of the campus with
relation to the fire service, a fire pump may be necessary to meet residual pressure code requirements at
the building and on-site fire hydrants.
Preliminary FAA Airspace Review

Based on our review of RTAA and FAA airspace requirements the site can be developed without creating
an airspace surface obstruction. Building height(s) and site/athletic lighting should be monitored during
final design to ensure all proposed structures maximum elevation are below the FAA Part 77 Approach
and One-Engine Inoperable (OEI) surfaces. The maximum developable building elevations are shown in
Figure 1 and further discussed in the detailed Airspace Review found in Appendix K. Final allowable
building heights will vary depending on location on the site and proposed finish grade elevations, however
a structure height of 150’ or less can be constructed (from existing ground elevation) without creating an
airspace obstruction regardless of location on the site. It should be noted that the maximum developable
elevation is determined from the OEI surface regardless of site grading.
RTIA noise contours were reviewed in relation to the project site to determine if noise abatements would
be required as part of the potential development. Based on the RTIA published noise contours, the project
site resides beyond the 65-decibel contour. The FAA recommends noise mitigation measures to facilities
within the 65-decibel contour. Mitigation for any facility beyond the 65-decibel contour is optional and
while not required, noise mitigation should be considered during final design of the facility.
The high school at Wildcreek is currently proposed with several athletic fields, each of which has the
potential of being lit for nighttime activities. Due to the proximity of the project to the RTIA flight path,
care should be taken to ensure any proposed lighting facilities are constructed with light shields and aimed
appropriately to not impact aircraft or aircraft control tower operations.
because of air navigation, aircraft noise impacts and site lighting impacts. We have found that these
considerations do not preclude development of the project site into a potential high school campus. Final
site and building design will have to consider these potential impacts to ensure the final campus solution
works in conjunction with the surrounding aviation activities. The results of this FAA Airspace Review has
been presented to and reviewed with RTIA staff. RTIA staff agreed with the preliminary findings and
recommended that further coordination with the FAA and the RTIA will be required as a part of any
development on this project site, in conjunction with the normal permitting process for the project.
[12]
Water Rights
Water rights research was conducted to determine the amount of water rights that are appurtenant to
the property (including reclaimed water) and the ability to convert said water for potable purposes for
use by the future high school. The water rights report is provided in Appendix L, with the following
findings:
• Two surface water rights permits were found for the subject property. The permits have a
combined duty of not to exceed 520.19 acre feet per acre from all sources.
o Permit No. 78563 (Certificate No. 18122) includes 506.784 AFA (Duty of 4.0 acre feet per
acre from all sources) from Wells Creek. The manner of use is for recreation to irrigate
the golf course for both of the Wildcreek Golf Course parcels.
o Permit No. 78564 (Certificate No. 18123) includes 69.20 AFA (Duty of 4.0 acre feet per
acre from all sources) from the Truckee River via Orr ditch, with the manner of use is
recreation to irrigate the golf course.
• The water rights that are appurtenant to the subject property are portions of both of the above
permits, being 119.39 acres at a duty of 4 acre feet per acre for a total of 477.56 AFA.
• Permit No. 78563 (Wells Creek) will not easily be converted to TMWA since it is a creek right with
intermittent flows. Permit No. 78564 (Truckee River via Orr Ditch) can be converted to a municipal
use and into TMWA service by filing an Application to Change at the Nevada State Engineer’s
Office.
Additionally, the Wildcreek Golf Course currently has an Agreement for the Sale and Use of Treated
Effluent with the City of Sparks to provide reclaimed water for irrigation purposes. The agreement (copy
provided in Appendix L) stipulates that the golf course must dedicate 500 acre feet of water annually in
return for 500 acre feet reclaimed water delivery to the site. The agreement further stipulates that the
golf course agrees to purchase 500 acre feet of reclaimed water at a cost of $300,000 annually.
Information provided to Wood Rodgers and WCSD regarding the water rights associated with this effluent
agreement indicate that the City of Sparks currently holds 448.88 acre feet of Truckee River water rights
(an amount originally purchased from the Conforte family with the purchase of the land) under Claim 313.
The 448.88 acre feet of water is currently held by City of Sparks and dedicated as return flow to the
Truckee River. Upon expiration of the Effluent Agreement, the 448.88 acre feet of water rights returns to
the RSCVA.
The agreement contains a 25-year term that expires March 31, 2022. Item 19 of the agreement identifies
that upon sale of the golf course, the Reno Sparks Convention and Visitor’s Authority shall provide the
City of Sparks with 120 days noticed to “consult with the Sparks regarding any such proposed sale and its
possible consequences”.
Traffic Analysis
The proposed High School at Wildcreek would be designed to accommodate up to 2,500 students, include
a main building of roughly 400,000 square feet, and incorporate the elements of a modern high school
[13]
including a football stadium, soccer fields, baseball and softball fields, tennis courts, basketball courts,
and other related athletic facilities. The urban areas zoned to attend the High School at Wildcreek are
anticipated to be the current Hug High School zoning district and the entirety of Sun Valley.
Based on the probable zoning boundaries, the vast majority (estimated at 95%) of travel to and from the
high school would be north (Sun Valley) and west (present Hug High zone). Approximately 1,200 of the
2,500 student population will be from Sun Valley and therefore about 50% of travel would be to/from Sun
Valley. It then follows that 45% of travel will be to/from the current Hug High School zone and the
remaining 5% will be miscellaneous trips east on McCarran Boulevard associated with staff and deliveries.
Sullivan Lane, El Rancho Drive, Sun Valley Boulevard, and McCarran Boulevard west of the Wildcreek site,
would be the most affected roadways. McCarran Boulevard east of the site, and roadways further east
from there, would incur only minor traffic increases.
The High School at Wildcreek is expected to be a “closed campus”. Students will not be permitted to leave
campus during the lunch hour or between classes, therefore traffic impacts will be limited to the before
school and after school time periods.
There are several good options for vehicular access to the Wildcreek site. Primary access points would
likely be located on Sullivan Lane and/or at the McCarran Boulevard/Wedekind Road intersection. It is
evident that high quality, high capacity intersections can be reasonably constructed to serve the high
school traffic demand. The various access point options have been considered and discussed with the
City of Sparks and Nevada Department of Transportation, but no decisions have been made at this
preliminary investigation stage.
The following transportation improvements should be anticipated as necessary with the project:
• El Rancho Drive / Sun Valley Boulevard: Convert the existing westbound to northbound right-turn
lane to a free right-turn with a receiving acceleration and merge lane
• El Rancho Drive / Sullivan Lane: Add a channelized right-turn lane to the westbound approach at
a minimum, possibly a roundabout or signal depending on the final distribution of traffic
• Sullivan Lane / North Project Access: Construct a single-lane roundabout or other intersection
improvements
• Sullivan Lane / South Project Access: Construct a single-lane roundabout or other intersection
improvements
• McCarran Boulevard / Sullivan Lane: Construct major intersection improvements including
modifying or adding lanes on the northbound and southbound approaches, lengthening of the
eastbound left-turn lane, signal modifications, and signal phasing/timing revisions
• McCarran Boulevard / Wedekind Road: Construct a traffic signal if permitted by NDOT and the
City of Sparks, OR, construct a median island on McCarran Boulevard limiting traffic movements
to right-in/right-out/left-in access to/from both approaches of Wedekind Road. The median
[14]
configuration would prohibit left-turn movements and through movements departing from
Wedekind Road to McCarran Boulevard to improve intersection safety. Improvements at this
intersection would only be needed if the project were to obtain access at McCarran
Blvd/Wedekind Road.
• Project Connection to Wedekind Road: If connection is made to Wedekind Road, construct a
roundabout or other intersection improvements on Wedekind Road north of McCarran Boulevard
• Sullivan Lane & McCarran Boulevard Roadways: Construct sidewalks and bicycle lanes along the
project frontage(s)
• Sullivan Lane, El Rancho Drive & McCarran Boulevard Roadways: Construct sidewalks and bicycle
lanes at select locations to fill in gaps in the existing walking/cycling infrastructure
• Public Transit: Based on RTC input, potentially construct a RTC Ride transit stop on Sullivan Lane
near the campus entrance. The RTC may wish to consider changes to Route 15 to better serve
high school students.
• Other improvements as identified by future traffic impact studies: The intersection mitigation
requirements may change based on the final site plan and access configurations. Additionally,
reviewing agencies may require the evaluation of other intersections, traffic scenarios, or
transportation aspects.
Site Plan Feasibility Study

In an effort to determine site feasibility for a high school campus, the design team, consisting of Wood
Rodgers, The Cuningham Group, H+K Architects, Clark/Sullivan, and Traffic Works, collaborated with
WCSD staff to develop site plan diagrammatical scenarios. The purpose of the site scenarios is to
demonstrate that the necessary site components for a high school campus are able to fit on an
approximately 75± acre portion of the project parcel, given the known constraints discussed within this
report. None of the given site scenarios described below and provided in Appendix N should be
considered as the final site plan and it is likely that additional alternatives will be developed in the next
schematic design phase for the project. Please note, where the existing golf course is shown to remain,
final golf course redesign and operations will be determined by Washoe County and the Reno Sparks
Convention Visitors Authority. Additionally, in all of the scenarios, the 100-year flood event will be carried
through the site via an open channel or pipe – no detailed grading and drainage plans are provided at this
time.
Following is a narrative summary of the various alternative site plan feasibility studies completed to date:
Site Scenario #1:

• High school building is oriented toward the southwestern portion of the site, near the intersection
of McCarran Boulevard and Sullivan Lane.
• School campus located in flatter portion of site lending to an opportunity for less grading.
• Northern portion of existing golf course may remain.
[15]
• Power transmission lines are avoided.

• Orr Ditch requires modification (piping and/or relocation) in southwest portion of site, while
possibly remaining open on the remainder of the site.
• Access modifications to Wedekind Road are contemplated.
Site Scenario #2:

• High school building is located centrally on the site and oriented toward Sullivan Lane.
• Access is distributed to three existing intersections – Wedekind Road, Green Vista Drive and
Niblick Drive.
• Power transmission lines are avoided.
• Option for existing executive golf course and portion of 18-hole golf course to remain.
• Orr Ditch requires modification (piping and/or relocation) along Sullivan Lane frontage.
Site Scenario #3:

• High school building located in northeast portion of site, away from existing residences.
• Access provided entirely from Sullivan Lane.
• Option to retain existing executive golf course and portion of existing 18-hole course, in addition
to existing clubhouse.
• High school building located in areas with greater topographic constraints lending to potential for
increased grading.
• Existing power transmission line may require modification or site plan modifications to work
around power line.
• Orr Ditch may remain intact.
Site Scenario #4 and 4B

• High school building located eastern portion of the site, away from existing residences.
• Orr Ditch requires modification (piping and/or relocation) through site.
• Existing power transmission line may require site plan modifications to work around power line.
Site Scenario #5:

• High school building is located centrally on the site and oriented toward Sullivan Lane.
[16]
• Existing power transmission line may require modification or site plan modifications to work
around power line.
• Orr Ditch requires modification (piping and/or relocation) through site.
Site Scenario #6:

• High school building located in northeast portion of site, away from existing residences.
• Existing power transmission line may not require modification.
• Orr Ditch may remain largely intact.
As stated above, while several scenarios were investigated as part of this due diligence effort, it is likely
that many more alternatives will be studied prior to selection of a preferred alternative. Each of the
scenarios above, as well as future iterations, present certain opportunities and constraints that will need
to be weighed with other factors such as constructability, project cost, cost benefit, public/stakeholder
input, etc. that will be studied in future phases of schematic design and design development. All of the
above scenarios successfully demonstrate that a high school campus can feasibly be constructed on the
subject parcel in a wide variety of configurations.
Appraisal Report
An Appraisal Report has been completed by Johnson/Perkins/Griffin Real Estate Appraisers and
Consultants for the subject parcel (Refer to Appendix O). The purpose of the appraisal report is to provide
an opinion of the Market Value Range of the subject property. In addition, the appraisal report addresses
the Market Value Range on a per acre foot basis of the water rights associated with the Wildcreek Golf
Course property.
[17]
APPENDIX A
Report Exhibits
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APPENDIX B
City of Sparks Zoning Code Excerpts
Chapter 20.02 Zoning Districts |Section 20.02.010 Public Facilities District (PF)
Section 20.02.010 Public Facilities District (PF)

Purpose: This district provides public facilities that are either inappropriate in another location due to
site impacts, or that require flexible design and site planning.
A. Uses
Refer to Section 20.02.013 (Use Table).
B. Dimensional Standards
Setbacks (principal buildings)

1 Front / exterior side 15’
2 Side 5’ on one side
3 Rear 10’
4 Side or Rear (abutting any SF district, for structures or Building height x 1’
portions of structures over 1 story)
Height (structures)
5 Height (maximum) 30’*
*May be exceeded by Conditional Use Permit
Sparks Zoning Code | 58

P = Permitted by right ; C = Conditional Use; * = Use regulations apply; AR = Administrative Review; L = Locationally Restricted in the “I” District
DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
Use Category Use Type
I
Residential
Residences Dwelling, single-family detached P P P P P P P P P P P C C P
Dwelling, two-family (duplex) P P P P P P
Multi-family Building < 110 units P P P P P P P P
Multi-family Building > 110 units C C C P P P P C C C
Live/work dwelling P P P P C
* * * * *
Manufactured home park C C C C C C
Home Occupation P P P P P P P P P P P P P P P P P P P P P
* * * * * * * * * * * * * * * * * * * * *
Group Living: Boarding / rooming house C C C P P P P
Group home P P P P P P P P P P P P P P P P P P
* * * * * * * * * * * * * * * * *
Life care or continuing care services C C C P P P P P P
* * * * * * * * *
Halfway house C P
Lodging / Short-Term Rental
Bed and breakfast C C P P P C
* * * * * *
Hotel / Motel (< 20 units) P C P C P
Hotel / Motel (> 20 units) C C P
Recreational vehicle park C C C
* * *
Resort, dude/guest ranch C C
Commercial / Mixed Use
Animal Services*: Animal services, indoor C C P P P P P P P L*
* * * * * * * * *
Sparks Zoning Code|76

Chapter 20.02 Zoning Districts |Section 20.02.013 Use Table
DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
I
Animal services, overnight (whether C C C P P P*
indoor or outdoor) * * * * *
Financial Services: Payday loan establishment P P*
*
Automated teller machine, stand alone* P P P P P P P P P* P
* * * * * * * * *
Title loan P P*
*
Financial institutions (including banks) P P P P P P P L*
Pawnbroker C L*
*
Food & Beverage Brewery P P P P P P C/
Sales / Service: L
Craft Distillery P P P P P P C
Grocer / Food market P P P P P P C/
L
Liquor store P P P P P P C*
* * * * * *
Farmers market P P P
Food preparation P P P P P P*
Mobile vendor (See Chapter 20.03)
Restaurant P P P P P P P L*
*
Drive Through P P P P P P L*
* * * * * *
Office, Business & Office P P P P P P P P P P
Professional:
Call Center P P P P P P C L
Personal / Business Bail bond services P
services:
Copy center P P P P P L
Courier and messenger services C P P P
Funeral & interment services P P P L

DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
I
Crematorium P*
Maintenance & repair services P P P P
Personal services P P P P P P P L*
Tattoo parlor P P P P
* * * *
Wedding chapel P P P P
Retail sales: Auction house P*
Building material sales & services P P P
Convenience store P P P P P P L*
Nonstore retailers P
Nursery (commercial, retail and C C P
wholesale)
Retail, general P C P P P P L*
Vehicles / Auto and truck repair (light) C P P*
Equipment: * *
Auto and truck repair (heavy) P*
Car Wash C P C C P*
Gas station C P C C P*
Manufactured Home Dealers C
Truck stop C*
Vehicle Sales C
Vehicle Rentals P P P L
Public/Civic/Institutional
Day Care: Adult day care P P P P P P P P P
* * * * * * * * *
Child care facility C C P C P C C C C
* * * * * * * * *
Child care, In-home P P P P P P P P P P P P P P P P P

DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
I
Assembly Uses*: Cemetery C
Church or worship center C C C C C C C C C C C C C P C P C C P P C C/ P
L*
Event Center / Banquet Hall P P P P C
Exhibition, convention, or conference P P
facility
Fraternal club / lodge / community P P p P C L*
service facility
Government / Non- Correctional institutions P
Profit:
Public maintenance facility P P
Public Safety Facility P P P P P
Social assistance, welfare, and charitable P P P P P P
services
Educational: College, technical school C C C C C C P C/ P
L*
School (public or private) A A A A A A A A A A
R R R R R R R R R R
* * * * * * * * *
Personal instructional services P P P P P L* P
Medical: Hospital C C C C P
Medical office, clinic, or laboratory C P C P P P P P
Medical office, clinic, or laboratory C C C C C C C
(more than 50,000 sf gfa)
Medical marijuana production or A
cultivation R*
Medical marijuana dispensary A A A
R R R*
* *
Arts, Entertainment, Adult business C/
& Recreation: L*
Bar / Lounge P C P C P P L*
Cultural Institution P C P P P P
Gaming establishment (non-restricted) C C C C

DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
I
Entertainment facility / Theater P C P C P P P
Health/fitness club P P P P P P P C/
L
Park / open space P P P P P P P P P P P P P P P P P P P P P P P
Recreational Facility, Minor C C C C P C C P
Recreational Facility, Major C C C C C C
Industrial
Manufacturing & Contractor shop P
Employment:
Data Processing, Hosting, and Related P P P
Services (including data centers)
Industrial Services P
Media Production P C P
Mining & quarrying C C C C C C C C C C C C C C C C C C C C C C* C
* * * * * * * * * * * * * * * * * * * * * *
Outdoor Processing C
Production, Craftwork P P P P
Production, General P
Research and development P P P P P P P P
Warehousing, Building and landscaping materials P
Storage & supplier
Distribution:
Building maintenance services P P
Freight facilities P
Fuel Distribution or Recycling C*
Machinery and heavy equipment sales P*
and service
Mini-warehouse C P
*
Oil & gas storage C

DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
I
Outdoor storage A
R*
Storage/Processing of Hazardous C*
Materials
Vehicle towing and storage facility P*
Wholesale distribution, warehousing P
and storage
Infrastructure
Transportation / Ground passenger transportation (e.g. P
Parking: taxi, charter bus)
Bike share kiosk P P P P P P P P P P P
Heliport / miscellaneous air C C C C P P
transportation
Parking facility C C C P
Railroad freight yard or building P
Transportation passenger terminal C C C C C C P P
Utilities: Co-generation facility P
Utility, Major C C
Utility, Minor C C C C C C C C C C C C C C C C C C C C C C C
Renewable energy production C C P P P P P P P P P P P P P P P P P P P C* C
* * *
Communications Communications facility P P P P P
facilities:
Wireless communication tower or P P P P P P P P P P P P P P P P P P P P P P* P
antenna * * * * * * * * * * * * * * * * * * * * * *
Weather or environmental monitoring P P P P P P P
station
Waste-related: Hazardous waste disposal C
Hazardous waste transfer C
Metal waste salvage yard / junk yard / C*
auto dismantler
Recycling plant C*
Remediation Services C

DT/VS
MU-C
SF-40
SF-20
SF-15
SF-12
MF-2
MF-3
MF-4
MF-5
A-40
SF-9
SF-7
SF-6
MR
A-5
RN
PO
C1
C2
TC
PF
I
Transfer Station P*
Agriculture
Farm or ranch P P
Winery P P

Chapter 20.03 Use Standards |Section 20.03.038 School (Public or Private)
Section 20.03.038 School (Public or Private)

 Use Category: Public/Civic/Institutional – Educational
Purpose: this section protects the public health, safety and general welfare of City residents, and
implements NRS 278.0211 by standardizing the development standards for schools in the region
(Sparks, Reno, Washoe County). The objectives of these standards are: 1) well-designed schools; 2)
to mitigate the impacts of schools next to residential uses; 3) promote consistency; 4) provide an
appropriate number of parking spaces and 5) provide flexibility in landscaping areas.
A. Applicability
This section applies to the new construction of any new School (Public or Private).
B. Standards
1. The City’s review of school projects will consider the following criteria during the Administrative
Plan Review process:
a. Building Setbacks;
b. Landscaping; and
c. Parking;
2. Site Standards. The following standards deal with the erection of any new school building, and
the addition or alteration of an existing school building.
a. Building Height. There are no restrictions on the building height of a school.
b. Purpose: Having no minimum or maximum height requirements provides for the flexibility
to build unique facilities consistent with the character of the neighboring community. In the
future schools in the urban core may have a smaller footprint and be two or more stories in
height. Depending on the type of school and the amenities it offers, the height will need to
vary.
c. Building setbacks. One foot distance for every foot in height when adjacent to residential
uses. The one foot requirement does apply only to those elevations adjacent to residential
uses. Each elevation will determine the amount of setback, for instance a 25’ front facing
elevation will require a 25’ setback in the front, a 30’ side elevation will require a 30’ setback
on that side, and that same building that has a rear facing elevation adjacent to a use other
than residential will have no setback requirement.
d. Landscaping. Up to 20% of the site. Landscaping details will be determined based on type
of school, community character, and site specifics such as slope and soil quality. These
details will be determined during a pre-application meeting with the City and WCSD.

Chapter 20.03 Use Standards |Section 20.03.039 Storage/Processing of Hazardous Chemicals
e. Parking. This is a minimum standard and also presumes all relevant Americans with
Disabilities Act (ADA) and American National Standards Institute (ANSI) requirements will be
met.
C. Review. Administrative approval (standard code and Administrative Review) applies.
Section 20.03.039 Storage/Processing of Hazardous Chemicals

 Use Category: Warehousing, Storage & Distribution
A. Applicability
This section applies to any use which stores or processes chemicals designated by the State of
Nevada as Hazardous.
B. Standards. Any applicant with the desire to store or process chemicals designated by the State of
Nevada to be hazardous shall obtain a Conditional Use Permit through the City of Sparks prior to
establishing this use.
Section 20.03.040 Temporary uses

 Use Category: Miscellaneous
A. Applicability
1. This section applies to:
a. Christmas tree sales,
b. Construction Yard,
c. Farmer’s Market,
d. Garage and yard sales,
e. Outdoor Sales,
f. Model Home Complex,
g. Temporary Sales Office Trailer, and
h. Any Temporary Use not previously listed.
2. For temporary uses requiring a temporary use permit, additional standards may be applied to
the permit by the Administrator.

Chapter 20.04 Development Standards |Section 20.04.009 Parking & Loading
Section 20.04.009 Parking & Loading

Purpose: This section sets minimum standards for off-street parking requirements for new
construction and expansion of or changes to existing uses. This section ensures that uses have a
minimum level of off-street parking to avoid congestion on surrounding streets without creating
excessive parking, discouraging pedestrian access, driving up the cost of development and inviting
excessive levels of traffic congestion.
A. Applicability
1. Permanently maintained off-street parking shall be provided in accordance with this Section for
all developed property within the City.
2. Lawfully established uses which do not conform to this Section are considered to be
substandard developments.
3. If the use of any developed lot or parcel is changed to increase the number of parking spaces
required under this Section, all requirements of this Section apply to that lot or site.
B. Exceptions
1. All required parking must be located on the same site as the use it serves, except in the I, TC, C2,
C1, and PO when off-site parking (excluding the public right of way) may be considered through
a shared parking plan or alternative requirements through:
a. Shared parking and alternative standards.
(1) In any development where the requirements of this Section can be met by non-
concurrent, joint use of the same spaces by more than one business, the Administrator
may permit the parking requirement to be reduced accordingly.
(2) All joint use parking spaces shall be located within ¼ of a mile of the uses that they
serve. If the spaces are located off – site, this distance is measured from the property
line of the use served.
(3) The Administrator may approve the use of alternative parking space requirements
based on Urban Land Institute, American Planning Association, Institute of
Transportation Engineers or other analytical studies approved by the Administrator, that
take into account monthly, hourly and weekly variation; peaking characteristics, ride
share programs, proximity to transit stops and shared uses. The applicant shall justify
the use of and appropriateness of alternative parking number calculations.
2. All required parking must be on the same site it serves. Exceptions may be considered up to ¼
mile from the respective site in the Mixed Use District provided that:

a. Development within this district may use shared parking arrangements to reduce overall
parking requirements, as provided in Chapter 20.04. On-street parking along the frontage of
any use is counted toward required off-street parking.
b. Onsite parking requirements may be further reduced through a Shared Parking Credit.
c. The Administrator may approve additional parking credits if the applicant provides a parking
study that demonstrates that parking demands will be met with an alternative parking
configuration or requirement.
d. The Administrator may approve alternative parking configurations for multi-building

developments subject to compliance with standards for setbacks building design, and site
design. (i.e. parking located in the rear, side, or front of buildings.)
3. A low income parking credit may be provided by the Administrator for residential uses that are
income or rent restricted and are at or below 45% of AMI (Area Median Income) through a
parking study.
4. For residential uses on lots or sites occupied by no more than four dwelling units, the
Administrator may approve a parking layout which contains tandem parking spaces.
5. In parking facilities accommodating at least twenty cars, up to 25% of the parking spaces
required by this Section may be sized for compact cars. The spaces shall conform to the
minimum sizes and design geometry for compact cars, contained in subsection D, and shall be
given preferred locations within the facility. Each compact space shall be clearly marked
"compact only."
6. Parking for the disabled shall be provided in all parking facilities serving the public.
a. One accessible parking space shall be provided as follows:
Table 20.04.011-2 Accessible Parking Spaces
Total Parking Required ADA spaces

spaces provided
1-25 1
26- 50 2
51-75 3
76-100 4
101-150 5
151-200 6
201-300 7
301-400 8
401-500 9
501-1,000 2% of total
1,000+ 20 + 1 per 100 spaces over
1,000 spaces

b. One out of every eight accessible spaces shall be van accessible. If only one accessible space
is required, it must be van accessible. Accessible parking spaces shall be at least eight feet
wide and have an adjacent five foot wide aisle. Van accessible spaces shall be at least eight
feet wide and have an adjacent eight foot wide aisle. These spaces shall be located on the
shortest accessible route of travel to an accessible entrance. Those spaces must be indicated
by a sign which complies with NRS 484.408 and the bottom of which is at least seven feet
above the ground. For all van accessible spaces, an additional sign indicating that it is van
accessible shall be mounted below the above described sign.
7. Off-street parking facilities shall be striped and otherwise marked so that individual spaces and
aisles are clearly indicated. Directional markers and signs indicating spaces reserved for compact
cars and the handicapped shall be painted on the pavement or placed on standards, as directed
by the Administrator.
8. All off-street parking lots as well as driveways and access roads must be paved. The
Administrator may grant an exception for any parking lot which is, of necessity, subject to
regular use by heavy construction equipment.
A Conditional Use Permit may authorize the use of unpaved parking lots for up to one year. Designs
for paving, curb and gutter, sidewalks, utilities and drainage for all off-street parking facilities shall
be approved by the Administrator prior to construction.
C. Number of Off-street Parking Spaces Required
1. This section specifies the required number of off-street parking spaces related to various land
uses.
2. For any use not specifically covered by one of the following categories, the requirement shall be
determined by the Administrator based on actual parking demand associated with that use.
3. The Administrator may require spaces in addition to those specified in this section if special
circumstances exist.

Table 20.04.011-3 Parking Ratios
Use Parking spaces required

(see Section 20.02.014 (Use Table)) (sf = building gross floor area unless otherwise provided)
Residential
Residences Dwelling, single-family detached 1 per bedroom
Dwelling, two-family (duplex) 1 per bedroom
Multi-family Building < 110 units 1 per dwelling unit
Multi-family Building > 110 units 1 per dwelling unit
Live/work dwelling 1 per dwelling unit
Manufactured home park 1 per dwelling unit
Group Living: Boarding / rooming house 0.5 per bedroom
Group home 1 per 400 sf
Life care or continuing care services 1 per 400 sf
Halfway house 1 per 400 sf
Lodging / Short-Term Rental
Bed and breakfast 1 per guest room plus 1 per 800 sf of
restaurant space
Hotel / Motel (< 20 units) 1 per guest room plus 1 per 800 sf of
restaurant or public meeting space
Hotel / Motel (> 20 units) 1 per guest room plus 1 per 800 sf of
restaurant or public meeting space
Recreational vehicle park 1 per 4 recreational vehicle or camping
spaces
Resort, dude/guest ranch 1 per guest room
Commercial / Mixed Use
Animal Animal services, indoor 1 per 1,500 sf
Services*: Animal services, overnight (whether indoor or 1 per 1,500 sf
outdoor)
Financial Payday loan establishment 1 per 400 sf
Services: Automated teller machine, stand alone n/a
Title loan 1 per 400 sf
Financial institutions (including banks) 1 per 400 sf
Pawnbroker 1 per 400 sf
Food & Craft Distillery 1 per 1,500 sf
Beverage Sales / Grocer / Food market 1 per 300 sf
Service: Liquor store 1 per 300 sf
Farmers market n/a
Food preparation 1 per 300 sf
Mobile vendor n/a
Restaurant  1 per 300 sf
Office, Business Office  1 per 800 sf
& Professional:
Personal / Bail bond services 1 per 500 sf
Business Copy center 1 per 300 sf
services: Courier and messenger services 1 per 800 sf
Funeral & interment services 1 per 1,500 sf
Crematorium 1 per 1,500 sf
Maintenance & repair services 1 per 1,500 sf
Personal services  1 per 300 sf
Tattoo parlor 1 per 500 sf


Wedding chapel 1 per 1,500 sf

Retail sales: Auction house 1 per 500 sf
Building material sales & services 1 per 400 sf
Convenience store 1 per 250 sf
Nonstore retailers 1 per 800 sf
Nursery (commercial, retail and wholesale) 1 per 500 sf
Retail, general 1 per 300 sf
Vehicles / Auto and truck repair (light) 1 per 500 sf
Equipment:
Auto and truck repair (heavy) 1 per 500 sf
Car Wash 1 per 1,500 sf
Gas station 1 per 1,000 sf
Manufactured Home Dealers 1 per 2,000 sf
Truck stop 1 per 300 sf
Vehicle or equipment sales and rentals 1 per 500 sf (indoor sales area only), 1 per
500 sf indoor repair and maintenance
space
Public/Civic/Institutional
Day Care: Adult day care 1 per 1,000 sf
Child care facility 1 per 350 sf
Child care, In-home n/a
Assembly Uses: Cemetery n/a
Church or worship center 1 per 150 sf
Event Center / Banquet Hall 1 per 150 sf
Exhibition, convention, or conference facility 1 per 150 sf
Fraternal club / lodge / community service 1 per 150 sf
facility
Government / Correctional institutions 1 per 800 sf
Non-Profit: Public maintenance facility 1 per 1,500 sf
Public Safety Facility 1 per 800 sf
Social assistance, welfare, and charitable 1 per 800 sf
services
Educational: College, technical school 1 per 500 sf
School (public or private) 1 space for each 1.5 students, faculty and
staff based on design capacity (high school)
2 spaces per classroom plus 1 space per
100 students based on design capacity
(junior/middle)
1 space per classroom and 1 space per 100
students based on design capacity
(elementary)
Personal instructional services 1 per 500 sf
Medical: Hospital 1 per 400 sf
Medical office, clinic, or laboratory  1 per 500 sf
Medical office, clinic, or laboratory (more than 1 per 400 sf
50,000 sf gfa)
Medical marijuana production facility 1 per 1000 square feet of net leasable area
Medical marijuana cultivation facility 1 per 4,500 square feet of net leasable area
Medical marijuana testing laboratory 1 per 250 square feet of gross floor area


Medical marijuana dispensary 1 per 200 square feet of net leasable area
Arts, Adult business 1 per 200 sf
Entertainment, Bar / Lounge  1 per 400 sf
& Recreation: Cultural Institution 1 per 400 sf
Gaming establishment (non-restricted) 1 per 100 square feet of gaming floor, plus
1 per 300 sf for accessory uses such as
shops, bars, restaurants, showrooms,
meeting rooms, and hotel rooms o
Entertainment facility / Theater 1 per 300 sf
Health/fitness club 1 per 150 sf
Park / open space n/a
Recreational Facility, Minor 1 per 200 sf
Recreational Facility, Major 1 per 200 sf
Industrial
Manufacturing Contractor shop 1 per 1,500 sf
& Employment: Data Processing, Hosting, and Related Services 1 per 1,000 sf
(including data centers)
Industrial Services 1 per 1,000 sf
Media Production 1 per 1,000 sf
Mining & quarrying n/a
Outdoor Processing 1 per 1,500 sf
Production, Craftwork 1 per 1,000 sf
Production, General 1 per 1,000 sf
Research and development 1 per 1,000 sf
Warehousing, Building and landscaping materials supplier 1 per 2,000 sf
Storage &
Distribution:
Building maintenance services 1 per 2,000 sf
Commercial and industrial supply and 1 per 2,000 sf
equipment providers
Freight facilities 1 per 2,000 sf
Fuel Distribution or Recycling 1 per 2,000 sf
Machinery and heavy equipment sales and 1 per 2,000 sf
service
Mini-warehouse 1 per 2,000 sf
Oil & gas storage 1 per 2,000 sf
Outdoor storage 1 per 2,000 sf
Vehicle towing and storage facility 1 per 2,000 sf
Wholesale distribution, warehousing and 1 per 2,000 sf
storage
Infrastructure
Transportation / Ground passenger transportation (e.g. taxi, 1 per 1,000 sf
Parking: charter bus)
Bike share kiosk n/a
Heliport / miscellaneous air transportation 1 per 1,000 sf
Parking facility n/a
Railroad freight yard or building 1 per 2,000 sf
Transportation passenger terminal 1 per 1,000 sf
Utilities: Co-generation facility n/a


Utility, Major n/a

Utility, Minor n/a
Renewable energy production n/a
Communications Communications facility n/a
facilities: Wireless communication tower or antenna n/a
Weather or environmental monitoring station n/a
Waste-related: Hazardous waste disposal n/a
Hazardous waste transfer n/a
Metal waste salvage yard / junk yard / auto 1 per 10,000 sf lot area
dismantler
Recycling plant 1 per 1,000 sf
Remediation Services 1 per 10,000 sf lot area
Transfer Station n/a
Agriculture
Farm or ranch n/a
Urban agriculture n/a
4. When an existing building is expanded, parking and loading spaces shall be added to meet the
requirements of the parking ratio table for the entire building. Exceptions may be considered as
outlined in this chapter.
D. Parking Geometry
1. All required off-street parking facilities shall be designed and constructed according to the
following geometric configurations:

Table 20.04.011-4 Individual Parking Space Requirements (feet)
Angle A D L N P Q V W X Y
(degrees)
0 12* 9.0 24 21.0 30.0* - 24.0 9 - -

15 12* 13.4 18 25.4 38.8* 4.7 34.8 9 17.4 2.3
30 12* 16.9 18 28.9 45.6* 9.0 18.0 9 15.6 4.5
45 12* 19.1 18 31.1 50.2* 12.8 12.7 9 12.7 6.4
60 16 20.1 18 36.1 56.2* 15.6 10.4 9 9.0 7.8
75 24 19.7 18 43.7 63.4 17.4 9.3 9 4.6 8.7
90 24 18.0 18 42.0 60.0 18.0 9.0 9 - 9.0
Table 20.04.011-5 Compact Cars
Angle A D L N P Q V W X Y
(degrees)
0 12* 8.0 21 20.0 28.0* - 21.0 8 - -

15 12* 11.9 16 23.9 35.8* 4.1 30.9 8 15.5 2.1
30 12* 14.9 16 26.9 41.8* 8.0 16.0 8 13.9 4.0
45 12* 17.0 16 29.0 46.0* 11.3 11.3 8 11.3 5.7
60 16 17.9 16 33.9 51.8* 13.9 9.2 8 8.0 6.9
75 24 17.5 16 41.5 59.0 15.5 8.3 8 4.1 7.7
90 24 16.0 16 40.0 56.0 16.0 8.0 8 - 8.0
*Minimum aisle width for two-way traffic is 20 feet.
2. Curbs shall be provided where parking adjoins landscaping and sidewalks. A three foot
overhang is permitted where parking abuts a landscape strip. This allows for a 15’ stall length.

E. Parking District No. 1

The purpose of Town Center Parking District No. 1 is to –
 Provide for the use of parking spaces in city owned facilities to provide businesses within the
district which are not able to provide the required off-street parking required by this
Section, and
 Provide for leasing of parking spaces in city owned parking facilities to private businesses to
further the goals of the redevelopment effort.
1. Victorian Square Parking District No. 1 is established.
2. Boundaries. The boundaries of the parking district are described as follows:
Beginning at the intersection of the centerline of Victorian Avenue and the centerline of
Fifteenth Street, and proceeding thence northerly along said extended line to its
intersection with the centerline of D Street and Victorian Plaza Circle, thence easterly
along the centerline of D street to its intersection with the centerline of the Pyramid
Way, with the centerline of Victorian Avenue, extended westerly along said centerline
to its point of origin.
3. Parking Space Fee
a. The City Council may, by resolution, approve and adopt a form of agreement for the use of
spaces in the parking district which include, but are not limited to, penalties for late

payments, security for the payment of obligations, maintenance provisions and procedures
to withdraw from the parking district.
b. Terms of this agreement may be negotiated subject to specific redevelopment agreements

developed in cooperation with the Sparks Redevelopment Agency.
4. Requirements for commercial uses marked with a diamond () in Parking Ratio Table are
modified for Parking District No. 1 by the following exemption program:
a. The indicated commercial uses are exempt from all parking requirements if they qualify
based on one of the following 3 criteria:
(1) New construction of a building less than 10,000 square feet in size;
(2) New construction of a building addition where the total area of the building addition
and the existing building is less than 10,000 square feet in size;
(3) An indicated commercial use occupying an existing building of less than 10,000 square
feet in size.
b. If the 10,000 square foot limit is exceeded for an indicated commercial use, the use shall
receive a parking exemption equal to the 10,000 square foot limit, and is responsible for
providing parking for the area exceeding the 10,000 square foot limit in accordance with the
requirements listed in the parking ratio table.
c. If a business has existing excess parking, it may count that excess parking towards any new
parking required as a result of expansion or new construction.
5. Petition for inclusion in the parking district. At any time following the district formation, any
parcel of land, whether contiguous or noncontiguous to the district, may be added to the district
if the use is identified with a diamond and the owner of such parcel files with the City Council a
petition for inclusion and the City Council grants such petition. The City Council must find that
sufficient additional parking space is available in the parking district and that inclusion will
benefit the parking district in order to grant the petition. If the petition is granted, the parcel is
then entitled to the same rights as those which apply to other lands in the district, and is subject
to all fees levied on a district member.
6. Requirements for hotel/casino uses in Victorian Square Parking District No. 1 are 50% of what is
required in Table 20.04.011-3 Parking Ratios.
F. Off-street Loading
1. In order to avoid undue interference with the public use of streets or alleys, there shall be
provided and maintained adequate off-street space for standing, loading or unloading for those
uses involving receipt and distribution of vehicles or merchandise and materials off-street.

2. Loading Space Design
a. Each required loading space shall be at least 10 feet by 45 feet with a 14 foot height
clearance.
b. For a non-residential building containing less than 3,000 square feet of gross floor area, a
combined parking and loading area is acceptable.

Chapter 20.04 Development Standards |Section 20.04.011 Slopes, Hilltops & Ridges
Section 20.04.011 Slopes, Hilltops & Ridges

Purpose: this chapter regulates development on hills and slopes to promote quality land
development by regulating the potential for the aesthetic degradation of sites through orderly
development with slopes in conjunction with of the city's natural environment and scenic backdrop.
(Ord. 1880, 1995: Ord. 1577 § 1 (part), 1987.)
A. Applicability
1. A presubmittal meeting with staff is required for any development project to be undertaken on
project sites having slope gradients of at least 10% or greater over at least 25% of the site. For
development greater than 10 acres and/or when exceeding any minimum standard in this
section a Conditional Use Permit may be applied for. For projects less than 10 acres and
compliance with standards is demonstrated, the Administrative Review process shall be utilized.
2. The minimum average slope of a project site is used to identify the threshold (i.e., a slope map).
3. The major deviation process ( see Chapter 20.05) does not apply to this section.
B. Design Policies. Any development subject to the requirements of this Section shall be designed in
accordance with the best applicable practices of land use planning, engineering, geology, hydrology,
civil and structural engineering, environmental design, architecture and landscape architecture,
including but not limited to the following:
1. The site of the proposed development shall be analyzed to identify the design constraints
imposed by hydrological and geological conditions, soils, slopes and other natural topographic
conditions. In order to secure a Conditional Use Permit, the project shall respect the natural
constraints in the design of the development.
2. The development shall be designed with consideration for limiting aesthetic degradation of the
site, as well as erosion, sedimentation and other hazards.
3. Long slopes with sharp transitions are generally considered undesirable.
4. Buildings should be designed and placed on the site so as to visually complement each other and
the natural land forms of the site. The placement of buildings on or near hilltops or ridges must
show a high degree of sensitivity to the terrain and its visual impact. Definitive plans shall be
prepared that clearly demonstrate this sensitivity for project approval.
C. Grading
1. No grading or clearing of any kind may be initiated until a final grading permit is issued unless
exempted by Sparks Municipal Code Title 15. Grading shall also comply with the most restrictive
requirements of Title 15 of the Sparks Municipal Code.

2. Grading shall be designed so that finished grading resembles natural land forms as much as
practical with rounded transitions or variable slope gradients.
3. A graded slope that exceeds 33⅓ % (3:1) and over 3 feet in height shall have a solution
presented that stabilizes the slope and minimizes scarring.
4. The portion of any development site which may be cleared, graded or otherwise disturbed by
construction is limited to a percentage of the site area, based on the natural slope of the site, as
follows:
a. The applicant shall provide a slope or "cell" map which groups small areas of similar slope
together, gridded at a maximum contour interval of 2 feet.
b. The slope categories or groups are as listed below. This establishes the maximum disturbed
area within each slope category over the entire site.
c. Then the maximum area within each category that can be disturbed is calculated by
applying the fraction indicated below:
Slope Category Maximum Disturbed Area
0— 15 % Unlimited
16—25% ¾ of the category
26—30% ⅓ of the category
30% or above When developing on natural slopes over 30% project design shall
be enhanced to create a 2:1 ratio of non-constrained area being
preserved as open space for every portion of area with slopes
over 30% that is developed
d. Once the calculation of disturbed area is made, this becomes the total disturbed area over
the entire site. Disturbed areas can be aggregated and do not need to be specific to the
slope category.
5. The final grading plan for the development shall include mapping and calculations necessary to
demonstrate compliance with these requirements.
6. Before a grading permit is issued, a temporary fence shall be constructed on the site defining
the limits of the area to be disturbed as shown on the final grading plan. That fence shall be
inspected and approved by the Administrator before the grading permit is issued and shall
remain in place until final grading inspection and approval.
D. Erosion and Sedimentation Control
1. For any project which involves a graded area larger than one acre, a temporary erosion and
sedimentation plan, including dust control must be approved by the Administrator before a
grading permit is issued. If grading of an area larger than one acre is to proceed in phases, the
erosion and sedimentation control plan shall contain a phasing schedule showing how large an

area will be exposed at any one time. Land will be considered exposed from the time it is
cleared, graded or otherwise disturbed until it is permanently stabilized by paving, landscaping
or vegetation according to approved plans.
2. At any time during construction when more than one acre is exposed, all temporary erosion and
sedimentation control measures shall be continuously applied and maintained.
3. In order to keep the grading permit valid, a bond or other surety in an amount determined by
the Administrator must be provided by the developer.
E. Landscaping
1. In addition to the landscaping requirements of this Chapter, landscaping and/or revegetation is

required to stabilize all slopes which have been:
a. Cleared,
b. Graded,
c. Otherwise disturbed by development subject to this Section, or
d. Visible from public rights-of-way.
2. Landscaping shall be dispersed throughout the stabilized area.
3. Interior side yard sloped areas of individual lots are exempt from the landscaping and irrigation
requirement.
4. Planting shall be designed to achieve 90% ground coverage of any disturbed area within 3 years.
F. Open Space
1. Any portion of a development on which clearing and grading is not allowed under subsection C
(undisturbed area) must be:
a. Placed within any required open space;
b. Protected from disturbance through fencing or other permanent access restrictions, or
c. Subject to a permanent open space deed restriction in favor of the city.
2. If the application involves subdivision plat approval, the applicant must provide a plan to
maintain any required open space which is not a part of a developed lot.
3. Open space areas shall include a variety of slope gradients and not contain only slopes within
one slope category.
4. The open space must be accessible to the residents.

G. Hilltops or Ridgelines
Any hilltop or ridgeline, that is identified by the City as a significant hilltop or ridgeline, shall have
additional setback requirements. The setback requirement shall vary dependent on the slope(s) of
the ridgeline or hilltop and the proposed heights or structures.

H. Application Requirements
In addition to the usual requirements for a Conditional Use Permit or Administrative Review; the
application for any development subject to the requirements of this Section shall include the
information required in Appendix A7 and A8.

Chapter 20.05 Administration |Section 20.05.07 Administrative Review
Section 20.05.07 Administrative Review

Purpose: Administrative Review determines whether the
proposed use, building, structure addition or change to
any building, structure or use will conform to the City’s
Zoning Code, building and fire codes and other
applicable ordinances and requirements.
Administrative Review insures the development of an
aesthetically acceptable and well-ordered community
serving the interests of public health, safety and general
welfare.
A. Applicability
Administrative Review is required –
1. Where indicated in the Use Table (20.02.013),
2. For any Public Facility, Commercial, Industrial or

Multifamily (3 units or more) construction or
addition when a Conditional Use Permit is not
required or
3. Where specifically required in this Title.
B. Initiation
The applicant files an application for Administrative
Review with the Administrator.
C. Completeness
See Section 20.05.02.
D. Notice
Not required.
E. Decision
1. Within 30 days from the date the Administrative

Review application is deemed complete:
a. the Administrator shall review the application

for compliance with this Title, and
b. the Administrator shall approve, conditionally

approve or deny the Administrative Review
application, and
c. if the application is approved or conditionally

approved, the Administrator shall submit to the applicant a letter and conditions of approval
relative to the Administrative Review.
2. Issuance of the Administrative Review does not occur until all the conditions of approval are
satisfied.
3. If the conditions of approval are not satisfied within 2 years of the date of the letter from the
Administrator, or within another specified time limit stated as a condition of approval, the
approval is automatically rescinded.
F. Approval Criteria
The Administrative Review application shall comply with all applicable requirements of this Title,
including the following:
1. The proposed development shall not create unsafe traffic conditions or cause a reduction in the
level of service on surrounding streets, taking into consideration:
a. Any change in traffic conditions on abutting streets created by additional trips generated by
the proposed development,
b. The layout of the site with respect to locations and dimensions of vehicular and pedestrian
entrances, exits, drives, walkways and fire-department access lanes,
c. The arrangement and adequacy of off-street parking facilities to prevent traffic congestion,
d. The location, arrangement and dimensions of truck loading and unloading facilities,
e. The surfacing and lighting of off-street parking,
f. Design of proposed building, and
g. Location of refuse storage and disposal facilities.
G. Subsequent Applications
1. An Administrative Review Permit may be amended if:
a. A condition of approval cannot be met;
b. There are substantial changes in the project; or
c. The Administrator determines that proposed changes to an approved project will impact
surrounding properties.
2. Amendments to Administrative Reviews must follow the same procedure as a new application,
including the application fee and information required by the Appendices to this Code.

H. Appeals
See Section 20.05.13.
I. Scope of Approval
1. Administrative Review Certificate. After the applicant satisfies the conditions of approval, the
Administrator will issue a certificate indicating that the conditions are satisfied.
2. Responsibility. The property owner shall comply with and maintain the conditions of approval
of an Administrative Review permit. An Administrative Review runs with the land, subject to
termination in accordance with the procedures in this Section.
3. Modifications. In issuing building permits, the Administrator may approve minor adjustments
of the location and/or dimensions of buildings, parking areas and roadways if they do not
change any points of ingress or egress to the site or reduce the parking or landscaping
requirements to less than the minimum required by this Title. No modification of an approved
application can be approved unless specifically provided in writing.
4. Expiration of Administrative Review.
a. An applicant has 2 years to establish the permitted use after the Administrative Review is
approved.
b. If the permitted use is not established or construction to accommodate that use begun and
diligently pursued during this time, the Administrative Review or Administrative Review
Permit becomes null and void. If the use is established during this time, the Administrative
Review Permit is valid until revoked unless there is a specific expiration date.
c. The Administrator may extend the expiration date for up to one year if:
(1) the applicant files a written request, which includes the current status of the project,
with the Administrator before the approval expires.
J. Revocation.
1. The Administrator may revoke an Administrative Review if
a. The permit holder violates any condition of the permit;
b. The permitted use becomes a public nuisance; or
c. The permit was granted on the basis of false statements or fraudulent application.
2. If the Administrator has reason to believe that an administrative review permit is subject to
revocation, the Administrator may institute proceedings to revoke the permit.
K. Recordkeeping

The Administrator and the applicant shall maintain a record of the Administrative Review and
Administrative Review Permit.

APPENDIX C
Preliminary Title Report & Constraints Map
PRELIMINARY REPORT
Proposed Buyer:
Proposed Lender
Proposed Loan Amount: $0.00
Property Address: 3500 Sullivan Lane, Sparks, Nevada
Escrow Office: Title Office:

Ticor Title of Nevada, Inc. Ticor Title of Nevada, Inc.
5441 Kietzke Lane, Suite 100 5441 Kietzke Lane, Suite 100
Reno, NV 89511 Reno, NV 89511
Phone: (775) 324-7400 Fax: (775) 324-7402 Phone: (775) 324-7400 Fax: (775) 324-7402
Escrow Officer: Title Only
Customer No.: / Order No.: 01702907-TO
The information contained in this report is through the date of

June 7, 2017 at 7:30 a.m.
In response to the application for a policy of title insurance referenced herein, Ticor Title of Nevada, Inc. hereby reports that it
is prepared to issue, or cause to be issued, as of the date hereof, a policy or policies of title insurance describing the land and the
estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or
encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules,
Conditions and Stipulations or Conditions of said policy forms.
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set
forth in Attachment One. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than
that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the
Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner’s
Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages
are also set forth in Attachment One. Copies of the policy forms should be read. They are available from the office which issued
this report.
This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of
title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title
insurance, a Binder or Commitment should be requested.
The policy(s) of title insurance to be issued hereunder will be policy(s) of Chicago Title Insurance Company.
Please read the exceptions shown or referred to herein and the exceptions and exclusions set forth in Attachment One of this
report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under
the terms of the title insurance policy and should be carefully considered.
It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all
liens, defects and encumbrances affecting title to the land.
Cheryl Perez, Title Officer
1 Order No.: 01702907-TO

THE FOLLOWING REQUIREMENTS MUST BE MET PRIOR TO CLOSE
OF ESCROW:
1. Pay current all taxes, sewer, water and Waste Management fees.
2. If an ALTA/Extended Owners Policy is requested, this office will require an ALTA/NSPS Land
Title Survey prior to the close of this transaction.
3. Provide to title insurer an Owners Affidavit prior to close of this transaction. Additional
requirements may be requested upon receipt and review.
4. The requirement that a copy of the Staff Report and Motion and approval of same by the County
of Washoe, State of Nevada, acting through its Reno-Sparks Convention Authority be furnished
to this Company authorizing or ratifying the proposed conveyance of herein described land.
The Company reserves the right of add additional items or make further requirements after review
of the required documentation.
5. Information in the possession of the Company indicates that a division of land has occurred or is
contemplated in the current transaction involving the Land described in this report. Such
contemplated division of land appears to fall within the purview of N.R.S. 278. As a prerequisite
to the issuance of any title insurance under this application, at least one of the following
requirements must be accomplished to the Company’s satisfaction:
A Subdivision or Parcel Map has been recorded in compliance with N.R.S. 278 or Washoe
County related ordinances/requirements.
Evidence of compliance with N.R.S. 278 or waiver from Washoe County.
Other evidence, satisfactory to the Company, indicating compliance or non-violation must be

furnished.
The Company reserves the right to add additional items or make further requirements after review
of the requested documentation.
6. Please be advised that our search did not disclose any open Deeds of Trust of record. If you
should have knowledge of any outstanding obligation, please contact the Title Department
immediately for further review prior to closing.
2 Order No.: 01702907-TO

SCHEDULE A
The estate or interest in the land hereinafter described or referred to covered by this report is:
FEE
Title to said estate or interest at the date hereof is vested in:
County of Washoe, State of Nevada, acting through its Reno-Sparks Convention Authority
The land referred to in this Report is situate in the State of Nevada, County of Washoe and described as
follows:
SEE EXHIBIT “A” ATTACHED HERETO AND MADE A PART HEREOF.
3 Order No.: 01702907-TO

SCHEDULE B
At the date hereof Exceptions to coverage in addition to the printed exceptions and exclusions in said
policy form would be as follows:
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the Public Records; (b)
proceedings by a public agency that may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be
ascertained by inspection of the Land or that may be asserted by persons in possession of the
Land.
3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title
that would be disclosed by an accurate and complete land survey of the Land and not shown by
the Public Records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof, (c) water rights, claims or title to water, whether or not the matters excepted
under (a), (b) or (c) are shown by the Public Records.
6. Any lien or right to lien for services, labor or material not shown in the Public Records.
7. Property taxes, which are a lien not yet due and payable, including any assessments collected
with taxes to be levied for the fiscal year 2017-2018. Tax Identification No.: 027-011-05
8. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Nevada Revised
Statutes.
9. Any unpaid sewer service charges plus interest and penalties, which would create a lien and
attach to said Land, pursuant to Sparks Municipal Code. Specific amounts may be obtained by
calling (775) 353-2360.
10. Any unpaid charges for Waste Management, plus any interest and/or penalties, which would
create a lien and attach to said Land, pursuant to Nevada Revised Statutes.
11. Water rights, claims or title to water, whether or not disclosed by the public records.
12. Rights of way for any existing roads and alleys, trails, canals, ditches, flumes, conduits, pipes,
poles or transmission lines on, under, over, through or across the Land.
13. Rights of way for the Orr Ditch, and any easements pertaining thereto, including but not limited
to any prescriptive or implied rights and/or easements.
14. Reservations, exceptions and provisions contained in the patent from the United States of
America, and in the acts authorizing the issuance thereof.
Recording Date: August 20, 1897
Recording No: Book A, Page 579, Patent Records
Affects: That portion of said land lying within Section 31
4 Order No.: 01702907-TO

15. Reservations, exceptions and provisions contained in the patent from the State of Nevada, and in
the acts authorizing the issuance thereof.
Recording Date: December 17, 1901
Affects: That portion of said land lying within the North ½ of the Northwest ¼
and the Southwest ¼ of the Northwest ¼ of Section 32
Recording Date: June 4, 1906
Recording No: Book B, Page 103, as Document No. 955, Patent Records
Recording Date: February 7, 1945
Recording No: Book E, Page 238, as Document No. 127349, Patent Records
18. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a
document:
Granted to: Sierra Pacific Power Company, a corporation
Purpose: an electric power line consisting of steel or wooden poles, with necessary
guys and anchors and other necessary or convenient appurtenances
connected therewith
Recording Date: September 15, 1949
Recording No: Book S, Page 379, as Document No. 177177, Bonds and Agreements
Records
Affects: The Northerly portion of said land
document:
Granted to: Bell Telephone Company of Nevada, a corporation
Purpose: underground wires, cables and other electrical conductors with
associated conduits and other appurtenances
Recording Date: January 2, 1951
Recording No: Book 270, Page 310, as Document No. 191347, Deed Records
Affects: The Northwesterly portion of said land
document:
Purpose: a communication and electric power line and other appurtenances
Affects: The Southerly portion of said land
document:
Purpose: an electric power line, communication equipment and other
appurtenances
5 Order No.: 01702907-TO

document:
appurtenances
document:
Granted to: Sierra Pacific Power Company, a corporation and Bell Telephone
Company of Nevada
Purpose: underground anchors together with overhead guy wires
Recording Date: March 3, 1964
Affects: The Easterly portion of said land
document:
appurtenances
Recording No: Book 148, Page 497, as Document No. 51065, Official Records
document:
Granted to: Bell Telephone Company of Nevada
Purpose: communication facilities, other electrical conductors and other
appurtenances
Recording Date: April 21, 1971
document:
Granted to: Sierra Pacific Power Company, a Nevada corporation
Purpose: construct, maintain and repair an open ditch or drain, tile drain or
pipeline drain
27. Easement(s) and rights incidental thereto as delineated or as offered for dedication on Record of
Survey Map No. 865
Recording Date: July 22, 1974
Recording No: 334575, Official Records
6 Order No.: 01702907-TO

document:
appurtenances
document:
Purpose: communication facilities and appurtenances
document:
Granted to: Sierra Pacific Power Company, a Nevada corporation and Bell
Telephone Company of Nevada, a corporation
document:
Purpose: electric underground facilities and other appurtenances
Recording Date: May 17, 1977
Affects: The Southeasterly portion of said land
document:
appurtenances
document:
Recording Date: November 7, 1977
7 Order No.: 01702907-TO

document:
Granted to: City of Sparks, a municipal corporation
Purpose: a sanitary sewer pipeline easement
Affects: The Southwesterly portion of said land
document:
Purpose: overhead and underground electric power and communication lines and
other appurtenances
document:
document:
Granted to: Sun Valley Water & Sanitation District, a quasi-municipal corporation
and body politic organized and to the County of Washoe, a political
subdivision of the State of Nevada
Purpose: a sewer line, lines or drains beneath the surface of the real property and
other appurtenances
Affects: The Westerly portion of said land
38. Terms, provisions and conditions as contained in an instrument

Entitled: Resolution of Intent of Assignment
Executed by: The County of Washoe, by and through the Reno-Sparks
Convention/Tourism Authority
Recording No.: Book 1867, Page 676, as Document No. 855523, Official Records
document:
Granted to: The City of Sparks, a municipal corporation
Purpose: a perpetual access and public utility easement
8 Order No.: 01702907-TO

document:
Purpose: a permanent easement and right-of-way for sanitary sewer facilities
document:
Granted to: The City of Sparks, a municipal corporation and the State of Nevada
Purpose: storm drain facilities, together with other necessary or convenient
appurtenances connected therewith
Recording No: 2554517 Official Records
Terms, provisions and conditions as contained in an instrument

Entitled: Notice of Description of Final Easement Area and Partial Release of
Easement
Executed by: The County of Washoe, a political subdivision of the State of Nevada
and the Reno Sparks Convention & Visitors Authority
Recording No.: 3077449, Official Records
42. Rights and claims of parties in possession by reason of unrecorded leases, if any, that would be
disclosed by an inquiry of the parties or by an inspection of said Land.
9 Order No.: 01702907-TO

INFORMATIONAL NOTES
Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts
are:
Assessor’s Parcel No.: 027-011-05
Fiscal Year: 2016-2017
Total Taxes: $614.66
Note: The charge for a policy of title insurance, when issued through this title order, will be based on
the Basic Title Insurance Rate.
Note: There are NO conveyances affecting said Land recorded within 24 months of the date of this
report.
Note: The following information is provided strictly as an accommodation. According to the Assessor,
the address of the Land is as follows:
Type of Dwelling: Golf Course
Address: 3500 Sullivan Lane, Sparks, Nevada
10 Order No.: 01702907-TO

Order No.: 01702907-TO
EXHIBIT A
All that certain real property situate in the County of Washoe, State of Nevada, described as follows:
Situate in the Southwest quarter of the Southwest quarter of Section 29; the Southeast quarter of the
Southeast quarter of Section 30; the Northeast quarter of Section 31; and the Northwest quarter of Section
32, all in Township 20 North, Range 20 East, M.D.B.&M., Washoe County, Nevada, also being reflected
as portion of Parcel 2 and 4 on Record of Survey Map No. 865, filed in the office of the County Recorder
of Washoe County, Nevada on July 22, 1974, as File No. 334575, Official Records, and being described as
follows:
Commencing at the Section corner common to Section 29, 30, 31 and 32 in said Township and Range;
Thence South 88°14'58" East 1,294.69 feet to the TRUE POINT OF BEGINNING;
Thence from the true point of beginning, South 88°14'58" East 755.85 feet;
Thence South 01°45'02" West 404.55 feet;
Thence South 88°24'50" East 540.00 feet;
Thence South 01°35'10" West 1,938.52 feet to a point on the Northerly right of way line of Wedekind
Road;
Thence along said Northerly right of way line, North 89°46'31" West 308.22 feet;
Thence leaving said right of way line, North 04°15'02" West 208.71 feet;
Thence South 04°15'02" East 208.71 feet to a point on said Northerly right of way line of Wedekind Road;
Thence continuing along said Northerly right of way line, South 85°44'58" West 405.04 feet;
Thence South 50°48'30" West 144.70 feet to a point of intersection of the Northerly right of way line of
Wedekind Road and the Northerly right of way line of McCarran Boulevard;
Thence along said Northerly right of way line of McCarran Boulevard, North 74°57'40" West 717.48 feet;
Thence North 78°00'45" West 540.21 feet;
Thence North 48°53'14" West 93.45 feet to a point of intersection of the Northerly right of way line of
McCarran Boulevard and the Easterly right of way line of Sullivan Lane;
Thence along said Easterly right of way line, North 00°03'22" East 112.18 feet;
Thence North 13°42'32" East 327.65 feet;
Thence along the arc of a tangent curve to the left with a radius of 530.00 feet, through a central angle of
51°48'00", an arc distance of 479.16 feet;
Thence North 24°57'29" West 1,572.30 feet;
Thence along the arc of a tangent curve to the left with a radius of 780.00 feet through a central angle of
Thence leaving said Easterly right of way line of Sullivan Lane, North 00°24'15" East 318.72 feet;
Thence North 89°38'38" East, 1,303.11 feet;
Thence South 88°16'57" East, 1,300.63 feet;
Thence South 00°23'48" West 1,307.35 feet more or less, to the TRUE POINT OF BEGINNING.
EXCEPTING THEREFROM those portions conveyed to Sierra Pacific Power Company by deed recorded
May 24, 1978, in Book 1246, Page 457, as Document No. 533928, Official Records, and June 17, 1978, in
Book 1265, Page 334, as Document No. 541079, Official Records.
ALSO EXCEPTING THEREFROM that portion conveyed to C. Richard Capurro, et al, by deed recorded
December 3, 1984, in Book 2100, Page 611, as Document No. 965159, Official Records.
APN: 027-011-05
Document No. 345693 is provided pursuant to the requirements of Section 6.NRS 111.312.
This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, and is not a survey
of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances,
location of easements, acreage or other matters shown thereon.
ATTACHMENT ONE (Revised 05-06-16)
CALIFORNIA LAND TITLE ASSOCIATION

STANDARD COVERAGE POLICY – 1990
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,
costs, attorneys' fees or expenses which arise by reason of:
1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or
regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the
character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in
ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv)
environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to
the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a
violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or
notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been
recorded in the public records at Date of Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but
not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of
a purchaser for value without knowledge.
3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the
insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and
not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an
insured under this policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy; or
(e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured
mortgage or for the estate or interest insured by this policy.
4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the
inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the
state in which the land is situated.
5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction
evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.
6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the
transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or
similar creditors' rights laws.
EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise
by reason of:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or
assessments on real property or by the public records.
Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not
shown by the records of such agency or by the public records.
2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an
inspection of the land or which may be asserted by persons in possession thereof.
3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would
disclose, and which are not shown by the public records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water
rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.
6. Any lien or right to a lien for services, labor or material not shown by the public records.
CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (12-02-13)

ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE
EXCLUSIONS
In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:
1. Governmental police power, and the existence or violation of those portions of any law or government regulation
concerning:
a. building;
b. zoning;
c. land use;
d. improvements on the Land;
e. land division; and
f. environmental protection.
This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27.
2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes.
This Exclusion does not limit the coverage described in Covered Risk 14 or 15.
3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17.
4. Risks:
a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records;
b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy
Date;
c. that result in no loss to You; or
d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or
28.
5. Failure to pay value for Your Title.
6. Lack of a right:
a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and
b. in streets, alleys, or waterways that touch the Land.
7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal
bankruptcy, state insolvency, or similar creditors’ rights laws.
8. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.
9. Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances.
LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows:
 For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in
Schedule A.
The deductible amounts and maximum dollar limits shown on Schedule A are as follows:
Our Maximum Dollar
Your Deductible Amount Limit of Liability
Covered Risk 16: 1.00% of Policy Amount Shown in Schedule A or $2,500.00 $ 10,000.00
(whichever is less)
(whichever is less)
(whichever is less)
(whichever is less)
2006 ALTA LOAN POLICY (06-17-06)

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage,
costs, attorneys' fees, or expenses that arise by reason of:
1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting,
regulating, prohibiting, or relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land;
(iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not
modify or limit the coverage provided under Covered Risk 5.
(b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered
Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects, liens, encumbrances, adverse claims, or other matters
(a) created, suffered, assumed, or agreed to by the Insured Claimant;
(b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant
and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an
Insured under this policy;
(c) resulting in no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under
Covered Risk 11, 13 or 14); or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured
Mortgage.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with
applicable doing-business laws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction
evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law.
6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the
transaction creating the lien of the Insured Mortgage, is
(a) a fraudulent conveyance or fraudulent transfer, or
(b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching
between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not
modify or limit the coverage provided under Covered Risk 11(b).
The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above
Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following
Exceptions from Coverage:
EXCEPTIONS FROM COVERAGE
{Except as provided in Schedule B - Part II,{ t{or T}his policy does not insure against loss or damage, and the Company will not
pay costs, attorneys’ fees or expenses, that arise by reason of:
{PART I
{The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or
assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or
assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection
of the Land or that may be asserted by persons in possession of the Land.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed
by an accurate and complete land survey of the Land and not shown by the Public Records.
rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.
6. Any lien or right to a lien for services, labor or material not shown by the Public Records.}
PART II
In addition to the matters set forth in Part I of this Schedule, the Title is subject to the following matters, and the Company
insures against loss or damage sustained in the event that they are not subordinate to the lien of the Insured Mortgage:}
2006 ALTA OWNER’S POLICY (06-17-06)

Risk 6.
Covered Risk 9 and 10); or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.
transaction vesting the Title as shown in Schedule A, is
(a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.
between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests
Title as shown in Schedule A.
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees or expenses, that arise by
reason of:
2. Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection
by an accurate and complete land survey of the Land and that are not shown by the Public Records.
6. Any lien or right to a lien for services, labor or material not shown by the Public Records. }
7. {Variable exceptions such as taxes, easements, CC&R’s, etc. shown here.}
ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY – ASSESSMENTS PRIORITY (04-02-15)

costs, attorneys’ fees or expenses which arise by reason of:
modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16.
Risk 5, 6, 13(c), 13(d), 14 or 16.
Covered Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or
Mortgage.
evidenced by the Insured Mortgage and is based upon usury, or any consumer credit protection or truth-in-lending law. This
Exclusion does not modify or limit the coverage provided in Covered Risk 26.
6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or
modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the
estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11.
subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25.
8. The failure of the residential structure, or any portion of it, to have been constructed before, on or after Date of Policy in
accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk
5 or 6.
Note: Notice of Available Title Insurance and Escrow Discounts
Your transaction may qualify for one of the discounts shown below. In order to receive these discounts, you will need to contact your
escrow officer or a company representative to determine if you qualify and to request the discount. Your escrow officer or company
representative will provide a full description of the terms, conditions and requirements associated with each discount.
Available Title Insurance Discounts (These discounts will apply to all transactions where the company is issuing a policy of
title insurance, including such transactions where the company is not providing escrow closing services.
CREDIT FOR PRELIMINARY TITLE REPORTS AND/OR COMMITMENT CANCELLATION CHARGES ON
SUBSEQUENT POLICIES
Where an order was cancelled and no major change in the title has occurred since the issuance of the original report or commitment,
and the order is reopened within 24 - 36 months, all or a portion of the charge previously paid upon the cancellation of the report or
commitment may be credited on a subsequent policy charge.
SHORT TERM RATE
The Short Term Rate is a reduction of the applicable insurance rate which is allowable only when the current order is placed within 60
months from the date of issuance of a prior policy of title insurance to the vested owner or an assignee of the interest insured. The
short term rate is 80% of the Basic Rate. Unless otherwise stated, the reduction only applies to policies priced at 80% or greater of the
basic rate. This reduction does not apply to Short Sale transactions or to any surcharge calculated on the basic rate.
PRIOR POLICY DISCOUNT (APPLICABLE TO ZONE 2, DIRECT OPERATIONS ONLY)
The Prior Policy Discount will apply when a seller or borrower provides a copy of their owner’s policy upon opening escrow. The
prior policy rate is 70% of the applicable owner’s title premium. This discount may not be used in combination with any other
discount and can only be used in transactions involving property located in Zone 2 (Zone 2 includes all Nevada counties except Clark,
Lincoln and Nye) that are handled by a direct operation of the FNF Family of Companies.
CHURCHES OR CHARITABLE NON-PROFIT ORGANIZATIONS
On properties used as a church or for charitable purposes within the scope of the normal activities of such entities the charge for a
policy shall be 50% to 70% of the appropriate title insurance rate, depending on the type of coverage selected. This discount shall not
apply to charges for loan policies issued concurrently with an owner’s policy.
EMPLOYEE RATE
No charge shall be made to employees of the Company, its subsidiary or affiliated companies (including employees on approved
retirement) for policies issued in connection with financing, refinancing, sale or purchase of the employee’s bonafide home property.
Waiver of such charges is authorized only in connection with those costs which the employee would be obligated to pay, by
established custom, as a party to the transaction.
INVESTOR RATE
This rate is available for individuals, groups of individuals or entities customarily engaged in real estate investments. The parties must
provide reasonable proof that they currently hold title to or have transferred title to three (3) or more investment properties in the State
of Nevada within the past twelve (12) months to qualify for this rate. On a sale transaction, the investor rate is 70% of the basic rate.
This reduction does not apply to any surcharge calculated on the basic rate. On a refinance transaction or where the investor is
obtaining a loan subsequent to a purchase, the rate shall be 85% of the applicable rate with a minimum charge of $385.00. The loan
discount shall only apply to transactions priced under Section 5.1 B (1b) of the title insurance rate manual. This rate is available upon
request only.
Available Escrow Discounts These discounts will apply only to the escrow fee portion of your settlement charges, and the
discounts will apply only if the company is issuing a policy of title insurance in conjunction with providing escrow services.
SENIOR CITIZEN RATE
If a valid identification is provided, principals to a given transaction who qualify as Senior Citizens (55 year of age and over) shall be
charged 70% of their portion of the escrow fee wherein a valid identification is provided. This discount shall only apply on residential
resale transactions wherein the principal resides in the subject property. This discount may not be used in combination with any other
escrow rate discount. This rate is available upon request only.
MILITARY DISCOUNT
Any person on active military duty or a Veteran of the U.S. Armed Forces shall be charged 80% of their portion of the escrow fee. A
copy of a current military identification card or a copy of the DD-214 (Certificate of Release or Discharge from Active Duty) must be
provided. This discount may not be used in combination with any other discount. This rate is for sale transaction and it is available
upon request only.
FIRST TIME HOMEBUYER RATE (APPLICABLE TO ZONE 2 ONLY)
A first time homebuyer of an owner-occupied residential property shall be charged 75% of their portion of the escrow fee, provided
reasonable evidence is presented that this is their first home. Applies to all counties except Clark, Lincoln and Nye. This discount may
not be used in combination with any other discount. This rate is for sale transactions and it is available upon request only.
EMPLOYEE RATES
An employee will not be charged an escrow fee for the purchase, sale or refinance of the employee's primary residence. The employee
must be a principal to the transaction and the request for waiver of fees must be submitted to Management prior to approval.
INVESTOR RATE
This rate is available for individuals, groups of individuals or entities customarily engaged in real estate transactions. The parties must
provide reasonable proof that they currently hold title to or have transferred title to three (3) or more investment properties within the
State of Nevada within the past twelve (12) months to qualify for this rate. The charge is 70% of their portion of the escrow fee. This
discount may not be used in combination with any other discount. This rate is for sale transactions and it is available upon request,
only.
FIDELITY NATIONAL FINANCIAL
PRIVACY NOTICE
At Fidelity National Financial, Inc., we respect and believe it is important to protect the privacy of consumers and our customers. This Privacy Notice
explains how we collect, use, and protect any information that we collect from you, when and to whom we disclose such information, and the choices
you have about the use of that information. A summary of the Privacy Notice is below, and we encourage you to review the entirety of the Privacy
Notice following this summary. You can opt-out of certain disclosures by following our opt-out procedure set forth at the end of this Privacy Notice.
Types of Information Collected. You may provide us with certain How Information is Collected. We may collect personal information
personal information about you, like your contact information, address from you via applications, forms, and correspondence we receive from
demographic information, social security number (SSN), driver’s license, you and others related to our transactions with you. When you visit our
passport, other government ID numbers and/or financial information. We websites from your computer or mobile device, we automatically collect
may also receive browsing information from your Internet browser, and store certain information available to us through your Internet
computer and/or mobile device if you visit or use our websites or browser or computer equipment to optimize your website experience.
applications.
Use of Collected Information. We request and use your personal When Information Is Disclosed. We may disclose your information to
information to provide products and services to you, to improve our our affiliates and/or nonaffiliated parties providing services for you or
products and services, and to communicate with you about these us, to law enforcement agencies or governmental authorities, as required
products and services. We may also share your contact information with by law, and to parties whose interest in title must be determined.
our affiliates for marketing purposes.
Choices With Your Information. Your decision to submit information Information From Children. We do not knowingly collect information
to us is entirely up to you. You can opt-out of certain disclosure or use of from children who are under the age of 13, and our website is not
your information or choose to not provide any personal information to intended to attract children.
us.
Privacy Outside the Website. We are not responsible for the privacy International Users. By providing us with you information, you consent
practices of third parties, even if our website links to those parties’ to its transfer, processing and storage outside of your country of
websites. residence, as well as the fact that we will handle such information
consistent with this Privacy Notice.
The California Online Privacy Protection Act. Some FNF companies provide services to mortgage loan servicers and, in some cases, their
websites collect information on behalf of mortgage loan servicers. The mortgage loan servicer is responsible for taking action or making changes to
any consumer information submitted through those websites.
Your Consent To This Privacy Notice. By submitting information to us Access and Correction; Contact Us. If you desire to contact us
or by using our website, you are accepting and agreeing to the terms of regarding this notice or your information, please contact us at
this Privacy Notice. privacy@fnf.com or as directed at the end of this Privacy Notice.
FNF Privacy Statement (Eff. 5/1/2015) Last Updated March 1, 2017 Copyright © 2017. Fidelity National Financial, Inc. All Rights Reserved
MISC0219 (DSI Rev. 3/2/17) Page 1 Order No. 01702907-098-TO-CLP
FIDELITY NATIONAL FINANCIAL, INC.
PRIVACY NOTICE
Fidelity National Financial, Inc. and its majority-owned subsidiary companies providing title insurance, real estate- and loan-related services
(collectively, “FNF”, “our” or “we”) respect and are committed to protecting your privacy. We will take reasonable steps to ensure that your Personal
Information and Browsing Information will only be used in compliance with this Privacy Notice and applicable laws. This Privacy Notice is only in
effect for Personal Information and Browsing Information collected and/or owned by or on behalf of FNF, including Personal Information and
Browsing Information collected through any FNF website, online service or application (collectively, the “Website”).
Types of Information Collected
We may collect two types of information from you: Personal Information and Browsing Information.
Personal Information. FNF may collect the following categories of Personal Information:
 contact information (e.g., name, address, phone number, email address);
 demographic information (e.g., date of birth, gender, marital status);
 social security number (SSN), driver’s license, passport, and other government ID numbers;
 financial account information; and
 other personal information needed from you to provide title insurance, real estate- and loan-related services to you.
Browsing Information. FNF may collect the following categories of Browsing Information:
 Internet Protocol (or IP) address or device ID/UDID, protocol and sequence information;
 browser language and type;
 domain name system requests;
 browsing history, such as time spent at a domain, time and date of your visit and number of clicks;
 http headers, application client and server banners; and
 operating system and fingerprinting data.
How Information is Collected
In the course of our business, we may collect Personal Information about you from the following sources:
 applications or other forms we receive from you or your authorized representative;
 the correspondence you and others send to us;
 information we receive through the Website;
 information about your transactions with, or services performed by, us, our affiliates or nonaffiliated third parties; and
 information from consumer or other reporting agencies and public records maintained by governmental entities that we obtain directly from
those entities, our affiliates or others.
If you visit or use our Website, we may collect Browsing Information from you as follows:
 Browser Log Files. Our servers automatically log each visitor to the Website and collect and record certain browsing
information about each visitor. The Browsing Information includes generic information and reveals nothing personal about the
user.
 Cookies. When you visit our Website, a “cookie” may be sent to your computer. A cookie is a small piece of data that is sent to your
Internet browser from a web server and stored on your computer’s hard drive. When you visit a website again, the cookie allows the
website to recognize your computer. Cookies may store user preferences and other information. You can choose whether or not to accept
cookies by changing your Internet browser settings, which may impair or limit some functionality of the Website.
Use of Collected Information
Information collected by FNF is used for three main purposes:
 To provide products and services to you or any affiliate or third party who is obtaining services on your behalf or in connection
with a transaction involving you.
 To improve our products and services.
 To communicate with you and to inform you about our, our affiliates’ and third parties’ products and services, jointly or independently.
When Information Is Disclosed
We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) and Browsing
Information to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow
consumers to restrict these disclosures. Please see the section “Choices With Your Personal Information” to learn how to limit the discretionary
disclosure of your Personal Information and Browsing Information.
Disclosures of your Personal Information may be made to the following categories of affiliates and nonaffiliated third parties:
 to third parties to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud,
material misrepresentation, or nondisclosure;
 to our affiliate financial service providers for their use to market their products or services to you;
 to nonaffiliated third party service providers who provide or perform services on our behalf and use the disclosed information
only in connection with such services;
 to nonaffiliated third party service providers with whom we perform joint marketing, pursuant to an agreement with them to
market financial products or services to you;
 to law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoena or court
order;
 to lenders, lien holders, judgment creditors, or other parties claiming an interest in title whose claim or interest must be
determined, settled, paid, or released prior to closing; and
 other third parties for whom you have given us written authorization to disclose your Personal Information.
We may disclose Personal Information and/or Browsing Information when required by law or in the good-faith belief that
such disclosure is necessary to:
 comply with a legal process or applicable laws;
 enforce this Privacy Notice;
 investigate or respond to claims that any material, document, image, graphic, logo, design, audio, video or any other
information provided by you violates the rights of a third party; or
 protect the rights, property or personal safety of FNF, its users or the public.
We maintain reasonable safeguards to keep your Personal Information secure. When we provide Personal Information to our affiliates or third party
service providers as discussed in this Privacy Notice, we expect that these parties process such information in compliance with our Privacy Notice or
in a manner that is in compliance with applicable privacy laws. The use of your information by a business partner may be subject to that party’s own
Privacy Notice. Unless permitted by law, we do not disclose information we collect from consumer or credit reporting agencies with our affiliates or
others without your consent.
We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other
disposition of all or part of the FNF business and/or assets, or in the event of our bankruptcy, reorganization, insolvency, receivership or an
assignment for the benefit of creditors. You expressly agree and consent to the use and/or transfer of the foregoing information in connection with
any of the above described proceedings. We cannot and will not be responsible for any breach of security by a third party or for any actions of any
third party that receives any of the information that is disclosed to us.
Choices With Your Information
Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal
Information or Browsing Information, FNF may not be able to provide certain services or products to you. The uses of your Personal
Information and/or Browsing Information that, by law, you cannot limit, include:
 for our everyday business purposes – to process your transactions, maintain your account(s), to respond to law
 enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoenas or court
 orders, or report to credit bureaus;
 for our own marketing purposes;
 for joint marketing with financial companies; and
 for our affiliates’ everyday business purposes – information about your transactions and experiences.
You may choose to prevent FNF from disclosing or using your Personal Information and/or Browsing Information under the following
circumstances (“opt-out”):
 for our affiliates’ everyday business purposes – information about your creditworthiness; and
 for our affiliates to market to you.
To the extent permitted above, you may opt-out of disclosure or use of your Personal Information and Browsing Information by notifying us by one
of the methods at the end of this Privacy Notice. We do not share your personal information with non-affiliates for their direct marketing purposes.
For California Residents: We will not share your Personal Information and Browsing Information with nonaffiliated third parties, except as permitted
by California law. Currently, our policy is that we do not recognize “do not track” requests from Internet browsers and similar devices.
For Nevada Residents: You may be placed on our internal Do Not Call List by calling (888) 934-3354 or by contacting us via the information set
forth at the end of this Privacy Notice. Nevada law requires that we also provide you with the following contact information: Bureau of Consumer
Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132;
email: BCPINFO@ag.state.nv.us.
For Oregon Residents: We will not share your Personal Information and Browsing Information with nonaffiliated third parties for marketing
purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for
marketing purposes.
For Vermont Residents: We will not share your Personal Information and Browsing Information with nonaffiliated third parties, except as permitted
by Vermont law, such as to process your transactions or to maintain your account. In addition, we will not share information about your
creditworthiness with our affiliates except with your authorization. For joint marketing in Vermont, we will only disclose your name, contact
information and information about your transactions.
Information From Children
The Website is meant for adults and is not intended or designed to attract children under the age of thirteen (13).We do not collect Personal
Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. By using the Website,
you affirm that you are over the age of 13 and will abide by the terms of this Privacy Notice.
Privacy Outside the Website
The Website may contain links to other websites. FNF is not and cannot be responsible for the privacy practices or the content of any of those other
websites.
International Users
FNF’s headquarters is located within the United States. If you reside outside the United States or are a citizen of the European Union, please note that
we may transfer your Personal Information and/or Browsing Information outside of your country of residence or the European Union for any of the
purposes described in this Privacy Notice. By providing FNF with your Personal Information and/or Browsing Information, you consent to our
collection and transfer of such information in accordance with this Privacy Notice.
The California Online Privacy Protection Act
For some FNF websites, such as the Customer CareNet (“CCN”), FNF is acting as a third party service provider to a mortgage loan
servicer. In those instances, we may collect certain information on behalf of that mortgage loan servicer via the website. The
information which we may collect on behalf of the mortgage loan servicer is as follows:
 first and last name;
 property address;
 user name and password;
 loan number;
 social security number - masked upon entry;
 email address;
 three security questions and answers; and
 IP address.
The information you submit through the website is then transferred to your mortgage loan servicer by way of CCN. The mortgage loan servicer is
responsible for taking action or making changes to any consumer information submitted through this website. For example, if you believe
that your payment or user information is incorrect, you must contact your mortgage loan servicer.
CCN does not share consumer information with third parties, other than (1) those with which the mortgage loan servicer has contracted to interface
with the CCN application, or (2) law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoenas
or court orders. All sections of this Privacy Notice apply to your interaction with CCN, except for the sections titled “Choices with Your
Information” and “Access and Correction.” If you have questions regarding the choices you have with regard to your personal information or how to
access or correct your personal information, you should contact your mortgage loan servicer.
Your Consent To This Privacy Notice
By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information by us in
compliance with this Privacy Notice. Amendments to the Privacy Notice will be posted on the Website. Each time you provide information to us, or
we receive information about you, following any amendment of this Privacy Notice will signify your assent to and acceptance of its revised terms for
all previously collected information and information collected from you in the future. We may use comments, information or feedback that you
submit to us in any manner that we may choose without notice or compensation to you.
Accessing and Correcting Information; Contact Us
If you have questions, would like to access or correct your Personal Information, or want to opt-out of information sharing with our affiliates for their
marketing purposes, please send your requests to privacy@fnf.com or by mail or phone to:
Fidelity National Financial, Inc.
601 Riverside Avenue
Jacksonville, Florida 32204
Attn: Chief Privacy Officer
(888) 934-3354
CONSTRAINTS MAP
WILD CREEK HIGH SCHOOL
SPARKS, NEVADA
AUGUST, 2017
ORR DITCH
N
NL
O
RR
VA
DI
LLI
TC
H
SU
McC WEDEKIND RD
ARRA
N BLV
D
0 280
NORTH 140 560
PROJECT NAME
APPENDIX D
Geotechnical Due Diligence Report
November 15, 2017
Project No. 8052015

Mr. Joe Gabica
Chief Facilities Management Officer
WASHOE COUNTY SCHOOL DISTRICT
14101 Old Virginia Road
Reno, Nevada 89521

RE: Geotechnical Due Diligence
The High School at Wildcreek
APN: 027‐011‐05
Sparks, Washoe County, Nevada

REF: International Building Code, 2012 (IBC, 2012)
2012 Northern Nevada Amendments

Dear Mr. Gabica:
Presented herein are the results of Wood Rodgers’ geotechnical exploration and associated geotechnical
due diligence letter for the referenced project located in Sparks, Washoe County, Nevada. The
assessments and recommendations presented in this geotechnical report have been framed, in part,
around the surface and subsurface conditions identified by our exploration program which was
developed to be consistent with locally accepted industry practices regarding exploratory methods and
geotechnical investigations for similar type projects.

FINDINGS SUMMARY
Based on our exploration and analyses, the site is suitable for the proposed development. Once soils
have been adequately prepared, standard spread foundations should perform well for the development.
If it is desired to limit grading, structural slab foundations or pier and grade beam foundations may be
considered.

The following paragraphs present our findings and address our bases for our assessments. These
sections should be consulted if more detailed information is desired in making your due diligence
assessments.

Corporate Office: 3301 C Street, Bldg. 100-B • Sacramento, CA 95816 • 916.341.7760 • Fax: 916.341.7767
Reno Office: 1361 Corporate Boulevard., Reno, NV 89502 • 775.823.4068 • Fax: 775.823.4066
www.woodrodgers.com
Mr. Gabica
November 15, 2017
Page 2 of 8
PROJECT DESCRIPTION
It is our understanding the property will be
developed to provide grading, infrastructure, and
construction of facilities to include: a high school,
athletic fields, a pre‐kindergarten building, and a
community center with a natatorium. Development
area is approximately 100 acres and is located
within the northeast corner of the Sullivan Lane
and North McCarran Boulevard intersection.

Any street improvements will be dedicated to their
respective regulatory agencies (i.e. City of Sparks or
NDOT) and their design standards. Underground
utilities will be provided by a variety of public and
private companies.

The project is anticipated to be phased for a balance of cuts and fills. However, imported material is
anticipated to be required to develop separation layers between the native clayey soils and structural
elements including standard spread foundations, concrete slabs‐on‐grade, pavements, or any other
structure that derives support from the underlying soil. The amount of required import would be
reduced if structural foundations (post‐tensioned slabs, conventionally reinforced slabs) are utilized.
Cuts and fills are anticipated to be less than 20‐feet.

SITE CONDITIONS
The overall site, located in Sparks, Washoe County, Nevada, is contained within APN 027‐011‐05 and
encompasses a total area of 212 acres. The development is contained in Section 32, Township 20N,
Range 20E, M.D.M. As shown in Figure 1, open space and Wildcreek Park border the lot to the north,
single family houses border the lot to the east, southeast corner and northwestern corner, Wedekind
Road and North McCarran Boulevard surround the subject property along the southern extents, and
Sullivan Lane and El Rancho Drive border the property along the western extents. Additionally, Sierra
Pacific Power Company owns a 2.4 acre lot on the northeast corner of the Sullivan Lane and El Rancho
Drive intersection.

The Orr Ditch splits near the northwestern corner of the lot; the ditch runs roughly parallel along the
western perimeter of the subject property as well as meandering from the split in the northwestern
corner to the southeastern area of the lot. The anticipated development area is within the boundary of
the Orr Ditch. Artificial ponds are scattered throughout the existing property in‐between the split of the
Orr Ditch and are anticipated to present heavy organic layers along the bottom and sideds of the ponds.
Mr. Gabica
November 15, 2017
Page 3 of 8
The topography of the site varies but overall slopes to the south and to the center of the two Orr Ditch
channels. In roughly the center of the Orr Ditch boundary the development area gently slopes down to
the south at approximately one percent; slopes rise from in‐between the Orr Ditch channels to the
western lot perimeter at approximately four to nine percent and to the eastern extents of the
anticipated development at approximately six to seven percent. Slope facings in‐between the Orr Ditch
channels contain localized areas that contain shallow slopes or flat areas. East of the eastern Orr Ditch
boundary and towards the eastern extents of the subject property the slopes become significantly
steeper. Vegetation is moderate throught the project site and consists mostly of grasses, brush, and
mature trees. The majority of the trees border the Orr Ditch and artificial ponds.

EXPLORATION
The project was explored on June 30, 2017, July 26, 2017, and October 31, 2017, by performing
geophysical surveying (ReMi) and advancing two bore holes using a CME 55 rubber tire mounted drill
rig, respectively. The approximate locations of the ReMi lines and bore holes are shown on Plate A‐1 –
Site Map and Approximate Exploration locations. The maximum depth of the bore holes was 25‐feet
below the existing ground surface.

Data acquisition of primary wave (p‐wave) velocities was performed along four survey lines to provide a
basis to assess the potential rippability of the more significant cut zones. Shear wave velocity
measurements have been relied upon for the development of geotechnical design characterization of
soil stiffness. This information also aids in a screening protocol for assessing liquefaction potential.

Wood Rodgers’ personnel examined and classified all soils in the field in general accordance with ASTM D
2488 (Description and Identification of Soils). During exploration, representative bulk samples were placed in
sealed plastic bags and returned to our Reno, Nevada
laboratory for testing. Logs of the bore holes are
presented as Plate A‐2. A USCS chart has been included
as Plate A‐3 ‐ Unified Soil Classification and Key to Soil
Descriptions.

GEOLOGIC AND GENERAL SOIL AND
GROUNDWATER CONDITIONS
Based on the USGS’ National Geologic Map Database
of the Mount Rose NE Quadrangle (Ramelli, A.R.,
and Henry, C.D., 2010), and presented in Figure 2,
the site is mapped in an area of Truckee River
younger alluvial deposits (Qay) and alluvial fan
deposits (Qfp). The eastern extents of the
Mr. Gabica
November 15, 2017
Page 4 of 8
development area encroaches upon hydrothermally altered andesite and breccia of Peavine Mountain
(Tpaa). These hydrothermally altered andesites can become critical considerations in site development
due to the presence of highly altered zones that present highly plastic clay joints and seams.

The USDA Natural Resource Conservation Service (NRCS) maps the development area as mostly
consisting of clays and fat clays within the upper two to five feet. The soil units encountered in our
explorations were mostly consistent with the geologic map and NRCS and typically consisted of medium
to high plasticity clayey sands and sandy lean clay to fat clays in the upper 5‐feet. Below 5‐feet, layers of
silty sands, well graded sands, clayey sands, and sandy lean clays to fat clays were encountered. The
granular soil exhibited medium dense to very dense consistencies where the sandy lean clays and fat
clays were mostly stiff to very stiff throughout the profiles. Approximately 72 percent and 56 percent of
the boring’s profiles exhibited medium to high plasticity soils in bore holes BH‐1 and BH‐2, respectively.

The soil profiles encountered in our explorations typically consisted of clayey sand and sandy clay to fat
clays capping complex blends of sands, clays, and silts.

Groundwater was not encountered in either of our borings. The Nevada Division of Water Resources has
a record of a well on the address of Wildcreek Golf Course in which the hole depth was 145‐feet; no
static water level was encountered.

SEISMIC HAZARDS
The Truckee Meadows lies within the western extreme of the Basin and Range physiographic province
sandwiched between the Pah Rah Range to the east and the Carson Range to the west. The Basin and
Range province is characterized by a series of valleys bounded by north/south trending mountain
ranges, byproducts of the seismically active zones of the Wasatch Front in Utah and the Sierra Nevada
Mountains along the California/Nevada border. Faulting and seismic activity are integral to the
formation of this series of alternating valleys and mountain ranges. As a consequence the presence of
faults, active and inactive, is common in western Nevada.

A criteria for evaluating earthquake faults has been formulated by a professional committee for the
State of Nevada Seismic Safety Council. The guidelines present that faults with evidence of movement
within the past 10,000 years (Holocene time) are considered Holocene Active. Faults with evidence of
displacement within the last 130,000 years are considered Late Quaternary Active and faults with
movement within the last 1.6 million years are considered Quaternary Active. The USGS Earthquake
Hazards Program was accessed to review the proximity of any active faults as previously characterized.
The closest mapped fault is located approximately 1.3 miles to the northwest the site; this fault is dated
as latest Quaternary with a slip rate of less than 0.2 mm/year and is sufficiently distant that offsets or
additional considerations would not be required.
Mr. Gabica
November 15, 2017
Page 5 of 8
S‐wave velocities typically less than 700 ft/s are required for liquefaction to develop. The results of our
s‐wave velocity profiles presented in Appendix A encountered a shear wave velocity less than 700 ft/s
on ReMi line L‐2; however, this was encountered in the upper 5 feet of soil that is cohesive in nature and
is above the groundwater table. Therefore, liquefaction is not anticipated to be of a concern for the
development.

DISCUSSION & RECOMMENDATIONS
The following paragraphs present Wood Rodgers’ assumptions, evaluations, assessments, and
recommendations for construction of the residence on the referenced property.

Seismic Design Considerations
Based on a representative latitude and longitude of the site (39.5591 N, ‐119.7672 E) and Site Class D for
essential facilities, Table 1 presents a summary of ASCE 7‐10 seismic design values.

These values were developed from the USGS program; the detailed USGS report for an essential facility
is presented in Appendix B.

Table 1 ‐ Summary of ASCE 7‐10 Seismic Design Values for Essential Facilities and Site Class D
Lat. Lon. SS S1 SDC Fa Fv SMS SM1 SDS SD1 FPGA PGAM
39.559 ‐119.767 1.524 0.512 D 1.0 1.500 1.524 0.768 1.016 0.512 1.000 0.558

Site Preparation and Grading
The assessments presented herein are dependent upon the final grades decided for the site. We have
developed these assessments on the assumption that structural fill will be the preferred mitigation
approach to dealing with these potentially highly expansive units. Due to the underlying hydrothermally
altered andesite, the presence of near surface clay, and medium to highly plastic clayey sand and sandy
lean clay soils, over‐excavation and replacement with structural fill, or raising grade to accommodate a
structural fill separation layer will be required to achieve adequate foundation support. We anticipate 2
to 4‐feet of structural fill separation may be required beneath foundation grade for standard spread
foundations. This separation layer may be reduced to approximately 1 to 2‐feet below interior slabs‐on‐
grade, roadways, and site work.

Layering within the native soils is too erratic to allow the native soils to be used as a structural fill
source. Clay soils may be used as fill, however, special placement protocols (such as moisture
conditioning and compaction) will be need to be developed to mitigate their associated expansion
potential.
Mr. Gabica
November 15, 2017
Page 6 of 8
Site Stiffness and Potential Excavatability
Per the ASCE 7‐10 Standard, Site Class C (Vs100 between 1,200 ‐ 2,500 ft/s) shear wave (s‐wave) velocity
profiles were encountered in the northern portions of the property (Lines 3 and 4); additionally, Site
Class D (Vs100 between 600 – 1,200 ft/s) profiles were obtained for the southern portion of the
property (Lines 1 and 2). Vs100, the design value around which Site Class is determined, was 1096 ft/s.

Data acquisition of p‐wave measurements occurred along the four survey lines. Results from the
geophysical surveys were considered for rippability; the profiles are presented in Appendix A. Charts
presented in Caterpillar’s Handbook of Ripping (12th Edition) indicate that rippability can become
difficult using a CAT D8 ripper at 4,000 ft/s and adverse conditions exist around 5,000 ft/s. Table 2,
below, summarizes where each geophysical p‐wave survey line encountered 4,000 ft/s and 5,000 ft/s.
Caterpillar also indicates that rock mechanics, in‐place rock mass characteristics (rock type, degree of
weathering, bedding features, joint characteristics, and many other geologic features), ripping tractor
horsepower, gross weight, and down pressure all influence rippability and should be considered as part
of the overall rippability assessment when planning grading means and methods. Once preliminary
grading plans have been developed, depth of rock excavation should be examined to see if additional
studies would be warranted. Based on our preliminary findings and assessments it appears as though
the bulk of the rock would be excavatable on the majority of the site. Pockets or seams of hard rock are
expected in the northern portions of the property where p‐wave measurements indicate 5,000 ft/s as
high as the ground surface (Line 4). It should be cautioned that the bedrock units associated with the
site are known to have competent rock pockets, within a field of weak rock, which may require special
excavation techniques.

Table 2 ‐ Geophysical P‐Wave Velocity Summary
Line Depth (ft) to 4000 ft/s Depth (ft) to 5,000 ft/s
L‐1 30 ‐ 65 50 ‐ 75
L‐2 30 ‐ 40 35 ‐ 50
L‐3 15 ‐ 50 20 ‐ 55
L‐4 0 ‐ 25 0 ‐ 30

Foundations
Once soils have been adequately prepared, standard spread foundations should perform well for the
development. If it is desired to limit grading, structural slab foundations or pier and grade beam
foundations may be considered.

Additional Exploration
Due to the need for imported structural fill for the proposed development, additional exploration may
be performed on the surrounding hillsides in order to develop a rockfill borrow pit.

Mr. Gabica
November 15, 2017
Page 8 of 8
REFERENCES
Bott, Jacqueline D. J., Knudsen, Keith L., Real, Charles R., Penetration Test Comparisons: Modified
California Versus Standard Penetration Test Samplers [PowerPoint slides]. Retrieved from
https://gsa.confex.com/gsa/responses/2005CD/116.ppt
Caterpillar. Caterpillar Handbook of Ripping 12th Edition. Web.
Ramelli, A.R., and Henry, C.D., 2010, Preliminary Revised Geologic Maps of the Verdi, Reno, and
Vista 7.5' Quadrangles, Reno Urban Area, Nevada: Nevada Bureau of Mines and Geology,
Open File Report 10‐11, scale 1:24,000
Youd, T. L., and I. M. Idriss. “Liquefaction Resistance of Soils: Summary Report from the 1996 NCEER and
1998 NCEER/NSF Workshops on Evaluation of Liquefaction Resistance of Soils.” Journal of
Geotechnical and Geoenvironmental Engineering, vol. 127, no. 4, 2001.
APPENDIX A
GEOTECHNICAL PLATES
LEGEND
BH‐ APPROXIMATE BORE
HOLE LOCATION
L‐ APPROXIMATE ReMi
ORR DITCH LINE LOCATION
SPLIT
L‐4
ORR DITCH
EASTERN EXTENTS
L‐3
ORR DITCH BH‐1
WESTERN EXTENTS L‐1
L‐2
BH‐2
Image Reference: Google Earth, Imagery Date: 08/11/2017. Accessed 11/14/17

SITE MAP AND WILDCREEK HIGH SCHOOL
APN 027-011-05
APPROXIMATE
SPARKS, WASHOE COUNTY, NEVADA
EXPLORATION Project No.: 8052015 PLATE
1361 Corporate Boulevard, Reno, NV 89502 LOCATIONS Date: 11/14/17 A-1
Phone 775.823.4068 Fax 775.823.4066
GEOTECH BH COLUMNS 2 SAMPLES - GINT STD US LAB.GDT - 8/23/17 11:05 - \\RENOSRV04\PRODUCTIONDATA\JOBS-RENO\JOBS\8052_WASHOE COUNTY SCHOOL DISTRICT\WILDCREEK HIGH SCHOOL_OA\GEOTECH\GEOTECH\GINT\BORING_LOGS.GPJ Wood Rodgers, Inc. BORING NUMBER B-1
1361 Corporate Boulevard PAGE 1 OF 2
Reno, Nevada / 89502
Telephone: 775-823-4068
Fax: 775-823-4066
CLIENT Washoe County School District PROJECT NAME Wildcreek High School
PROJECT NUMBER 8052015 PROJECT LOCATION Sparks, Nevada
DATE STARTED 7/26/17 COMPLETED 7/26/17 GROUND ELEVATION 4506 ft HOLE SIZE 6 inches
DRILLING CONTRACTOR Taber Drilling GROUND WATER LEVELS:
DRILLING METHOD CME 55 AT TIME OF DRILLING --- No Free Water Encountered
LOGGED BY Justin McDougal CHECKED BY Justin McDougal AT END OF DRILLING --- No Free Water Encountered
NOTES: AFTER DRILLING --- No Free Water Encountered
ATTERBERG
FINES CONTENT
SAMPLE TYPE
DRY UNIT WT.

RECOVERY %
LIMITS
CONTENT (%)
ADDITIONAL
MOISTURE
(N VALUE)
GRAPHIC
R-VALUE
NUMBER
COUNTS
SAMPLE
PLASTICITY
DEPTH
BLOW
(RQD)
LOG
(pcf)
PLASTIC
(%)
(ft)
LIQUID
MATERIAL DESCRIPTION
INDEX
LIMIT
LIMIT
0.0
CLAYEY SAND WITH GRAVEL, (SC) medium dense,
dry, light brown, medium plasticity, gravel to 1" in
diameter
2.5
SILTY SAND, (SM) dense, slightly moist, orange brown, 33-36-32

MC
slightly plastic (68)
WELL GRADED SAND, (SW) dense, slightly moist,

orange brown, non-plastic
CLAYEY SAND, (SC) medium dense, dry, light brown,

5.0 medium plasticity
SILTY SAND, (SM) medium dense to dense, slightly 10-15-18

MC
moist to moist, orange/brown to brown, slightly plastic (33)
16-23-28
MC
7.5 (51)
WELL GRADED SAND, (SW) medium dense, slightly 7-13-19

moist to moist, orange brown, non-plastic MC
(32)
10.0
CLAYEY SAND, (SC) dense, slightly moist to moist, 13-33-31
MC
light brown, medium plasticity (64)
15-29-30
MC
(59)
WELL GRADED SAND, (SW) dense, moist, orange
12.5 brown, gravel to 1.5" in diameter
CLAYEY SAND, (SC) dense, moist, light brown, medium
plasticity
15-29-
MC
50/6"
WELL GRADED SAND, (SW) dense, moist, orange
brown, non-plastic
(Continued Next Page) PLATE A-2aa
Telephone: 775-823-4068
Fax: 775-823-4066
ATTERBERG
FINES CONTENT
SAMPLE TYPE
DRY UNIT WT.

RECOVERY %
LIMITS
CONTENT (%)
ADDITIONAL
MOISTURE
(N VALUE)
GRAPHIC
R-VALUE
NUMBER
COUNTS
SAMPLE
PLASTICITY
DEPTH
BLOW
(RQD)
LOG
(pcf)
PLASTIC
(%)
(ft)
LIQUID
INDEX
LIMIT
LIMIT
Note: gravel in sampler tip at 14'
CLAYEY SAND WITH GRAVEL, (SC) very dense,
moist, orange brown, medium to high plasticity 20-35-
MC
15.0 Note: Mottled with dark purples, white and oranges 50/5"
MC 35-50/6"
17.5 MC 15-50/5"
Decrese in plasticity, decrease in gravel, increase in

fines
MC 16-50/5"
20.0
Increase in gravel, decrease in fines, increase in

MC 36-50/5"
plasticity
SANDY LEAN CLAY WITH GRAVEL, (SC-CL) very stiff
to hard, moist, orange/brown to brown, medium plasticity
22.5
CLAYEY SAND, (SC) dense, moist, orange brown,

medium plasticity
46-25-48
MC
SANDY LEAN CLAY WITH GRAVEL, (SC-CL) hard, (73)
moist, orange/brown to brown, medium plasticity
25.0 CLAYEY SAND, (SC) dense, moist, orange brown,
medium plasticity
Bottom of Borehole at 25.0 Feet.
PLATE A-2ab
Telephone: 775-823-4068
Fax: 775-823-4066
DATE STARTED 7/26/17 COMPLETED 7/26/17 GROUND ELEVATION 4503 ft HOLE SIZE 6 inches
DRILLING CONTRACTOR Taber Drilling GROUND WATER LEVELS:
DRILLING METHOD CME 55 AT TIME OF DRILLING --- No Free Water Encountered
LOGGED BY Justin McDougal CHECKED BY Justin McDougal AT END OF DRILLING --- No Free Water Encountered
NOTES: AFTER DRILLING --- No Free Water Encountered
ATTERBERG
FINES CONTENT
SAMPLE TYPE
DRY UNIT WT.

RECOVERY %
LIMITS
CONTENT (%)
ADDITIONAL
MOISTURE
(N VALUE)
GRAPHIC
R-VALUE
NUMBER
COUNTS
SAMPLE
PLASTICITY
DEPTH
BLOW
(RQD)
LOG
(pcf)
PLASTIC
(%)
(ft)
LIQUID
INDEX
LIMIT
LIMIT
0.0
TOPSOIL, (CL-CH)
SANDY LEAN CLAY TO FAT CLAY, (CL-CH) soft to

medium stiff, moist, dark brown, high plasticity
SILTY SAND, (SM) very dense, slightly moist to moist,

2.5 light orange brown, slightly plastic to low plasticity MC 28-50/3"
MC 32-50/6"
SILTY, CLAYEY SAND, (SC-SM) very dense, slightly
moist, light brown, low plasticity, gravel to 1.5" in
diameter
5.0
20-37-
MC
50/5"
MC 45-50/6"
7.5
CLAYEY SAND WITH GRAVEL, (SC) very dense,

moist, orange brown, medium to high plasticity MC 23-50/6"
10.0
SILTY SAND, (SM) medium dense, moist, light brown, 12-12-20
MC
non-plastic (32)
SANDY LEAN CLAY, (CL) very stiff, moist, light brown,
medium to high plasticity
CLAYEY SAND WITH GRAVEL, (SC) medium dense,
moist, orange brown, medium to high plasticity
11-17-28
MC
(45)
SANDY LEAN CLAY, (CL) very stiff, moist, light brown,
12.5 medium to high plasticity
WELL GRADED SAND, (SW) medium dense, moist, 8-12-20

MC
light brown, non-plastic (32)
(Continued Next Page) PLATE A-2ba

Telephone: 775-823-4068
Fax: 775-823-4066
ATTERBERG
FINES CONTENT
SAMPLE TYPE
DRY UNIT WT.

RECOVERY %
LIMITS
CONTENT (%)
ADDITIONAL
MOISTURE
(N VALUE)
GRAPHIC
R-VALUE
NUMBER
COUNTS
SAMPLE
PLASTICITY
DEPTH
BLOW
(RQD)
LOG
(pcf)
PLASTIC
(%)
(ft)
LIQUID
INDEX
LIMIT
LIMIT
SANDY LEAN CLAY TO FAT CLAY, (CL-CH) very stiff,
moist, light brown, high plasticity
CLAYEY SAND WITH GRAVEL, (SC) medium dense, 10-16-22
MC
15.0 moist, orange brown, medium to high plasticity (38)
WELL GRADED SAND, (SW) medium dense, moist,

light brown, non-plastic
14-18-21
MC
(39)
SANDY LEAN CLAY, (CL) stiff to very stiff, moist, light

17.5 brown, medium to high plasticity
12-12-14
MC
(26)
WELL GRADED SAND, (SW) medium dense, moist,
SANDY LEAN CLAY, (CL) stiff, moist, light brown,
medium to high plasticity
CLAYEY SAND WITH GRAVEL, (SC) medium dense, 9-12-21
MC
moist, orange brown, medium to high plasticity (33)
FINE SANDY SILT, (ML) very stiff, moist, light brown,
20.0
non-plastic to low plasticity
SANDY LEAN CLAY TO FAT CLAY, (CL-CH) stiff,
moist, light brown, high plasticity 13-18-24
WELL GRADED SAND, (SW) medium dense, moist, MC
(42)
CLAYEY SAND WITH GRAVEL, (SC) dense, moist,

light brown, medium to high plasticity
22.5
Note: increase in gravel, mottled
19-26-30
MC
(56)
WELL GRADED SAND, (SW) dense, moist, light brown,
25.0 non-plastic
Bottom of Borehole at 25.0 Feet.
PLATE A-2bb
MAJOR DIVISION TYPICAL NAMES
WELL GRADED GRAVELS WITH OR WITHOUT SAND,

MORE THAN HALF IS COARSER THAN CLEAN SANDS GW
LITTLE OR NO FINES
GRAVEL WITH LITTLE
POORLY GRADED GRAVELS WITH OR WITHOUT
COARSED-GRAINED SOILS
MORE THAN HALF OR NO FINES GP

SAND, LITTLE OR NO FINES
COARSE FRACTION
SILTY GRAVELS, SILTY GRAVELS WITH SAND
IS LARGER THAN GM
GRAVELS WITH
NO. 200 SIEVE
NO. 4 SIEVE
OVER 12% FINES CLAYEY GRAVELS, CLAYEY GRAVELS WITH SAND
GC
WELL GRADED SANDS WITH OR WITHOUT GRAVEL,
SW
CLEAN SANDS WITH LITTLE OR NO FINES
SAND
LITTLE OR NO FINES POORLY GRADED SAND WITH OR WITHOUT GRAVEL,
MORE THAN HALF SP
LITTLE OR NO FINES
COARSE FRACTION
SILTY SANDS WITH OR WITHOUT GRAVEL
IS SMALLER THAN SM
SANDS WITH
NO. 4 SIEVE
OVER 12% FINES CLAYEY SANDS WITH OR WITHOUT GRAVEL
SC
INORGANIC SILTS AND VERY FINE SANDS, ROCK
MORE THAN HALF IS FINER
ML
SILT AND CLAY FLOUR, SILTS WITH SANDS AND GRAVELS
FINE-GRAINED SOILS
THAN NO. 200 SIEVE
INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY

CL
LIQUID LIMIT 50% OR LESS CLAYS WITH SANDS AND GRAVELS, LEAN CLAYS
ORGANIC SILTS OR CLAYS OF LOW PLASTICITY
OL
INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS
MH
SILT AND CLAY FINE SANDY OR SILTY SOLID, ELASTIC SILTS
INORGANIC CLAYS OR HIGH PLASTICITY, FAT CLAYS
CH
LIQUID LIMIT GREATER THAN 50%
ORGANIC SILTS OR CLAYS MEDIUM TO HIGH
OH
PLASTICITY
PEAT AND OTHER HIGHLY ORGANIC SOILS
HIGHLY ORGANIC SOILS Pt
60
CONSISTENCY RELATIVE DENSITY
SILTS & SPT BLOW* SANDS & SPT BLOW*
PLASTICITY INDEX (PI)
50
CLAYS COUNTS (N) GRAVELS COUNTS (N)
40 CH VERY SOFT 0-2 VERY LOOSE 0-4
SOFT 3-4 LOOSE 5 - 10
30
MEDIUM STIFF 5-8 MEDIUM DENSE 11 - 30
20 STIFF 9 - 15 DENSE 31 - 50
CL VERY STIFF 16 - 30 VERY DENSE 50 +
MH & OH
10 HARD 30 +
CL - ML
ML & OL * The Standard Penetration Resistance (N) In blows per foot is obtained by
0 the ASTM D1585 procedure using 2” O.D., 1 3/8” I.D. samplers.
0 10 20 30 40 50 60 70 80 90 100
LIQUID LIMIT (LL)
DEFINITIONS OF SOIL FRACTIONS

SOIL COMPONENT PARTICLE SIZE RANGE
DESCRIPTION OF ESTIMATED PERCENTAGES OF COBBLES ABOVE 3 INCHES
GRAVEL, SAND, AND FINES GRAVEL 3 IN. TO NO. 4 SIEVE
TRACE Particles are present but est. < 5% COARSE GRAVEL 3 IN. TO 3/4 IN.
FEW 5% - 10% FINE GRAVEL 3/4 IN. TO NO. 4 SIEVE
LITTLE 15% - 20% SAND NO. 4 TO NO. 200
SOME 30% - 45% COARSE SAND NO. 4 TO NO. 10
MOSTLY 50% - 100% MEDIUM SAND NO. 10 TO NO. 40
NOTE: Percentages are presented within soil description for soil FINE SAND NO. 40 TO NO. 200
horizon with laboratory tested soil samples. FINES (SILT OR CLAY) MINUS NO. 200 SIEVE
UNIFIED SOIL WILDCREEK HIGH SCHOOL
APN 027-011-05
CLASSIFICATION
AND
Project No.: 8052015 PLATE
1361 Corporate Boulevard, Reno, NV 89502
KEY TO SOIL DESCRIPTIONS Date: 08/16/17 A-3
Phone 775.823.4068 Fax 775.823.4066
WILDCREEK HIGH SCHOOL
ReMi APN 027-011-05
RESULTS - SPARKS, WASHOE COUNTY, NEVADA
LINE 1 Project No.: 8052015 PLATE
1361 Corporate Boulevard, Reno, NV 89502 Date: 11/14/17 A-4a
Phone 775.823.4068 Fax 775.823.4066
ReMi APN 027-011-05
1361 Corporate Boulevard, Reno, NV 89502 Date: 11/14/17 A-4b
Phone 775.823.4068 Fax 775.823.4066
ReMi APN 027-011-05
1361 Corporate Boulevard, Reno, NV 89502 Date: 11/14/17 A-4c
Phone 775.823.4068 Fax 775.823.4066
ReMi APN 027-011-05
1361 Corporate Boulevard, Reno, NV 89502 Date: 11/14/17 A-4d
Phone 775.823.4068 Fax 775.823.4066
APPENDIX B
USGS DESIGN MAPS DETAILED REPORT
Design Maps Detailed Report Page 1 of 6
Design Maps Detailed Report

ASCE 7-10 Standard (39.55911°N, 119.76723°W)
Site Class D – “Stiff Soil”, Risk Category IV (e.g. essential facilities)
Section 11.4.1 — Mapped Acceleration Parameters
Note: Ground motion values provided below are for the direction of maximum horizontal
spectral response acceleration. They have been converted from corresponding geometric
mean ground motions computed by the USGS by applying factors of 1.1 (to obtain SS) and
1.3 (to obtain S1). Maps in the 2010 ASCE-7 Standard are provided for Site Class B.
Adjustments for other Site Classes are made, as needed, in Section 11.4.3.
From Figure 22-1

[1]
SS = 1.524 g
From Figure 22-2

[2]
S1 = 0.512 g
Section 11.4.2 — Site Class
The authority having jurisdiction (not the USGS), site-specific geotechnical data, and/or
the default has classified the site as Site Class D, based on the site soil properties in
accordance with Chapter 20.
Table 20.3–1 Site Classification
Site Class vS N or Nch su

A. Hard Rock >5,000 ft/s N/A N/A
B. Rock 2,500 to 5,000 ft/s N/A N/A
C. Very dense soil and soft rock 1,200 to 2,500 ft/s >50 >2,000 psf
D. Stiff Soil 600 to 1,200 ft/s 15 to 50 1,000 to 2,000 psf
E. Soft clay soil <600 ft/s <15 <1,000 psf
Any profile with more than 10 ft of soil having the characteristics:
• Plasticity index PI > 20,
• Moisture content w ≥ 40%, and
• Undrained shear strength su < 500 psf
F. Soils requiring site response See Section 20.3.1
analysis in accordance with Section
21.1
For SI: 1ft/s = 0.3048 m/s 1lb/ft² = 0.0479 kN/m²
https://earthquake.usgs.gov/cn2/designmaps/us/report.php?template=minimal&latitude=39... 8/16/2017
Section 11.4.3 — Site Coefficients and Risk–Targeted Maximum Considered Earthquake

(MCER) Spectral Response Acceleration Parameters
Table 11.4–1: Site Coefficient Fa
Site Class Mapped MCE R Spectral Response Acceleration Parameter at Short Period
SS ≤ 0.25 SS = 0.50 SS = 0.75 SS = 1.00 SS ≥ 1.25
A 0.8 0.8 0.8 0.8 0.8
B 1.0 1.0 1.0 1.0 1.0
C 1.2 1.2 1.1 1.0 1.0
D 1.6 1.4 1.2 1.1 1.0
E 2.5 1.7 1.2 0.9 0.9
F See Section 11.4.7 of ASCE 7
Note: Use straight–line interpolation for intermediate values of SS
For Site Class = D and SS = 1.524 g, Fa = 1.000
Table 11.4–2: Site Coefficient Fv
Site Class Mapped MCE R Spectral Response Acceleration Parameter at 1–s Period
S1 ≤ 0.10 S1 = 0.20 S1 = 0.30 S1 = 0.40 S1 ≥ 0.50
A 0.8 0.8 0.8 0.8 0.8
B 1.0 1.0 1.0 1.0 1.0
C 1.7 1.6 1.5 1.4 1.3
D 2.4 2.0 1.8 1.6 1.5
E 3.5 3.2 2.8 2.4 2.4
Note: Use straight–line interpolation for intermediate values of S1
For Site Class = D and S1 = 0.512 g, Fv = 1.500
Equation (11.4–1): SMS = FaSS = 1.000 x 1.524 = 1.524 g
Equation (11.4–2): SM1 = FvS1 = 1.500 x 0.512 = 0.768 g
Section 11.4.4 — Design Spectral Acceleration Parameters
Equation (11.4–3): SDS = ⅔ SMS = ⅔ x 1.524 = 1.016 g
Equation (11.4–4): SD1 = ⅔ SM1 = ⅔ x 0.768 = 0.512 g
Section 11.4.5 — Design Response Spectrum
From Figure 22-12

[3]
TL = 6 seconds
Figure 11.4–1: Design Response Spectrum
Section 11.4.6 — Risk-Targeted Maximum Considered Earthquake (MCER) Response

Spectrum
The MCER Response Spectrum is determined by multiplying the design response spectrum above by
1.5.
Section 11.8.3 — Additional Geotechnical Investigation Report Requirements for Seismic

Design Categories D through F
From Figure 22-7

[4]
PGA = 0.558
Equation (11.8–1): PGAM = FPGAPGA = 1.000 x 0.558 = 0.558 g
Table 11.8–1: Site Coefficient FPGA
Site Mapped MCE Geometric Mean Peak Ground Acceleration, PGA

Class
PGA ≤ PGA = PGA = PGA = PGA ≥
0.10 0.20 0.30 0.40 0.50
A 0.8 0.8 0.8 0.8 0.8
B 1.0 1.0 1.0 1.0 1.0
C 1.2 1.2 1.1 1.0 1.0
D 1.6 1.4 1.2 1.1 1.0
E 2.5 1.7 1.2 0.9 0.9
Note: Use straight–line interpolation for intermediate values of PGA
For Site Class = D and PGA = 0.558 g, FPGA = 1.000
Section 21.2.1.1 — Method 1 (from Chapter 21 – Site-Specific Ground Motion Procedures

for Seismic Design)
From Figure 22-17

[5]
CRS = 0.950
From Figure 22-18 CR1 = 0.945

[6]
Section 11.6 — Seismic Design Category
Table 11.6-1 Seismic Design Category Based on Short Period Response Acceleration Parameter
RISK CATEGORY
VALUE OF SDS
I or II III IV
SDS < 0.167g A A A
0.167g ≤ SDS < 0.33g B B C
0.33g ≤ SDS < 0.50g C C D
0.50g ≤ SDS D D D
For Risk Category = IV and SDS = 1.016 g, Seismic Design Category = D
Table 11.6-2 Seismic Design Category Based on 1-S Period Response Acceleration Parameter
RISK CATEGORY
VALUE OF SD1
I or II III IV
SD1 < 0.067g A A A
0.067g ≤ SD1 < 0.133g B B C
0.133g ≤ SD1 < 0.20g C C D
0.20g ≤ SD1 D D D
For Risk Category = IV and SD1 = 0.512 g, Seismic Design Category = D
Note: When S1 is greater than or equal to 0.75g, the Seismic Design Category is E for
buildings in Risk Categories I, II, and III, and F for those in Risk Category IV, irrespective
of the above.
Seismic Design Category ≡ “the more severe design category in accordance with
Table 11.6-1 or 11.6-2” = D
Note: See Section 11.6 for alternative approaches to calculating Seismic Design Category.
References
1. Figure 22-1:
https://earthquake.usgs.gov/hazards/designmaps/downloads/pdfs/2010_ASCE-7_Figure_22-1.pdf
2. Figure 22-2:
3. Figure 22-12:
4. Figure 22-7:
5. Figure 22-17:
6. Figure 22-18:
APPENDIX E
Wetlands Delineation and Waters of the U.S.
Inventory; Wildlife Memorandum
Memo
Job No.: 8052015
To: Andy Durling, Principal URGENT!
Meeting/Phone Summary
For Your Information
From: Leslie Burnside, Associate Other:
Date: October 9, 2017
Re: Wildcreek Golf Course Common and Sensitive Species of Wildlife and Plants
In response to your request, I completed a US Fish and Wildlife Service (USFWS) database query (IPaC
Information for Planning and Consultation online tool) to determine if there is potential for any federally
protected species to occur within the Wildcreek Golf Course. In addition, we have obtained a formal species list
from the USFWS (attached) for the project area.
We have submitted a data request to the Nevada Natural Heritage Program to determine if there is potential for
rare or at-risk species to occur within the project area, and we have reviewed the Nevada Department of Wildlife
GIS Data Clearinghouse to determine what if any game species may occur within the project area.
Results of these queries are presented below.
USFWS IPaC
The database query revealed that there are 4 threatened, endangered, or candidate (sensitive) species that have
potential to occur within the project area and/or may be affected by the proposed project. In accordance with the
Endangered Species Act of 1973 as amended (ESA, 16 U.S.C. 1531 et seq.), threatened and endangered species
are protected under the ESA, however candidate specie have no protection under the ESA but are included for
consideration because they could be listed prior to the completion of the project. In addition, 17 migratory birds
protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act are expected to
occur or may be affected by the proposed project.
Sensitive species include:
Endangered Cui-ui (Chasmistes cujus) - The Cui-ui was listed by the USFWS as endangered in March of 1967
(Federal Register Vol. 32, p. 4001). There is no critical habitat currently designated for this specie, but are they
protected everywhere they are found (USFWS, 2014). Cui-ui is a lake sucker found in only one place in the
world; Pyramid Lake and the lower Truckee River, all within the PLIR. It spends most of its life in Pyramid
Lake, leaving only to spawn in the lower Truckee River between March and June when it reaches maturity
between 6-12 years of age (USFWS 2014). The lower Truckee River is considered the river segment from
Wadsworth, NV to Pyramid Lake.
Essential habitat for cui-ui has been determined, by the USFWS, to be the Truckee River from Hunter Creek in
West Reno to, and including, Pyramid Lake and its tributaries. No critical habitat has been designated for the
cui-ui (USFWS, 1992). Although the USFWS Cui-ui Recovery Plan (1992) states the essential habitat has been
determined to be the Truckee River from Hunter Creek to Pyramid Lake, this most likely represents the historical
occupied habitat of the Cui-ui. Cui-ui have not been known to pass the Derby Dam since its construction in 1905.
Derby Dam is approximately 31 river miles upstream of the project area and approximately 20 river miles
downstream of Reno.
Current populations of cui-ui in the lower Truckee are augmented by hatchery releases by the PLPT. The PLPT
raise cui-ui larvae at the Big Bend Cui-ui Facility within the PLIR. Larvae are then released in the spring at
5440 Reno Corporate Drive, NV 89511 Tel: 775.823.4068 Fax: 775.823.4066
www.woodrodgers.com
multiple points along the lower Truckee River below the Truckee River Bridge near Wadsworth, NV on Interstate
80. PLPT Fisheries annual goal is to stock up to 2,000,000 cui-ui larvae per year in the Lower Truckee River.
Release locations include but are not limited to the Truckee River Bridge on I-80 (near Wadsworth), below
Numana Dam and PLPT Fish Hatchery, Nixon Bridge and above Marble Bluff Dam. Release locations are
limited by existing flow levels (too high or too low) and accessibility of equipment to the Truckee River.
Potential for effects: Although the USFWS Cui-ui Recovery Plan (1992) states the essential habitat has been
determined to be the Truckee River from Hunter Creek to Pyramid Lake, Cui-ui have not been known to pass the
Derby Dam since its construction in 1905. Derby Dam is approximately 31 river miles upstream of the project
area and approximately 20 river miles downstream of Reno. Therefore, the proposed project will have no effect,
positive or negative, to the Cui-ui or its essential habitat.
United States Fish and Wildlife Service (USFWS). 2014. Cui-ui Species Profile.
http://www.fws.gov/nevada/protected_species/fish/species/cuiui.html.
United States Fish and Wildlife Service (USFWS). 1992. Cui-ui (Chasmistes cujus) Recovery Plan. Second
Revision. Portland, Oregon.
Threatened Lahontan Cutthroat Trout (LCT) (Oncorhynchus clarkii henshawi) - Listed as Endangered on October
13, 1970 and reclassified as Threatened in 1975 (Federal Register Vol. 40 17847 – 17848). There is no critical
habitat currently designated for this specie, but are they protected everywhere they are found. LCT inhabit lakes
and streams, but are obligatory stream spawners. Distance traveled to spawning sites varies with stream size and
strain of LCT (strain refers to locally adapted populations in a particular area or environment). Optimal stream
habitat is characterized by clear, cold water with silt-free substrate and a 1:1 pool-riffle ratio. Streams should have
a variety of habitats including areas with slow deep water, abundant instream cover (i.e., large woody debris,
boulders, undercut banks), and relatively stable streamflow and temperature regimes. Streambanks should be well
vegetated to provide cover, shade, and bank stabilization. Lacustrine LCT populations have adapted to a wide
variety of lake habitats from oligotrophic (with low nutrient levels and primary productivity) alpine lakes (e.g.,
Independence Lake) to large, productive desert terminal lakes (e.g., Pyramid Lake). Unlike most freshwater fish
species, LCT have been reported to tolerate high alkalinity and high total dissolved solid levels.
Although no critical habitat rules have been published for the LCT, within the Truckee River Watershed, LCT
occupy approximately 97 miles of streams and 111,064 acres of lake habitat. Self-sustaining populations of the
species occur in only approximately 10.7 percent of the historic stream habitats and 0.4 percent of the historic
lake habitats (USFWS, 2009).
In 1995, a cooperative 5-year effort was initiated between the USFWS, Pyramid Lake Paiute Tribe (PLPT), and
NDOW to study LCT supplementation in each of five Truckee River zones: (1) Wadsworth to Pyramid Lake, (2)
Derby Dam to Wadsworth Bridge, (3) East McCarran Bridge to Derby Dam, (4) Mayberry Bridge to East
McCarran Bridge, and (5) Nevada/California State line to Mayberry Bridge (NDOW 2001). A follow-up creel
census each year was used to determine catch rates. Results over the 5-year period indicated that the catch
consisted of 23 percent LCT compared to 64 percent rainbow trout and 12 percent brown trout (USCOE 2013).
NDOW’s annual assessments have consisted primarily of electrofishing surveys, and in 2001, creel census data
was used to supplement the presence-absence data from Truckee River surveys (USCOE 2013). In addition, the
Desert Research Institute (DRI) has collected baseline hydrologic and biological data near the McCarran Ranch
(Lower Truckee River Reach) in 2003 and 2004. In general, these surveys indicate that rainbow trout and brown
trout make up the majority of the salmonid fishery in the Lower Truckee River. However, without the precision of
population metric data, any trend in these populations is speculative.
Potential for effects: Six river basins, several lakes and streams have been designated as recovery waters for the
LCT; focusing on the Orr Ditch – the Truckee River Operating Agreement (TROA), (USBOR Final Rule
12/05/2008) (Federal Register Vol. 73, No. 235 74031 – 74039) in compliance with the Truckee-Carson- Pyramid
Lake Water Rights Settlement Act “Provide for the enhancement of spawning flows available in the Lower
Truckee River for the Pyramid Lake fishery (endangered cui-ui and threatened Lahontan cutthroat trout [LCT]) in
a manner consistent with the Secretary’s responsibilities under the Endangered Species Act, as amended (ESA).
Therefore, it is reasonable that any project that concerns flows in the Orr Ditch must maintain flows through the
ditch in order to be in compliance with the TROA, Truckee-Carson- Pyramid Lake Water Rights Settlement Act,
and the ESA. If flows are maintained in the Orr Ditch during project development, a project may affect, but is not
likely to adversely affect LCT.
United States Fish and Wildlife Service (USFWS). 2009. Lahontan cutthroat trout (Oncorhynchus clarki
henshawi) 5-Year Review: Summary and Evaluation. Nevada Fish and Wildlife Office, Reno, Nevada. 198 pp.
USCOE 2013. DRAFT Environmental Impact Statement for the Truckee Meadows Flood Control Project Nevada
General Reevaluation Report Volume II – Appendixes, prepared by U.S. Army Corps of Engineers Sacramento
District, May 2013
North American wolverine (Gulo gulo luscus) – Proposed threatened February 4, 2013 (Federal Register Vol., 78,
No. 23 7864). Wolverines are habitat generalists and use diverse, coniferous forest types and non-forested alpine
habitats (Banci 1994; Copeland 1996; Hornocker and Hash 1981). Although wolverines historically occurred in
the Sierra Nevada (CWHR v8.1), this species is not known to occur in the Truckee Meadow. Furbearer surveys
using track plates and camera stations were conducted in the Sierra Nevada range from 1996 to 2002. No
wolverines were detected and it likely this species may be extirpated from the survey area, or present in very low
densities (Zielinski et al 2005). However, a wolverine was detected in a camera survey north of Truckee,
California (at least 40 miles north northwest of the project area) in February 2008 and the same individual was
detected again in March 2009. Scientists confirmed it was the same animal through DNA from hair samples and
found that it was a male who dispersed from the Sawtooth Range in Idaho.
Potential for effects: Based on the preceding, it is unlikely that North American wolverine occur within the
Truckee Meadows of Reno, Nevada.
Banci, Vivian; 1994. In: Ruggiero, Leonard F.; Aubry, Keith B.; Buskirk, Steven W.; Lyon, L. Jack; Zielinski,
William J., tech. eds. The scientific basis for conserving forest carnivores: American marten, fisher, lynx, and
wolverine in the western United States. Gen. Tech. Rep. RM-254. Fort Collins, CO: U.S. Department of
Agriculture, Forest Service, Rocky Mountain Forest and Range Experiment Station. p. 99-127.
CWHR v. 8.1. California Wildlife Habitat Relationship System version 8.1.
Zielinski et al 2005 Wolverine Confirmation in California after Nearly a Century: Native or Long-Distance
Immigrant? Northwest Science, Vol. 83, No. 2, 2009.
Webber’s ivesia (Ivesia webberi) - Webber’s ivesia is a member of the rose family and was listed as threatened
June 3, 2014 (Federal Register Vol., 79, No. 106 31878). Webber’s ivesia is a low-growing, perennial forb with
clusters of leaves that lie nearly flat on the ground, and are approximately ten inches in diameter. Webber’s ivesia
has greenish-gray leaves, dark red, wiry stems, and headlike clusters of small bright yellow flowers. Flowering
typically begins in May and extends through June and the whole plant becomes reddish-tinged late in the season.
Webber’s ivesia is restricted to sites with sparse vegetation and shallow, rocky, clay soils on mid elevation flats,
benches or terraces between 4,475 and 6,237 feet elevation in Washoe and Douglas Counties in Nevada, and in
Lassen, Plumas and Sierra Counties, in California. All 17 known populations of Webber’s ivesia are within the
transition zone between the eastern edge of the northern Sierra Nevada and the northwestern edge of the Great
Basin. One of these populations is presumed extirpated.
Potential for effects: Given that a majority of the project area historically was irrigated pasture and more recently
was graded, and native soils have been amended or buried to support golf course development, it is highly
unlikely that Webber’s ivesia currently occurs within the project area.
Nevada Department of Wildlife (NDOW) GIS Data Clearinghouse
For game species that have potential to occur within the project area, GIS maps were reviewed. Species include
desert bighorn sheep (Ovis canadensis californiana), American black bear (Ursus americanus), California quail
(Callipepla californica), greater sage-grouse (Centrocercus urophasianus), mule deer (Odocoileus hemionus),
mountain lion (cougar) (Puma concolor), and pronghorn antelope (Antilocapra Americana). Given the variety of
potential food sources and persistent water supported by a golf course, these common game species have potential
to occur within the project area. All species with the exception of the California quail are elusive and prefer to
hunt and feed in the absence of humans and not in proximity to urban environments. On the other hand,
California quail have become very well adapted to urban environments for breeding, brooding, rearing and full
life cycles. Please attached NDOW GIS data maps.
Nevada Natural Heritage Program (NNHP)
A data request form was submitted on October 9, 2017, please see attached.
Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act
The Migratory Bird Treaty Act of 1918 (MBTA), codified at 16 U.S.C. §§ 703–712 provides that it is unlawful to
pursue, hunt, take, capture, kill, possess, sell, purchase, barter, import, export, or transport any migratory bird, or
any part, nest, or egg or any such bird, unless authorized under a permit issued by the Secretary of the Interior.
Compliance with the MBTA and BGEPA is attained by completing pre-disturbance nesting bird and raptor
surveys if disturbance is schedule to occur during the nesting season (generally January 1 – September 15). The
survey area is anywhere that vegetation removal and disturbance is necessary. When an active nest of a protected
species is detected, a “buffer” area will be designated until the nestlings have fledged. In addition, survey
coverage will include a search of suitable nesting habitats within a buffer zone (generally 100 feet for non-raptors
and 1,320 feet for raptors) directly adjacent to project boundaries.
Any active nest of a protected species detected within the project footprint or its adjacent buffer will receive a
protective buffer radius around the nest tree and behavior monitoring may be required as per consultation with the
Nevada Department of Wildlife and/or the US Fish and Wildlife Service.
It is important to note that nesting bird and raptor survey results are only valid for a period of 2 weeks (14 days).
Therefore, the first survey is completed 2 weeks prior to the start of disturbance and are repeated every 2 weeks
for disturbance that is scheduled to occur during the nesting season.
If disturbance during the nesting season cannot be avoided, carefully planned and timed removal of nesting
habitat can occur prior to the nesting season, thus minimizing the potential for nesting as well as minimizing the
survey area.
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Reno Fish And Wildlife Office
1340 Financial Boulevard, Suite 234
Reno, NV 89502-7147
Phone: (775) 861-6300 Fax: (775) 861-6301
http://www.fws.gov/nevada/
In Reply Refer To: October 05, 2017

Consultation Code: 08ENVD00-2018-SLI-0009
Event Code: 08ENVD00-2018-E-00019
Project Name: WCSD Wildcreek
Subject: List of threatened and endangered species that may occur in your proposed project
location, and/or may be affected by your proposed project
To Whom It May Concern:
The attached species list indicates threatened, endangered, proposed, and candidate species and
designated or proposed critical habitat that may occur within the boundary of your proposed
project and/or may be affected by your proposed project. The species list fulfills the
requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the
Endangered Species Act of 1973, as amended (ESA, 16 U.S.C. 1531 et seq.), for projects that are
authorized, funded, or carried out by a Federal agency. Candidate species have no protection
under the ESA but are included for consideration because they could be listed prior to the
completion of your project. Consideration of these species during project planning may assist
species conservation efforts and may prevent the need for future listing actions. For additional
information regarding species that may be found in the proposed project area, visit
http://www.fws.gov/nevada/es/ipac.html.
The purpose of the ESA is to provide a means whereby threatened and endangered species and
the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of
the ESA and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to
utilize their authorities to carry out programs for the conservation of threatened and endangered
species and to determine whether projects may affect threatened and endangered species and/or
designated critical habitat.
A Biological Assessment is required for construction projects that are major Federal actions
significantly affecting the quality of the human environment as defined in the National
Environmental Policy Act (42 U.S.C. 4332(2) (c)). For projects other than major construction
activities, the Service suggests that a biological evaluation similar to a Biological Assessment be
10/05/2017 Event Code: 08ENVD00-2018-E-00019 2
prepared to determine whether the project may affect listed or proposed species and/or
designated or proposed critical habitat. Guidelines for preparing a Biological Assessment can be
found at: http://www.fws.gov/midwest/endangered/section7/ba_guide.html.
If a Federal action agency determines, based on the Biological Assessment or biological

evaluation, that listed species and/or designated critical habitat may be affected by the proposed
project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition,
the Service recommends that candidate species, proposed species, and proposed critical habitat
be addressed within the consultation. More information on the regulations and procedures for
section 7 consultation, including the role of permit or license applicants, can be found in the
"Endangered Species Consultation Handbook" at:
http://www.fws.gov/endangered/esa-library/pdf/TOC-GLOS.PDF.
New information based on updated surveys, changes in the abundance and distribution of
species, changed habitat conditions, or other factors could change this species list. Please feel
free to contact us if you need more current information or assistance regarding the potential
impacts to federally listed, proposed, and candidate species and federally designated and
proposed critical habitat. Please note that under 50 CFR 402.12(e) of the regulations
implementing section 7 of the ESA, the accuracy of this species list should be verified after 90
days. This verification can be completed formally or informally, as desired. The Service
recommends that verification be completed by visiting the ECOS-IPaC website at regular
intervals during project planning and implementation, for updates to species lists and
information. An updated list may be requested through the ECOS-IPaC system by completing
the same process used to receive the attached list.
The Nevada Fish and Wildlife Office (NFWO) no longer provides species of concern lists. Most
of these species for which we have concern are also on the Animal and Plant At-Risk Tracking
List for Nevada (At-Risk list) maintained by the State of Nevada's Natural Heritage Program
(Heritage). Instead of maintaining our own list, we adopted Heritage's At-Risk list and are
partnering with them to provide distribution data and information on the conservation needs for
at-risk species to agencies or project proponents. The mission of Heritage is to continually
evaluate the conservation priorities of native plants, animals, and their habitats, particularly those
most vulnerable to extinction or in serious decline. In addition, in order to avoid future conflicts,
we ask that you consider these at-risk species early in your project planning and explore
management alternatives that provide for their long-term conservation.
For a list of at-risk species by county, visit Heritage's website (http://heritage.nv.gov). For a
specific list of at-risk species that may occur in the project area, you can obtain a data request
form from the website (http://heritage.nv.gov/get_data) or by contacting the Administrator of
Heritage at 901 South Stewart Street, Suite 5002, Carson City, Nevada 89701-5245, (775)
684-2900. Please indicate on the form that your request is being obtained as part of your
coordination with the Service under the ESA. During your project analysis, if you obtain new
information or data for any Nevada sensitive species, we request that you provide the
information to Heritage at the above address.
Furthermore, certain species of fish and wildlife are classified as protected by the State of
10/05/2017 Event Code: 08ENVD00-2018-E-00019 3
Nevada (http://www.leg.state.nv.us/NAC/NAC-503.html). You must first obtain the appropriate

license, permit, or written authorization from the Nevada Department of Wildlife (NDOW) to
take, or possess any parts of protected fish and wildlife species. Please visit
http://www.ndow.org or contact NDOW in northern Nevada (775) 688-1500, in southern Nevada
(702) 486-5127, or in eastern Nevada (775) 777-2300.
Please be aware that bald and golden eagles are protected under the Bald and Golden Eagle
Protection Act (16 U.S.C. 668 et seq.), and projects affecting these species may require
development of an eagle conservation plan (
http://www.fws.gov/windenergy/eagle_guidance.html). Additionally, wind energy projects
should follow the Service's wind energy guidelines (http://www.fws.gov/windenergy/) for
minimizing impacts to migratory birds and bats.
The Service's Pacific Southwest Region developed the Interim Guidelines for the Development
of a Project Specific Avian and Bat Protection Plan for Wind Energy Facilities (Interim
Guidelines). This document provides energy facility developers with a tool for assessing the risk
of potential impacts to wildlife resources and delineates how best to design and operate a bird-
and bat-friendly wind facility. These Interim Guidelines are available upon request from the
NFWO. The intent of a Bird and Bat Conservation Strategy is to conserve wildlife resources
while supporting project developers through: (1) establishing project development in an adaptive
management framework; (2) identifying proper siting and project design strategies; (3) designing
and implementing pre-construction surveys; (4) implementing appropriate conservation
measures for each development phase; (5) designing and implementing appropriate
post-construction monitoring strategies; (6) using post-construction studies to better understand
the dynamics of mortality reduction (e.g., changes in blade cut-in speed, assessments of blade
“feathering” success, and studies on the effects of visual and acoustic deterrents) including
efforts tied into Before-After/Control-Impact analysis; and (7) conducting a thorough risk
assessment and validation leading to adjustments in management and mitigation actions.
The template and recommendations set forth in the Interim Guidelines were based upon the
Avian Powerline Interaction Committee's Avian Protection Plan template (http://www.aplic.org/)
developed for electric utilities and modified accordingly to address the unique concerns of wind
energy facilities. These recommendations are also consistent with the Service's wind energy
guidelines. We recommend contacting us as early as possible in the planning process to discuss
the need and process for developing a site-specific Bird and Bat Conservation Strategy.
The Service has also developed guidance regarding wind power development in relation to
prairie grouse leks (sage-grouse are included in this). This document can be found at:
http://www.fws.gov/southwest/es/Oklahoma/documents/te_species/wind%20power/prairie%20grouse%20lek%2
.
Migratory Birds are a Service Trust Resource. Based on the Service's conservation
responsibilities and management authority for migratory birds under the Migratory Bird Treaty
Act of 1918, as amended (MBTA; 16 U.S.C. 703 et seq.), we recommend that any land clearing
or other surface disturbance associated with proposed actions within the project area be timed to
avoid potential destruction of bird nests or young, or birds that breed in the area. Such
10/05/2017 Event Code: 08ENVD00-2018-E-00019 4
destruction may be in violation of the MBTA. Under the MBTA, nests with eggs or young of
migratory birds may not be harmed, nor may migratory birds be killed. Therefore, we
recommend land clearing be conducted outside the avian breeding season. If this is not feasible,
we recommend a qualified biologist survey the area prior to land clearing. If nests are located, or
if other evidence of nesting (i.e., mated pairs, territorial defense, carrying nesting material,
transporting food) is observed, a protective buffer (the size depending on the habitat
requirements of the species) should be delineated and the entire area avoided to prevent
destruction or disturbance to nests until they are no longer active.
Guidance for minimizing impacts to migratory birds for projects involving communications
towers (e.g., cellular, digital television, radio, and emergency broadcast) can be found at:
http://www.fws.gov/migratorybirds/CurrentBirdIssues/Hazards/towers/towers.htm;
http://www.towerkill.com; and
http://www.fws.gov/migratorybirds/CurrentBirdIssues/Hazards/towers/comtow.html.
If wetlands, springs, or streams are are known to occur in the project area or are present in the
vicinity of the project area, we ask that you be aware of potential impacts project activities may
have on these habitats. Discharge of fill material into wetlands or waters of the United States is
regulated by the U.S. Army Corps of Engineers (ACOE) pursuant to section 404 of the Clean
Water Act of 1972, as amended. We recommend you contact the ACOE's Regulatory Section
regarding the possible need for a permit. For projects located in northern Nevada (Carson City,
Churchill, Douglas, Elko, Esmeralda, Eureka, Humboldt, Lander, Lyon, Mineral, Pershing,
Storey, and Washoe Counties) contact the Reno Regulatory Office at 300 Booth Street, Room
3060, Reno, Nevada 89509, (775) 784-5304; in southern Nevada (Clark, Lincoln, Nye, and
White Pine Counties) contact the St. George Regulatory Office at 321 North Mall Drive, Suite
L-101, St. George, Utah 84790-7314, (435) 986-3979; or in California along the eastern Sierra
contact the Sacramento Regulatory Office at 650 Capitol Mall, Suite 5-200, Sacramento,
California 95814, (916) 557-5250.
We appreciate your concern for threatened and endangered species. Please include the
Consultation Tracking Number in the header of this letter with any request for consultation or
correspondence about your project that you submit to our office.
The table below outlines lead FWS field offices by county and land ownership/project type.
Please refer to this table when you are ready to coordinate (including requests for section 7
consultation) with the field office corresponding to your project, and send any documentation
regarding your project to that corresponding office. Therefore, the lead FWS field office may not
be the office listed above in the letterhead.
Lead FWS offices by County and Ownership/Program
County Ownership/Program Species Office Lead*
Alameda Tidal wetlands/marsh adjacent to Salt marsh BDFWO

Bays species, delta
smelt
10/05/2017 Event Code: 08ENVD00-2018-E-00019 5
Alameda All ownerships but tidal/estuarine All SFWO
Alpine Humboldt Toiyabe National All RFWO

Forest
Alpine Lake Tahoe Basin Management All RFWO

Unit
Alpine Stanislaus National Forest All SFWO
Alpine El Dorado National Forest All SFWO
Colusa Mendocino National Forest All AFWO
Colusa Other All By jurisdiction (see

map)
Contra Costa Legal Delta (Excluding All BDFWO

ECCHCP)
Contra Costa Antioch Dunes NWR All BDFWO
Contra Costa Tidal wetlands/marsh adjacent to Salt marsh BDFWO

Bays species, delta
smelt
Contra Costa All ownerships but tidal/estuarine All SFWO
Del Norte All All AFWO
El Dorado El Dorado National Forest All SFWO
El Dorado LakeTahoe Basin Management RFWO

Unit
Glenn Mendocino National Forest All AFWO
Glenn Other All By jurisdiction (see

map)
Humboldt All except Shasta Trinity National All AFWO

Forest
Humboldt Shasta Trinity National Forest All YFWO
Lake Mendocino National Forest All AFWO

10/05/2017 Event Code: 08ENVD00-2018-E-00019 6
Lake Other All By jurisdiction (see

map)
Lassen Modoc National Forest All KFWO
Lassen Lassen National Forest All SFWO
Lassen Toiyabe National Forest All RFWO
Lassen BLM Surprise and Eagle Lake All RFWO

Resource Areas
Lassen BLM Alturas Resource Area All KFWO
Lassen Lassen Volcanic National Park All (includes SFWO

Eagle Lake
trout on all
ownerships)
Lassen All other ownerships All By jurisdiction (see

map)
Marin Tidal wetlands/marsh adjacent to Salt marsh BDFWO

Bays species, delta
smelt
Marin All ownerships but tidal/estuarine All SFWO
Mendocino Russian River watershed All SFWO
Mendocino All except Russian River All AFWO

watershed
Modoc Modoc National Forest All KFWO
Modoc BLM Alturas Resource Area All KFWO
Modoc Klamath Basin National Wildlife All KFWO

Refuge Complex
Modoc BLM Surprise and Eagle Lake All RFWO

Resource Areas
Modoc All other ownerships All By jurisdiction (See

map)
Mono Inyo National Forest All RFWO

10/05/2017 Event Code: 08ENVD00-2018-E-00019 7
Mono Humboldt Toiyabe National All RFWO

Forest
Napa All ownerships but tidal/estuarine All SFWO
Napa Tidal wetlands/marsh adjacent to Salt marsh BDFWO

San Pablo Bay species, delta
smelt
Nevada Humboldt Toiyabe National All RFWO

Forest
Nevada All other ownerships All By jurisdiction (See

map)
Placer Lake Tahoe Basin Management All RFWO

Unit
Placer All other ownerships All SFWO
Sacramento Legal Delta Delta Smelt BDFWO
Sacramento Other All By jurisdiction (see

map)
San Francisco Tidal wetlands/marsh adjacent to Salt marsh BDFWO

San Francisco Bay species, delta
smelt
San Francisco All ownerships but tidal/estuarine All SFWO
San Mateo Tidal wetlands/marsh adjacent to Salt marsh BDFWO

smelt
San Mateo All ownerships but tidal/estuarine All SFWO
San Joaquin Legal Delta excluding San All BDFWO

Joaquin HCP
San Joaquin Other All SFWO
Santa Clara Tidal wetlands/marsh adjacent to Salt marsh BDFWO

10/05/2017 Event Code: 08ENVD00-2018-E-00019 8
smelt
Santa Clara All ownerships but tidal/estuarine All SFWO
Shasta Shasta Trinity National Forest All YFWO

except Hat Creek Ranger District
(administered by Lassen National
Forest)
Shasta Hat Creek Ranger District All SFWO
Shasta Bureau of Reclamation (Central All BDFWO

Valley Project)
Shasta Whiskeytown National Recreation All YFWO

Area
Shasta BLM Alturas Resource Area All KFWO
Shasta Caltrans By jurisdiction SFWO/AFWO
Shasta Ahjumawi Lava Springs State Shasta SFWO

Park crayfish
Shasta All other ownerships All By jurisdiction (see

map)
Shasta Natural Resource Damage All SFWO/BDFWO

Assessment, all lands
Sierra Humboldt Toiyabe National All RFWO

Forest
Sierra All other ownerships All SFWO
Siskiyou Klamath National Forest (except All YFWO

Ukonom District)
Siskiyou Six Rivers National Forest and All AFWO

Ukonom District
Siskiyou Shasta Trinity National Forest All YFWO
Siskiyou Lassen National Forest All SFWO
Siskiyou Modoc National Forest All KFWO

10/05/2017 Event Code: 08ENVD00-2018-E-00019 9
Siskiyou Lava Beds National Volcanic All KFWO

Monument
Siskiyou BLM Alturas Resource Area All KFWO
Siskiyou Klamath Basin National Wildlife All KFWO

Refuge Complex
Siskiyou All other ownerships All By jurisdiction (see

map)
Solano Suisun Marsh All BDFWO
Solano Tidal wetlands/marsh adjacent to Salt marsh BDFWO

smelt
Solano All ownerships but tidal/estuarine All SFWO
Solano Other All By jurisdiction (see

map)
Sonoma Tidal wetlands/marsh adjacent to Salt marsh BDFWO

smelt
Sonoma All ownerships but tidal/estuarine All SFWO
Tehama Mendocino National Forest All AFWO
Tehama Shasta Trinity National Forest All YFWO

except Hat Creek Ranger District
(administered by Lassen National
Forest)
Tehama All other ownerships All By jurisdiction (see

map)
Trinity BLM All AFWO
Trinity Six Rivers National Forest All AFWO
Trinity Shasta Trinity National Forest All YFWO
Trinity Mendocino National Forest All AFWO
Trinity BIA (Tribal Trust Lands) All AFWO

10/05/2017 Event Code: 08ENVD00-2018-E-00019 10
Trinity County Government All AFWO
Trinity All other ownerships All By jurisdiction (See

map)
Yolo Yolo Bypass All BDFWO
Yolo Other All By jurisdiction (see

map)
All FERC-ESA All By jurisdiction (see

map)
All FERC-ESA Shasta SFWO

crayfish
All FERC-Relicensing (non-ESA) All BDFWO
*Office Leads:
AFWO=Arcata Fish and Wildlife Office
BDFWO=Bay Delta Fish and Wildlife Office
KFWO=Klamath Falls Fish and Wildlife Office
RFWO=Reno Fish and Wildlife Office
YFWO=Yreka Fish and Wildlife Office
Attachment(s):
Official Species List

USFWS National Wildlife Refuges and Fish Hatcheries
Migratory Birds
Wetlands
10/05/2017 Event Code: 08ENVD00-2018-E-00019 1
Official Species List

This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the
requirement for Federal agencies to "request of the Secretary of the Interior information whether
any species which is listed or proposed to be listed may be present in the area of a proposed
action".
This species list is provided by:
Reno Fish And Wildlife Office

1340 Financial Boulevard, Suite 234
Reno, NV 89502-7147
(775) 861-6300
10/05/2017 Event Code: 08ENVD00-2018-E-00019 2
Project Summary
Consultation Code: 08ENVD00-2018-SLI-0009
Event Code: 08ENVD00-2018-E-00019
Project Name: WCSD Wildcreek
Project Type: DEVELOPMENT
Project Description: School Campus
Project Location:
Approximate location of the project can be viewed in Google Maps:
https://www.google.com/maps/place/39.562128806710405N119.76814518306747W
Counties: Washoe, NV
10/05/2017 Event Code: 08ENVD00-2018-E-00019 3
Endangered Species Act Species

There is a total of 4 threatened, endangered, or candidate species on this species list. Species on
this list should be considered in an effects analysis for your project and could include species
that exist in another geographic area. For example, certain fish may appear on the species list
because a project could affect downstream species. See the "Critical habitats" section below for
those critical habitats that lie wholly or partially within your project area under this office's
jurisdiction. Please contact the designated FWS office if you have questions.
Mammals
NAME STATUS
North American Wolverine Gulo gulo luscus Proposed

No critical habitat has been designated for this species. Threatened
Species profile: https://ecos.fws.gov/ecp/species/5123
Fishes
NAME STATUS
Cui-ui Chasmistes cujus Endangered

No critical habitat has been designated for this species.
Lahontan Cutthroat Trout Oncorhynchus clarkii henshawi Threatened

No critical habitat has been designated for this species.
Flowering Plants
NAME STATUS
Webber's Ivesia Ivesia webberi Threatened

There is final designated critical habitat for this species. Your location is outside the
critical habitat.
Critical habitats
There are no critical habitats within your project area under this office's jurisdiction.
10/05/2017 Event Code: 08ENVD00-2018-E-00019 1
USFWS National Wildlife Refuges And Fish

Hatcheries
Any activity proposed on National Wildlife Refuge lands must undergo a 'Compatibility
Determination' conducted by the Refuge. Please contact the individual Refuges to discuss any
questions or concerns.
There are no refuges or fish hatcheries within your project area.

10/05/2017 Event Code: 08ENVD00-2018-E-00019 1
Migratory Birds
Certain birds are protected under the Migratory Bird Treaty Act1 and the Bald and Golden Eagle
Protection Act2.
Any activity that results in the take of migratory birds or eagles is prohibited unless authorized
by the U.S. Fish and Wildlife Service3. There are no provisions for allowing the take of
migratory birds that are unintentionally killed or injured. Any person or organization who plans
or conducts activities that may result in the take of migratory birds is responsible for complying
with the appropriate regulations and implementing appropriate conservation measures, as
described below.
1. The Migratory Birds Treaty Act of 1918.

2. The Bald and Golden Eagle Protection Act of 1940.
3. 50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)
The birds listed below are USFWS Birds of Conservation Concern that might be affected by
activities in this location. The list does not contain every bird you may find in this location, nor
is it guaranteed that all of the birds on the list will be found on or near this location. To get a
better idea of the specific locations where certain species have been reported and their level of
occurrence, please refer to resources such as the E-bird data mapping tool (year-round bird
sightings by birders and the general public) and Breeding Bird Survey (relative abundance maps
for breeding birds). Although it is important to try to avoid and minimize impacts to all birds,
special attention should be given to the birds on the list below. To get a list of all birds
potentially present in your project area, visit the E-bird Explore Data Tool.
NAME BREEDING SEASON
Black Swift Cypseloides niger Breeds Jun 15 to Sep 10

Bird of Conservation Concern (BCC)
https://ecos.fws.gov/ecp/species/8878
Brewer's Sparrow Spizella breweri Breeds May 15 to Aug 10

Calliope Hummingbird Stellula calliope Breeds May 1 to Aug 15

Golden Eagle Aquila chrysaetos Breeds Apr 1 to Aug 31

Green-tailed Towhee Pipilo chlorurus Breeds May 1 to Aug 10

10/05/2017 Event Code: 08ENVD00-2018-E-00019 2

Long-billed Curlew Numenius americanus Breeds Apr 1 to Jul 31

Lewis's Woodpecker Melanerpes lewis Breeds Apr 20 to Sep 30

Lesser Yellowlegs Tringa flavipes Breeds elsewhere

Marbled Godwit Limosa fedoa Breeds elsewhere

Olive-sided Flycatcher Contopus cooperi Breeds May 20 to Aug 31

Pinyon Jay Gymnorhinus cyanocephalus Breeds Feb 15 to Jul 15

Red Knot Calidris canutus ssp. roselaari Breeds elsewhere

Sage Thrasher Oreoscoptes montanus Breeds Apr 15 to Aug 10

Snowy Plover Charadrius alexandrinus Breeds Mar 5 to Sep 15

White Headed Woodpecker Picoides albolarvatus Breeds May 1 to Aug 15

Willow Flycatcher Empidonax traillii Breeds May 20 to Aug 31

Williamson's Sapsucker Sphyrapicus thyroideus Breeds May 1 to Jul 31

10/05/2017 Event Code: 08ENVD00-2018-E-00019 3
Additional information can be found using the following links:

Birds of Conservation Concern http://www.fws.gov/birds/management/managed-species/
birds-of-conservation-concern.php
Measures for avoiding and minimizing impacts to birds
http://www.fws.gov/birds/management/project-assessment-tools-and-guidance/
conservation-measures.php
Nationwide conservation measures for birds
http://www.fws.gov/migratorybirds/pdf/management/nationwidestandardconservationmeasures.pdf
10/05/2017 Event Code: 08ENVD00-2018-E-00019 1
Wetlands
Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section
404 of the Clean Water Act, or other State/Federal statutes.
For more information please contact the Regulatory Program of the local U.S. Army Corps of
Engineers District.
FRESHWATER EMERGENT WETLAND
PEMAh
FRESHWATER FORESTED/SHRUB WETLAND
PSSA
PSSC
FRESHWATER POND
PUBHx
APPENDIX F
Phase 1 Environmental Site Assessment
APPENDIX G
Preliminary Drainage Study
September 27, 2017
Washoe County School District

Mr. Adam Searcy, P.E.
Deputy Facilities Officer
Reno, NV 89521
Job Number: 8052.015
Re: The High School at Wildcreek Campus Due Diligence Services

Task 5.1 - Preliminary Drainage Study
Dear Adam;
The following letter represents the results derived from the Preliminary Drainage Study conducted as part
of the potential High School at Wildcreek due diligence studies. The purpose of this study is to analyze the
existing drainage patterns to identify potential site development constraints. This study is not intended to be
utilized as a regional drainage study or report for final design purposes; a final technical drainage study will
need to be completed as part of project final design.
Project Area
The existing Wildcreek property consists of 330.7± acres within the City of Sparks. North McCarran
Boulevard borders the site to the south, Sullivan Lane borders the site on the west, with single family
residential bordering the site on the east. The potential development of the site includes high school campus
with a high school building, athletic facilities, required parking, and necessary landscaping and drainage
facilities. As part of this due diligence review, a preliminary drainage analysis was completed.
The project area is downstream of the Sun Valley Dam (NV ID # J-272), which provides detention for the
Sun Valley regional drainage area. Discharge from the Sun Valley Dam is conveyed through the project
area.
Regulatory Perspective
The project lies within the City of Sparks and therefore will fall under City of Sparks’ development
standards. The City of Sparks requires potential developments to evaluate the 5-year – 24-hour (minor) and
100 year-24 hour (major) storm events. Proposed drainage infrastructure is required to be sized to convey
the 5 year and 100 year events and all buildings must be built outside of the 100 year storm event
inundation areas. In addition, the City of Sparks requires detention of the post-development 5 year and 100
year peak runoff to limit site discharge to the pre-developed flow.
While not required by local or state ordinance, due to the proximity of the proposed site in relation to the
Sun Valley Dam, the ½ Probable Maximum Flood (PMF) flow was also analyzed and is discussed as part
of this study.
Reno Office: 1361 Corporate Boulevard, Reno, NV 89502 • 775.823.4068 • Fax: 775.823.4066
www.woodrodgers.com
Hydrologic and Hydraulic Methodology
The following methodology was used in conducting this drainage study consistent with the requirements
outlined in the Truckee Meadows Regional Drainage Manual.
The Soil Conservation Service (SCS) method was used in conjunction with HEC-HMS to model the runoff
contributing to the Wild Creek Golf Course below the Sun Valley Dam. The SCS Unit Hydrograph method
uses the unit hydrograph theory as a basis for runoff computations. The unit hydrograph theory computes
rainfall excess hydrographs for a unit amount of rainfall excess applied uniformly over a sub-basin for a
given unit of time (or unit duration). The rainfall excess hydrographs are then transformed to a sub-basin
hydrograph by superimposing each excess hydrograph lagged by the unit duration. Input values include
lagtime, curve number, and precipitation data. A runoff curve number (CN) was developed based on the
hydrologic soil group, cover type, the hydrologic condition and antecedent moisture conditions. The CN
values were obtained from the Truckee Meadows Regional Drainage Manual dated April 30, 2009.
Average velocities for estimating travel time for overland flow were used to develop a time of
concentration and ultimately a lagtime.
Precipitation depths were obtained from Table 601 of the Truckee Meadows Regional Drainage manual as
per Figure 601 of the Truckee Meadows Regional Drainage Manual.
HEC-HMS, a hydrologic modeling software developed by the US Army Corps of Engineers, was utilized
to analyze the runoff from the onsite contributing drainage area to assure that flow rates generated from the
sub-basins are not increased in the design peak flow storm.
Flow extent was analyzed with TUFLOW, a two-dimensional hydraulic modeling program. As the Design
Report for the Sun Valley Flood Control Detention Dam (SVFCDD) did not specify a hydrograph, a
synthetic hydrograph was developed using the peak 100-year and ½ PMF discharge values from the report.
The TUFLOW model grid elevations were calculated from recent aerial topography. The model uses 10-
foot grid cells that were created using the native TUFLOW “Read GRID Zpts” function. Land roughness
values are shown on the following Table 1, and land roughness extents are shown on the attached Land Use
figure. There are no hydraulic structures within the model, and all golf course water features are assumed
to be full when offsite flow is introduced.
Table 1 - Manning's Roughness Coefficients (n values)

Land Cover Classification Roughness Coefficient
Low Density Vegetation (default land cover) 0.060
High Density Vegetation (channel corridor) 0.120
Buildings 0.400
Roads 0.022
Ponds and Standing water 0.03
Maintained grass of bare earth 0.03
The 5-year (minor) storm event was not considered as part of this due diligence study and will be evaluated
during final design. The larger storm events were considered since they will have the greatest impact with
regards to development feasibility
Previous Studies
The following, agency approved, studies were obtained and utilized as a reference for the determining the
existing offsite flow patterns.
 Design Report for the Sun Valley Flood Control Detention Dam prepared by SEA, Inc., dated
August 1987.
 Sun Valley Dam Emergency Action Plan prepared by HDR, Inc., dated January 2007
 Conceptual Drainage Report for Pyramid Highway & US 395 Connector Project prepared by
Jacobs, dated September 2011.
It should be noted that the Pyramid Highway & US 395 Connector report was prepared as a preliminary
planning document and not prepared as a design document for the downstream Sun Valley Dam. As a
result, the SVFCDD report, which was reviewed and accepted by the City of Sparks and the State of
Nevada Division of Water Resources, Dam Safety, were utilized for determining the existing discharge
rates from the Sun Valley Dam.
Existing Drainage Patterns

The existing runoff within the project area is comprised primarily of upstream offsite flow from the Sun
Valley Dam and onsite runoff (approximately 330 acres). The Sun Valley Dam discharges to the project
area through an outlet pipe and/or emergency spillway. Stormwater enters the project area, combines with
the onsite runoff, and is conveyed through a series of small channels and overland flow, and ultimately
enters the public storm drain network at McCarran Boulevard. The existing peak discharge rates from the
Sun Valley Dam, as reported by the SVFCDD report, are shown below in Table 2.
Table 2 – Existing Peak Flows from the Sun Valley Dam

Storm Event Emergency Spillway Discharge Net Downstream Discharge
100 Year 0 cfs 215 cfs
½ PMF 1 9,515 cfs 9,515 cfs
1
Outlet pipe assumed to be clogged during ½ PMF event
The existing golf course has multiple ponds which are maintained close to full with reclaimed water. These
ponds are golf course water features and do not function as stormwater detention basins. For the purposes
of this analysis, all ponds are considered to be full during the given storm events and therefore do not offer
storage capacity. The existing onsite basin, which is primarily open range and turf, was determined to
contribute a peak flow of 184 cfs.
For the purposes of this due diligence study, a conservative assumption of a 100 year additive peak
discharge of 399 cfs (215 cfs from the Dam and 184 cfs from the onsite basin) and ½ PMF discharge of
9,515 cfs were assumed. This estimate is conservative because the onsite basin is expected to peak well
before the peak discharge from the upstream dam enters the site, which will result in lowering the net peak
discharge below an additive peak flow. During final design, storm routing and time(s) to peak flow
between the upstream dam and onsite basin will be determined for sizing onsite detention and drainage
facilities (ditches, channels, overland flow, and/or underground pipe) to convey the 5 year and 100 year
storm events per local design criteria.
The results from the onsite modeling are shown in Appendix A and illustrate the existing inundation area(s)
within the project area for the 100 year, and ½ PMF, flow conditions.
Proposed Condition Drainage Considerations

The proposed site configuration is undetermined at this stage of project and will need to be analyzed during
final design. For the purpose of this due diligence report, the following proposed drainage discussion
should be considered as an order of magnitude discussion of potential improvements required as a result of
development of the site.
As previously discussed, onsite detention will be required to maintain pre-development conditions for the
major (100 yr) and minor (5 yr) storm events. This means that the post-development discharge to the public
drainage system must be less than or equal to the existing discharge during for the 5 and 100 years storms.
Onsite detention can easily be accommodated within the project area and has been incorporated into the
potential site alternatives. As a reference, an estimated 100 year onsite proposed peak flow was determined
to be 223 cfs (existing 182 cfs). Preliminary calculations show a storage volume of about 6 acre-feet will be
needed to adequately meet detention requirements.
Potential site development will need to convey the onsite and offsite stormwater through the project area.
This can be accomplished in a number of ways, however the preferred solution, at this time, is to provide
an open channel along the eastern boundary of the campus. A series of inlets, underground pipe, and
ditches can be used to convey onsite stormwater to the proposed channel. The channel must be sized to
accommodate the 100 year storm event per City of Sparks’ standards. Based on the 100 year flow (399 cfs),
a trapezoidal open channel with a 20 flat bottom, 4:1 side slopes, minimum longitudinal slope of 0.5%, and
a depth of 5’ will accommodate the 100 year flow and maintain 1’ of freeboard. Final open channel sizing
shall be completed as part of final design to consider a proposed 100 year flow, site grading, scour
protection, low flow channel, and other design elements to meet local standards.
Furthermore, based on our analysis of the existing ½ PMF flow, shown in Appendix A, it is feasible that
the education building could be located outside of the ½ PMF inundation area. Modeling should be
completed as part of final design, however it is estimated that any building located beyond 300’ from the
edge of the proposed channel, can be located outside of the ½ PMF inundation area with finish floor
grading considerations. Local and state code do not require a building to be located outside the ½ PMF
flow path. It is recommended that the proposed educational building be located outside the ½ PMF flow
path if feasible. It should be noted, any consideration to locate the building outside of the ½ PMF flow path
would be above and beyond code requirements.
Summary
resulting from onsite or offsite drainage, including the Sun Valley Dam. We have found that existing and
proposed drainage considerations do not preclude development of the project site into a potential high
school campus. Final site and building design will have to consider these potential impacts to ensure the
final campus solution works in conjunction with the drainage requirements.
Sincerely,
Wood Rodgers, Inc.
Brian Martinezmoles, P.E.

Associate Engineer
Attachments: Appendix A – Existing Inundation Areas

Appendix B – Existing Onsite Flow Calculations
Appendix C – Potential Proposed Onsite Flow Calculations
Appendix D – Potential Onsite Drainage Facilities
Appendix A
Existing Inundation Areas
TUFLOW Model Domain
Roads
Ponds/Standing Water
Dense Vegetation
Buildings
Maintained Grass/Bare Earth
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus

DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
TUFLOW MODEL SHCEMATIC PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
J:\Jobs\8052_Washoe County School District\Wildcreek High School_OA\GIS\Tasks\TUFLOW_Schematic_20170913_V1.mxd 9/13/2017 8:55:11 AM eford
FIGURE X
TUFLOW Model Domain
47 4
4 755
47 0
20
47 47
3 5 50
46 473
6 0 0 474
462 5
5
4610 47
2 5
474
4600
4550
5
454
0
453
463 47
4615 46 470
0
5
7 5 5 0 476
45
0 5
2
4575
5
4
45 5 5 47 760
6 45 47 40
5 0 0
47
456 5 45 4630
5 454
5
2 0 4520
5
45 4615
476
2 4 4605
45
0
45 565
0
7
46
0
55 2
45
47
4 458 0
45
5 457 0
01
2
45 0
5
7 45
0 3 5 4715
46
45
5
6
452
0
0
457
469
5 5
4510
0
9
4550
0
45
4520
4540
4 0
46
452
45
45
2 0
5 468
0
3
4560
8 5
4530 4690
46
45
45
4725
4710
44
5
0
4520
59
5 47
469
4700
46 00
463
4585
4520
90
45 46 467
5
1
4520
5
70 5
468
5
4590 4665
449 451 46
4
5 5 0
45
45
4
1
5
5 4
4490
452
453
515
4485
4485
0
5
4520
45
4545
6 5
45
0 5
45
5 1
45
0 0
5 0
45 45
45
0
1
0
5
2 0
45
4480
57
44
44
4510
0 4505
9
450
1
5
45
5
4525
44
7
44
15
4510
5
7
45
44 4500
85
450
448
4470
4535
4470 0
0
4525
4470
4520
4465
6 0
44
4470
5 5
44

EXISTING CONTOURS PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
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FIGURE X
TUFLOW Model Domain
Model Depth (feet)
Value
High : 5.479
Low : 0

TUFLOW RESULTS - 100-YEAR PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
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FIGURE X
TUFLOW Model Domain
Model Depth 1/2 PMF (feet)
High : 11.374
Low : 0

TUFLOW RESULTS - 1/2 PMF PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
J:\Jobs\8052_Washoe County School District\Wildcreek High School_OA\GIS\Tasks\TUFLOW_output_PMF_20170913_V1.mxd 9/13/2017 8:51:48 AM eford
FIGURE X
Appendix B
Existing Onsite Flow Calculations
OnsiteWatershed
Hydrologic Soil Group
B
C
D
EXISTING NRCS HYDROLOGIC

SOIL GROUP PRELIMINARY
WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
J:\Jobs\8052_Washoe County School District\Wildcreek High School_OA\GIS\Tasks\HMS_Soil_20170913_V1.mxd 9/13/2017 8:51:36 AM eford
FIGURE B-1
OnsiteWatershed Gravel
Land Use Paved
Dirt Residential - 1 ac.
Golf Course - fair condition Sagebrush with grass understory - fair
Source: Esri, condition GeoEye, Earthstar Geographics, CNES/Airbus
DigitalGlobe,
EXISTING ONSITE LAND USE PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
J:\Jobs\8052_Washoe County School District\Wildcreek High School_OA\GIS\Tasks\HMS_LandUse_20170913_V1.mxd 9/13/2017 8:52:36 AM eford
FIGURE B-2
OnsiteWatershed
Flowpath
Channelized
Sheet Flow
EXISTING ONSITE WATERSHED PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
J:\Jobs\8052_Washoe County School District\Wildcreek High School_OA\GIS\Tasks\HMS_basin_20170913_V1.mxd 9/13/2017 8:52:14 AM eford
FIGURE B-3
WILDCREEK
TABLE B-1
TIME OF CONCENTRATION
Initial Flow Time, Ti Travel Time, Tt Total Urbanized
Drainage Drainage Final
Drainage Basin Overland Flow Channelized Flow (Ti+Tt) Basins Check
Area (AC) Area (Sq. Mi.)
Li (ft) S (ft/ft) R Ti (min) Ls(ft) S (ft/ft) V(ft/s) Tt1 (min) Tc (min) Tc*(min) Tc (min) TLAG
B-1 331.08 0.51731 451 0.13 -0.39 24.4 6014 0.066 2.1 47.7 72.2 45.9 45.9 27.55
TABLE B-2
CURVE NUMBER
Hydro Soil Hydro Soil Hydro Soil All Soil
Drainage Drainage Hydro Soil Hydro Soil Hydro Soil All Soil
Drainage Basin Surface Material Group B Group C Group D Groups CNcombined
Area (AC) Area (Sq. Mi.) Group B Group C Group D Groups
Area (AC) Area (AC) Area (AC) Area (AC)
Dirt - - 87 0.73 89 6.20 - -
Golf Course
69 9.69 79 29.81 84 121.72 - -
Fair Condition
Gravel - - - - 91 2.52 - -
B-1 331.08 0.51731 Paved - - - - - - 98 6.13 77.03
Residential - 1 AC - - 79 0.14 84 0.93 - -
Sagebrush w/ Grass
Understory 51 0.26 63 0.04 70 152.91 - -
Fair Condition
Notes:
CN values based on Technical Release 55 Urban Hydrology for Small Watersheds manual.
DRAINAGE STUDY 09/13/2017

EXISTING CONDITION APPENDIX B
Project: Wildcreek Simulation Run: 100-year Existing
Start of Run: 01Jan2017, 00:00 Basin Model: ExistingBasin

End of Run: 02Jan2017, 00:00 Meteorologic Model: 100-year NOAA
Compute Time: 08Sep2017, 11:34:59 Control Specifications:Control 1
Hydrologic Drainage AreaPeak Discharge

Time of Peak Volume
Element (MI2) (CFS) (AC-FT)
B-1 0.517 184.0 01Jan2017, 12:32 25.4
APPENDIX B
Appendix C
Potential Proposed Onsite Flow Calculations
OnsiteWatershed Paved
Land Use Residential - 1 ac.
Dirt Sagebrush with grass understory - fair condition
Golf Course - fair condition
PROPOSED ONSITE LAND USE PRELIMINARY

WILDCREEK
RENO, NV NORTH
SEPTEMBER, 2017 0 250 500
NOTES
Feet
J:\Jobs\8052_Washoe County School District\Wildcreek High School_OA\GIS\Tasks\HMS_LandUse_prop_20170913_V1.mxd 9/13/2017 8:52:55 AM eford
FIGURE C-1
WILDCREEK
TABLE C-1
TIME OF CONCENTRATION
Initial Flow Time, Ti Travel Time, Tt Total Urbanized
Drainage Drainage Final
Drainage Basin Overland Flow Channelized Flow (Ti+Tt) Basins Check
Area (AC) Area (Sq. Mi.)
Li (ft) S (ft/ft) R Ti (min) Ls(ft) S (ft/ft) V(ft/s) Tt1 (min) Tc (min) Tc*(min) Tc (min) TLAG
B-1 331.08 0.51731 451 0.13 0.66 7.2 6014 0.066 2.1 47.7 54.9 45.9 45.9 27.55
TABLE C-2
CURVE NUMBER
Hydro Soil Hydro Soil Hydro Soil All Soil
Drainage Drainage Hydro Soil Hydro Soil Hydro Soil All Soil
Drainage Basin Surface Material Group B Group C Group D Groups CNcombined
Area (AC) Area (Sq. Mi.) Group B Group C Group D Groups
Area (AC) Area (AC) Area (AC) Area (AC)
Dirt - - 87 0.56 89 0.99 - -
Golf Course
69 9.75 79 18.81 84 111.33 - -
Fair Condition
Paved - - - - - - 98 50.26
B-1 331.08 0.51731 79.66
Residential - 1 AC - - 79 0.14 84 0.93 - -
Sagebrush w/ Grass
Understory 51 0.20 63 0.04 70 138.56 - -
Fair Condition
Notes:
CN values based on Technical Release 55 Urban Hydrology for Small Watersheds manual.
DRAINAGE STUDY 09/13/2017

PROPOSED CONDITION APPENDIX C
Project: Wildcreek Simulation Run: 100-year Proposed
Start of Run: 01Jan2017, 00:00 Basin Model: ProposedBasin

End of Run: 02Jan2017, 00:00 Meteorologic Model: 100-year NOAA
Compute Time: 08Sep2017, 11:34:52 Control Specifications:Control 1
Hydrologic Drainage AreaPeak Discharge

Time of Peak Volume
Element (MI2) (CFS) (AC-FT)
B-1 0.517 222.9 01Jan2017, 12:32 30.0
APPENDIX C
Appendix D
Potential Onsite Drainage Facilities
Worksheet for Wildcreek Proposed 100 yr Channel
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.069

Channel Slope 0.00500 ft/ft
Left Side Slope 4.00 ft/ft (H:V)
Right Side Slope 4.00 ft/ft (H:V)
Bottom Width 20.00 ft
Discharge 399.00 ft³/s
Results
Normal Depth 3.87 ft
Flow Area 137.09 ft²
Wetted Perimeter 51.88 ft
Hydraulic Radius 2.64 ft
Top Width 50.93 ft
Critical Depth 2.01 ft
Critical Slope 0.06090 ft/ft
Velocity 2.91 ft/s
Velocity Head 0.13 ft
Specific Energy 4.00 ft
Froude Number 0.31
Flow Type Subcritical
GVF Input Data
Downstream Depth 0.00 ft

Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft

Profile Description
Profile Headloss 0.00 ft
Downstream Velocity Infinity ft/s
Upstream Velocity Infinity ft/s
Bentley Systems, Inc. Haestad Methods Solution

BentleyCenter
FlowMaster V8i (SELECTseries 1) [08.11.01.03]
9/13/2017 4:59:34 PM 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 Page 1 of 2
GVF Output Data

BentleyCenter
Cross Section for Wildcreek Proposed 100 yr Channel
Project Description
Input Data

Cross Section Image

BentleyCenter
Project Description
Input Data

Results
Flow Area 137.09 ft²
Wetted Perimeter 51.88 ft
Hydraulic Radius 2.64 ft
Top Width 50.93 ft
Velocity 2.91 ft/s
Velocity Head 0.13 ft
Specific Energy 4.00 ft
Froude Number 0.31
Flow Type Subcritical
GVF Input Data
Downstream Depth 0.00 ft

Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft

Profile Description
Profile Headloss 0.00 ft
Downstream Velocity Infinity ft/s
Upstream Velocity Infinity ft/s

BentleyCenter
GVF Output Data

BentleyCenter
Cross Section for Wildcreek Proposed 100 yr Channel
Project Description
Input Data

Cross Section Image

BentleyCenter
APPENDIX H
Preliminary Sewer Capacity Analysis
Memo
To: Andy Hummel, P.E., City of Sparks

From: Dan Stucky, P.E., Atkins
Date: May 11, 2017
Subject: Wildcreek Project-Capacity Analysis
City of Sparks Sewer Model Update
Per the request of the City, Atkins performed a preliminary capacity analysis of the existing sanitary sewer
system downstream of the proposed Wildcreek Project (herein referred to as the “Project”). The purpose of
this analysis was to determine the potential impacts to the existing sanitary sewer system resulting from the
anticipated Project. This potential redevelopment project is planned to encompass multiple parcels (APNs:
027-011-05 and 035-080-04) at the current location of the Wildcreek Golf Course, located north of North
McCarran Boulevard and east of Sullivan Lane (see attached Figure 1). These sewer flows enter the hydraulic
model at manhole SSN029855.This memorandum summarizes the preliminary findings.
Wastewater Flows and Hydraulic Model
In modeling the wastewater generated from the proposed development, Atkins used specific historical water
use data for similar properties around the City and assumptions on return-to-sewer ratios. This approach differs
from the methods used in other post-master plan capacity analysis memorandums, due to the specific and
unique nature of the proposed development plan. Table 1 below summarizes the estimated wastewater flows
generated from the new development and compares to the estimated flows generated from these parcels
under the planned land use designation reflected in the buildout model of the 2016 Sewer Model Update
Technical Report. In the sewer model, the current development was classified as Park/Open Space and was
assumed to not contribute flow to the sewer system, as the sewage flows from the golf course clubhouse were
considered relatively negligible. As shown in Table 1, the Project’s updated development plan increases the
average daily buildout flow by approximately 0.0392 MGD compared to the original buildout land use.
Table 1 Wastewater Generation Model Loading Comparison

Proposed Average Average
Development Land Daily Flow Current Planned Daily Flow
Use 1 (gpd) 2 Land Use (gpd)
High School Park/Open Space
7,700 0
(400,000 sqft.) (330.8 ac)
Field House
2,200
(22,500 sqft.)
Natatorium
28,800
(116,000 sqft.)
Golf Course/
500
Clubhouse
Total ADWF = 39,200 Total ADWF = 0
Notes:
1 Buildout land use data based on an estimate provided by City on 4/27/2017
2 Average daily flow estimates based on historical winter-use water use data (assuming 100% return-to-
sewer flows) for comparable developments in the Truckee Meadows:

o High School- used Spanish Springs High School as comparable
o Field House- used South Reno Athletic Club as comparable
o Natatorium- used Alf Sorensen as comparable and scaled per square footage
o Golf Course/Clubhouse- used current Wild Creek Golf Course clubhouse as comparable
• ADWF = average daily dry weather flow
These wastewater flows were loaded into the current version of a City of Sparks InfoSWMM hydraulic model
(originally completed by Atkins, November 3, 2016 as part of the 2016 Sewer Model Update Technical Report).
The following model scenarios were simulated to determine the impact of the project: (1) existing condition dry
weather flow (DWF) and wet weather flow (WWF) models (including the anticipated flows from the Project)
and (2) buildout condition dry and wet weather flow models (including the anticipated flows from the Project).
Wildcreek Project-Capacity Analysis.docx

1
Memo
Based on calibrated diurnal patterns for typical non-residential developments, the estimated peak dry weather
flow (PDWF) from this development is approximately 0.0530 MGD. Additionally, based on calibrated wet
weather flow parameters determined in the 2016 Sewer Model Update Technical Report, the estimated peak
wet weather flow (PWWF) for this development is approximately 0.1100 MGD.
Existing Condition Model Results

Figure 2 compares the d/D modeling results for the sewer system between the existing condition scenario and
the existing condition plus the proposed development scenario to determine the potential downstream capacity
impacts from the development. The existing condition plus the proposed development scenario includes the
estimated ADWF of 0.0392 MGD from the Project in the model simulation. The criteria used to evaluate the
sewer system are listed in Table 4-6 of the 2016 Sewer Model Update Technical Report.
As shown in Figure 2, the d/D results for the existing condition reveal inadequate capacity downstream of the
proposed project site, resulting in approximately 2,800 linear feet of DWF/WWF criteria violations in the 18th
Street and Tyler Way sewer systems. Additional DWF/WWF d/D criteria violations are identified further
downstream in the Greenbrae system (approximately 7,000 linear feet). Therefore, the downstream sewer
system is already deficient in the current state. The added 0.0392 MGD from the proposed development further
exacerbates the existing condition criteria violations in the downstream system.
Buildout Condition Model Results

Figure 3 compares the d/D modeling results for the sewer system between the original buildout condition
scenario and the buildout condition with the proposed development scenario to determine the potential future
downstream capacity impacts from the development. The criteria used to evaluate the sewer system are listed
in Table 4-6 of the 2016 Sewer Model Update Technical Report.
Similarly to the existing condition scenario and as shown in Figure 3, wastewater flows from the proposed
development results in d/D values exceeding both the DWF and WWF criteria. Approximately 2,800 linear feet
of DWF/WWF criteria violations are shown in the 18th Street and Tyler Way sewer systems. Additional
DWF/WWF d/D criteria violations are identified further downstream in the Greenbrae system (approximately
8,500 linear feet). The 0.0392 additional MGD from the proposed development further exacerbates the buildout
condition criteria violations in the downstream system, as well as causes approximately 675 linear feet of new
WWF criteria violations in three 8-inch diameter conduits (SSL019613, SSL019619 and SSL019621) located
within the Wild Creek Golf Course.
Conclusions
The criteria violations noted in all scenarios are primarily due to existing sewer capacity deficiencies in the
18th Street, Tyler Way and Greenbrae sewer systems. In order to satisfy criteria in this stretch of the sewer
system, the City will need to construct the following existing condition deficiency CIPs (from Table 5-2 of the
2016 Sewer Model Update Technical Report) prior to upstream development:
• CIP 1 (see Figure 5-2 in the 2016 Sewer Model Update Technical Report): CIP 1 includes installing
new and upsizing the existing sewer in El Rancho Drive to 12-inch and 15-inch PVC and ultimately
connecting a new system to the Reno Sparks Joint Interceptor near G Street. Included in this CIP is
the abandonment of the connection between the El Rancho sewer system and the Greenbrae sewer
system, which alleviates pressure on the downstream Greenbrae system and ultimately reduces the
number of CIP improvements required in the Greenbrae system. Although this CIP is technically not
downstream of the proposed development, it is required to help reduce CIPs and free up capacity in
the sewer system downstream of the proposed development. This CIP is estimated at approximately
$1,477,810.
• CIP 2 (see Figure 5-2 in the 2016 Sewer Model Update Technical Report): CIP 2 includes upsizing
the 18th Street and Tyler Way sewers to 15-inch PVC. This CIP is estimated at approximately
$871,640.
the Quail Street, and Boise Drive sewers to 24-inch PVC. The abandonment of the connection to the
Probasco Way sewer system is also included in this CIP to alleviate pressure on the Probasco system
and reduces the magnitude of improvements required in the downstream portions of the Probasco
system. This CIP is estimated at approximately $888,235.
the Prater Way sewer to 15-inch or 18-inch PVC and upsizing the N McCarran Boulevard sewer to 30-
inch PVC. This CIP is estimated at approximately $1,974,105.

2
Memo
Note that CIPs listed above and in the 2016 Sewer Model Update Technical Report are at the planning level
stage and require thorough engineering design to determine more accurate costs, alignments and other design
components. The combination of these four CIPs should resolve all the existing condition CIPs for the system
downstream of the development. Overall, the sewer system in this area is the most critical, in terms of the
magnitude of existing condition deficiencies, for the entire Sparks system.
In the buildout scenario, CIPs 17 and 19 (see Figure 5-12 and Figure 5-13, respectively, in the 2016 Sewer
Model Update Technical Report) are also proposed for this region, however this proposed development alone
would not trigger either of those CIPs. Adding the proposed development to all previously identified buildout
development would trigger the additional 675 feet of buildout WWF criteria violations noted in the 8-inch
diameter pipes (SSL019613, SSL019619 and SSL019621) and require the following additional improvements
to the City sewer system to meet WWF criteria:
• Upsize approximately 2,750 linear feet of 8-inch diameter pipe from manholes SSN029855 to
SSN002486 (see Figure 1) to 10-inch diameter
Another consideration is the impact of added buildout development on the treatment capacity at TMWRF.
Section 3.5 of the 2016 Sewer Model Update Technical Report states that under the current wastewater flow
projections, the “City is expected to exceed their designated treatment capacity by 1.77 mgd in the buildout
condition.” This project increases wastewater flows by 0.0392 MGD over the currently projected wastewater
flows from this parcel, therefore adding further stress to the City’s TMWRF treatment capacity allocation.

3
n
nL
liva
Sul
SSN029855
Wedekind Rd
N M cC
arran
Blvd
SSN002486
±
Wedekind Rd 0 1,000
Feet
Legend
18th St
Wildcreek Development Project
InfoSWMM-Junctions
InfoSWMM-Conduits
Conduits (Not Modeled)
Streets
Figure
Sewer Model Update 1
Wildcreek Development Project - Vicinity Map
±
PKW Y
TOS
S AL
E
LN CR LO
A
CL
EA
R
0 3,000
SHADOW LN
Feet
Legend
PROBASCO W
N MC CARRA N BLVD BARING BLVD Study Area
Approx. 2,800 LF DWF/WWF Streets
AY
SULLIVAN LN
YORK WAY SP
Lift Stations
Criteria Violations (Byrd and
AR /
"
Tyler systems) KS
BL
Approx. 7,000 LF DWF/WWF VD
Force Mains
4TH ST
BLVD
Criteria Violations (Greenbrae
system)
Conduits (Not Modeled)
PROBASCO WAY
Conduit (d/D) Results
EL RANCHO DR
GREENBRAE DR
VISTA
/
"
ODDIE BLVD
Criteria Satisfied
SPA R KS BLVD
BLVD
DWF Criteria Violated
SPARKS
D
LV
0.50 - 0.60
ROCK B
PRATER WAY
0.60 - 0.70
0.70 - 0.80
R WAY
PRATE
0.80 - 0.90
LN > 0.90
KE
/
"
TZ
KI
E
WWF (5-Yr Storm) Criteria Violated
> 0.90
GLENDALE AVE
GLENDALE AVE
S ROCK BLVD
FRANKLIN WAY MEREDITH WAY

MARIETTA WAY
GREG ST
BLVD
S MC CARRAN
/
" /
"
GREG ST
MILL ST
SPICE ISLANDS
/
" DR
BLVD
S ROCK
Existing Condition
PKW Y
TOS
APNs: 027-011-05 & 035-080-04
S AL
E
LN
CR LO
RA
Estimated Flow = 0.0392 mgd
EA
CL SHADOW LN
PROBASCO W
N MC CARRAN BLVD BARING BLVD

AY
Development Increases Magnitude

SULLIVAN LN
YORK WAY SP
AR
of DWF/WWF d/D Criteria Violations
KS
BL
VD
4TH ST
BLVD
PROBASCO WAY
EL RANCHO DR
GREENBRAE DR
VISTA
/
"
ODDIE BLVD
SPAR KS BLVD
SPARKSBLVD
D
LV
ROCK B
PRATER WAY
R WAY
PRATE
LN
KE
/
"
E TZ
KI
GLENDALE AVE
GLENDALE AVE
S ROCK BLVD

MARIETTA WAY
GREG ST
BLVD
S MC CARRAN
/
" /
"
GREG ST
MILL ST
SPICE ISLANDS
/
" DR
BLVD
S ROCK
Existing Condition + Proposed Development
Figure
Existing Condition Pipeline Deficiencies
±
PKW Y
TOS
S AL
E
LN CR LO
A
EA
R 0 4,000
CL SHADOW LN
Feet
PROBASCO W
N MC CARRA N BLVD BARING BLVD
Study
Streets
Approx. 2,800 LF DWF/WWF
AY
SULLIVAN LN
Criteria Violations (18th and YORK WAY SP /

" Lift Stations
AR
Tyler systems) KS
BL
Approx. 8,500 LF DWF/WWF VD Force Mains
4TH ST
BLVD
Criteria Violations (Greenbrae
system) Future Development/Redevelopment
PROBASCO WAY
EL RANCHO DR
GREENBRAE DR
VISTA
/
" Conduits (Not Modeled)
ODDIE BLVD Conduit (d/D) Results
SPA R KS BLVD
BLVD
Criteria Satisfied
SPARKS
D
LV
DWF Criteria Violated

ROCK B
PRATER WAY 0.50 - 0.60

0.60 - 0.70
AY
R W
PRATE
0.70 - 0.80
0.80 - 0.90
LN
KE
/
"
TZ
> 0.90
E
KI
WWF (5-Yr Storm) Criteria Violated
> 0.90
GLENDALE AVE
GLENDALE AVE
S ROCK BLVD

MARIETTA WAY
GREG ST
BLVD
S MC CARRAN
/
" /
"
GREG ST
MILL ST
SPICE ISLANDS
/
" DR
BLVD
S ROCK
Buildout Condition
PKW Y
TOS
APNs: 027-011-05 & 035-080-04
S AL
E
LN
CR LO
RA
Estimated Flow = 0.0392 mgd
EA
CL SHADOW LN
Development Causes Approx.

675 LF WWF d/D Criteria Violations
PROBASCO W
N MC CARRAN BLVD BARING BLVD

AY
SULLIVAN LN
Development Increases Magnitude

YORK WAY SP
of DWF/WWF d/D Criteria Violations AR
KS
BL
VD
4TH ST
BLVD
PROBASCO WAY
EL RANCHO DR
GREENBRAE DR
VISTA
/
"
ODDIE BLVD
SPAR KS BLVD
SPARKSBLVD
D
LV
ROCK B
PRATER WAY
R WAY
PRATE
LN
KE
/
"
E TZ
KI
GLENDALE AVE
GLENDALE AVE
S ROCK BLVD

MARIETTA WAY
GREG ST
BLVD
S MC CARRAN
/
" /
"
GREG ST
MILL ST
SPICE ISLANDS
/
" DR
BLVD
S ROCK
Buildout Condition + Proposed Development
Figure
Buildout Condition Pipeline Deficiencies
APPENDIX I
NV Energy Discovery
10/3/2017

Attn: Adam Searcy
10401 Old Virginia Rd.
Reno NV, 89521
Re: Discovery for APN: 027-011-05 & 035-080-04, Proposed Wildcreek High School
The purpose of this Level-One Discovery is to determine off-site capacity, and estimated “ballpark”
costs necessary to serve the proposed building site near McCarran Boulevard and Sullivan Lane with
electric and gas services. The loads and information used for the basis of this Discovery are based on
the assumptions listed.
Customer Assumptions
 The site is located at the intersection for McCarran Boulevard and Sullivan Lane
 The project is approximately 330.72 acres consisting of 400,000 square foot high school, 22,500
square foot field house and sports fields.
 This Discovery is for the possibility of installing electric and gas facilities to serve the entire
project.
General Assumptions
 Facility requirements and costs represent preliminary planning level estimates that are based on the
best information today, and are subject to change. All costs are estimated in 2017 dollars. Actual
detailed design, sizing, and cost estimates will be determined once final plans are submitted to NV
Energy (NVE) and a Utility Facility Agreement is entered into.
 The project owner will grant any easements/right-of-way required to provide service within the
project boundaries.
 Design and cost estimates are predicated on easements, permits, and right-of-ways being acquired
for all facilities outside of the project boundaries at no cost to NVE.
 Off-Site capacity cannot be reserved in advance. Capacity is available on a first-come, first-serve
basis, confirmed with a signed utility agreement with NV Energy. If future system demands exceed
the available capacity, this project could be subject to participation in further system improvements.
 The information presented in this document is based on the current Rules, Tariffs, and Regulations
that are in effect at this time. These are subject to change by the Public Utility Commission of
Nevada, as they deem appropriate. Such changes could affect the estimates and other information
provided.
 Footage calculations are estimates. Actual footage will affect the costs.
Page 1 of 6
 The applicant is responsible to furnish and install all trenching/backfill, vaults, pads, boxes, conduit,
permits, etc. necessary to complete the substructure per NVE Standards Volume 17.
 A contingency factor may be required if the project meets the criteria for True-Up as defined by
Rule 9 section A.31.
Electric Assumptions
 The project will consist of three-phase power requirements.

 There are no special needs such as redundancy or voltage sensitive customers. (ie: hospital, data
Center)
 All electric facilities within the 330.72 acre site will be underground.
 Street lights are not included.
 General Service meters which may include those installed for street lights, irrigation clocks and
valves, gates, and signs are not included.
 The exact route will depend on final building layouts and the electrical panel locations.
 Each 200 Amp single-phase primary extension will require a minimum of 1-3 inch conduit to be
installed from a new underground vault location.
 Each 200 Amp three-phase primary extension will require a minimum of 1-4 inch conduit to be
installed from a new underground switch location.
 These assumptions do not take into account the effects of site topography.
 These assumptions do not include removal or relocation of existing facilities.
 The project consists of the following area types:
 The building’s total load will not exceed 4,000 amps per unit at three-phase voltage.
On Site Electric Requirements

The applicant is responsible for on-site non-refundable costs for trenching, backfill, permits, conduit,
vaults, transformer pads, etc., which are the customer’s sole responsibility to furnish and install per NV
Energy’s design and Volume 17 specifications.
A high level estimate is based on the average cost for single family and multi-family developments.
The estimated unit cost to provide electric service to the high school site:
Item Unit Cost
High School Main Building 1 $70,000
Field House 1 $20,000
Sports Field Lighting 1 $15,000
Backbone:
Underground Cable – 3-1/0 1,200 foot $60,000
The estimated cost of providing electrical service includes a 20% contingency. Each project phase will
be represented by a Rule 9 Line Extension Agreement (LEA) that includes the total cost responsibility
and potential refundable balance per project phase. The applicant will be responsible for trenching and
backfill costs. Any pavement breaking and repair are the customer’s sole responsibility. In addition to
the above mentioned costs, the developer is also responsible for any taxes due.
Page 2 of 6
As stated in Rule 9, Appendix 3, the allowance provided for the following line extensions is:
Area Type Allowance/Meter Number of Meters Total Allowance
GS2-TOU Medium $188/kVa 1 $169,200 estimated
Commercial
NV Energy may apply 30% of the total meter allowance to the total project cost. The initial allowance
will offset the advance due for each project. The remaining allowance will be issued in the form of a
refund. Projects are reviewed annually to determine the number of new units/meter that come on line.
Refunds associated to the applicable meter/units on-line are issued on the anniversary of the contract
execution date for the life of the agreement.
Please keep in mind that all transformers must be installed with a minimum of 10 feet of
clearance in any direction from any combustible building surface and a minimum of 3 feet of
clearance in any direction from any non-combustible building surface with a 10 foot long by the
pad width, flat level surface in front. Please refer to NV Energy Constructions Standards, Vol. 17
at
https://www.nvenergy.com/business/newconstruction/newconstructionN/standards/electric_standards/vol_17.cf
m
Off Site Electric Requirements

Note:
Currently there is capacity to serve the proposed project. However, pursuant to PUCN tariff Rule 9,
capacity cannot be reserved for this project until a binding design and formal agreement are in place. At
that time, requirements to serve will be reevaluated, and may be different.
Minimum Requirements
None – The existing overhead power line along the east side of Sullivan Lane could be used as a
possible tie point for the electric.
Preliminary site development plans are used for this discussion. The following is provided to the
customer for informative purposes only, based upon similar existing developments. Site layout, project
planning, construction scheduling, and many other factors influence ultimate electrical delivery
requirements and costs. As such, no guarantees whatsoever are implied regarding on-site requirements.
High Voltage Distribution/Transmission Requirements

None
Taxes
The applicant is also responsible for any taxes due. The current electric tax rate is 14.1%. NV Energy
will give the applicant a construction allowance based on the anticipated demand as shown on the final
plans submitted for design. The applicant is also required to pay the non-refundable CIAC taxes due for
the substructures.
Page 3 of 6
Average gross up tax rate for electric ranges between 28%-34%. Currently, congress has approved a
bonus depreciation through 2019*. The following table shows the bonus depreciation reduction by year.
For feeders, the tax rate is dependent on the construction complete date, not the signed contract date, and
the tax gross up will be trued-up, please see the chart below for the scheduled tax rate increase.
2016 50%
2017 50%
2018 40%
2019 30%
*Any changes to bonus depreciation approved by Congress after this date may impact these tax
percentages.
Gas Assumptions
planning, construction scheduling, and many other factors influence ultimate natural gas delivery
requirements and costs. As such, no guarantees whatsoever are implied regarding on-site requirements.
For each of the following area types:

 On-site gas mains will be placed within proposed streets.
 Commercial – Due to lack of information, unable to assume gas load.
 These assumptions do not take into account the effects of site topography.
 These assumptions do not include removal or relocation of existing facilities.
On Site Gas Main Requirements

Currently, there is limited capacity to serve the proposed project. Since the meter locations are not
known at this time, the actual design, and routing of the gas services will be determined at the time of
application.
The estimated unit cost to provide gas service to the potential high school site:
Item Unit Cost
Commercial 1 Unknown
4” PE Main 450 feet $6,750
The estimated cost of providing gas service includes a 20% contingency. Each project phase will be
represented by a Rule 9 Line Extension Agreement (LEA) that includes the total cost responsibility and
potential refundable balance per project phase. The applicant will be responsible for trenching and
backfill costs, and any pavement breaking and repair, with are the customer’s sole responsibility.
As stated in Gas Rule 9, Section D, the allowance provided for single family residential gas extensions
is two (2.0) times the estimated annual revenue for each unit. NV Energy may apply 30% of the total
Page 4 of 6
allowance to the initial project advance for each application, with the remaining advance amount being
refunded over the following ten years, as gas meters come on line.
The allowance provided for the following line extensions cannot be estimated at this time due to lack of
information.
The applicant is responsible for on-site non-refundable costs for trenching, backfill, permits, pipe, etc.,
which are the customer’s sole responsibility to furnish and install per NV Energy’s design and Volume
15 specifications.
Off Site Gas Main Requirements

The possible source of gas service would be to tap the gas main in Wedekind Road to provide service
within the potential high school site.
The applicant is responsible for off-site non-refundable costs for trenching, backfill, permits, pipe, etc.,
which are the customer’s sole responsibility to furnish and install per NV Energy’s design and Volume
15 specifications.
Upstream Requirements
Approximately 750’ of 4” PE gas main would need to be installed in Wedekind Road to support the gas
load of the proposed high school. There would also need to be a few sections of gas main installed in
Oddie Boulevard to assist the supply. All upstream improvements are required to be installed before the
fall of the year that the new school would take service.
Total costs and proportionate cost responsibility cannot be determined without additional detail and
analysis. Regardless of cost responsibility the applicant will be responsible for performing the work
associated with the upstream improvements.
The estimated cost of providing gas main will consist of:

Item Unit Cost
4” PE Main 750 feet $11,250
planning, construction scheduling, and many other factors influence ultimate gas delivery requirements
and costs. As such, no guarantees whatsoever are implied regarding on-site requirements.
Taxes
The applicant is also responsible for any taxes due. The current gas tax rate is 12.7%. NV Energy will
give the applicant a construction allowance based on the anticipated gas demand as shown on the final
plans submitted for design. The applicant is also required to pay the non-refundable CIAC taxes due for
the substructures.
Page 5 of 6
Average gross up tax rate for electric ranges between 28%-34%. Currently, congress has approved a
bonus depreciation through 2019*. The following table shows the bonus depreciation reduction by year.
For feeders, the tax rate is dependent on the construction complete date, not the signed contract date, and
the tax gross up will be trued-up, please see the chart below for the scheduled tax rate increase.
2016 50%
2017 50%
2018 40%
2019 30%
*Any changes to bonus depreciation approved by Congress after this date may impact these tax
percentages.
These are high level estimates only as the actual design and cost estimate will be determined through the
Rule 9 application and design process. If you would like to further discuss any of this information,
please contact me at (775) 834-7235.
Sincerely,
Matt Wagner
Sr. Utility Design and Construction Administrator
Utility Design and Planning
NV Energy
Cc: Danyale Howard

Cc: Craig Williams
Page 6 of 6
APPENDIX J
Truckee Meadows Water Authority Discovery
APPENDIX K
Preliminary FAA Airspace Review
1
November 13, 2017

Mr. Adam Searcy, P.E.
Deputy Facilities Officer
Reno, NV 89521
Job Number: 8052.015
Re: High School Campus at Wildcreek Due Diligence Services

Task 5.4 - Preliminary FAA Airspace Review
Dear Adam:
The following letter outlines the conclusions derived from the Preliminary Airspace Review conducted as
part of the potential High School at Wildcreek due diligence studies. The existing Wildcreek property
consists of 330.7± acres within the City of Sparks approximately 3 miles north of the Reno-Tahoe
International Airport. North McCarran Boulevard borders the site to the south, Sullivan Lane borders the
site on the west, with single family residential bordering the site on the east. The potential development of
the site includes a high school campus with associated educational building, athletic facilities, parking and
necessary landscaping and drainage facilities. As part of this due diligence review, a preliminary FAA
Airspace Review, Aircraft Noise analysis and Site Lighting analyses were completed.
FAA Airspace Review
The proposed campus will be located within (3) three nautical miles of the Reno-Tahoe International
Airport (RNO) and under the approach/departure paths for Runways 16L-34R and 16R-34L. Due to the
proximity of the site to the RNO, any potential development must comply with Title 14 Code of Federal
Regulations (Aeronautics and Space) Part 77 (Safe, Efficient Use, and Preservation of the Navigable
Airspace) requirements, otherwise known as Part 77.
Part 77 establishes requirements to notify the Federal Aviation Administration (FAA) of certain proposed
constructions and alterations, the standards to determine obstructions in relation to air navigation and
navigational and communications facilities, and the process to study obstructions and their effect on the
safe and efficient use of navigable airspace, facilities, and equipment. The FAA notification process allows
the FAA, which controls airspace, to evaluate the effect of a proposed construction or alteration on safety in
air commerce, on the efficient use and preservation of the navigable airspace, and on airport traffic capacity
at public use airports. In addition, this process determines whether the effect is a hazard to air navigation,
whether there are appropriate measures to be applied for the continued safety of air navigation, whether the
aviation community must be notified about objects affecting navigable airspace, and whether navigational
charts require updating.
Reno Office: 1361 Corporate Boulevard, Reno, NV 89502 • 775.823.4068 • Fax: 775.823.4066
www.woodrodgers.com
Part 77 consists of (5) five imaginary surfaces (horizontal, conical, primary, approach, and transitional) that
protect the airspace around airports. An object, such as any natural growth (foliage), terrain, or structure
(permanent or temporary) which penetrates the elevation of any of the referenced surfaces requires formal
notification to the FAA. In addition to the Part 77 surfaces, the FAA notification requirement for the
proposed campus is triggered if an object will exceed 200 feet above ground level at the site or if an object
will exceed a surface extending outward and upward at a slope of 100:1 for a horizontal distance of 20,000
feet from the nearest point of the nearest runway. The FAA notification requirement allows the FAA to
further study any penetration and determine whether or not it creates an obstruction which may pose a
hazard to air navigation. The FAA notification requirement is met by the timely filing of an FAA Form
7460-1, Notice of Proposed Construction or Alteration.
Based on proximity to the airport, the potential development lies underneath the Part 77 approach surface
of RNO. The approach surface is centered longitudinally on the runway centerline and extends outward and
upward from the runway end at a 50:1 slope for 10,000 feet with an additional 40:1 slope for 40,000 feet.
The 2011 Airport Layout Plan (ALP) for RNO was utilized to establish the vertical and horizontal location
of the runway ends from where the surface is referenced. The Part 77 approach surface contours shown on
Figure 1 represent the developable elevation at any point within the proposed site before penetration of the
Part 77 approach surface. Any structure that exceeds the elevation of the approach surface should be
considered a penetration and will require evaluation by the FAA to determine whether or not the
penetration is also an obstruction.
In addition to verifying the Part 77 approach surface, the Reno-Tahoe Airport Authority (RTAA) requires
the One-Engine Inoperative (OEI) departure surface be maintained without obstruction. The OEI surface is
centered longitudinally on the runway centerline and extends outward and upward from the runway end at a
62.5:1 slope for 50,000 feet. Per the 2011 RTIA ALP, Runways 34L and 34R do not include a clearway;
therefore, the OEI surface was determined from the runway end. The OEI surface contours shown on
Figure 2 represent the developable elevation at any point within the proposed site before penetration of the
OEI surface. Although the OEI surface is the control surface setting the projected maximum structure
elevation within the proposed development, the 100:1 surface is the elevation triggering FAA notification
requirement.
Based on our review of RTAA and FAA airspace requirements the site can be developed without creating
an airspace surface obstruction. Building height(s) and site/athletic lighting should be monitored during
final design to ensure all proposed structures maximum elevation are below the OEI surface and any
planned structures exceeding the 100:1 surface should be included in an FAA notification prior to
construction. The maximum developable building elevations are shown in Figure 2 and vary throughout
the site. Final allowable building heights will vary depending on location on the site and proposed finish
grade elevations; however, a structure height of 150’ or less can be constructed (from existing ground
elevation) without creating an airspace obstruction regardless of location on the site. It should be noted that
the maximum developable elevation is determined from the OEI surface regardless of site grading.
Reno-Tahoe International Airport Noise Exposure
RNO noise contours were reviewed in relation to the project site to determine if noise mitigation would be
required as part of the potential development. Based on the FAA-approved noise contours for RNO, the
APPENDIX L
Water Rights and Treated Effluent Research
WASHOE COUNTY
'Dedicated To Excellence in Public Seruice"
www.washoecounty.us
clrv{/ACM (4
Financeffi "
Srarr Rrponr ooW

BOARD MEETING DATE: Jluly 22,2014 RiskMgt J)
HR_N/A-
Othsr N/A
DATE: June 30,2014
TO: Board of County Commissioners

FROM: Vahid Behmaram, Water Rights Manager, Engineering & Capital Projects,
Community Services Dept., 954-4647, vbehmaram@washoecounty.us
TIIROUGII: Dwayne Smith, P.E., Division Director, Engineering & Capital Projects,
Community Services Deparbnent, 328-2043, desmith@washoecounty.us
SUBJECT: Approve a Water fughts Deed conveying title to 506.784 acre feet of
Wells Creek water rights under permit 78563, and 69 .20 acre feet of
Truckee River water.ightr under permit 78564 from Washoe County to
the Reno Sparks Convention and Visitors Authority (RSCVA); and,
authorize the Truckee Meadows Water Authority to credit any potential
excess water rights resulting from a possible water consumption audit at
the Re,no Sparks Conve,ntion Center to the RSCVA for their future use
within the region. (All Commission Districts.)
ST}MMARY
RSCVA, a political subdivision of Washoe County, State of Nevada operates certain
fasilities within the Truckee Meadows metropolitan area. Water rights for these facilities
were historically held by Washoe County in trust and for the benefit of the RSCVA.
RSCVA requests conveyance of the water rights under two water rights permits (78563
afi78564) currently utilized to augment treated effluent service for irrigation purposes at
the Wildcreek Golf Course Qetter attached).
RSCVA water rights fall into three general categories: 1) those water rights commiued to
and associated with facilities receiving domestic/potable water supply from the Truckee
Meadows Water Authority (TMWA) such as the National Bowling Stadium, the Reno
Sparks Convention Center, and the Reno Sparks Livestock and Events Center; 2) water
rights associated with the Wildcreek Golf Course currently in operation; and 3) water
rights associated with the now closed Northgate Golf Course (Norttrgate). Research by
both County and RSCVA staffhave established that the sources of funding for all the
water rights subject to this request were RSCVA funded, and any water rights funded by
Washoe County general fund is not the subject of this agenda item and are not affected by
this request and rsmain assets of Washoe County.
The request herein pertain to the categories I anrd2 above. During meetings with
RSCVA, County staffwas informed that water rights dedicated to support the
Convention Center expansion in 2001 may exceed the actual average annual consumption
at the Center. TMWA's Rule 7 tariffallows audits within certain customer categories
AGENDATTEM #|^62
Washoe County Commission Meeting of July 22,2014
Page 2 of3
and excess dedications may be credited back. RSCVA requests that if any excess water
rights are established, that theybe credited to RSCVA's future use, and not to Washoe
County, the entity that deeded the water rights to TMWA.
Washoe County Strategic Objective supported by this itern: Sustainability of our

financial, social and natural resources.
PREVIOUS ACTION
There has been no previous action taken by the Board of Cor:nty Commissioners (Board)
regarding the subject water rights.
On Jnne 24,2008, the Board approved an Interlocal agreement between Washoe County
and the RSCVA regarding the Northgate Golf Course water rights. This agree,rnent and
staffreport reference research conducted by County staffwhich acknowledged RSCVA
funding sources for the water rights.
BACKGROT]ND
On Jnne 24,2008 the Board reviewed, discussed and approved an interlocal agreement
between Washoe County and RSCVA. This agreement was executed in anticipation of
the closure of Northgate. Until that date, title to all RSCVA water rights were held by
Washoe County, on behalf of and for the benefit of RSCVA facilities. The review of
Northgate and its financial disposition and its future operation as a RSCVA golf course,
caused staffto review the archives and history of the funding sources for the water rights
both at Northgate and Wildsreek golf courses. As acknowledged in both the 2008 staff
report and the Interlocal agreeme,nt, some of the waterrights were acquired with RSCVA
funds and some were acquired with Washoe County general fund or some were simply
allocated to RSCVA projects from County inventory of existing water rights assets. The
2008 staffreport prepared by the County Manager's office states:
"The attached Interlocal Agreement between Washoe County and the RSCVA
acknowledges that RSCVA funds were used to purchase 255.20 acre-feet of water
rights at Northgate Golf Course (NGC). As such, the agreement states that should
RSCVA elect to sell, lease or otherwise dispose of the 255.20 acre-feet of water
rights Washoe County has no claim to any revenue realized from a lease, sale or
disposal of these rights. Washoe County maintains ownership of the remaining
210.80 acre-feet of water rights located at NGC."
Pursuant to this Agreemurt, the water rights were conveyed to the Nevada Land
Conse,nrancy and were held in trust for both Washoe County and RSCVA. Since the
approval of the Interlocal Agreement in 2008, RSCVA and Washoe Countyhave both
received title back to their respective blocks of water rights from the Nevada Land
Consenrancy (aka Nevada Land Trust) per Water Rights Deeds recorded under
Documents #4276872 and3854720 in the Office of the Washoe County Recorder.
Wildcreek water rishts:

The water resources at Wildcreek consist of treated effIuent supply from the City of
Sparks, 69.20 acre feet of Truckee River water rights under permit 78564, and 506.784
acre feet of water rights from the Wells Creek. There is clear evidence that the 69.20
Washoe County Commission Meeting of July 22,2014
Page 3 of3
asre-feet of Truckee River water rights were purchased with RSCVA funds in July 1987.
Wells Creek is best described in a March 12,1987,letter from Washoe County
Hydrogeologist, Michael Widmer, to the Nevada State Engineer. Wells Creek is not a
tributary to the Truckee River and is not part of the decreed water rights under the Orr
Ditch Decree. Wells Creek can be best characteizel as a discharge of storm water runoff
from Sun Valley and ground water discharges originating from septic tank recharge also
occurring in Sun Valley. This water resource has no other potential utility other than
irrigation use at the Wildcreek golf course. Neither RSCVA nor County funds were used
for acquisition of this water right. This water right was simply appropriated from the
State of Nevada in October of 1982 by the County staffwith the place of use being
described as the Wildcreek Golf Course. The written request from RSCVA is in regard
to the two water rights permits (78563 and 78564) curre,ntly utilized to augment treated
effluent service at Wild creek Golf Course.
During meetings with RSCVA, County staffwas informed that water rights dedicated to
support the Convention Center expansion in 2001 may exceed the actual average annual
consumption at the Center. TMWA's Rule 7 tariffallows audits within certain customer
categories and excess water rights dedications may be credited back. RSCVA requests
that if any excess waterrights are established, that theybe credited to RSCVA's future
use, and not to Washoe County, the entity that deeded the water rights to TMWA.
Both these requests are consistent with the acknowledgments and actions taken by the
Board in 2008 in relation to the Northgate Golf Course water rights.
FISCAL IMPACT
There is no fiscal impact associated with this action.
RECOMMEIIDATION
It is recommended that the Board of County Commissioners approve a Water Rights
Deed conveyrng title to 506.784 acre feet of Wells Creek water rights under permit
78563, ard 69.20 acre feet of Truckee River water rights under permit 78564 from
Washoe County to the Reno Sparks Convention and Visitors Authority @SCVA); and,
authorize the Truckee Meadows Water Authority to credit any potential excess water
rights resulting from a possible water consumption audit at the Reno Sparks Convention
Center to the RSCVA for their future use within the region.
POSSIBLE MOTION
Should the Board agree with staffs recommendation, a possible motion would be:
"Move to approve a Water Rights Deed conveying title to 506.784 acre feet of Wells
Creek water rights under permit 78563, and 69.20 acre feet of Truckee River water rights
underpermit 78564 from Washoe County to the Reno Sparks Convention and Visitors
Authority (RSCVA); and, authorizethe Truckee Meadows Water Authority to credit any
potential excess water rights resulting from a possible water consumption audit at the
Reno Sparks Convention Center to the RSCVA for their future use within the region."
DS:VB:lr
Attach.
To: Vahid Behmaram, Washoe eounty Water Righta Manager
Frsm; Brian Rivers, RSCVA Direetor of Finanee

6k
Date: May 28, 2014
Subjecf,: Transfer of Water Rights
The Reno-Sparks Convention and Visitors Authority (RSCVA) and Washoe County eonducted
research to confinn the historical funding utilized to pay for water rights assoeiaied with the
Northgate Golf Course and Wildcreek Golf Course. As a result, specific water rights were
purchased with funding from RSCVA and specific water rights were puichased with funding from
Washoe County.
As a result of the Northgate Golf Oourse closure, Washoe eounty conveyed water rights funded
by both RSCVA and Washoe County to the Nevada tand Conservaney to protect the good
standing of these water rights. The Nevada tand Conservancy has since conveyed tfre
Northgate Gotf Course water rights funded by R$CVA and identified under Permit Nos 80501
and 80502 to RENO-SPARKS CONVENTION AND VISITORS AUTHORITY, a politieat
eubdivision of Washoo County, State of Nevada, organlzed end operating purduant to
NRS ,44A. Those water rights appurtenant to the Northgate Gof eourse fundEd by Washoe
CounhT eontinue to be held in the name of the Nevada [and eonservancy for the benefit of
Washoe Gounty.
RSCVA funded the purchase of the water rights noted under the permits listed below. These
water right permits are appurtenant to the Wildereek Golf Course. Washoe County is the current
owner of reeord of the Wildcreek Golf Oourse water rights. ln an attempt to consolidate water
rights into their name, RSCVA requests Washoe County to convey thosewater rights funded by
RS0VA and appurtenant to Wildsreek Goff eourse to RENo-sFenxs coNvENTloN AND
VISITORS AUTHORITY, a politlcal Eubdivleion of WaEhoa County, State of Nevada,
organized and operaflng purouant to NRS 244A.
As the eurrent owner of reeord, Washoe County is directly resporrsible for maintaining the good
standing sf the water right p€rmits lieted below, RSCVA requests the conveyanoe of tiese water
rlghts into their Rame which will relieve Washoe eounty from being resp6nsible for the good
standing of RSOVAwater rights,
R$CVA purchased water rights_ep$tr.rJg0ant to Wildcreek Goff Course:
Permit 78563, Cert 18122 Welle Oreek 506.784 AF

Permit 78S4, Cert 18123 Truekec River s9.20 AF
No APN
When recorded, refi..m to:

RSCVA
P.O. Box 837
Reno, NV 89504-0837
WATER RIGHTS DEEI)
WASHOE COUNTY, a political subdivision of the State of Nevada, as GI{ANTOR, hereby

conveys to RENO-SPARKS COIIVENTION AI\D VISITORS AUTHORITY, a political
subdivision of Washoe County, State of Nevad4 organized and operating pursuant to NRS
244A, as GRANTEE, the real property consisting of water rights described as follows:
Al1 of Permit Number 78563, Certificate,l8l22 with an annual consumptive use of

506.784 acre-feet from Wells Creek and Permit Number 78564, Certificate 18123, with
an annual consumptive use of 69.20 acre-feet from the Truckee River, both permits on
file with the Nevada State Engineer, Division of Water Resources. The total combined
duty of said permits shall not exceed 520.76 acre-feet per year.
Grantee does hereby agree to assume the payment of all water master fees and charges
that may hereafter become due and payable in respect to Permit 78564 only, referred to
herein by the reason of the Decree in The United States of America Plaintiff, vs. Orr
Water Ditch Company. et. al.. Defendants. the same in equity Docket No. A-3 in District
Court of the United States in and for the District of Nevada, and Grantee does hereby
further agree to pay all administrative and operation and maintenance charges that may
be herein payable to the Washoe County Water Conservation District described by the
reason of Boca Dam construction.
GRANTOR: GRANTEE:
WASHOE COI]NTY RENO.SPARKS CONVENTION AND
VISITORS AUTHORITY
A political subdivision of the
State of Nevada
By: By:
David Humke, Chairman
Board of County Commissioners Name
Title
Date: Date:
Attest
By:
Nancy Parent, County Clerk
STATE OF NEVADA )
) ss.
cotrNTY oF WASHOE )
On this day of 2014, before ffie, a

Notary Public,
personally appeared David llumke, personally known to me to be the Chairman of the
lYashoe County Board of Commissioners, who acknowledged to me that he executed the
foregoing document.
Notary Public
My Commission expires:
STATE OF NEVADA )
) ss.
cor_rNTY oF WASHOE )
On this day of 2414, this Water Rights Deed was acknowledged

before me, a Notary Public, by personally known to me (or
proved to me on the basis of satisfactory evidence) to be the percon whose name is subscribed to
the above instrumen! who acknowledged to me that (s)he executedthe instrument.
Notary Public
My Commission expires:
Pasez of 2 (RSCVA Water Rights Deed)

APPENDIX M
Traffic Evaluation
Traffic Evaluation
High School at Wildcreek
November 10, 2017
EXECUTIVE SUMMARY
The proposed High School at Wildcreek would be designed to accommodate up to 2,500 students, include
a main building of roughly 400,000 square feet, and incorporate the elements of a modern high school
including a football stadium, soccer fields, baseball and softball fields, tennis courts, basketball courts,
and other related athletic facilities. The urban areas zoned to attend the High School at Wildcreek are
anticipated to be the current Hug High School zoning district and the entirety of Sun Valley.
Based on the probable zoning boundaries, the vast majority (estimated at 95%) of travel to and from the
high school would be north (Sun Valley) and west (present Hug High zone). Approximately 1,200 of the
2,500 student population will be from Sun Valley and therefore about 50% of travel would be to/from Sun
Valley. It then follows that 45% of travel will be to/from the current Hug High School zone and the
remaining 5% will be miscellaneous trips east on McCarran Boulevard associated with staff and deliveries.
Sullivan Lane, El Rancho Drive, Sun Valley Boulevard, and McCarran Boulevard west of the Wildcreek site,
would be the most affected roadways. McCarran Boulevard east of the site, and roadways further east
from there, would incur only minor traffic increases. The project study area is illustrated in Figure 1.
The High School at Wildcreek is expected to be a “closed campus”. Students will not be permitted to leave
campus during the lunch hour or between classes, therefore traffic impacts will be limited to the before
school and after school time periods.
The following transportation improvements should be anticipated as necessary with the project:
 El Rancho Drive / Sun Valley Boulevard: Convert the existing westbound to northbound right‐turn
lane to a free right‐turn with a receiving acceleration and merge lane
 El Rancho Drive / Sullivan Lane: Add a channelized right‐turn lane to the westbound approach at
 Sullivan Lane / North Project Access: Construct a single‐lane roundabout or other intersection
improvements
 Sullivan Lane / South Project Access: Construct a single‐lane roundabout or other intersection
improvements
 McCarran Boulevard / Sullivan Lane: Construct major intersection improvements including
eastbound left‐turn lane, signal modifications, and signal phasing/timing revisions
Page 2 of 21
Traffic Evaluation
November 10, 2017
 McCarran Boulevard / Wedekind Road: Construct a traffic signal if permitted by NDOT and the
to right‐in/right‐out/left‐in access to/from both approaches of Wedekind Road. The median
configuration would prohibit left‐turn movements and through movements departing from
Blvd/Wedekind Road.
 Project Connection to Wedekind Road: If connection is made to Wedekind Road, construct a
 Sullivan Lane & McCarran Boulevard Roadways: Construct sidewalks and bicycle lanes along the
project frontage(s)
 Sullivan Lane, El Rancho Drive & McCarran Boulevard Roadways: Construct sidewalks and bicycle
 Public Transit: Based on RTC input, potentially construct a RTC Ride transit stop on Sullivan Lane
 Other improvements as identified by future traffic impact studies: The intersection mitigation
Page 3 of 21
Traffic Evaluation
November 10, 2017
INTRODUCTION
This report presents an overview of traffic volumes that would be generated by a new high school, a
summary of the access and circulation elements needed, intersection operations analysis, and
recommendations for off‐site intersection and roadway capacity improvements potentially needed to
serve the proposed high school in accordance with established level of service policies. This study is a
preliminary analysis of potential traffic impacts and probable mitigations for the sole purpose of
investigating the suitability of the Wildcreek site. This document is not intended to serve as the project’s
formal Traffic Impact Study. A comprehensive traffic impact study will be prepared when the project site
plan and access points can be fully defined.
PROJECT DESCRIPTION
The proposed high school would be located north of North McCarran Boulevard and east of Sullivan Lane
at the existing Wildcreek Golf Course property as shown on Figure 1. The approximately 400,000 square
foot main building would accommodate up to 2,500 students who reside in the current Hug High School
zoning district and throughout all of Sun Valley. Sun Valley students are currently split into two districts
with the southern portion zoned for Hug High School and the northern portion zoned for Spanish Springs
High School. The proposed project would include all typical features of a high school including a football
stadium, soccer fields, baseball and softball fields, tennis courts, and basketball courts. The initial concept
for the high school site (subject to significant revision) is shown on Figure 2.
DATA COLLECTION
Weekday AM (7:00 AM to 9:00 AM), Afternoon (2:00 PM to 4:00 PM – when school is dismissed), and PM
(4:00 PM to 6:00 PM) peak period intersection turning movement counts were collected at the following
intersections (shown on Figure 1):
 El Rancho Drive / Sun Valley Boulevard
 El Rancho Drive / Sullivan Lane
 Sullivan Lane / Niblick Drive
 Sullivan Lane / Green Vista Drive
 McCarran Boulevard / Sullivan Lane
 McCarran Boulevard / Wedekind Road
 McCarran Boulevard / El Rancho Drive
Lane configuration, traffic control, signal timing, bike lane, sidewalk, and crosswalk information was also
collected for the study area roadways and intersections.
Page 4 of 21
Traffic Evaluation
November 10, 2017
EXISTING TRANSPORTATION FACILITIES
Roadway Facilities
A brief description of the key roadways in the study area is provided below.
North McCarran Boulevard is a four‐lane, High Access Control (HAC) Arterial roadway. McCarran
Boulevard is a loop road that surrounds the Reno and Sparks metropolitan area. The posted speed limit
on McCarran Boulevard near the project area is 45 mph west of Wedekind Road and 35 mph east of
Wedekind Road. The segment of McCarran Blvd between El Rancho Drive and Rock Boulevard is
programmed to be widened to six (6) lanes (three through lanes in each direction) in the 2027‐2040
timeframe per the 2040 RTP.
Sullivan Lane is generally a north‐south roadway that extends from El Rancho Drive in the north to Prater
Way in the south. Near the project site, Sullivan Lane is a two‐lane roadway with a posted speed limit of
35 mph north of McCarran Boulevard and 25 mph south of McCarran Boulevard. The 2040 RTP classifies
Sullivan Lane as a Low Access Control (LAC) Arterial.
Wedekind Road is two‐lane LAC Arterial roadway. It intersects McCarran Boulevard with side‐street stop
control. The speed limit on Wedekind Road north/east of McCarran Boulevard is 30 mph. South of
McCarran Boulevard the posted speed limit is 25 mph.
El Rancho Drive is generally a north‐south roadway that extends from Sun Valley Boulevard in the north
to Victorian Avenue in the south. El Rancho Drive is a four‐lane roadway (two lanes in each direction)
south of McCarran Boulevard, and a three‐lane roadway (one lane in each direction with a two‐way left‐
turn lane) north of McCarran Boulevard. The 2040 RTP classifies El Rancho Drive as a Moderate Access
Control (MAC) Arterial. The posted speed limit near the project site is 35 mph.
Sun Valley Boulevard / Clear Acre Lane is generally a north‐south five‐lane roadway (two lanes in each
direction and a two‐way left‐turn lane). North of El Rancho Drive the roadway is named Sun Valley
Boulevard and south of El Rancho Drive it is named Clear Acre Lane. Sun Valley Boulevard and Clear Acre
Lane are both classified as MAC Arterials in the 2040 RTP. The posted speed limit on Sun Valley Boulevard
north of El Rancho Drive is 35 mph. South of El Rancho Drive, the speed limit is 45 mph.
School Bus Service and Public Transit Facilities
The current Washoe County School District policy is to provide bus service for students outside a three (3)
mile radius of the school. Figure 3 shows a three mile radius in relation to the proposed High School at
Wildcreek site. A portion of the zoning district in the northern part of Sun Valley would be eligible for bus
service.
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Figure 3 also shows the RTC RIDE fixed transit routes within the vicinity of the contemplated school site.
Route 2 provides service between 4th Street Station and Centennial Plaza and travels along Greenbrae
Drive and Rock Boulevard near the project site. Service is provided on 15 to 30 minute headways from
4:30 AM to approximately 1:45 AM Monday through Friday. Saturday service is provided on 30 minute
headways from 4:30 AM to approximately 1:45 AM. Sunday and holiday service is provided on one hour
headways from approximately 4:30 AM to 1:45 AM.
Route 2S (short) follows the same route as Route 2 from 4th Street Station, but stops at Rock Boulevard
and returns to Reno. Service for Route 2S is provided on 15 to 30 minute headways from 4:30 AM to
approximately 1:45 PM. Weekend and holiday service is not provided.
Route 5 provides service from 4th Street Station to Sun Valley and travels along Sutro Street, Clear Acre
Lane, and Sun Valley Boulevard. Route 5 includes two Snow Route detours moving service from Selmi
Drive and Clear Acre Lane to McCarran Boulevard and El Rancho Drive during inclement weather. The
second Snow Route detour moves service from 8th Avenue to 7th Avenue in Sun Valley. Service is provided
Monday through Friday on 30 minute to one hour headways from 5:00 AM to approximately 1:00 AM.
Weekend and holiday service is provided from 5:15 AM to approximately 1:00 AM on one hour headways.
Route 15 is closest to the Wildcreek site as it traverses through the El Rancho Drive/Sullivan Lane
intersection just north of the site. It provides service between 4th Street Station and Truckee Meadows
Community College (TMCC) and travels along Sutro Street, Wedekind Road, El Rancho Drive, and Dandini
Boulevard. Service is provided on 30 minute to one hour headways from 5:45 AM to approximately 11:30
PM Monday through Friday. Weekend and holiday service is provided on one hour headways, with
Saturday service from 5:45 AM to approximately 11:30 PM, and Sunday and holiday service from
approximately 5:45 AM to approximately 10:30 PM.
The Wildcreek site is generally served by public transit (Routes 5 and 15 in particular). Service for a high
school could potentially be significantly improved by moving Route 15 to Sullivan Lane instead of El
Rancho Drive. Such a decision would have to be made by the Regional Transportation Commission based
on overall ridership demand and other factors.
Bicycle and Pedestrian Facilities
Bicycle and pedestrian facilities including bicycle lanes and sidewalks exist sporadically within the project
vicinity. Figure 4 shows the current gaps in the bicycle and pedestrian network near the project site.
Bike lanes exist on McCarran Boulevard, El Rancho Drive, and Clear Acre Lane, and on Sun Valley Boulevard
between 2nd Avenue and 7th Avenue. There are currently no bike lanes on Sullivan Lane, Wedekind Road,
or on Sun Valley Boulevard between El Rancho Drive and 2nd Avenue.
Sidewalk facilities in the project area also have gaps. There are no sidewalks along the north side of
McCarran Boulevard adjacent to the project site. The south side of McCarran Boulevard has an asphalt
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walking path from Sullivan Lane to Wedekind Road. Sullivan Lane has sidewalk along its west side from
McCarran Boulevard to El Rancho Drive. Sidewalks exist on both side of El Rancho Drive from McCarran
Boulevard to Wildcreek Drive, and along the west side from Wildcreek Drive to Sullivan Lane and from
Maynard Way to Sun Valley Boulevard. Clear Acre Lane and Sun Valley Boulevard have short sections of
noncontiguous sidewalk throughout most of their lengths. There are no sidewalks on Wedekind Road
north/east of McCarran Boulevard.
TRAFFIC ANALYSIS METHODOLOGY
Level of service (LOS) is a term commonly used by transportation practitioners to measure and describe
the operational characteristics of intersections, roadway segments, and other facilities. For intersection
analysis, this term equates seconds of delay per vehicle at the intersection to letter grades “A” through
“F” with “A” representing optimum conditions and “F” representing breakdown or over capacity flows.
The complete methodology is established in the Highway Capacity Manual (HCM) 2010, published by the
Transportation Research Board (TRB). Table 1 presents the delay thresholds for each level of service grade
at signalized and unsignalized intersections.
Table 1: Level of Service Definition for Intersections
Average Delay
Level
(seconds per vehicle)
of Brief Description
Signalized Unsignalized
Service
Intersections Intersections
A Free flow conditions. < 10 < 10
B Stable conditions with some affect from other vehicles. 10 to 20 10 to 15
Stable conditions with significant affect from other
C 20 to 35 15 to 25
vehicles.
D High density traffic conditions still with stable flow. 35 to 55 25 to 35
E At or near capacity flows. 55 to 80 35 to 50
F Over capacity conditions. > 80 > 50
Source: Highway Capacity Manual (2010), Chapters 18, 19, and 20
Level of service calculations were performed for the study intersections using the Synchro 9 software
package with analysis and results reported in accordance with the current HCM 2010 methodology.

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Level of Service Policy
The Regional Transportation Commission (RTC) published 2040 Regional Transportation Plan (2040 RTP)
establishes level of service criteria for regional roadway facilities in the City of Reno, City of Sparks, and
Washoe County. The current Level of Service policy is:
“All regional roadway facilities projected to carry less than 27,000 ADT at the latest RTP horizon – LOS
D or better.”
“All regional roadway facilities projected to carry 27,000 or more ADT at the latest RTP horizon – LOS
E or better.”
“All intersections shall be designed to provide a level of service consistent with maintaining the policy
level of service of the intersecting corridors”.
Where intersections are already experiencing level of service beyond the thresholds, conditions should
not be exacerbated. In practice, this is commonly interpreted as not increasing average delay per vehicle
by more than 5 seconds.
The following LOS thresholds were used for this study based on the above regional policies:
 El Rancho Drive / Sun Valley Boulevard – LOS E
 El Rancho Drive / Sullivan Lane – LOS D
 Sullivan Lane / Niblick Drive – LOS D
 Sullivan Lane / Green Vista Drive – LOS D
 McCarran Boulevard / Sullivan Lane – LOS E
 McCarran Boulevard / Wedekind Road – LOS E
 McCarran Boulevard / El Rancho Drive – LOS E

EXISTING TRAFFIC OPERATIONS
Existing conditions intersection level of service analysis was performed for the study intersections using
Synchro 9 analysis software, with reporting for unsignalized intersections based on HCM 2010 and
reporting for signalized intersections based on HCM 2000 methodology. HCM 2010 software does not
enable analysis of signalized intersections with shared through/turn lanes and exclusive turn lanes on the
same approach. For consistency between analysis scenarios, HCM 2000 reporting was used for all
signalized intersections.
The existing intersection lane configurations and traffic controls are shown on Figure 5 and the existing
traffic volumes are shown on Figure 6. Table 2 shows the existing level of service results for the studied
intersections.
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Table 2: Existing Conditions Intersection Level of Service Results
AM Afternoon1 PM

Intersection Control Delay2 Delay2 Delay2
LOS LOS LOS
(sec) (sec) (sec)

El Rancho Dr / Sun Valley Blvd Signal
B 19.9 B 19.3 C 33.1
El Rancho Dr / Sullivan Ln Side‐
Westbound Approach Street A 9.9 B 12.1 C 20.0
Southbound Left Stop A 8.0 A 8.2 A 9.1
Sullivan Ln / Niblick Dr Side‐
Eastbound Approach Street B 10.2 A 9.5 B 10.8
Northbound Left Stop A 8.0 A 7.7 A 7.9
Sullivan Ln / Green Vista Dr
Eastbound Approach Side‐ B 10.4 B 10.6 B 12.6
Westbound Approach Street C 15.6 C 18.3 C 22.5
Southbound Left A 7.6 A 7.8 A 8.1

McCarran Blvd / Sullivan Ln Signal
C 33.3 C 31.2 D 40.7
McCarran Blvd / Wedekind Rd
Northbound Approach Side‐ F 67.7 E 46.1 F 81.2
Southbound Approach Street F 55.0 E 48.3 F 139.1
Eastbound Left Stop B 14.6 B 11.5 B 14.2
Westbound Left B 10.9 B 11.8 C 16.2

McCarran Blvd / El Rancho Dr Signal
C 26.4 C 25.7 C 29.1
Notes:
1. The afternoon peak period is 2:00 PM to 4:00 PM.
2. Delay is reported in seconds per vehicle for the overall intersection for signalized intersections, and the worst
approach/movement for unsignalized (side‐street stop controlled) intersections.
3. The LOS and delay results for signalized intersections are based on HCM 2000 reporting because HCM 2010 does not
support turning movement analysis with shared and exclusive lanes.
Source: Traffic Works, 2017
As shown in Table 2, the McCarran Boulevard / Wedekind Road intersection side‐street approaches
currently operate at LOS F during both the AM and PM peak hours. All other studied intersections
currently operate at acceptable levels of service.
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PROJECT TRIP GENERATION AND DISTRIBUTION
Trip Generation
Trip generation rates from the Trip Generation Manual, 9th Edition published by the Institute of
Transportation Engineers (ITE) were used to develop trip generation estimates for the proposed high
school. Table 3 shows the trip generation estimates for the AM, Afternoon (dismissal peak period), and
PM peak hours.
Table 3: Trip Generation Estimates
Trips1
Land Use
Size AM Afternoon PM
(ITE Code) Daily AM Afternoon2 PM
In/Out In/Out In/Out
High School 2,500
4,275 1,075 731 / 344 725 239 / 486 325 153 / 172
(350) students
Notes:
1. Trips were calculated based on the following rates per student: Daily – 1.71; AM – 0.43 (68% in / 32% out); Afternoon –
0.29 (33% in / 67% out); PM – 0.13 (47% in / 53% out)
As shown in the table, the proposed high school would generate approximately 4,275 daily trips, 1,075
AM, 725 Afternoon, and 325 PM peak hour trips based on an enrollment capacity of 2,500 students.
The trip generation rates inherently consider the various travel modes to and from the high school
including walking, bicycling, and bus ridership. Therefore, no trip rate reductions were applied for the use
of alternate travel modes.
With this volume of traffic generated, the project would not be considered “regionally significant” based
on traffic volumes.
Trip Distribution
The distribution of trips to the adjacent roadway network was determined based on the probable school
zoning (encompassing all of Sun Valley and the current Hug High School zone). Project trips are anticipated
to be distributed as follows and shown on Figure 7:
 45% to/from the north via Sun Valley Boulevard
 5% to/from the northwest via Dandini Boulevard and Clear Acre Lane
 30% to/from the west and south via El Rancho Drive, Sullivan Lane, and Wedekind Road
 15% to/from the west via N. McCarran Boulevard
 5% to/from the east via N. McCarran Boulevard
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ACCESS OPTIONS, TRAFFIC OPERATIONS, & REQUIRED IMPROVEMENTS
Two overall access alternatives for the High School at Wildcreek were considered and are analyzed in this
report to determine the level of intersection and roadway improvements that would be necessary to
accommodate a new high school at the subject site. Again, these access alternatives are very preliminary
concepts only for the purpose of investigating the types and magnitude of off‐site improvements that
should be anticipated.
Wedekind Traffic Signal Scenario
The access scenario shown on Figure 8 assumes that a new traffic signal could be constructed at the
McCarran Blvd/Wedekind Rd intersection and that this improved connection of the site to McCarran Blvd
would serve as a primary access for the high school. A second access point would be constructed on
Sullivan Lane potentially opposite Green Vista Drive. This alternative contemplates a third minor access
point on Sullivan Lane potentially opposite Niblick Drive. The access intersections are assumed to consist
of the following configurations:
 McCarran Boulevard / Wedekind Road – signalize intersection and allow all movements
 A roundabout is contemplated north of the McCarran Blvd/Wedekind Rd intersection to
better tie Wedekind Road to the project site
 Sullivan Lane / Green Vista Drive – signalize intersection, add a southbound left‐turn pocket
on Sullivan Lane, and modify the westbound approach to include a left and a through/right‐
turn lane from the project site
 Sullivan Lane / Niblick Drive – Side‐street stop control on project access approach

The intersection turning movement volumes for this scenario are shown on Figure 9.
Through the course of the analysis it was determined that other intersection capacity improvements
would be needed with this access scenario to provide acceptable levels of service at each study
intersection. The additional off‐site improvements are:
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Table 4 shows the intersection level of service results for the Traffic Signal scenario with Existing Plus

Project traffic volumes.
Table 4: Existing Plus Project Intersection Level of Service Results – Wedekind Traffic Signal
AM Afternoon1 PM

Intersection Control 2
LOS Delay V/C LOS Delay2 V/C LOS Delay2 V/C

El Rancho Dr/Sun Valley Blvd Signal
B 18.3 NA B 15.4 NA C 32.5 NA
El Rancho Dr/Sullivan Ln3 Side‐
Westbound Approach Street C 23.3 NA C 19.8 NA C 24.5 NA
Southbound Left Stop B 10.0 NA A 8.8 NA A 9.6 NA
Sullivan Ln/Niblick Dr
Eastbound Approach Side‐ B 14.5 NA B 10.5 NA B 12.5 NA
Westbound Approach Street C 24.6 NA C 24.4 NA C 21.4 NA
Northbound Left Stop A 9.4 NA A 8.1 NA A 8.1 NA
Southbound Left A 8.1 NA A 8.8 NA A 8.5 NA

Sullivan Ln/Green Vista Dr Signal
B 19.0 NA B 14.9 NA B 15.2 NA

McCarran Blvd/Sullivan Ln Signal
D 53.1 NA C 34.1 NA D 41.7 NA

McCarran Blvd/Wedekind Rd Signal
C 32.9 NA C 21.6 NA C 20.6 NA

McCarran Blvd/El Rancho Dr Signal
C 30.8 NA C 28.5 NA C 30.3 NA
Wedekind Rd/Internal HS Rd A 5.4 0.28 A 4.4 0.14 A 4.3 0.15
Northbound Approach A 6 0.28 A 4.5 0.14 A 4.6 0.15
Southbound Approach RAB A 4.4 0.06 A 4.2 0.08 A 3.7 0.03
Eastbound Approach A 4.1 0.06 A 4.4 0.08 A 3.7 0.03
Westbound Approach A 4.6 0.04 A 3.7 0.02 A 3.6 0.02
Notes: RAB = roundabout
approach/movement for unsignalized (side‐street stop controlled) and roundabout intersections.
3. The El Rancho Drive/Sullivan Lane intersection was analyzed using SimTraffic micro‐simulation software to account for gaps in
through traffic created by upstream intersections.
4. The LOS and delay results for signalized intersections are based on HCM 2000 reports because HCM 2010 does not support
turning movement analysis with shared and exclusive lanes.
As shown in the table, all the studied intersections are expected to operate at acceptable levels of service
under Existing Plus Project conditions with the prior listed improvements.
The City of Sparks has expressed concern over this alternative due to the construction of two new traffic
signals and their close spacing to other existing traffic signals. The City may not support the Wedekind
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Traffic Signal access scenario. Nevada Department of Transportation (NDOT) staff are not necessarily
opposed to the traffic signal alternative, but have not rendered an official opinion. NDOT staff have
suggested that traffic signal systems may be under consideration at Wedekind Road based on the need
for signalized pedestrian crossing of McCarran Boulevard and pedestrian safety concerns. At this time it
is unclear if a traffic signal would be approved at Wedekind Road, therefore other access options should
be considered.
Sullivan Lane Primary Access Scenario
The access alternative shown on Figure 10 contemplates primary access for the high school on Sullivan
Lane and an intentional division of the high school traffic between two new roundabouts on Sullivan Lane.
Under this scenario, a connection may or may not be made to Wedekind Road. If connection were made
to Wedekind Road, the McCarran Blvd/Wedekind Road intersection would likely need to be reconfigured
for a safer design with increased traffic volumes. The access intersections are assumed to include the
following configurations:
 Sullivan Lane / Niblick Drive – single‐lane roundabout with a shared left/through/right lane
on all four approaches
 Sullivan Lane / Green Vista Drive – single‐lane roundabout with a shared left/through/right
lane on all four approaches
 A roundabout is contemplated north of the McCarran Blvd/Wedekind Rd intersection to
better tie Wedekind Road to the project site
 McCarran Boulevard / Wedekind Road – side‐street stop control with right‐in/right‐out/left‐
in access to Wedekind Road. The intersection configuration would not allow left‐turn
movements from Wedekind Road to McCarran Boulevard, or through movements on
Wedekind Road across McCarran Boulevard.

The intersection turning movement volumes for this scenario are shown on Figure 11.
Other off‐site intersection capacity improvements needed for acceptable level of service are:
modifying and adding lanes on the northbound and southbound approaches, lengthening of the
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Table 5 shows the intersection level of service results for the Sullivan Lane Primary Access scenario under
Existing Plus Project conditions.
Table 5: Existing Plus Project Intersection Level of Service Results – Sullivan Lane Primary Access
AM Afternoon1 PM

Intersection Control 2 2
LOS Delay V/C LOS Delay V/C LOS Delay2 V/C

B 18.3 NA B 15.5 NA C 32.5 NA
Westbound Approach Street D 34.4 NA B 14.8 NA D 25.3 NA
Sullivan Ln/Niblick Dr C 16.1 0.82 A 9.1 0.45 A 9.1 0.45
Northbound Approach A 9.9 0.38 A 8.9 0.44 A 8.9 0.44
Southbound Approach RAB C 20.4 0.82 A 8.9 0.4 A 7.8 0.4
Westbound Approach A 6.3 0.23 B 11.1 0.45 B 11.1 0.45
Sullivan Ln/Green Vista Dr A 9.9 0.55 A 8.1 0.43 A 8.1 0.43
Southbound Approach RAB B 11.5 0.55 A 8.2 0.36 A 8.2 0.36

E 70.1 NA D 35.7 NA D 42.1 NA
McCarran Blvd/Wedekind Rd
Northbound Approach Side‐ B 11.6 NA B 14.4 NA C 23.7 NA
Southbound Approach Street C 20.5 NA C 15.0 NA C 16.1 NA
Eastbound Left Stop C 19.9 NA B 12.1 NA B 14.9 NA
Westbound Left B 11.0 NA B 12.0 NA C 16.3 NA

C 32.7 NA C 29.3 NA C 30.7 NA
Southbound Approach RAB A 4 0.03 A 3.8 0.04 A 3.5 0.02
1. The afternoon peak period is 2:00 PM to 4:00 PM, when school gets out.
approach/movement for unsignalized (side‐street stop controlled) and roundabout intersections.
3. The El Rancho Drive/Sullivan Lane intersection was analyzed using SimTraffic micro‐simulation software to account for gaps in
through traffic created by upstream intersections.
As shown in the table, the study intersections would all operate at acceptable levels of service under
Existing Plus Project conditions with the Sullivan Lane Primary Access scenario improvements.
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FUTURE YEAR (2040) CONDITIONS
Planned Regional Roadway Improvements
The 2040 RTP outlines programmed roadway projects of regional significance. The project list is split into
three time periods: 2017 – 2021 (first five years of the plan), 2022 – 2026 (second five years of the plan),
and 2027 – 2040 (remaining years of the plan). The following roadway projects are programmed within
the project vicinity.
Note that the Pyramid Highway/Sun Valley/US 395 Connector (listed in italics below) is not included in
this traffic analysis to ensure a conservative analysis. Construction of that new roadway would reduce
traffic volumes on McCarran Boulevard adjacent to the project site. Therefore project effects and
improvements would be less than described in this report. This 2040 Conditions analysis presents a worst
case scenario, assuming higher background traffic volumes near the proposed high school.
RTP Regional Road Improvements (2017‐2021)
 Sun Valley Boulevard – 7th Avenue to Pyramid Highway/US 395 Connector: Multimodal
improvements (Preliminary Engineering & NEPA Phase)
 Pyramid Highway/Sun Valley/US 395 Connector Phase 1 – Queen Way to Golden View: Widen
Pyramid Highway to 6 lanes from Queen Way to Golden View (Preliminary Engineering &
NEPA Phase)
 Sun Valley Boulevard – 7th Avenue to Pyramid Highway/US 395 Connector: Multimodal
improvements
 Pyramid Highway/Sun Valley/US 395 Connector Phase 1 – Queen Way to Golden View: Widen
Pyramid Highway to 6 lanes from Queen Way to Golden View
 El Rancho Drive/Dandini Boulevard – Raggio Parkway to Sullivan Lane: Multimodal
improvements, including enhanced sidewalks and bike lanes
 McCarran Boulevard – El Rancho Drive to Rock Boulevard: Widen 4 to 6 lanes
 Sun Valley Boulevard – 7th Avenue to Highland Ranch Parkway: Multimodal improvements
 Pyramid Highway/Sun Valley/US 395 Connector Phase 2 – US 395 to Pyramid Way/Sparks
Boulevard: New 6 lane arterial from US 395 to West Sun Valley; New 4 lane arterial from West
Sun Valley to Pyramid Way
 Pyramid Highway/Sun Valley/US 395 Connector Phase 3 – Widen Disc Drive from Pyramid
Highway to Vista Boulevard from 4 to 6 lanes
 Pyramid Highway/Sun Valley/US 395 Connector Phase 4 – Interchange improvements at the
Connector/Dandini Boulevard interchange
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 Pyramid Highway/Sun Valley/US 395 Connector Phase 5 – US 395 system ramp improvements
 Pyramid Highway/Sun Valley/US 395 Connector Phase 6 – Widen Pyramid Highway from Lazy
Five Parkway to La Posada Drive from 4 to 6 lanes
 Pyramid Highway/Sun Valley/US 395 Connector Phase 7 – Extend Disc Drive from Connector
to Pyramid Way: New 4 lane arterial
 Pyramid Highway/Sun Valley/US 395 Connector Phase 8 – Construct new interchange at
Sparks Boulevard
 Pyramid Highway/Sun Valley/US 395 Connector Phase 9 – Operational improvements from La
Posada Drive to Calle de la Plata; widen Pyramid Way from Sunset Springs Lane to Calle de la
Plata from 2 to 4 lanes
2040 Traffic Volumes
2040 roadway and intersection volumes were developed using model outputs from the RTC’s regional
travel demand model. Base year and future year model volumes were used to develop growth rates for
the study area roadways and intersections. The model volumes were adjusted upward assuming the
worst case scenario that the Pyramid‐395 Connector might not be in place by 2040.
2040 No Project Intersection Level of Service Analysis
2040 No Project conditions intersection level of service analysis was performed for the study intersections
using Synchro 9 analysis software, with reporting for unsignalized intersections based on HCM 2010 and
reporting for signalized intersections based on HCM 2000 methodology. HCM 2010 does not support
analysis of signalized intersections with shared through/turn lanes and exclusive turn lanes on the same
approach. For consistency between analysis scenarios, HCM 2000 reporting was used for all signalized
intersections. The level of service analysis assumes six (6) lanes on McCarran Boulevard (per the 2040 RTP)
and the existing lane configurations at all other intersections. A default heavy vehicle percentage of 2
percent and the existing peak hour factors were used for all locations. The 2040 intersection lane
configurations and traffic controls are shown on Figure 12 and 2040 background traffic volumes are shown
on Figure 13. Table 6 shows the level of service and delay at the study intersections for this study scenario.
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Table 6: 2040 No Project Intersection Level of Service Results
AM Afternoon1 PM

Intersection Control
LOS Delay2 LOS Delay2 LOS Delay2

El Rancho Dr / Sun Valley Blvd Signal
C 20.4 C 20.3 D 53.9
El Rancho Dr / Sullivan Ln Side‐
Westbound Approach Street C 10.2 B 13.3 D 30.3
Southbound Left Stop A 8.2 A 8.4 A 9.6
Sullivan Ln / Niblick Dr Side‐
Eastbound Approach Street B 10.3 A 9.5 B 10.9
Sullivan Ln / Green Vista Dr
Eastbound Approach Side‐ B 10.9 B 10.7 B 13.1
Westbound Approach Street C 16.4 C 18.7 C 24.7
Southbound Left A 7.6 A 7.9 A 8.1

McCarran Blvd / Sullivan Ln Signal
C 31.1 C 34.2 D 46.2
McCarran Blvd / Wedekind Rd
Northbound Approach Side‐ F 195.3 F 96.3 F 153.5
Southbound Approach Street F 271.9 F 129.6 F >500
Eastbound Left Stop E 36.0 C 22.5 E 44.0
Westbound Left D 24.1 D 27.5 F 87.9

McCarran Blvd / El Rancho Dr Signal
C 25.9 C 24.7 C 30.5
Notes: 1. The afternoon peak period is 2:00 PM to 4:00 PM, when school gets out.
3. The LOS and delay results for signalized intersections are based on HCM 2000 reports because HCM 2010 does not
support turning movement analysis with shared and exclusive lanes.
As shown in Table 6, the McCarran Boulevard / Wedekind Road intersection is expected to operate at LOS
F under 2040 No Project conditions during the AM, Afternoon, and PM peak hours. All other studied
intersections are projected to operate at acceptable levels of service.
2040 PLUS PROJECT INTERSECTION LEVELS OF SERVICE
The project generated traffic volumes were distributed and assigned to the study intersections for the
2040 Plus Project conditions level of service analysis. The 2040 background condition lane configurations
and traffic controls were assumed for the study intersections except as modified by the improvements
noted with each access scenario. The existing Peak Hour Factors were used for all locations and a default
heavy vehicle percentage of 2 percent was used for all locations.
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Wedekind Traffic Signal Scenario (2040)
The access scenario illustrated in Figure 8 was tested with 2040 Background Plus Project traffic volumes
to determine if any other improvement needs would be identified through long‐term analysis. 2040
Background Plus Project traffic volumes for the Wedekind Traffic Signal scenario are shown in Figure 14
and the level of service results are provided in Table 7.
Table 7: 2040 Plus Project Intersection Level of Service Results – Wedekind Traffic Signal
AM Afternoon1 PM


B 18.9 NA B 16.3 NA C 22.4 NA
Westbound Left Street D 33.9 NA D 25.7 NA D 31.0 NA
Sullivan Ln/Niblick Dr Side‐
Eastbound Approach Street B 14.9 NA B 10.7 NA B 12.9 NA
Northbound Left Stop A 9.5 NA A 8.2 NA A 8.2 NA

Sullivan Ln/Green Vista Dr Signal
B 19.5 NA B 15.8 NA B 17.1 NA

D 44.6 NA D 37.1 NA D 45.7 NA

McCarran Blvd/Wedekind Rd Signal
C 27.0 NA B 19.5 NA C 20.1 NA

C 27.6 NA C 26.9 NA C 29.8 NA
Northbound Approach A 6 0.29 A 6 0.29 A 4.7 0.16
Southbound Approach RAB A 4.4 0.06 A 4.4 0.06 A 3.7 0.03
3. The El Rancho Drive/Sullivan Lane and McCarran Boulevard/Wedekind Road intersections were analyzed using SimTraffic
micro‐simulation software to account for gaps in through traffic created by upstream intersections.
Bold text indicates unacceptable operations.
As shown in the table, the study intersections are anticipated to operate at acceptable levels of service
with the improvements outlined previously for this scenario. No additional mitigation needs were
identified through the 2040 analysis.
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Sullivan Lane Primary Access Scenario (2040)
Similarly, the Sullivan Lane Primary Access scenario was tested under 2040 Background Plus Project traffic
volumes to determine if any other capacity improvements may be needed in the 2040 timeframe. The
2040 Background Plus Project traffic volumes for the Sullivan Lane Primary Access scenario are shown on
Figure 15 and the level of service analysis results are provided in Table 7.
Table 8: 2040 Plus Project Intersection Level of Service Results – Sullivan Lane Primary Access
AM Afternoon1 PM

B 18.9 NA B 16.3 NA C 22.4 NA
Westbound Left Street E 40.2 NA C 18.7 NA D 29.5 NA
Southbound Left Stop A 7.5 NA A 7.6 NA B 11.8 NA
Sullivan Ln/Niblick Dr C 15.6 0.81 A 9 0.43 A 8.3 0.48
Southbound Approach RAB C 19.8 0.81 A 7.7 0.4 A 7.6 0.4
Westbound Approach A 6.4 0.23 B 10.7 0.41 A 7 0.15
Sullivan Ln/Green Vista Dr B 10.5 0.58 A 8.6 0.47 A 8.2 0.48
Northbound Approach B 10.2 0.51 A 8.8 0.47 A 9 0.48
Southbound Approach RAB B 12.2 0.58 A 8.4 0.36 A 7.4 0.34
Westbound Approach A 6.4 0.19 A 9.2 0.33 A 7 0.15

D 52.9 NA D 38.8 NA D 45.9 NA
3
McCarran Blvd/Wedekind Rd
Northbound Approach Side‐ A 6.9 NA A 9.6 NA C 18.6 NA
Southbound Approach Street A 9.1 NA A 5.7 NA A 7.8 NA
Eastbound Left Stop C 17.7 NA B 13.5 NA D 32.6 NA
Westbound Left C 15.6 NA B 14.4 NA D 26.5 NA

C 29.7 NA C 27.7 NA C 32.3 NA
Southbound Approach RAB A 4 0.03 A 3.8 0.04 A 3.5 0.02
2. Delay is reported in seconds per vehicle for the overall intersection for signalized intersections, and the worst approach/
movement for unsignalized (side‐street stop controlled) intersections.
3. The El Rancho Drive/Sullivan Lane and McCarran Boulevard/Wedekind Road intersections were analyzed using SimTraffic
micro‐simulation software to account for gaps in through traffic created by upstream intersections.
Bold text indicates unacceptable operations.
Page 19 of 21
Traffic Evaluation
November 10, 2017
As shown in the table, each of the study intersections is expected to operate at acceptable levels of service
in the 2040 timeframe with the improvement list outlined in the Sullivan Lane Primary Access scenario.
No additional mitigation needs were identified by the 2040 evaluation.
CONCLUSIONS
This analysis serves the sole purpose of identifying, at a preliminary level, what types of traffic and
transportation improvements would likely be necessary to appropriately manage the additional traffic
generated by a 2,500 student high school at the Wildcreek site.
Access for the project could be constructed via several different configurations with connections to
Sullivan Lane and potentially a connection to the McCarran Boulevard/Wedekind Road intersection. This
analysis demonstrates that acceptable traffic operations could be maintained under a variety of access
configurations and that the project’s impacts on traffic flow and circulation could be reasonably mitigated.
Based on the analysis to date, the following transportation improvements should be anticipated as
necessary with the project:
 Sullivan Lane / North Project Access: Construct a single‐lane roundabout or other intersection
improvements
 Sullivan Lane / South Project Access: Construct a single‐lane roundabout or other intersection
improvements
 McCarran Boulevard / Wedekind Road: Construct a traffic signal if permitted by NDOT and the
to right‐in/right‐out/left‐in access to/from both approaches of Wedekind Road. The median
configuration would prohibit left‐turn movements and through movements departing from
Blvd/Wedekind Road.
 Project Connection to Wedekind Road: If connection is made to Wedekind Road, construct a
 Sullivan Lane & McCarran Boulevard Roadways: Construct sidewalks and bicycle lanes along the
project frontage(s)
Page 20 of 21
Traffic Evaluation
November 10, 2017
 Sullivan Lane, El Rancho Drive & McCarran Boulevard Roadways: Construct sidewalks and bicycle
 Public Transit: Based on RTC input, potentially construct a RTC Ride transit stop on Sullivan Lane
 Other improvements as identified by future traffic impact studies: The intersection mitigation
Page 21 of 21
Traffic Evaluation
Wildcreek High School
November 10, 2017
LIST OF FIGURES
1. Study Area
2. Concept Plan
3. School Bus Service and Public Transit Facilities
4. Existing Gaps in Bicycle and Pedestrian Network
5. Existing Lane Configurations and Traffic Controls
6. Existing Traffic Volumes
7. Project Trip Distribution
8. Wedekind Traffic Signal Alternative
9. Existing Plus Project Traffic Volumes ‐ Wedekind Traffic Signal Alternative
10. Sullivan Lane Primary Access Alternative
11. Existing Plus Project Traffic Volumes ‐ Sullivan Lane Primary Access Alternative
12. 2040 Lane Configurations and Traffic Controls
13. 2040 Traffic Volumes
14. 2040 Plus Project Traffic Volumes ‐ Wedekind Traffic Signal Alternative
15. 2040 Plus Project Traffic Volumes ‐ Sullivan Lane Primary Access Alternative

Blvd y
Sun Valle
1
El
an
R
ch
oD
rive
Sull
2
iva
nL
n
3
Nib
lick
Rd
Project Site
Dr
reen Vista
G 4
Blvd
McCarran Wedekind Rd
6
5
7
Rock Blvd
Figure 1
TRAFFIC EVALUATION
NO SCALE Study Area
Figure 2
TRAFFIC EVALUATION
NO SCALE Concept Plan
Hwy
mid
Pyra
Sun Valley Blvd
US
39
5
El
Ran
cho Dr
McCarran Blvd
Rock Blvd
Oddie Blvd
El Rancho Dr
I-80
Figure 3
TRAFFIC EVALUATION
NO SCALE School Bus Service and Public Transit Facilities
Legend
Gaps in Sidewalk Network
Gaps in Bike Lane Network
Figure 4
TRAFFIC EVALUATION
NO SCALE Existing Gaps in Bicycle and Pedestrian Network
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
ista D
r
4 Project Site
nV
e
Gre
cC ar ran Blvd Wedekind Rd

M 6
5
7
Sun Valley Blvd / El Rancho Dr El Rancho Dr / Sullivan Ln Sullivan Ln / Niblick Dr Sullivan Ln / Green Vista Dr
1 2 3 4
McCarran Blvd / El Rancho Drive McCarran Blvd / Sullivan Ln McCarran Blvd / Wedekind Rd
5 6 7
Figure 5
TRAFFIC EVALUATION
NO SCALE Existing Lane Configurations and Traffic Controls
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
ista D
r
4 Project Site
nV
e
Gre

M 6
5
7
1 2 3 4
1074 (571) 564
297 (193) 251
268 (195) 256

376 (200) 239
228 (136) 153

287 (188) 254
31 (4) 1
0 (1) 5
6 (4) 2
5 (1) 0
112 (84) 48 70 (330) 495 21 (6) 0 1 (6) 4

85 (73) 102 62 (41) 76 112 (247) 341 2 (0) 0
0 (0) 0 0 (1) 1
22 (31) 17 34 (34) 51 4 (2) 7 8 (10) 8
150 (78) 35 4 (27) 30
16 (11) 16
277 (886) 1305
24 (37) 36
63 (213) 364
10 (6) 2
2 (11) 15
116 (249) 346
89 (88) 55
117 (248) 336
29 (14) 22
McCarran Blvd / El Rancho Dr McCarran Blvd / Sullivan Ln McCarran Blvd / Wedekind Rd

5 6 7
308 (108) 107
220 (188) 268

133 (95) 91
13 (18) 21
24 (55) 93
63 (57) 75
23 (9) 16
2 (1) 1
0 (1) 1
152 (133) 41 17 (20) 39 67 (87) 68 132 (172) 220 72 (36) 23 29 (24) 34

1192 (831) 485 1299 (919) 1145 1171 (779) 435 1306 (882) 1088 1402 (982) 679 1420 (1055) 1315
67 (78) 79 58 (43) 72 37 (30) 15 12 (20) 31 47 (32) 11 209 (95) 100
7 (10) 8
2 (3) 0
55 (78) 141
42 (91) 119
53 (210) 224
20 (47) 62
44 (45) 75
35 (91) 126
10 (21) 32
AM Peak Hour Volume (Afternoon Peak Hour Volume) PM Peak Hour Volume
Figure 6
TRAFFIC EVALUATION
NO SCALE Existing Traffic Volumes
50%
Project Site
45%
5%
Figure 7
TRAFFIC EVALUATION
NO SCALE Project Trip Distribution
Legend
El R Stop Control
anc
ho
Dr Signalized Intersection
Roundabout
Existing Stop Control
Existing Signalized Intersection

Sul
li
van
Ln
en Vista Dr
e
Gr
d
McCarran Blv
Wedekind Rd
Rock Blvd
Figure 8
TRAFFIC EVALUATION
NO SCALE Wedekind Traffic Signal Alternative
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
ta D
r
4 Project Site
is
nV
e
Gre

M 6
5
7
1 2 3 4
1074 (571) 564
693 (320) 333
272 (222) 286

705 (307) 308
228 (136) 153

652 (307) 330
402 (131) 84
31 (4) 1
0 (1) 5
6 (4) 2
5 (1) 0
112 (84) 48 225 (549) 572 2 (0) 0 1 (6) 4 21 (6) 0 189 (267) 95
89 (80) 124 72 (55) 81 284 (490) 427
0 (0) 0 0 (1) 1 0 (0) 0 0 (0) 0
22 (31) 17 41 (44) 55 21 (26) 16
8 (10) 8 4 (27) 30 150 (78) 35 59 (83) 29
16 (11) 16
277 (886) 1305
38 (42) 39
63 (213) 364
47 (18) 10
2 (11) 15
304 (510) 437
29 (14) 22
89 (88) 55
146 (262) 358
124 (41) 26

5 6 7
315 (118) 110
227 (198) 271

143 (109) 96
59 (104) 110
13 (18) 21
80 (81) 84
75 (81) 42
36 (50) 18
10 (16) 6
157 (140) 63 17 (20) 39 82 (111) 141 147 (177) 223 95 (72) 133 51 (31) 39
1210 (860) 573 1340 (977) 1165 1186 (803) 508 1340 (930) 1105 1405(992) 686 1435 (1060) 1318
67 (78) 79 86 (82) 86 37 (30) 15 30 (44) 40 47 (32) 11 209 (95) 100
7 (10) 8
75 (27) 15
55 (78) 141
42 (91) 119
68 (215) 227
78 (66) 74
44 (45) 75
71 (103) 134
47 (33) 40
Figure 9
TRAFFIC EVALUATION
NO SCALE Existing Plus Project Traffic Volumes - Wedekind Traffic Signal Alternative
Legend
El R Roundabout
anc
ho
Dr Existing Stop Control
Existing Signalized Intersection
Sul
li
van
Ln
en Vista Dr
e
Gr
d
McCarran Blv
Wedekind Rd
Rock Blvd
Right-Out Only
Construct Center Median
Figure 10
TRAFFIC EVALUATION
NO SCALE Sullivan Lane Primary Access Alternative
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
Project Site
r
ista D 4
nV
e
Gre

M 6
5
7
1 2 3 4
1074 (571) 564
401 (225) 272
289 (246) 295

705 (308) 308
228 (136) 153

653 (308) 331
335 (112) 71
110 (36) 23
31 (4) 1
0 (1) 5
5 (1) 0
112 (84) 48 225 (549) 572 2 (0) 0 155 (225) 81 21 (6) 0 52 (73) 26
90 (80) 124 72 (55) 81 284 (490) 427
0 (0) 0 0 (1) 1 0 (0) 0 0 (0) 0
22 (31) 17 41 (44) 55 38 (51) 24
8 (10) 8 21 (51) 39 150 (78) 35 69 (97) 34
16 (11) 16
277 (886) 1305
39 (42) 39
63 (213) 364
83 (30) 17
2 (11) 15
167 (316) 368
66 (26) 29
89 (88) 55
183 (274) 365
124 (41) 26

5 6 7
150 (119) 100
325 (132) 116
237 (212) 277

65 (113) 113
13 (18) 21
91 (96) 89
75 (82) 42
2 (1) 1
0 (1) 1
160 (145) 78 17 (20) 39 85 (116) 156 147 (177) 223 95 (72) 132 51 (31) 39
1207 (855) 558 1334 (967) 1162 1183 (798) 493 1334 (921) 1102 1411 (1006) 696 1435 (1060) 1318
67 (78) 79 92 (92) 89 37 (30) 15 36 (54) 43 47 (32) 11 209 (95) 100
7 (10) 8
2 (3) 0
55 (78) 141
42 (91) 119
90 (222) 232
93 (71) 77
44 (45) 75
93 (110) 138
61 (38) 43
Figure 11
TRAFFIC EVALUATION
NO SCALE Existing Plus Project Traffic Volumes - Sullivan Lane Primary Access Alternative
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
r
Project Site
ista D 4
n V
e
Gre

M 6
5
7
1 2 3 4
McCarran Blvd / El Rancho Drive McCarran Blvd / Sullivan Ln McCarran Blvd / Wedekind Rd
5 6 7
Figure 12
TRAFFIC EVALUATION
NO SCALE 2040 Lane Configurations and Traffic Controls
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
r
Project Site
ista D 4
n V
e
Gre

M 6
5
7
1 2 3 4
1179 (628) 620
313 (208) 274
284 (210) 279

275 (164) 188
304 (203) 274
421(224) 268
31 (4) 1
1 (1) 5
6 (4) 2
5 (1) 1
112 (84) 50 80 (367) 550 21 (6) 1 1 (6) 4

85 (74) 102 62 (41) 76 133 (272) 370 2 (0) 0
0 (0) 1 0 (1) 1
22 (31) 20 39 (38) 57 4 (4) 10 8 (10) 8
150 (78) 35 4 (27) 30
16 (11) 16
306 (975) 1436
27 (41) 40
2 (11) 15
137 (276) 378
79 (259) 436
10 (6) 5
89 (88) 55
137 (275) 368
29 (14) 22

5 6 7
159 (113) 109
369 (129) 128
220 (188) 271

16 (21) 25
24 (55) 93
79 (72) 95
25 (9) 17
2 (1) 1
0 (1) 1
182 (159) 49 20 (24) 46 67 (87) 68 142 (172) 220 79 (39) 23 35 (24) 37

1451 (1016) 606 1569 (1127) 1403 1428 (960) 555 1572 (1076) 1323 1698 (1187) 822 1713 (1270) 1582
80 (93) 94 70 (52) 87 56 (47) 24 31 (41) 64 51 (35) 11 232 (104) 110
7 (10) 8
2 (3) 0
61 (86) 155
63 (72) 120
45 (118) 158
24 (44) 70
50 (109) 142
63 (252) 268
25 (57) 75
Figure 13
TRAFFIC EVALUATION
NO SCALE 2040 Traffic Volumes
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
r
Project Site
ista D 4
n V
e
Gre

M 6
5
7
1 2 3 4
1179 (628) 620
715 (339) 358
284 (210) 279

750 (331) 337
275 (164) 188

669 (322) 350
408 (135) 86
31 (4) 1
1 (1) 5
5 (1) 1
112 (84) 50 235 (586) 627 21 (6) 1 190 (273) 99

305 (515) 456 2 (0) 0
89 (81) 124 72 (55) 81 0 (0) 1 0 (1) 1
21 (28) 19 8 (10) 8
22 (31) 20 46 (48) 61 150 (78) 35 63 (110) 59
16 (11) 16
306 (975) 1436
41 (46) 43
79 (259) 436
47 (18) 13
2 (11) 15
326 (543) 473
89 (88) 55
137 (275) 368
153 (55) 48
5 6 7
227 (198) 274
169 (127) 114
376 (139) 131
59 (104) 110
96 (96) 104
77 (81) 43
36 (50) 18
16 (21) 25
10 (16) 6
187 (166) 71 20 (24) 46 82(111) 141 157 (177) 223 102 (75) 133 57 (31) 42
1469 (1045) 694 1610 (1185) 1423 1443 (984) 628 1606 (1124) 1340 1701 (1197) 829 1728 (1275) 1585
80 (93) 94 98 (91) 101 56 (47) 24 49 (65) 73 51 (35) 11 232 (104) 110
7 (10) 8
75 (27) 15
61 (86) 155
50 (109) 142
78 (257) 271
83 (76) 87
63 (72) 120
81 (130) 166
61 (56) 78
Figure 14
TRAFFIC EVALUATION
NO SCALE 2040 Plus Project Traffic Volumes - Wedekind Traffic Signal Alternative
1
Acre Ln
El
nc
Ra
ho
Clear
Dri
ve
Sulli
2
va
nL
n
3
Nibl
ick R
d
r
Project Site
ista D 4
n V
e
Gre

M 6
5
7
1 2 3 4
1179 (628) 620
423 (244) 297
301 (234) 288

750 (332) 337
275 (164) 188

670 (323) 351
329 (108) 69
116 (40) 25
31 (4) 1
1 (1) 5
5 (1) 1
112 (84) 50 235 (586) 627 2 (0) 0 154 (219) 77 21 (6) 1 53 (79) 30
90 (81) 124 72 (55) 81 305 (515) 456
0 (0) 0 0 (0) 0 0 (0) 1 0 (1) 1
22 (31) 20 46 (48) 61 38 (53) 27
8 (10) 8 17 (24) 9 150 (78) 35 73 (124) 64
16 (11) 16
306 (975) 1436
42 (46) 43
79 (259) 436
83 (30) 20
2 (11) 15
189 (349) 404
37 (12) 7
89 (88) 55
174 (287) 375
153 (55) 48
5 6 7
107 (111) 109
237 (212) 280
176 (137) 118
386 (153) 137
65 (113) 113
16 (21) 25
77 (82) 43
190 (171) 86 20 (24) 46 85 (116) 156 157 (177) 223 102 (75) 132 57 (31) 42
1466 (1040) 679 1604 (1175) 1420 1440 (979) 613 1593 (1105) 1329 1707 (1211) 839 1728 (1275) 1585
80 (93) 94 104 (101) 104 56 (47) 24 55 (75) 76 51 (35) 11 232 (104) 110
50 (109) 142
100 (264) 276
98 (81) 90
70 (82) 128
103 (137) 170
75 (61) 81
61 (86) 155
Figure 15
TRAFFIC EVALUATION
NO SCALE 2040 Plus Project Traffic Volumes - Sullivan Lane Primary Access Alternative
APPENDIX N
Site Plan Feasibility Study
Wild Creek Feasibility Study - 1
November 9th, 2017
Below is a list of opportunities and issues associated with Scenario 1
Opportunities:
• E-W 104 Overhead power lines remain
• Option for partial Regulation Golf Course to remain
• Minimal grading for potential school site and fields
Issues:
• Orr Ditch modification in SW corner of site
• Potential school site adjacent to McCarran Blvd. - noise/traffic concern
• Potential school site near residential neighborhoods - noise/traffic concern
• Traffic modification needed at Wedekind Rd.
• Existing Clubhouse and Executive Golf Course removed
• SE fields located in wetlands (require addn. approval)
Orr Ditch
E-W 104 Power Line
Road
Parking
Emergency Water Release

0 400’ 800’
Drainage Area
Fields
Fields
Tennis Courts
Fields
Potential School
Site
November 9th, 2017
Opportunities:
• Option for Executive Golf Course to remain
• Option for partial Regulation Golf Course to remain
• E-W 104 Overhead power lines remain
• Minimal grading for potential school site and fields
Issues:
• Orr Ditch modification along West side of site
• Potential school site placed in Emergency Water Release Drainage Area
• Existing Clubhouse removed
• Proposed school site near residential neighborhood - noise/traffic concern
• SE fields located in wetlands (require addn. approval)
Orr Ditch
E-W 104 Power Line
Road
Parking
Emergency Water Release 0 400’ 800’

Drainage Area
Potential School
Site
Tennis Courts
Fields
Fields
Fields
Executive Golf Course

November 9th, 2017
Below is a list of issues and opportunities associated with Scenario 3
Opportunities:
• Option for Executive Golf Course and Clubhouse to remain
• Proposed school site away from McCarran Blvd
• Proposed school site out of Emergency Water Release Drainage Area
• Proposed school site away from residential neighborhoods
• Option for no Orr Ditch modification
Issues:
• Fields located in Emergency Water Release Drainage Area
• E-W 104 Power Line modification
• Some fields away from potential school site
Orr Ditch
E-W 104 Power Line
Road
Parking

0 400’ 800’
Drainage Area
Tennis Courts
Fields
Potential School
Site
Fields
Fields
Fields
Existing Clubhouse and

Wild Creek Feasibility Study - 4A
November 9th, 2017
Below is a list of opportunities and issues associated with Scenario 4A
Opportunities:
• Option for no E-W 104 Power line modification
• Proximity of fields to potential school site
• Potential school site away from residential neighborhoods
Issues:
• Orr Ditch modification along East side of site
Orr Ditch
E-W 104 Power Line
Road
Parking
0 400’ 800’
Drainage Area
Tennis Courts
Potential School
Site
Fields
Fields
Fields

Wild Creek Feasibility Study - 4B
November 9th, 2017
Below is a list of opportunities and issues associated with Scenario 4B
Opportunities:
• Option for no E-W 104 Power line modification
• Proximity of fields to potential school site
Issues:
Orr Ditch
E-W 104 Power Line
Road
Parking

0 400’ 800’
Drainage Area
Tennis Courts
Fields Fields
Potential School
Site
Fields

November 9th, 2017
Opportunities:
• Potential school site away from McCarran Blvd
• Minimal grading for potential school site
Issues:
• Potential school site/fields located in Emergency Water Release Drainage Area
• E-W 104 Power Line modification (fields)
• Potential school site near residential neighborhood
Orr Ditch
E-W 104 Power Line
Road
Parking
0 400’ 800’
Drainage Area
Fields
Fields
Fields
Potential School
Site
Tennis
Courts
Fields

November 9th, 2017
Opportunities:
• Potential school site away from McCarran Blvd
• Potential school site out of Emergency Water Release Drainage Area
• Option for no Orr Ditch modification
• Option for no E-W 104 Power Line modification
Issues:
Orr Ditch
E-W 104 Power Line
Road
Parking
0 400’ 800’
Drainage Area
Potential School
Tennis Courts Site
Fields
Fields
Fields

APPENDIX O
Appraisal Report
AN APPRAISAL
OF
A 75± ACRE PORTION OF

THE WILDCREEK GOLF COURSE &
WATER RIGHTS ASSOCIATED WITH
WILDCREEK GOLF COURSE
GENERALLY LOCATED ON A PORTION OF
ASSESSOR’S PARCEL NUMBER 027-011-05,

OWNED BY
WASHOE COUNTY
PREPARED FOR
THE WASHOE COUNTY SCHOOL DISTRICT
FOR THE PURPOSE OF

ESTIMATING THE FOLLOWING VALUES
Value Scenario Date of Value

Market Value Range of 75± Acre Portion of
November 1, 2017
A.P.N. 027-011-05
Market Value Range of Municipal Water Rights
November 1, 2017
Associated with Subject Property
17-107
November 14, 2017
Mr. Mike Boster

School Planner
Reno, Nevada 89521
mboster@washoeschools.net
RE: Wildcreek Golf Course Property Appraisal
This is in response to your request for an appraisal of a 75.00± acre portion of the
Wildcreek Golf Course located in Sparks, Washoe County, Nevada. The 75.00± acre parcel is
located on a portion Washoe County Assessor’s Parcel Number 027-011-05. The subject
property is summarized in the chart below:
SUBJECT PROPERTY SUMMARY

Washoe County Gross Land Area Land Area Owner
Assessor’s Parcel # City County State (Entire Parcel) Appraised of Record
027-011-05 Washoe
Sparks Washoe Nevada 212.223± Acres 75.00± Acres*
(Portion) County
* Based Upon Acreage Provided by the Washoe County School District
The purpose of this appraisal report is to provide an opinion of the Market Value Range
of the subject property as of a current date of value. In addition, this appraisal report addresses
the Market Value Range on a per acre foot basis of water rights associated with the Wildcreek
Golf Course property. The client and intended user of the appraisal report is the Washoe County
School District. The intended use of the appraisal is for use by the Washoe County School
District to acquire the subject property for the development of a new high school.
17-107
Please be advised that in accordance with the requirements of the Uniform Standards of
Professional Appraisal Practice that I have not performed services as an appraiser or in any other
capacity regarding the property that is the subject of this appraisal within the three-year period
immediately preceding the date of this letter.
This is an Appraisal Report which is intended to comply with the reporting requirements
set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal
Practice. This report sets forth pertinent data, statistics, and other information considered
necessary to establish the market value range of the subject property as of the effective date of
valuation.
This appraisal has been prepared subject to the following Extraordinary Assumptions and
Hypothetical Conditions:
 The subject is currently zoned Public Facility. The client has requested that the appraisal
report addresses the Market Value of the subject property, based upon the Extraordinary
Assumption that the Public Facility zoning will remain in place on the subject property.
 The exact location of the 75± acres of land on the subject parcel has not yet been
finalized. Therefore, this appraisal report addresses the Market Value Range of a 75±
acre parcel of land; the Market Value Range conclusion is based upon the Extraordinary
Assumption that the 75± acres will be located on a portion of Washoe County Assessor’s
Parcel Number 027-011-05, and will have adequate dimensions for development of the
75± acres to its highest and best use.
 The subject property is a portion of a parcel which contains significant water rights.
Based upon the instructions of the client, this appraisal report addresses the Market Value
Range of water rights associated with the Wildcreek Golf Course on a per acre foot basis.
The Market Value Range conclusion for the water rights is based upon the Extraordinary
Assumption that the water rights are able to be utilized for municipal water service.
 The subject property is a 75.00± acre portion of a larger parcel. As the subject 75.00±
acre parcel is not a legally existing parcel, this report is subject to the Hypothetical
Condition that the 75.00± acre parcel is a legally existing parcel as of the effective date of
value.
17-107
After careful consideration of all data available, and upon thorough personal investigation
of the subject property and comparable properties analyzed, it is my opinion that the market
value of the subject property is set out as follows:
FINAL MARKET VALUE CONCLUSIONS

Property Value Property Rights Effective Date Market Value Range
Description Addressed Appraised Of Value Conclusion
75.00± Acre Portion of Market Fee Simple November 1, $1,500,000 to
Wildcreek Golf Course Value Interest 2017 $1,875,000*
Water Rights Associated Market Fee Simple November 1, $6,500 to $7,500
With Wildcreek Value Interest 2017 Per Acre Foot**
* Based Upon Extraordinary Assumption That Property Remains Zoned Public Facility (PF) & No Water Rights
** Based Upon Extraordinary Assumption That Water Rights can be Utilized for Municipal Water Service
Respectfully Submitted,
Scott Q. Griffin, MAI

Nevada Certified General Appraiser
License Number A.0003504-CG
17-107
TABLE OF CONTENTS
SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS ................................ 1

PURPOSE OF APPRAISAL .......................................................................................................... 2
VALUATION SCENARIOS .......................................................................................................... 2
DEFINITIONS OF PROPERTY RIGHTS APPRAISED .............................................................. 2
CLIENT, INTENDED USER & INTENDED USE OF THE APPRAISAL ................................. 2
MARKET VALUE DEFINED ....................................................................................................... 3
SCOPE OF APPRAISAL ............................................................................................................... 3
STATEMENTS OF LIMITING CONDITIONS ............................................................................ 4
REGIONAL MAP .......................................................................................................................... 5
RENO-SPARKS AREA MAP........................................................................................................ 6
RENO-SPARKS AREA ANALYSIS AND DESCRIPTION ........................................................ 7
OVERALL RENO/SPARKS RENT & VACANCY DATA-ALL UNIT TYPES ...................... 18
NEIGHBORHOOD MAP............................................................................................................. 30
NEIGHBORHOOD DESCRIPTION ........................................................................................... 31
AREA 3-WEST SPARKS/NORTH VALLEYS AVERAGE RENT & VACANCY DATA ...... 36
SUBJECT AERIAL MAP ............................................................................................................ 38
SUBJECT PHOTOGRAPHS ....................................................................................................... 39
SUBJECT PLOT MAP ................................................................................................................. 45
SUBJECT ZONING MAP............................................................................................................ 46
SUBJECT LAND USE MAP ....................................................................................................... 47
SUBJECT PROPERTY IDENTIFICATION AND SITE DESCRIPTION ................................. 48
SUBJECT ASSESSMENTS, TAXABLE VALUES ................................................................... 55
SUBJECT REAL PROPERTY TAXES (ENTIRE PARCEL)..................................................... 56
HIGHEST AND BEST USE ANALYSIS .................................................................................... 57
INTRODUCTION TO VALUATION ANALYSIS-LAND VALUE .......................................... 60
COMPARABLE LAND SALES SUMMARY ............................................................................ 61
COMPARABLE LAND SALES MAP ........................................................................................ 62
COMPARABLE LAND SALE PROFILE SHEET ..................................................................... 63
MARKET VALUE ANALYSIS & CONCLUSION ................................................................... 68
VALUATION ANALYSIS OF WATER RIGHTS ..................................................................... 79
EXPOSURE AND MARKETING TIME .................................................................................... 82
APPRAISERS’ CERTIFICATION .............................................................................................. 83
STANDARD ASSUMPTIONS AND LIMITING CONDITIONS .............................................. 85
QUALIFICATIONS OF APPRAISER ........................................................................................ 92
ADDENDA
TITLE REPORT
WATER RIGHTS REPORT
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SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS
027-011-05 Washoe
(Portion) County
SUBJECT PROPERTY CHARACTERISTICS SUMMMARY

Assessor’s Parcel Number 027-011-05 (Portion)
Site Address 3500 Sullivan Lane, Sparks, Washoe County, NV
Gross Land Area-Entire Parcel 212.223± Acres (9,244,434± Square Feet)
Parcel Size Appraised 75.00± Acres (3,267,000± Square Feet)
Property Type Currently Operated as a Golf Course (27 Total Holes)
Improvements 12,596± SF Clubhouse & Various Storage Buildings
Sparks Zoning Designation PF (Public Facility)
Sparks Land Use Designation CF (Community Facilities)
Flood Zone Unshaded Zone “X”
Highest & Best Use Conclusion* Public Facility Use*
* Based Upon Extraordinary Assumption That Property Remains Zoned Public Facility (PF)
DATES OF APPRAISAL
Date Description Date
Date of Inspection October 4, 2017 & November 1, 2017*
Effective Date of Value November 1, 2017
Completion Date of Appraisal November 14, 2017
* The subject property was originally inspected on November 1, 2017. A subsequent
peripheral inspection was completed on November 1, 2017

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PURPOSE OF APPRAISAL
The purpose of this appraisal report is to provide an opinion of the Market Value Range of the
subject property as of a current date of value.
VALUATION SCENARIOS
Property ID Valuation Premise Interests Appraised
Portion Washoe County Market Value Range of 75± Acre Portion
Fee Simple Interest
A.P.N. 027-011-05 of A.P.N. 027-011-05
Water Rights Associated Market Value Range of Municipal Water
Fee Simple Interest
With A.P.N. 027-011-05 Rights Associated with Subject Property
DEFINITIONS OF PROPERTY RIGHTS APPRAISED

Fee Simple Estate is defined as “Absolute ownership
unencumbered by any other interest or estate, subject only to
Fee Simple Estate Defined
the limitations imposed by the governmental powers of
taxation, eminent domain, police power, and escheat.” 1
CLIENT, INTENDED USER & INTENDED USE OF THE APPRAISAL

Client Washoe County School District
Intended User of Report Washoe County School District
The intended use of the appraisal is for use by the Washoe County
Intended Use of Report School District to acquire the subject property for the
development of high school.
DATES OF APPRAISAL
Date Description Date
Date of Inspection October 4, 2017 & November 1, 2017*
Effective Date of Value November 1, 2017
Completion Date of Appraisal November 14, 2017
* The subject property was originally inspected on November 1, 2017. A subsequent
peripheral inspection was completed on November 1, 2017
1 Source: The Dictionary of Real Estate Appraisal, Sixth Edition, Appraisal Institute, 2015, page 90.
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MARKET VALUE DEFINED
Market Value means the most probable price which a property should bring in a competitive and open
market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and
knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition
are the consummation of a sale as of a specified date and the passing of title from seller to buyer under
conditions whereby:
1) Buyer and seller are typically motivated;

2) Both parties are well informed or well advised, and acting in what they consider their own
best interests;
3) A reasonable time is allowed for exposure in the open market;
4) Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements
comparable thereto; and
5) The price represents the normal consideration for the property sold unaffected by special
or creative financing or sales concessions granted by any one associated with the sale.2
SCOPE OF APPRAISAL
 Physical inspection of the subject property, and analysis of subject property data provided by
the Washoe County Assessor’s Office, the Washoe County Recorder’s Office, the City of
Sparks, and other governmental agencies;
 Review of data provided by the client pertinent to the appraisal report;
 Identification and analysis of the subject market;
 Analysis and description of the subject property based upon my inspection of the property and
data provided by the client, Washoe County and the City of Sparks;
 Identification of the appraisal problem and description of the methodology of the appraisal
report;
 Analysis of the subject site as a portion of an identified property, as provided by the client;
 Description and analysis of the area appraised, including an analysis of the subject property’s
physical and legal attributes;
 Completion of a Highest and Best Use Analysis;
 Research of the Official Records of Washoe County, and other reliable sources for comparable
land sales data, including current listing data;
 Verification of the comparable land sales and listing data;
 Interviews with the real estate brokers, realtors, buyers and sellers with knowledge of the land
market in Northern Nevada;
 Completion of a Sales Comparison Approach to Value for the identified property;
 Estimation of the Market Value Range of the subject property as of the effective date of value;
 Analysis and determination of the Market Value Range of water rights included in the
appraisal;
 Analysis and determination of an appropriate exposure and marketing time for the subject
property;
 Preparation of an appraisal report.
2
Rules and Regulations, Federal Register, Vol. 55, No. 165, Page 34696, 12CFR Part 34.42(f)
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STATEMENTS OF LIMITING CONDITIONS
EXTRAORDINARY ASSUMPTIONS
An extraordinary assumption is defined as “An assumption, directly related to a specific
assignment, as of the effective date of the assignment results, which, if found to be false, could
alter the appraiser’s opinions or conclusions.”3 This appraisal has been prepared subject to the
following extraordinary assumptions:
 The subject is currently zoned Public Facility. The client has requested that the
appraisal report addresses the Market Value of the subject property, based upon the
Extraordinary Assumption that the Public Facility zoning will remain in place on the
subject property.
acre parcel of land; the Market Value Range conclusion is based upon the
Extraordinary Assumption that the 75± acres will be located on a portion of Washoe
County Assessor’s Parcel Number 027-011-05, and will have adequate dimensions for
development of the 75± acres to its highest and best use.
Based upon the instructions of the client, this appraisal report addresses the Market
Value Range of water rights associated with the Wildcreek Golf Course on a per acre
foot basis. The Market Value Range conclusion for the water rights is based upon the
Extraordinary Assumption that the water rights are able to be utilized for municipal
water service.
HYPOTHETICAL CONDITIONS
A hypothetical condition is defined as “a condition, directly related to a specific assignment,
which is contrary to what is known by the appraiser to exist on the effective date of the
assignment results, but is used for the purpose of analysis.”4 This appraisal has been prepared
subject to the following hypothetical conditions:
 The subject property is a 75.00± acre portion of a larger parcel. As the subject parcel
is not a legally existing parcel, this report is subject to the Hypothetical Condition that
the identified 75.00± acre parcel is a legally existing parcel as of the effective date of
value.
3 Source: USPAP 2016-2017 Edition, Definitions; The Appraisal Foundation, Page 3.

4 Source: USPAP 2016-2017 Edition, Definitions; The Appraisal Foundation, Page 3.
17-107 4
REGIONAL MAP
17-107 5
RENO-SPARKS AREA MAP
17-107 6
RENO-SPARKS AREA ANALYSIS AND DESCRIPTION
The Reno-Sparks metropolitan area is situated on the eastern slopes of the Sierra Nevada
Mountain Range in a large valley known as the Truckee Meadows. Two major freeways serve
the region. Interstate 80 runs in an east-west direction through Reno, while U.S. 395/I-580 runs
in a north-south direction through Reno. The following summarizes Reno’s vicinity to other
major metropolitan areas in the region.
MILES BETWEEN RENO & MAJOR METROPOLITAN AREAS

Market Direction From Reno Miles From Reno
San Francisco West/Southwest 190± Miles
Los Angeles Southwest 450± Miles
Portland Northwest 440± Miles
Salt Lake City East 520± Miles
Las Vegas Southeast 450± Miles
Phoenix Southeast 745± Miles
McCarran Boulevard is a ring road that encircles the Reno-Sparks area and facilitates
access between the various quadrants of the region. Overall, the Reno-Sparks area has very good
roadway and highway access.
The Reno-Sparks metropolitan area’s location is a positive amenity due to its proximity
to major California markets, as well as the recreational and scenic amenities afforded by its
proximity to the Sierra-Nevada Mountains and Lake Tahoe. Lake Tahoe is a 45-minute drive
from downtown Reno and is the second largest alpine lake in the world, with 72 miles of Lake
Frontage. Lake Tahoe also offers the greatest concentration of downhill skiing facilities in North
America.
The Truckee Meadows is located at an elevation of approximately 4,400 feet above sea
level and offers a semi-arid climate. The following chart summarizes weather data for the Reno
area.
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RENO WEATHER
The primary source of water for the region is the Truckee River, which originates at Lake
Tahoe, approximately 30 miles southwest of Reno, and terminates at Pyramid Lake
approximately 30 miles north of Sparks. The river flows through the heart of downtown Reno
and along the southern edge of Sparks. The Truckee River is a major recreational and scenic
amenity for the region.
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Population, Growth and Employment
Since 1970, the Truckee Meadows have been one of the fastest growing areas in the
nation, with the population increasing by over 100% by 1990. According to the Nevada State
Demographer’s Office at the University of Nevada, the population of Washoe County was
estimated to be 436,797 in 2014. The following summarizes historical population estimates for
the region.
HISTORICAL POPULATION ESTIMATES

Year 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Reno 214,371 220,613 223,012 218,143 217,282 222,801 229,859 232,243 235,371 238,615 242,158
Sparks 87,846 89,449 91,684 91,237 92,331 92,302 90,214 91,551 92,396 93,581 95,726
Unincorporated 106,868 107,999 109,137 107,252 107,766 106,490 107,131 108,530 109,030 109,750 110,432
Washoe 409,085 418,061 423,833 416,632 417,379 421,593 427,204 432,324 436,797 441,946 448,316
County
Source: Nevada State Demographer
The downturn in the economy has particularly impacted the labor force in Nevada,
although over the past two years unemployment has decreased significantly. Unemployment
rates for Nevada and individual counties in the state are summarized on the following chart.
NEVADA UNEMPLOYMENT DATA-SEPTEMBER 2017

Area Labor Force Employed Unemployed Rate
Nevada 1,457,790 1,385,527 72,263 4.96%
Carson City 24,789 23,609 1,180 4.76%
Churchill County 10,355 9,915 440 4.25%
Clark County 1,073,563 1,017,592 55,971 5.21%
Douglas County 22,382 21,374 1,008 4.50%
Elko County 27,035 26,124 911 3.37%
Esmeralda County 505 486 19 3.76%
Eureka County 1,078 1,047 31 2.88%
Humboldt County 8,099 7,769 330 4.07%
Lander County 3,157 3,036 121 3.83%
Lincoln County 2,032 1,945 87 4.28%
Lyon County 21,347 20,121 1,226 5.74%
Mineral County 2,036 1,939 97 4.76%
Nye County 16,291 15,228 1,063 6.53%
Pershing County 2,560 2,442 118 4.61%
Storey County 1,939 1,852 87 4.49%
Washoe County 235,951 226,555 9,396 3.98%
White Pine County 4,672 4,494 178 3.81%
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The unemployment rate for Washoe County and Nevada has historically averaged
between 1% and 2% below the national average. However, with the economic downturn which
began in 2008, Nevada was one of the hardest hit in the nation and currently has among the
highest unemployment rate in the country. Improvement has occurred in the employment
market, with the State of Nevada now under 5% unemployment. The following chart
summarizes the unemployment rate gap between the State of Nevada and the United States.
UNEMPLOYMENT GAP-UNITED STATES VERSUS NEVADA
Nevada offers one of the most liberal tax structures in the country. Nevada levies no
personal or corporate income tax. Nevada’s Freeport law exempts from taxation merchandise
warehoused, assembled or processed in the State of Nevada. Real estate taxes in the State of
Nevada are limited by State constitution to a maximum of $5 per $100 of assessed valuation.
The assessed valuation is 35% of the Assessor’s estimate of the taxable value of the property.
Although it is not located in Washoe County, construction of the new Tesla Gigafactory
in nearby Storey County within the Tahoe Reno Industrial Center is expected to have a huge
impact on the entire region. On September 5, 2014, Tesla announced that the Tahoe Reno
Industrial Park (TRIC), located east of Sparks, had landed the coveted Gigafactory. Over $1.25
billion in State of Nevada incentives were approved for development of the project. In return,
17-107 10
Tesla will be required to complete $5 billion in capital investments on the facility through 2028.
The cost for the building and site infrastructure will be $1.1 billion. Machinery and equipment
will account for the remaining $3.9 billion, including materials processing and product assembly.
Once the 5.5 million square foot facility reaches full operation, it will produce enough batteries
for 500,000 Tesla electric cars each year. As part of the deal, the USA Parkway extension was
fast-tracked; this $43 million project extends USA Parkway from its current terminus in TRIC, to
U.S. Highway 50 in Silver Springs, greatly reducing travel times between Interstate 80 and U.S.
Highway 50. In January 2015, Las Vegas-based Switch announced plans to build a 3 million
square foot data center project in the same industrial center. The project is expected to be built
in phases with a total of $1 billion in investment with it; the first phase was completed in 2017.
Gaming and Tourism Market

It is estimated that the Reno-Sparks area currently offers approximately 25,000 hotel and
motel rooms. The vast majority of the hotel-casino facilities are located within the downtown
Reno core area. As a result, this area is one of the primary employment centers in the Reno-
Sparks area. Additional hotel-casino developments are located in southern Reno along South
Virginia Street including the Atlantis Casino resort and the Peppermill Hotel/Casino. The Grand
Sierra Resort is located on the Reno-Sparks border and John Ascuaga’s Nugget is located east of
Reno in central Sparks. It is noted that the Nugget was recently purchased by a new owner and
is undergoing major renovations. The following chart summarizes the most recent data available
for gaming revenue for the Reno-Sparks/Washoe County area, as well as other areas within the
state.
GAMING WIN DATA
Source: Nevada Gaming Control Board
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Within the past decade, legalized gaming has continued to spread across the country and
gaming revenues for northern Nevada have been impacted. The opening of several Indian
casinos in the State of California in recent years and the proposed openings of several other
Indian Casinos in California have had a dramatic effect on the gaming economy in the Reno-
Sparks area. Over the past decade, several casinos in the downtown Reno market, including the
Sundowner Hotel Casino, the Comstock Hotel Casino, Fitzgerald, and the Golden Phoenix Hotel
Casino, have closed.
The following summarizes data provided by the Reno-Sparks Convention and Visitors
Authority, regarding visitor counts for the Reno-Sparks area.
ESTIMATED VISITOR COUNTS-RENO/SPARKS AREA
Source: Reno-Sparks Convention and Visitors Authority
Residential Market
The residential market in the Reno-Sparks area grew tremendously in the 1990’s and this
growth continued until 2006, when the residential housing crisis began. The downturn in the
residential market had a tremendous impact on residential development and sales within the
Reno-Sparks market, resulting in very limited new construction for the past five years. Although
the residential real estate market has struggled there are signs of recovery. The existing
residential home sales and prices are on the rebound. Market activity has increased significantly
in Northern Nevada in recent months and the residential market is on the rebound after a long
period of decline. Sale offers are reported at or above list prices and sellers are receiving
multiple offers.
The October 2017 Market Report presented by the Reno/Sparks Association of Realtors
reports that, “The recently released tax reform framework promises to lower taxes for the middle
class and create economic growth,” said John Graham, 2017 President of the Reno/Sparks
17-107 12
Association of REALTORS. “However, restricting the Mortgage Interest Deduction to just the
top 5 percent and repealing the deduction for state and local taxes would eliminate the time-
honored tax incentives of owning a home for current and prospective homeowners. It could also
lower the value of all homes by more than 10 percent and inhibit growth.”
 The October median price at $348,500 is up 4% from September and up 12% from a year
ago.
 October unit sales at 538 are down 12% from September and up 4% compared to October
2016.
 October new listings are down 5% at 536 compared to September and down 8% from one
year ago.
 The Reno market is a seller’s market, at 1.7 months supply of inventory. Months supply
of inventory is the time it would take to exhaust the active inventory at the current rate of
sales. The Reno/Sparks Association of REALTORS calculates the Months Supply of
Inventory by dividing active inventory by unit sales. Pending sales are excluded from the
calculation.
 Sales were down in October. Year-to-date sales are at a record high of 5,779. That's 266
sales or 5% increase over the same period in 2016.
 The October median sales for the Reno/Sparks area at $348,500 is up 12% from a year
ago. The median price has leveled the past three months, after a high for the year in July.
 New listing inventory has been on the decline since June of this year.
 The available active inventory is at new low at just 899 active available listings. In all
prices ranges except over $750,000, there a less than 3 months supply of inventory. Over
$750,000 there is 8 Months Supply of Inventory.
 The average days to contract are 49 in October down 8% compared to October 2016.
 Properties are remaining on the market an average of 88 days down 5% from October
2016.
 Sellers are receiving an average of 99% of list price level up less than 1% from October
2016.
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RENO-SPARKS OCTOBER 2017 MEDIAN PRICE SOLD
RENO-SPARKS OCTOBER 2017 UNITS SOLD
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RENO-SPARKS OCTOBER 2017 NEW LISTINGS
RENO-SPARKS OCTOBER 2017 PRICE PER SQUARE FOOT
17-107 15
RENO-SPARKS OCTOBER 2017 INVENTORY
RENO-SPARKS OCTOBER 2017 MONTHS SUPPLY OF INVENTORY
17-107 16
Improvement in the residential market is stimulating new construction. Most of the bulk
finished lots within the market have been purchased by developers; most of these lots were bank
owned during the recession. With job growth projected at over 50,000 new jobs in the coming
years, demand for new housing in the area is expected to be extremely strong.
Multifamily Market
The following summarizes data from the Apartment Survey, which is a quarterly survey
conducted by Johnson Perkins Griffin, LLC.
AVERAGE SIZE, RENT & VACANCY RATE BY UNIT TYPE

1 BED/ 2 BED/ 2 BED/ 3 BED/
CATEGORY STUDIOS 1 BATH 1 BATH 2 BATH 2 BATH TOWNHOME TOTALS
Average SF-By Unit Type 404 SF 720 SF 862 SF 1,042 SF 1,266 SF 1,263 SF 889 SF
Average Rent-By Unit Type $737 $1,071 $1,103 $1,346 $1,616 $1,396 $1,202
Average Rent/SF-By Unit Type $1.82 $1.49 $1.28 $1.29 $1.28 $1.11 $1.35
Indicated Vacancy Rate-By Unit Type 1.32% 2.21% 2.20% 2.60% 3.80% 1.89% 2.41%
OVERALL AVERAGE RENT & VACANCY-PRIOR & CURRENT QUARTER

Category 2nd Quarter 2017 3rd Quarter 2017 Change
Average Vacancy 1.17% 2.41% +124 Basis Points
Average Rent $1,194 $1,202 +$8 or +0.67%
COMPARISON OF RENTAL RATES & VACANCY RATES TO PRIOR QUARTER

AVERAGE RENT AVERAGE VACANCY
UNIT TYPE 2nd Qtr. 2017 3rd Qtr. 2017 Result 2nd Qtr. 2017 3rd Qtr. 2017 Result
Studio $715 $737 +$22 1.17% 1.32% +0.15%
1 Bedroom/1 Bath $1,060 $1,071 +$11 1.28% 2.21% +0.93%
2 Bedroom/1 Bath $1,081 $1,103 +$22 0.95% 2.20% +1.25%
2 Bedroom/2 Bath $1,353 $1,346 -$7 1.15% 2.60% +1.45%
3 Bedroom/2 Bath $1,595 $1,616 +$21 1.05% 3.80% +2.75%
Townhouse $1,338 $1,396 +$58 1.85% 1.89% +0.04%
TOTALS $1,194 $1,202 +$8 1.17% 2.41% +1.24%
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RENTAL AND VACANCY RATES BY SUB-MARKET AREA
AVERAGE RENT AVERAGE VACANCY
Area Sub-Market 2nd Qtr. 2017 3rd Qtr. 2017 Result 2nd Qtr. 2017 3rd Qtr. 2017 Result
1 Northwest Reno $1,301 $1,298 -$3 1.02% 1.76% +0.74%
2 Northeast Reno $1,081 $1,056 -$25 0.84% 0.99% +0.15%
3 W. Sparks/N. Valley $1,013 $1,064 +$51 1.62% 2.01% +0.39%
4 East Sparks $1,475 $1,406 -$69 1.86% 4.96% +3.10%
5 West Reno $1,007 $1,081 +$74 2.22% 1.33% -0.89%
6 Southwest Reno $1,050 $1,117 +$67 1.04% 3.44% +2.40%
7 Brinkby/Grove $815 $855 +$40 0.74% 0.41% -0.33%
8 Airport $924 $930 +$6 0.54% 0.54% 0.00%
9 Lakeridge $1,285 $1,369 +$84 1.60% 3.59% +1.99%
10 Southeast Reno $1,184 $1,186 +$2 0.49% 1.85% +1.36%
11 Downtown Urban $1,322 $1,371 +$49 4.64% 2.90% -1.74%
Overall Reno-Sparks $1,194 $1,202 +$8 1.17% 2.41% +1.24%
OVERALL RENO/SPARKS RENT & VACANCY DATA-ALL UNIT TYPES
Category 3rd Quarter 2017

Average Square Feet Per Unit Surveyed 889± Square Feet
Average Rent For Units Surveyed $1,202 Per Month
Average Rent Per Square Foot For Units Surveyed $1.35 Per Square Foot
Average Overall Vacancy Rate For Units Surveyed 2.41%
17-107 18
Industrial Market
In an effort to diversify the economic base of the area, community leaders have focused
upon the expansion of the industrial segment of the economy. The industrial industry has
experienced substantial growth over the past decade as a result of the region’s central location,
good transportation, infrastructure and liberal tax laws. At the present time, over 500 major U.S.
and foreign corporations have headquarters or located large facilities in the area, including
Amazon.com, International Gaming Technology (IGT), Barnes and Noble, Patagonia, Sherwin
Williams, Wal-Mart Distribution Center, J.C. Penney’s Catalog Distribution Center, and R.R.
Donnelley, one of the nation’s largest publishers.
On September 5, 2014, Tesla announced that the Tahoe Reno Industrial Park (TRIC),
located east of Sparks, had landed the coveted Gigafactory. Over $1.25 billion in State of
Nevada incentives were approved for development of the project. In return, Tesla will be
required to complete $5 billion in capital investments on the facility through 2028. The cost for
the building and site infrastructure will be $1.1 billion. Machinery and equipment will account
for the remaining $3.9 billion, including materials processing and product assembly. Once the
5.5 million square foot facility reaches full operation, it will produce enough batteries for
500,000 Tesla electric cars each year. As part of the deal, the USA Parkway extension will be
fast-tracked; this $43 million project will extend USA Parkway from its current terminus in
TRIC, to U.S. Highway 50 in Silver Springs, greatly reducing travel times between Interstate 80
and U.S. Highway 50; this road project is nearing completion.
As most major cities in the western portion of the United States are located within
relatively close proximity and driving time to Northern Nevada, the Reno-Sparks area is a major
distribution warehousing center. This development is further being enhanced by the favorable
tax environment in the state of Nevada. Leases for industrial users in the Reno-Sparks market
are typically based upon triple net lease terms. The CBRE Reno Industrial Market View 2nd
Quarter 2017 Report indicates the following:
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COMMENTARY-CBRE RENO INDUSTRIAL MARKET VIEW 2ND QUARTER 2017
The following charts summarize the overall and submarket industrial markets, and
include data related to rental rates and vacancies. The data is from the CBRE Reno Industrial
Market View 2nd Quarter 2017.
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INDUSTRIAL RENTS & VACANCIES BY SUBMARKET
HISTORICAL INDUSTRIAL DATA
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Retail Market
The Reno-Sparks area now offers three regional shopping centers and more than 100
neighborhood or local shopping centers. The three major regional centers are Meadowood Mall,
the Summit Sierra Mall, and the Legends at Sparks Marina.
According to the Nevada Department of Taxation 2010/2011 to 2015/2016 fiscal taxable

sales show an increase from year-to-date numbers for each of the past six years. The following
chart summarizes taxable sales totals for Washoe County from 1997/1998 (fiscal years).
WASHOE COUNTY TAXABLE SALES HISTORY

Fiscal Year Taxable Sales Percentage Change
1997/1998 $4,377,547,590 3.22%
1998/1999 $4,679,515,860 6.90%
1999/2000 $4,966,612,920 6.14%
2000/2001 $5,194,146,044 4.58%
2001/2002 $5,292,178,588 1.89%
2002/2003 $5,481,582,915 3.47%
2003/2004 $6,003,368,280 9.52%
2004/2005 $6,660,263,045 10.6%
2005/2006 $7,268,593,250 9.13%
2006/2007 $7,202,640,557 -0.91%
2007/2008 $6,823,700,706 -5.3%
2008/2009 $5,707,791,051 -16.35%
2009/2010 $5,176,981,699 -9.30%
2010/2011 $5,282,936,232 2.05%
2011/2012 $5,522,605,351 4.54%
2012/2013 $5,824,726,136 5.47%
2013/2014 $6,370,684,534 9.37%
2014/2015 $6,817,588,648 7.02%
2015/2016 $7,550,466,734 10.70%
2016/2017 $7,989,009,111 5.81%
Source: Nevada Department of Taxation
Leases for retail space in the Reno-Sparks market are typically based upon triple net lease
terms or modified gross lease terms. Under triple net lease terms, tenants typically pay a base
rental rate, and are also responsible for paying most operating expenses associated with the
property, including utilities, taxes, insurance, management, typical repairs and maintenance, and
other expense items. In multi-tenant projects, these additional fees are most often billed back to
tenants; these are often referred to as Common Area Maintenance (CAM) fees. The CBRE Reno
Retail Market View 2nd Quarter 2017 Report indicates the following:
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COMMENTARY-CBRE RENO RETAIL MARKET VIEW 2ND QUARTER 2017
The following charts summarize the overall and submarket retail markets, and include
data related to rental rates and vacancies. The data is from the CBRE Reno Retail Market View
2nd Quarter 2017.
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RETAIL RENTS & VACANCIES BY SUBMARKET
HISTORICAL RETAIL DATA
17-107 24
Office Market
The Reno-Sparks office market consists of a variety of product types, from older second
and third generation properties, to new, high-end Class A office space. Leases for professional
office uses in the Reno-Sparks market are typically based upon full service gross lease terms or
modified gross lease terms. Under full service gross lease terms, owners are responsible for all
operating costs associated with the building. Typically, these leases incorporate base year
expense stops, with tenants responsible for any increases in operating expenses over the base
year. Under modified gross lease terms, the tenant is typically responsible for utilities and
janitorial service. Due to increases in utility expenses, many property owners now market
properties on modified gross lease terms, with some even marketing properties on triple net lease
terms, in which the tenant is responsible for all operating expenses associated with the building.
The CBRE Reno Office Market View 3rd Quarter 2017 Report indicates the following:
COMMENTARY-CBRE RENO OFFICE MARKET VIEW 3RD QUARTER 2017
The following charts summarize the overall and submarket office markets, and include
data related to rental rates and vacancies. The data is from the CBRE Reno Office Market View
3rd Quarter 2017.
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OFFICE RENTS & VACANCIES BY SUBMARKET
HISTORICAL OFFICE DATA
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Construction Activity
Construction activity in the area was limited during the housing crisis, but has shown
signs of recovery. Within the Reno-Sparks market, building permits issued began to drop in
2006, and dropped every year through 2010; beginning in 2011, building permit activity
continued to increase through 2015. As the chart and graph below indicate, at the peak of the
market in 2005, 22,313 total building permits were issued in Washoe County, including the City
of Reno and the City of Sparks. In 2016, the latest full calendar year, 14,487 building permits, or
35% less than 2005, were issued.
BUILDING PERMITS ISSUED
(Reno, Sparks & Unincorporated Washoe County)
Transportation
The Reno-Tahoe International Airport serves the Reno-Sparks area. The airport offers
daily departures to over 30 North American destinations with non-stop or one-stop service. This
level of service is normally found in cities with populations four to five times the size of the
Reno-Sparks area. The following chart summarizes passenger statistics for the Reno-Tahoe
International Airport.
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RENO-TAHOE INTERNATIONAL AIRPORT STATISTICS
The Reno-Sparks area also has adequate rail service and bus service. The area has
excellent access to trucking facilities, with over 60 firms serving the Reno area. Rail service
through the area is provided by Union Pacific Railroad. The rail lines pass through downtown
Reno with most of the rail traffic involving freight transportation. Additionally, Amtrak
provides passenger rail service to the area.
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Hospitals, Education and Public Services
The Reno-Sparks area has four private general hospitals and one Veterans’
Administration hospital. While the area is considered to have good hospital facilities, the
hospitals in Nevada are some of the more expensive in the country. The two largest hospitals, St.
Mary’s and Renown, have both opened satellite hospitals in south Reno, and have both
undergone major expansions at their main facilities.
The Washoe County School District provides public schools. The University of Nevada-
Reno is situated on a 200-acre campus just north of downtown Reno. There are approximately
21,300 students currently enrolled at the University. The area is also served by the Truckee
Meadows Community College, which has an enrollment of approximately 11,600 students per
year.
Each of the municipalities in the Reno-Sparks area offers police and fire protection. Both
the police and fire protection is highly rated. Municipal recreational facilities in the Reno-Sparks
area include a number of golf courses, several indoor/outdoor swimming pools, numerous public
parks and several public libraries. RTC Ride provides public transportation to the region.
Summary
In summary, the Reno-Sparks area has experienced rapid population growth over the past
several decades due to the excellent quality of life. Historically, the gaming industry has been
the principal economic base for the area. With the legalization of gaming across the United
States, the area’s principal industry is experiencing a major challenge.
In response to this challenge, the National Bowling Stadium and Downtown Events
Center have been built, the Reno-Sparks Convention Center has been expanded and renovated,
special events have been expanded, the City of Reno is actively supporting downtown
revitalization, and a AAA professional baseball stadium was completed in April of 2009. Tesla
began construction on their new Gigafactory just east of Sparks in the Tahoe Reno Industrial
Park in 2014. The area has experienced success in broadening the economic base with the
expansion of the hi-tech and back office industries.
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NEIGHBORHOOD MAP
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NEIGHBORHOOD DESCRIPTION
The subject neighborhood is situated in the northwest portion of Sparks. The subject
neighborhood is bounded on the north by Sun Valley, the east by Pyramid Way, on the south by
the Interstate 80 freeway and on the west by the Sparks City Limits. The major roadways
servicing the subject neighborhood include North McCarran Boulevard, Sullivan Lane, Pyramid
Way, Prater Way, Oddie Boulevard, Rock Boulevard, Victorian Avenue, El Rancho Drive, the
U.S. 395 Freeway, and Interstate 80. The subject is situated in a neighborhood with a mixture of
commercial and residential uses. The subject neighborhood is felt to have good accessibility to
all portions of the Reno-Sparks area.
Major Roadways
The Interstate 80 Freeway, which forms the south boundary of the subject neighborhood,
is a limited access, all weather Freeway connecting the San Francisco Bay area as well as the
Sacramento area to the west with Salt Lake City to the east. The freeway, which lies north of the
downtown Reno casino and business core area, passes through the center of the downtown
Sparks core area. Access to the Interstate 80 Freeway in the subject neighborhood is from Rock
Boulevard, Pyramid Way and McCarran Boulevard. The Interstate 80 Freeway provides good
access from the subject neighborhood to the major employment centers of Reno and Sparks.
Prater Way extends in an east-west direction through the southern portion of the subject
neighborhood. This roadway is a four-lane, two-way, asphalt paved roadway improved with
concrete curbs, gutters, and sidewalks. Prater Way originates in east Sparks and terminates at the
Victorian Avenue and Fourth Street intersection near the Reno-Sparks city line. Prater Way
provides good access from Vista Boulevard in the eastern portion of the city of Sparks to the
northeasterly portion of the city of Reno.
Originating at its interchange with Interstate 80, Pyramid Way, also identified as State
Route 445, is a major north-south roadway through the eastern portion of the subject
neighborhood. This roadway is a four-lane, two-way, asphalt paved roadway improved with
concrete curbs, gutters, and sidewalks. The roadway provides a principal access into the
residential communities of Sparks in the Spanish Springs Valley area. Ultimately, the roadway
terminates at Pyramid Lake, 33 miles north of Sparks.
McCarran Boulevard is a limited access ring road that encircles the Reno-Sparks area.
McCarran Boulevard provides access to all parts of the Reno-Sparks area from the subject
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neighborhood. Construction of a major new interchange is nearing completion at the corner of
McCarran Boulevard and Pyramid Way, which was undertaken to alleviate traffic at this major
intersection.
Additional secondary roadways servicing the subject neighborhood include Oddie

Boulevard, Sullivan Lane, El Rancho Drive and Victorian Avenue. Oddie Boulevard is an east-
west roadway which has a full interchange with the U.S. 395 Freeway/I-580 in the western
portion of the neighborhood. Oddie Boulevard extends west under the Freeway, where it
becomes North Wells Avenue in Reno.
Sullivan Lane extends in a north-south direction and is a two-lane, two-way, asphalt-

paved roadway. Sullivan Lane originates at Prater Way and extends in a northerly direction
through the subject neighborhood with intersections at North McCarran Boulevard and
terminating at its intersection with El Rancho Drive. Portions of Sullivan Lane are improved
with streetlights, concrete curbs, gutters, and sidewalks.
El Rancho Drive extends in a north-south direction through the west-central portion of

the subject neighborhood. Portions of this roadway are improved with streetlights as well as
curbs, gutters and sidewalks. El Rancho Drive originates at Victorian Avenue in the southerly
portion of the subject neighborhood and extends north past North McCarran Boulevard and
terminates at its intersection with Clearacre Lane in the southerly portions of Sun Valley.
Victorian Avenue is a two-way, four-lane, asphalt paved roadway extending through the
southerly portions of Sparks and the subject neighborhood. Victorian Avenue originates at North
McCarran Boulevard in the central portion of the city of Sparks and extends westerly, paralleling
Interstate 80 before terminating at Prater Way.
Due to the close proximity to Interstate 80, the U.S. 395 Freeway, Oddie Boulevard,
Prater Way, Pyramid Way, McCarran Boulevard and Victorian Avenue, the subject
neighborhood is considered to have good accessibility to most portions of the Reno-Sparks area.
Commercial Uses
Development in the subject neighborhood includes a wide variety of commercial and
residential utilizations. The commercial uses are confined primarily to Pyramid Way, Oddie
Boulevard, Victorian Avenue and Prater Way. The majority of the remainder of the subject
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neighborhood involves residential uses including single family detached homes, condominium
and townhouse projects, mobile home parks and various apartment complexes.
The largest commercial developments in the subject neighborhood are located on both
sides of Oddie Boulevard and involve several neighborhood shopping centers. The
neighborhood shopping centers include Paradise Plaza, Silverada Mall and the Oddie Mall. The
Lowe’s home improvement store that was formerly located in the Silverada Mall was closed and
relocated to a new building located in the Legends shopping center in Sparks; the property has
been purchased by Renown Health for office space.
In addition to the aforementioned shopping centers, another shopping center is located in

the northwest portion of the subject neighborhood and is known as the Northtowne Marketplace;
this project was formerly anchored by a WalMart, which relocated. The former WalMart space
is currently occupied by a call center user. Other major tenants in this center include WinCo
Foods and a Pet Supercenter.
The Greenbrae East Shopping Center and the Greenbrae West Shopping Center are
located adjacent to each other, and are generally located on the north side of Greenbrae Lane,
between Pyramid Way and 4th Street. Across Pyramid Way from these centers is the Pyramid
Center, a shopping center anchored by Scolari’s supermarket. Each of these shopping centers is
older and is currently in fair to average condition.
The Sparks Mercantile Shopping Center is located at the southwest corner of Pyramid
Way and McCarran Boulevard in the northeast portion of the subject neighborhood. This center
is anchored by Raley’s supermarket, which had closed their store further south on Pyramid Way.
This good quality shopping center also includes a variety of pad and in-line tenants, including
Starbucks, Bully’s restaurant and McDonald’s.
In addition to the major shopping centers servicing the subject neighborhood, there are
several smaller strip centers. The Sierra Center is located at the intersection of Sullivan Lane
and Greenbrae Drive and the Ross Center is located at the west side of Rock Boulevard, south of
Merchant Street. There are also several freestanding retail-commercial and restaurant buildings
along Oddie Boulevard.
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While the primary commercial developments on Oddie Boulevard are shopping centers,
the commercial development on Prater Way and Victorian Avenue generally include older,
freestanding retail-commercial and shop buildings. At the present time, Victorian Avenue is
primarily improved with older commercial buildings including weekly motels, car lots, repair
shops, convenience stores and a variety of retail businesses. For the most part, this portion of the
neighborhood has seen little new construction and many of the businesses situated along this
section of Victorian Avenue are older single-family residences which have been converted to
commercial uses.
Within the eastern portion of the neighborhood, between 15th Street and Pyramid Way,
Victorian Avenue is known as Victorian Square, and is improved with a hotel-casino and
ancillary uses including restaurants, bars and retail shops. Development of Victorian Square is
the result of the efforts of the Sparks Redevelopment Agency, and has transformed this section of
Victorian Avenue into a large pedestrian walkway with public areas, decorative sidewalks, and
outdoor lighting and landscaped areas. Recent new developments in Victorian Square include
several new apartment complexes, including Fountainhouse and Square One, as well as The
Bridges, which is currently under construction. Additionally, a movie theater in Victorian
Square is being converted to a luxury movie theater. Several other major projects are planned
for Victorian Square, with hopes to make the area a walkable downtown living and shopping
area.
Victorian Square is also home to a transit center, named Centennial Plaza. This center
was developed by the Regional Transportation Commission on the south side of Victorian
Avenue, between 14th Street and extending west of 15th Street. This transit center has 15 covered
bus bays and resembles a railroad roundhouse.
Victorian Square is the primary tourist attraction in the city of Sparks and a number of
special events, including a major rib cook-off, chili cook-offs, farmer’s markets, craft fairs and
parades are held annually.
The largest hotel-casino in Sparks is located in Victorian Square; John Ascuaga’s Nugget
offers 75,000 square feet of gaming area, approximately 110,000 square feet of convention
space, and 1,382 hotel rooms with a variety of restaurants, lounges and showrooms. The
Nugget is one of the more popular hotel-casinos in northern Nevada, and has expanded several
times over the past 20 years. The Nugget also includes a multi-level parking garage located to
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the east of the hotel-casino and south of Interstate 80. Recent major upgrades have been made to
the property by new ownership.
From Pyramid Way to Nichols Boulevard, the north side of Victorian Avenue is
improved with a variety of older commercial buildings and converted single family residences.
East of Pyramid Way, the south side of Victorian Avenue abuts the right-of-way of Interstate 80.
Residential Uses
In addition to the commercial developments in the subject neighborhood, a majority of
the neighborhood is improved with residential uses including detached single-family residences,
duplexes, townhomes, condominiums, mobile home parks and apartments.
A majority of the single-family residential development in the subject neighborhood have

average quality detached homes ranging in size from 800 square feet to 1,800 square feet.
These homes are typically 30 to 60 years old and are in fair to average condition at the present
time. In addition to the single-family residential developments in the subject neighborhood there
are several mobile home parks. These mobile home parks generally are older, lesser quality
units typically in fair to average condition at the present time.
Within Victorian Square, new residential developments are currently taking place. Reno
based Silverwing Development completed construction of Fountainhouse west of and adjacent to
the movie theater. Fountainhouse is a multi-use, residential/retail community located in
Victorian Square. This project has 236 multi-family units and 8,400 square feet of retail space.
Also in Victorian Square, LandCap Investment Partners completed the renovation of the
former Silver Club Hotel, a six-story building, into 100 urban style apartments called Square
One. The entire building was renovated with modern, contemporary styled updates.
For the most part, existing apartment developments in the subject neighborhood primarily
are two-story or three-story garden style apartment projects. The apartment complexes located
throughout the neighborhood include Sandpebble Apartments, Spanish Oaks Apartments,
Stonegate Apartments, Sierra Woods Apartments, Sierra Point Apartments, Lansdowne House
Apartments, Courtside Garden Apartments, Sierra View Apartments and The Village at
Wildcreek Apartments.
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There are also many smaller, multi-family residential developments scattered throughout
the subject neighborhood. These developments typically range in size from 4 to 16 units and
typically range in age between 5 and 25 years. Most of the smaller multi-family residential
developments are average quality construction and are in average condition at the present time.
The Northern Nevada Community Housing Resource Board (NNCHRB) has developed the
Aspen Village affordable housing project located on Sullivan Lane in Sparks, and they are
currently developing another project on Oddie Boulevard.
The subject is located within the West Sparks/North Valleys Apartment market. This
appraisal firm conducts a quarterly apartment survey. The data for the subject submarket, as of
the 3rd Quarter 2017, is set forth below.
AREA 3-WEST SPARKS/NORTH VALLEYS AVERAGE RENT & VACANCY DATA
Category 3rd Quarter 2017

Total Projects Surveyed 13 Projects
Total Units Surveyed 3,034 Units
Average Square Feet Per Unit Surveyed 861± Square Feet
Average Rent For Units Surveyed $1,064 Per Month
Average Rent Per Square Foot For Units Surveyed $1.24 Per Square Foot
Average Overall Vacancy Rate For Units Surveyed 2.01%
# of Projects Offering Concessions As Of Date Surveyed 2 Projects
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Other Uses
The subject neighborhood is centrally located with access to a wide variety of educational
facilities. A number of elementary schools are located within the subject neighborhood,
including Robert Mitchell Elementary School, Greenbrae Elementary School, Rita Cannan
Elementary School, Kate Smith Elementary School and Agnes Risley Elementary School.
Middle schools located in the subject neighborhood include Sparks Middle School and
George Dilworth Middle School. Sparks High School is located on 15th Street in the eastern
portion of the subject neighborhood. The University of Nevada, Reno campus is located
approximately three miles west of the subject neighborhood.
All utilities are available to the subject neighborhood including electricity, natural gas,
telephone service, sewer, water and cable television. Electricity and natural gas service is
provided by NV Energy, with the water service provided by Truckee Meadows Water Authority.
Sewer service to the subject neighborhood is provided by the City of Sparks. Telephone and
cable service are provided by various carriers.
There are a number of parks located within and in close proximity to the subject
neighborhood. The largest, Paradise Park, is located on the southwest corner of Oddie
Boulevard and El Rancho Drive. Paradise Park has a lake and a children’s playground area.
Other neighborhood parks and recreational facilities include Deer Park, Burgess Park and Oppio
Park. Additionally, the Wildcreek Golf Course is located within the subject neighborhood.
Summary
In summary, the subject neighborhood is the west portion of the city of Sparks.
Development within the subject neighborhood includes a mixture of commercial, residential,
multi-family and mobile home utilizations. In general, the single-family residences in the
subject neighborhood typically involve older, average quality homes in fair to average condition
at the present time. The multi-family residential developments range from duplexes to large
apartment complexes. Commercial development is primarily confined to the areas of Oddie
Boulevard, Pyramid Way, Victorian Avenue and Prater Way. The subject neighborhood, which
is an older, established area with second and third generation improvements, has recently seen
new development in the Victorian Square area, and reuse of existing vacated big box buildings.
The neighborhood will likely see some new commercial development in the future.
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SUBJECT AERIAL MAP
A.P.N. 027-011-05 OUTLINED IN YELLOW

SOURCE: WASHOE COUNTY GIS
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SUBJECT PHOTOGRAPHS
VIEW OF NORTH MCCARRAN BOULEVARD

FACING WEST IN THE VICINITY OF WILDCREEK GOLF COURSE
VIEW OF SULLIVAN LANE

FACING NORTH IN THE VICINITY OF WILDCREEK GOLF COURSE
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SUBJECT PHOTOGRAPHS
VIEW OF WEDEKIND DRIVE

FACING SOUTHWEST IN THE VICINITY OF WILDCREEK GOLF COURSE
VIEW OF AN EXISTING PARKING LOT LOCATED WEST OF THE WILDCREEK

GOLF COURSE AND EAST OF SULLIVAN LANE
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SUBJECT PHOTOGRAPHS
VIEW OF THE CLUBHOUSE BUILDING
VIEW OF A STORAGE BUILDING
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SUBJECT PHOTOGRAPHS
VIEW OF A PRACTICE GREEN
VIEW OF THE EXISTING GOLF COURSE
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SUBJECT PHOTOGRAPHS
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SUBJECT PHOTOGRAPHS
VIEW OF A POND ON THE SUBJECT PROPERTY
VIEW OF A CART PATH ON THE SUBJECT PROPERTY
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SUBJECT PLOT MAP
A.P.N. 027-011-05 FILLED IN YELLOW

A.P.N. Gross Land Area (Entire Parcel) Subject Property
027-011-05 212.223± Acres 75.00± Acres
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SUBJECT ZONING MAP
A.P.N. Zoning Entity Subject Zoning Designation

027-011-05 City of Sparks PF (Public Facility)
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SUBJECT LAND USE MAP
A.P.N. Master Plan Entity Subject Master Plan Designation

027-011-05 City of Sparks Community Facilities
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SUBJECT PROPERTY IDENTIFICATION AND SITE DESCRIPTION
027-011-05 Washoe
(Portion) County

Property Type Currently Operated as a Golf Course (27 Holes)
Improvements 12,596± SF Clubhouse & Various Storage Buildings
Sparks Zoning Designation PF (Public Facility)
Sparks Land Use Designation CF (Community Facilities)
SUBJECT PROPERTY LEGAL DESCRIPTION

Map Identification Township & Range
75.00± Acre Portion of Washoe County A Portion of Sections 31 & 32, Township 20 North,
Assessor’s Parcel Number 027-011-05 Range 20 East, M.D.B.& M.
SUBJECT PROPERTY GENERAL LOCATION

The subject property is a 75.00± acre portion of a 212.223± acre parcel located in Sparks,
Washoe County, Nevada. The subject is generally located on the northeast corner of North
McCarran Boulevard and Sullivan Lane, and north of Wedekind Road.
SUBJECT PROPERTY FRONTAGE/ACCESS

A.P.N. Road Frontage Access
North McCarran Boulevard, Sullivan Lane &
027-011-05 (Portion) Sullivan Lane
Wedekind Road
The subject property is currently accessed from Sullivan Lane along the site’s western
property line via curb cuts which provide access into public parking areas near the golf course
clubhouse.
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SUBJECT PROPERTY ZONING & LAND USE DESIGNATION & CONFORMANCE
City of Reno City of Reno Subject’s
A.P.N. Zoning Designation Land Use Designation Compliance
027-011-05
PF (Public Facilities) CF (Community Facilities) In Compliance
(Portion)
According to the City of Sparks, the subject is currently zoned Public Facilities and has a land
use of Community Facilities. The chart below summarizes allowed uses in the Public
Facilities zoning district, as set forth in the City of Sparks Municipal Code, and the
Community Facilities land use summary as provided by the City of Sparks.
PUBLIC FACILITIES ALLOWED USES
Permitted Use Conditional Use Administrative Review
Group Home RV Park School (Public or Private)
Life Care Cemetery
Halfway House Recreational Facility-Major
ATM Mining & Quarrying
Office Utility-Major
Church/Worship Center Utility-Minor
Correctional Institutions Renewable Energy Production
Public Maintenance Facility
Public Safety Facility
Social Assistance Services
College/Technical School
Personal Instructional Services
Hospital
Cultural Institution
Entertainment Facility/Theater
Park/Open Space
Recreational Facility-Minor
Bike Share Kiosk
Heliport
Transportation Passenger Terminal
Wireless Communication Tower
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SUBJECT PROPERTY TOPOGRAPHY CHARACTERISTICS
Washoe County Assessor’s Parcel Number 027-011-05 has level to steeply sloping,
undulating topography. In general, the northern and eastern portions of the site have steeper
topography which rises up to the northeast, while the south and west portions of the site have
level to gently sloping, undulating topography. The map below depicts the subject site’s
topography.
SUBJECT TOPOGRAPHY MAP
A.P.N. 027-011-05 OUTLINED IN YELLOW

PORTION BEING APPRAISED OUTLINED IN RED (APPROXIMATED)
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SUBJECT PROPERTY FLOOD ZONE INFORMATION
The subject property is located within an Unshaded Zone “X”. The Zone “X” designation does not
require flood insurance. It is noted that the subject is encumbered by the Orr Ditch, along with several
ponds. The map below depicts the subject’s flood zone, as provided by FEMA.
SUBJECT FLOOD ZONE MAP
IDENTIFIED LARGER PARCEL OUTLINED IN YELLOW (APPROXIMATED)
Flood Zone FEMA Effective Date of

A.P.N. Designation Map # Flood Zone Designation
027-011-05 32031C3045G &
Unshaded Zone “X” March 16, 2009
(Portion) 32031C3034G
SOURCE: FEMA
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SUBJECT PROPERTY ENVIRONMENTAL ANALYSIS
The following sets forth general findings and conclusions set forth in a Phase I Environmental Site
Assessment prepared by McGinley & Associates on September 14, 2017. The appraisal report has
been completed assuming the data set forth in the Phase I, which found no major items of hazardous
substances or environmental concerns on the site.
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SUBJECT PROPERTY WATER RIGHTS
Washoe County Assessor’s Parcel Number 027-011-05, which the subject is a portion of, does have
appurtenant water rights. According to Ms. Vivian Carvin, who researched water rights on the
property, the subject includes portions of Permit Numbers 78563 and 78564. The following
summarizes Ms. Carvin’s findings, as provided to Wood Rodgers in a letter dated October 5, 2017.
In addition to the above water rights, the subject ownership has also reportedly transferred 448.88±
acre feet of Truckee River water rights to the Truckee Meadows Water Authority (TMWA), in order to
utilize 500± acre feet of effluent on the existing golf course on the property. The Market Value
analysis for the 75.00± acres does not include water rights. A separate analysis of water rights will
address the Market Value Range of water rights on the subject site which are assumed to be usable for
municipal water service.
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SUBJECT PROPERTY UTILITIES & PUBLIC SERVICES
Utility Service Provider Availability
Electricity NV Energy On-Site
Gas Service NV Energy On-Site
Telephone Various Carriers On-Site
Water TMWA On-Site
Sewer City of Sparks On-Site
Internet Various Carriers On-Site
Fire Protection City of Sparks Fire Department Covered
Police Protection City of Sparks Police Department Covered
The subject currently has immediate access to electricity, water, gas, phone and internet
services. In addition, the subject site does have access to an effluent line, which is reportedly
located toward the southeast portion of the site, and effluent can be utilized for irrigation on
the site.
SUBJECT PROPERTY EASEMENTS

Title Report Provided Title Company Effective Date Title Report ID
Yes Ticor Title of Nevada, Inc. 06/07/2017 017-02907-TO
Prior to issuance of this appraisal report, I was provided with a Title Report prepared by Ticor
Title of Nevada, Inc. This report indicates numerous exceptions to coverage, including many
easements encumbering the entire property. A copy of the Title Report is set forth in the
Addenda of this report. Based upon a review of the Title Report, and based upon discussions
with the client and representatives of Wood Rodgers, Inc., the easements do not materially
impact the development potential of the site. It is noted that various utility easements,
including power line easements, must be accounted for in any development of the subject
property.
SUBJECT PROPERTY EARTHQUAKE ZONE

The subject region is located in a zone which encompasses areas which have a number of
local faults and where there is a relatively strong probability of moderate to strong seismic
activity. The Uniform Building Code does require special construction techniques as a result
of earthquake hazards. Additionally, a structural engineer typically reviews plans for
residential and commercial buildings in order to assess earthquake hazards. As a result, for
the purposes of this analysis, it is being assumed that the subject property is not impacted by
earthquake hazards to a greater degree than is typical for the area.
SUBJECT PROPERTY SOIL CHARACTERISTICS

A survey of the soils on the subject site has not been provided to me. This appraisal report
and the market value conclusions set forth in the report, assume that the subject soils have
sufficient load bearing properties for development of the site to its highest and best use.
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SUBJECT PROPERTY IMPROVEMENTS
The subject property is improved with an 18-hole golf course, a 9-hole executive par 3 course,
a driving range, a 12,596± square foot clubhouse building constructed in 1979, a storage
building, a covered picnic structure, various irrigation equipment and other improvements
associated with the golf course. Additionally, the subject is improved with various parking
areas and cart paths. Improvements on the site were in average condition as of the date of
inspection.
SUBJECT SALES & USE HISTORY

Recorded Sales- Currently Under Currently Listed
A.P.N. Last 10 Years Contract For Sale
027-011-05 (Portion) No No No
The subject property has not been involved in any arm’s length transactions over the past 10-
year period. The client of this report, the Washoe County School District, has expressed an
interest in purchasing the subject property for the development of a new high school on the
site.
SUBJECT ASSESSMENTS, TAXABLE VALUES

A.P.N. 027-011-05 (ENTIRE PARCEL)
The taxable value of the property is based upon the Assessor’s estimate of the full cash value
of the site. The taxable value of the improvements is based upon the replacement cost new of
the improvements which the Assessor estimates utilizing Marshall Valuation Service a
nationally recognized and accepted cost estimating publication. Straight line depreciation of
1.5% per year is deducted from the replacement cost new of the improvements.
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SUBJECT REAL PROPERTY TAXES (ENTIRE PARCEL)
A.P.N. 027-011-05
The subject property is owned by Washoe County, and is therefore exempt from real property
taxes. If the property were to be owned by a private entity, the property would be subject to
real property taxes.
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HIGHEST AND BEST USE ANALYSIS
Highest and best use is defined in the 6th Edition of The Dictionary of Real Estate
Appraisal (Appraisal Institute, Chicago, 2015) as:
1. The reasonably probable use of property that results in the highest value. The four
criteria that the highest and best use must meet are legal permissibility, physical
possibility, financial feasibility, and maximum productivity.
2. The use of an asset that maximizes its potential and that is possible, legally permissible,
and financially feasible. The highest and best use may be for continuation of an asset’s
existing use or for some alternative use. This is determined by the use that a market
participant would have in mind for the asset when formulating the price that it would be
willing to bid. (IVS)
3. The highest and most profitable use for which the property is adaptable and needed or
likely to be needed in the reasonably near future. (Uniform Appraisal Standards for
Federal Land Acquisitions)
Physically Possible
The subject property is a 75.00± acre portion of a 212.223± acre parcel. The subject
parcel is summarized in the chart below.

Property Type Currently Operated as a Golf Course (27 Holes)
Improvements 12,596± Square Foot Clubhouse
City of Sparks Zoning Designation PF (Public Facility)
City of Sparks Land Use Designation CF (Community Facilities)
The subject property has adequate physical characteristics for development. The subject
site has sufficient size, adequate shape, utilities immediately available, and adequate topography
and soils for development. The subject site is encumbered by the Orr Ditch as well as several
ponds, which must be addressed if the property were to be developed; the Orr Ditch could be
incorporated as open space in a development, or could be undergrounded through the property.
Overall, the physically possible uses of the site include a wide variety of development
possibilities, including commercial and residential uses.
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Legally Permissible
The following summarizes the subject’s current zoning and land use designations, and
discusses zoning on the site.
SUBJECT PROPERTY ZONING & LAND USE DESIGNATION & CONFORMANCE

City of Reno City of Reno Subject’s
A.P.N. Zoning Designation Land Use Designation Compliance
027-011-05
PF (Public Facilities) CF (Community Facilities) In Compliance
(Portion)
According to the City of Sparks, the subject is currently zoned Public Facilities and has a land
use of Community Facilities. The chart below summarizes allowed uses in the Public
Facilities zoning district, as set forth in the City of Sparks Municipal Code, and the
Community Facilities land use summary as provided by the City of Sparks.
PUBLIC FACILITIES ALLOWED USES
Permitted Use Conditional Use Administrative Review
Group Home RV Park School (Public or Private)
Life Care Cemetery
Halfway House Recreational Facility-Major
ATM Mining & Quarrying
Office Utility-Major
Church/Worship Center Utility-Minor
Correctional Institutions Renewable Energy Production
Public Maintenance Facility
Public Safety Facility
Social Assistance Services
College/Technical School
Personal Instructional Services
Hospital
Cultural Institution
Entertainment Facility/Theater
Park/Open Space
Recreational Facility-Minor
Bike Share Kiosk
Heliport
Transportation Passenger Terminal
Wireless Communication Tower
This appraisal report, and the market value conclusions set forth in the report, are based
upon the Extraordinary Assumption that the subject site will remain in the Public Facility (PF)
zoning district. As is indicated in the chart above, legally permissible uses on a PF zoned
property are limited to uses associated with public uses, and do not include residential, industrial,
or retail development. It is noted that office uses are an allowed use, as are various public uses
such as schools and hospitals.
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Financially Feasible & Maximally Productive
The highest and best use of the subject property must be financially feasible and represent
the maximally productive use of the property. To be financially feasible, there must be adequate
demand to support the highest and best use of the property.
The subject, under its current and assumed PF zoning designation, would allow various
public facility uses and office development. Development with residential, retail or industrial
would not be allowed for the most part, unless it was part of a Public Facility use.
Based upon the physically possible uses of the property, and based upon the subject’s
current and assumed Public Facility zoning, I have determined that the highest and best use of
the site would be for development or use with a Public Facility use. The client of this appraisal
report intends to purchase the site for development with a new high school, which would
represent a maximally productive use of the site.
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INTRODUCTION TO VALUATION ANALYSIS-LAND VALUE
There are three approaches to value an appraiser generally must consider in estimating
the value of a property. These approaches include the Cost Approach, the Income Approach and
the Sales Comparison Approach.
Valuation Techniques
This appraisal is being prepared for the purpose of estimating the Market Value of the
identified subject property as of the effective date of value. As this appraisal report is addressing
the Market Value of vacant land, the Sales Comparison Approach to Value is the method utilized
to determine the Market Value of the larger parcel.
The Sales Comparison Approach is based upon the principal of substitution, which holds
that the value of a property tends to be set by the price that would be paid to acquire a substitute
property of similar utility and desirability. In valuing the Fee Simple Market Value of the
subject property as of the effective date of value, the Sales Comparison Approach to Value will
be completed. This approach to value is felt to represent the best indicator of market value for
the subject property as of the effective date of value.
Selection of Sales
In selecting comparable land sales data, I have researched the Official Records of
Washoe County, interviewed numerous realtors and brokers in the market, and have researched
other providers of real estate data in the market including Multiple Listing Service, CoStar, and
Loopnet. The chart below summarizes the sales data utilized to value the subject parcel, which is
followed by a sales map, profile sheets and the valuation of the subject property as of the
effective date of value.
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COMPARABLE LAND SALES SUMMARY
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COMPARABLE LAND SALES MAP
* All Sales Inspected & Photographed by Scott Griffin, MAI
17-107 62
COMPARABLE LAND SALE PROFILE SHEET
SALE 1
Property Type: Vacant Land Submarket: Stead

Address: North Virginia Street City Reno
General Location: S. Side UPRR, S. of Stead/395 Exit County: Washoe
A.P.N.: 082-083-07 State: Nevada
Topography: Level to Steep/Undulating Frontage: Dirt Road via North Virginia Street
Zoning: Industrial, CC, Open Space Utilities: Electricity/Phone Adjacent
Parcel Acreage: 239.292± Acres Water Rights: None Included
Parcel Square Feet: 10,423,560± Square Feet Improvements: None-Vacant
Recording Date: June 23, 2016 Price Per Acre: $11,283
Sale Price: $2,700,000 Price/Square Foot: $0.26
Document #: 4602756 Terms of Sale: Cash to Seller
Transfer Taxes: $11,070.00 Conditions of Sale: None Noted
Grantor: Sierra Front LLC Time on Market: N/A
Grantee: Ladera North Valley LLC, et al. Verification: Public Records
Comments: This sale is a 239.292± acre parcel located on the southwest side of the Union Pacific Railroad, just southwest
of the Stead Exit in the Stead area of north Reno, Nevada. This property has an access agreement with the railroad, which
allows access onto the site. The property slopes up to the south and west, and has level to steeply sloping, undulating
topography. The site is incorporated into the City of Reno, and has mixed zoning which includes Industrial, Community
Commercial, and Open Space. Other than zoning, the site had no development approvals. The purchase did not include any
water rights.
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SALE 2
Property Type: Vacant Land Submarket: Pleasant Valley

Address: 134 Andrew Lane City Unincorporated
General Location: South Side S. Virginia Street County: Washoe
Topography: Level to Steep/Undulating Frontage: Andrew Lane & S. Virginia St.
Zoning: GR (General Rural) Utilities: Electricity, Phone, Old Well
Parcel Acreage: 35.903± Acres Water Rights: 23 Acre Feet (Steamboat Creek)
Recording Date: December 14, 2016 Price Per Acre: $17,408
Sale Price: $625,000 Price/Square Foot: $0.40
Document #: 4662009 (Re-Recorded 4662440) Terms of Sale: Cash to Seller
Grantor: Naomi E. Braun Time on Market: 1,740 Days
Grantee: Willey Land, LLC Verification: Shelly Dougherty-ERA Realty
Comments: This sale is a 35.903± acre parcel located on the south side of South Virginia Street (Old U.S. 395 Highway),
and east of Andrew Lane in Pleasant Valley, an unincorporated area south of Reno, Nevada. This property was listed for
almost five years, with an initial asking price of $1,299,000 in March of 2012. The list price was reduced over several years,
and the property was listed at $689,000 when it finally sold in December 2016 for $625,000. The sale included 23± acre feet
of Steamboat Creek water rights. The site includes a large meadow area with level to gently sloping topography, and the
south portions of the site have moderate to steeply sloping topography. The lower portions of the site are located in a Flood
Zone “A”, with some areas being in the floodway. An older well was on the property, but it had not been utilized in many
years.
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SALE 3
Property Type: Vacant Land Submarket: Spanish Springs

Address: 350 Calle De La Plata City Sparks Sphere of Influence
General Location: North Side Calle De La Plata County: Washoe
Topography: Level Frontage: Calle De La Plata
Zoning: MDS (Medium Density Suburban) Utilities: Must be Extended
Recording Date: May 5, 2017 Price Per Acre: $27,357
Grantor: Jacie, LLC, et al. Time on Market: Several Years
Grantee: SP 58 LLC Verification: Samuel Douglass-John Uhart RE
Comments: This sale is a 58.487± acre parcel located on the north side of Calle De La Plata, 675± feet east of Pyramid
Highway in the northern portion of Spanish Springs, Washoe County, Nevada. The site was originally listed along with two
other adjoining parcels. The property is located south of Shadow Ridge Estates. The property was listed for several years.
The sale did not include any water rights. The site was zoned a mix of Medium Density Suburban, Industrial and
Neighborhood Commercial, but the buyer rezoned the parcel during the escrow period to all Medium Density Suburban,
which allows three residential units per acre. The buyer obtained a tentative map with approximately 161 homesites, and is
reportedly close to selling the property again to a developer with approvals in place for a subdivision.
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SALE 4
Property Type: Vacant Land Submarket: South Reno

Address: No Physical Address City Reno
General Location: West Side I-580 County: Washoe
Topography: Level to Moderate Frontage: I-580 Right-of-Way
Zoning: Mixed Use Utilities: Must be Extended
Recording Date: May 22, 2017 Price Per Acre: $67,500
Grantor: Nell J. Redfield Foundation Time on Market: Approximately 3± Years
Grantee: Chilkur LLC Verification: Public Records
Comments: This sale is a 66.667± acre parcel located on the west side of the I-580 Freeway right-of-way, southeast of the
Redfield Campus along Mt. Rose Highway in the south portion of Reno, Washoe County, Nevada. Access to this site is
through the Redfield Campus, although at the time of sale only dirt roads provided access to the site. The property has level
to moderately sloping topography, and enjoys good visibility from the I-580 Freeway. The property is zoned Mixed Use,
which allows a wide variety of commercial and residential developments. Prior to development, the site will require the
extension of utilities. No water rights were included in the sale. The property was originally listed for $6 million.
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SALE 5
Property Type: Vacant Land Submarket: Southwest Reno

Address: 8900 Lakeside Drive City Reno
General Location: SWC Lakeside Dr. & Holcomb Ln. County: Washoe
Topography: Level to Moderate Frontage: Lombardi Lane
Zoning: HDR, MDR & GR Utilities: Electricity & Phone
Parcel Acreage: 72.800± Acres Water Rights: 217.64 Acre Feet Surface Rights
Recording Date: June 12, 2017 Price Per Acre: $53,571
Grantor: Deborah C. Day, Trustee Time on Market: Approximately 3± Years
Grantee: Chilkur LLC Verification: David Geddes-Dickson Commercial
Comments: This sale is a 72.80± acre parcel located at the southwest corner of Lakeside Drive and Holcomb Lane, along the
west side of Lombardi Lane in southwest Reno, Washoe County, Nevada. This property is known as the Shadow Canyon
Ranch, and has been utilized for pasture in the past. The sale included 217.64± acre feet of water rights. At the time of sale,
the property was listed for $4,250,000. The property is zoned a mix of High Density Rural (HDR), Medium Density Rural
(MDR), and General Rural (GR).
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MARKET VALUE ANALYSIS & CONCLUSION
In analyzing the Market Value of the subject property, a total of four land sales and one
land listing were considered. The chart below summarizes the sales and listing.
SUMMARY OF LAND SALES ANALYZED

Sale Property ID A.P.N. Date of Sale Sale Price Land Acres Price Per Acre
1 Vacant Land-Stead Area 082-083-07 6/23/2016 $2,700,000 239.292 AC $11,283
2 Steamboat Creek Parcel 017-430-01 12/14/2016 $625,000 35.903 AC $17,408
3 The Village at the Peak 534-571-01 5/5/2017 $1,600,000 58.487 AC $27,357
4 Redfield Campus Business Park 144-070-03 5/22/2017 $4,500,000 66.667 AC $67,500
5 Shadow Canyon Ranch 041-130-58 6/12/2017 $3,900,000 72.800 AC $53,571
LOW 6/23/2016 $625,000 35.903 AC $11,283
HIGH 6/12/2017 $4,500,000 239.292 AC $67,500
AVERAGE 2/13/2017 $2,665,000 94.630 AC $35,424
MEDIAN 5/5/2017 $2,700,000 66.667 AC $27,357
Discussion of Adjustments
The comparable properties utilized in this analysis will be compared and correlated to the
subject property based upon several adjustment criteria. These include property rights conveyed,
financing terms, conditions of sale, market conditions, location, physical characteristics,
zoning/use, and non-realty components of value. The sales will be analyzed based upon a sale
price per acre basis.
Within the adjustment to sales section, most adjustments made will be qualitative
adjustments, due to a lack of sale and resale activity from which to garner quantitative
adjustments. In qualitatively adjusting the sales, an upward (+) adjustment is made to the
comparable sale’s price per acre when the subject is superior to the sale for specific criteria;
likewise, a downward adjustment (-) is made to the comparable sale’s price per acre when the
subject is inferior to the sale for specific criteria. If the comparable sale is similar to the subject
for specific criteria, then no adjustment is warranted (=).
Several of the comparable land sales included water rights. In this appraisal, no water
rights are included in the valuation of the subject property. As there is a market for water rights
and there is sufficient data with which to make quantitative adjustments for water rights, the
sales which included water rights will be adjusted quantitatively; the sales which included water
rights will be adjusted downward on a per acre basis.
17-107 68
Quantitative Adjustments
Water Rights Adjustment
Although the subject property does have a significant amount of water rights, this portion
of the appraisal report assumes that there is not water rights attributable to the land; a separate
analysis of the Market Value of water rights will be completed. Two of the sales included water
rights, while three of the sales did not include water rights. The two sales which included water
rights had 23± acre feet (Sale 2) and 217.64± acre feet (Sale 5) of water rights; both sales must
be adjusted downward for water rights. The remaining sales do not require adjustments for water
rights.
In order to determine an appropriate adjustment, I have reviewed several water rights

transactions which have occurred in the marketplace. The following chart summarizes numerous
water rights transactions which have occurred.
WATER RIGHTS SALES CHART

Recording Date Document # Claim # Permitted Use Acre-Feet Sale Price
Sale Price County Permit # At Time of Sale Annually (AFA) Per Acre Foot
5/27/2011 4008048 384/385/644 Irrigation/ 323.36 $8,000
$2,586,880 Washoe 47020/47021 Stockwater
1/17/2012 4075567 346/347 Irrigation 898.73 $4,777
$4,293,650 Washoe None
4/5/2012 4100276 94 & 94A Municipal/ 50.00 $5,350
$267,500 Washoe 81144 Domestic
7/23/2012 4133978 94 & 94A Municipal/ 22.00 $6,364
9/12/2012 4150797 94 & 94A Municipal/ 20.00 $7,000
4/30/2013 4232122 N/A Municipal/ 38.95 $5,000
$194,750 Washoe 65580-65582 Domestic
5/16/2013 4237774 346/347 Irrigation 7.00 $5,000
$35,000 Washoe None
11/14/2013 4299124 N/A Municipal/ 19.26 $3,011
12/31/2013 4313095 118 Municipal/ 98.03 $5,000
$490,150 Washoe None Domestic
6/9/2014 4362020 N/A Municipal/ 26.86 $5,489
4/10/2015 4456769 Various Municipal/ 501.36 $6,150
$3,083,364 Washoe N/A Domestic
9/30/2015 4518720 207/208.5 Municipal/ 353.99 $6,150
2/29/2016 4564762 47 Municipal/ 250.00 $6,150
1/6/2017 4669035 14 Municipal/ 362.00 $8,000
1/31/2017 4675689 206.5/207/207.5 Municipal/ 192.22 $5,875
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In general, water rights have ranged in price per acre foot of between $5,000 and $8,000,
depending on place of use, permitted use, and quantity of water rights. Water rights may also be
purchased from the Truckee Meadows Water Authority (TMWA), who currently charges $7,500
per acre foot. Water rights are available on the open market, and as is evidenced in the chart
above, water rights purchases are generally below or near TMWA rates.
Based upon a review of the water rights sales, and with consideration given to the amount
of water rights included in the sales and the subject, I have adjusted the sales for water rights at
$7,000 per acre foot. The chart below summarizes the water rights adjustments made to the
sales.
WATER RIGHTS ADJUSTMENT CHART

Sale Acres Price/ Acre Feet Value Per Total Per Acre Adjusted Per
# Acres Acre Water Included Acre Foot Adjustment Adjustment Acre Price
1 239.292 AC $11,283 0.00 AF $7,000 $0 $0 $11,283
2 35.903 AC $17,408 23.00 AF $7,000 ($161,000) ($4,484) $12,924
3 58.487 AC $27,357 0.00 AF $7,000 $0 $0 $27,357
4 66.667 AC $67,500 0.00 AF $7,000 $0 $0 $67,500
5 72.800 AC $53,571 217.64 AF $7,000 ($1,523,480) ($20,927) $32,645
Subject 75.000 AC N/A 0.00 AF $7,000 N/A N/A N/A
After adjusting for water rights, the sales indicate an adjusted price per acre range
between $11,283 per acre and $67,500 per acre.
Qualitative Adjustments
In the following analysis, comparisons will be made to the subject parcel and the
comparable sales data. Due to a lack of paired sales data, qualitative adjustments will be made to
the comparable data for the remaining adjustment criteria.
Property Rights Conveyed

In this analysis I am estimating the fee simple market value of the subject property. Each
of the sales analyzed involved the sale of the fee simple interest of the property; therefore, no
adjustments for property rights are required to the sales when comparing them to the subject’s
fee simple estate.
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PROPERTY RIGHTS CONVEYED ADJUSTMENT SUMMARY
Property Interest Conveyed Adjustment Required
1 Fee Simple No Adjustment
Subject Fee Simple =
Financing-Terms of Sale (Cash Equivalency)

All of the other sales involved cash equivalent sale terms, and do not require adjustments
for cash equivalency.
FINANCING TERMS ADJUSTMENT SUMMARY

Property Terms of Sale Adjustment Required
1 Cash to Seller No Adjustment
Subject Assumes Cash Equivalent Terms =
Conditions of Sale
Based upon interviews with the persons involved in each of the sales utilized in this
analysis, no adjustments are necessary for conditions of sale for any of the sales.
CONDITIONS OF SALE ADJUSTMENT SUMMARY

Property Conditions of Sale Adjustment Required
1 None Noted No Adjustment
Subject Assumes None =
Buyer Expenditures
Each of the sales involved vacant, raw land sales. Although the subject does have
improvements, they are not felt to contribute value to a 75± acre site. Additionally, the exact
17-107 71
location of the subject 75± acres has not been finalized, and therefore some of the improvements
may not be included in the final 75± acre site; therefore, no adjustments for buyer expenditures
are necessary to the sales for buyer expenditures.
BUYER EXPENDITURE ADJUSTMENT SUMMARY

Property Buyer Expenditure Adjustment Required
Subject Assumes None =
Market Conditions
The sales occurred between June 2016 and June 2017. Although none of the comparable
sales has been involved in a sale/resale over this period, I have analyzed other market factors to
determine if a market conditions adjustment is warranted. Additionally, I have interviewed a
number of buyers, sellers and brokers in the market. Each of the interviewees indicated that
demand for vacant land has increased significantly in the Reno-Sparks market over the several
years, and this trend has continued into 2016 and 2017. Overall, upward qualitative adjustments
for market conditions are made to the sales; the two 2016 sales require larger qualitative
adjustments for market conditions.
MARKET CONDITIONS ADJUSTMENT SUMMARY

Property Date of Sale Adjustment Required
1 06/23/2016 Larger Upward Adjustment
2 12/14/2016 Larger Upward Adjustment
3 05/05/2017 Upward Adjustment
Subject 10/03/2017 =
Zoning/Legal Development Potential

The subject is currently zoned Public Facility (PF), and is within the City of Sparks. This
appraisal report assumes that the subject will remain within the PF zoning district. The PF
zoning district allows uses consistent with public facilities; the allowed uses are set forth in a
prior section of this report.
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Other than sale 2, each of the sale properties is felt to have superior zoning in-place, in
comparison to the subject’s PF zoning designation. Sale 2 has General Rural zoning, which is
felt to be less desirable than the subject’s PF zoning. Overall, downward adjustments have been
made to Sales 1, 3, 4 and 5 for zoning/legal development potential. Sale 2 has been adjusted
upward for zoning/development potential.
ZONING/LEGAL DEVELOPMENT ADJUSTMENT

Property Zoning Development Potential Adjustment Required
1 I/CC/OS Industrial/Commercial/Residential Downward Adjustment
2 GR 40± Acre Lot Minimum Residential Upward Adjustment
3 MDS 161 Homesites Downward Adjustment
4 Mixed Use Various High-Density Uses Large Downward Adjustment
5 HDR/MDR/GR Larger Lot Residential Downward Adjustment
Subject PF Public Facilities/Office =
General Location
The subject is located in Sparks, generally on a parcel located at the northeast corner of
North McCarran Boulevard and Sullivan Lane. The specific location of the 75± acre subject site
has not yet been finalized, but the site is assumed to be developable to its highest and best use.
The chart below summarizes adjustments made to the sales for general location.
GENERAL LOCATION ADJUSTMENT

Property General Location Adjustment Required
1 Stead Upward Adjustment
2 Pleasant Valley Upward Adjustment
3 Spanish Springs Upward Adjustment
4 South Reno Downward Adjustment
5 Southwest Reno Downward Adjustment
Subject Northwest Sparks =
Frontage/Access
Adjustments will be made to the sales in comparison to the subject property based upon
their accessibility from adjacent roadways. The subject site is assumed to have sufficient access,
with the main access point along Sullivan Lane, and possible frontages along North McCarran
Boulevard and Wedekind Lane, although the only frontage which is assured is along Sullivan
Lane. The chart below summarizes adjustments made to the sales for frontage/access.
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FRONTAGE ADJUSTMENTS
Property Frontage Adjustment Required
1 Dirt Roads Upward Adjustment
2 South Virginia/Andrew Lane Upward Adjustment
3 Calle De La Plata Upward Adjustment
4 I-580 No Adjustment
5 Limited on Lakeside Upward Adjustment
Subject McCarran/Sullivan/Wedekind =
ACCESS ADJUSTMENTS
Property Access Adjustment Required
1 Dirt-Via Easement Upward Adjustment
2 Andrew-1 Access Point Upward Adjustment
3 Calle De La Plata Slight Upward Adjustment
4 Dirt-Access Road Must Be Extended Upward Adjustment
5 Lakeside-Via Driveway Upward Adjustment
Subject Sullivan-Multiple Locations =
Topography
According to the Washoe County School District, a vast majority of the proposed 75±
acre site will be in an area with level to moderate, undulating topography. The following
summarizes adjustments made to the sales for topography.
TOPOGRAPHY ADJUSTMENT
Property Topography Adjustment Required
1 Level to Steep/Undulating Upward Adjustment
2 Level to Steep/Undulating Upward Adjustment
3 Level Downward Adjustment
4 Level to Moderate/Undulating No Adjustment
5 Level to Moderate/Undulating No Adjustment
Subject Level to Moderate/Undulating =
Utilities
The subject property has immediate access to all utility services, although further
extension of utilities would be required for any new development on undeveloped portions of the
site. The following summarizes adjustments made to the sales for utilities.
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UTILITY ADJUSTMENT
Property Utility Availability Adjustment Required
1 Must be Extended Upward Adjustment
2 Electricity & Phone Upward Adjustment
3 Available-Must Be Extended Upward Adjustment
4 Available-Must Be Extended Upward Adjustment
5 Electricity & Phone Upward Adjustment
Subject On-Site =
Flood Zone
The subject property is located in a Flood Zone “X”, as are all of the comparable sales
and the listing. No adjustments for flood zone are required.
FLOOD ZONE ADJUSTMENTS

Property Flood Zone Adjustment Required
1 “X” No Adjustment
2 “X” & “A” Upward Adjustment
Subject “X” =
Size
The sales range in size between 35.903± and 239.292± acres. The subject property
contains 75.00± acres. Generally, a relationship exists between the size of the parcel and the per
unit price paid. An upward adjustment will be made to the sales of larger parcels, while a
downward adjustment will be made for sales with smaller parcel sizes. The following chart
summarizes the size of the sale properties, and the qualitative adjustment required to each sale
for size in comparison to the subject.
SIZE ADJUSTMENTS
Property Property Size Adjustment Required
1 239.292 Acres Upward Adjustment
2 35.903 Acres Downward Adjustment
3 58.487 Acres Downward Adjustment
4 66.667 Acres No Adjustment
5 72.800 Acres No Adjustment
Subject 75.00 Acres =
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Adjustment Chart
The following chart summarizes the adjustments made to the sales in comparison to the
subject property. An equal sign (=) indicates the sale property and the subject are similar and/or
competitive for a particular criterion. A plus sign (+) indicates that the subject is superior for a
particular criterion, and an upward adjustment is required to the sale price per acre of the
comparable; likewise, a minus sign (-) indicates that the subject is inferior for a particular
criterion, and a downward adjustment is required to the sale price per acre of the comparable.
LAND SALES ADJUSTMENT SUMMARY CHART

Sale Number Subject 1 2 3 4 5
Sale Price N/A $2,700,000 $625,000 $1,600,000 $4,500,000 $3,900,000
Acres 75.00 AC 239.29 AC 35.90 AC 58.49 AC 66.67 AC 72.80 AC
Sale Price/Acre N/A $11,283 $17,408 $27,357 $67,500 $53,571
QUANTITATIVE ADJUSTMENTS
Water Rights None $0 ($4,484) $0 $0 ($20,927)
Adjusted Price/Acre N/A $11,283 $12,924 $27,357 $67,500 $32,645
QUALITATIVE ADJUSTMENTS
Property Rights Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
= = = = = =
Terms of Sale Assuming Cash Equ. Cash Equ. Cash Equ. Cash Equ. Cash Equ.
Cash = = = = =
Sale Conditions Assuming None None None None None
None = = = = =
Buyer Expenditures None None None None None None
= = = = =
Market Conditions 11/1/2017 6/23/2016 12/14/2016 5/5/2017 5/22/2017 6/12/2017
++ ++ + + +
Zoning/Development PF I, CC & OS GR MDS MU HDR, MDR & GR
- + - -- -
General Location NW Sparks Stead Pleasant V. Sp. Springs S. Reno SW Reno
+ + + - -
Frontage Sullivan/ Dirt S. Virginia Calle I-580 Lakeside
Others + + + = +
Access Good Fair Fair Average Poor Fair
+ + =/+ ++ +
Topography Level/ Level-Steep Level-Steep Level Level-Mod. Level-Mod.
Moderate + + - = =
Utilities Available Inferior Inferior Inferior Inferior Inferior
+ + + + +
Flood Zone Unshaded X X X&A X X X
= + = = =
Size 75.00 AC 239.29 AC 35.90 AC 58.49 AC 66.67 AC 72.80 AC
+ - - = =
Other N/A = = = = =
Analysis of Sales
Sale 1 indicates a price per acre sale price of $11,283, which did not require adjustment
for water rights. This sale requires upward adjustments for market conditions, general location,
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frontage, access, topography, utilities and size. A downward adjustment was warranted for
zoning/legal development. Overall, this sale property’s $11,283 per acre sale price is considered
a low indicator of value for the subject property on a per acre basis.
Sale 2 indicates a price per acre sale price of $17,408; after adjustment for water rights,
the adjusted per acre price is $12,924. This sale requires upward adjustments for market
conditions, zoning/legal development, general location, frontage, access, topography, utilities,
and flood zone. A downward adjustment was warranted for size. Overall, this sale property’s
$12,924 adjusted per acre sale price is considered a low indicator of value for the subject
property on a per acre basis.
for water rights. This sale requires upward adjustments for market conditions and general
location, and slight upward adjustments are warranted for frontage, access, and utilities.
Downward adjustments are warranted for zoning/legal development, topography and size.
Overall, this sale property’s $27,357 per acre sale price is considered a high indicator of value
for the subject property on a per acre basis.
for water rights. This sale requires upward adjustments for market conditions, access and
utilities. A large downward adjustment is warranted for zoning/legal development, and a
downward adjustment is warranted for location. Overall, this sale property’s $67,500 per acre
sale price is considered a high indicator of value for the subject property on a per acre basis; this
property has zoning in place to allow a vast number of potential uses, including high density
development.
Sale 5 indicates a price per acre sale price of $53,571; after adjustment for water rights,
the adjusted per acre price is $32,645. This sale requires a slight upward adjustment for market
conditions, and requires upward adjustments for frontage, access and utilities. On the other
hand, downward adjustments are warranted to this sale for zoning/legal development, as well as
general location. Overall, this sale property’s $32,645 adjusted per acre sale price is considered
a high indicator of value for the subject property on a per acre basis; this sale property has zoning
in place to allow single-family residential development in one of the more exclusive residential
areas of Reno.
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Conclusion
In estimating an appropriate per acre value for the subject property as of the effective
date of value, consideration has been given to the parcel’s location, zoning designation, and
highest and best use. Consideration is given to the comparable land sales data, the effective date
of value, and the definition of market value being addressed.
It is realized that the exact location of the subject 75± acre site has not yet been finalized,
but the site will be located on Washoe County Assessor’s Parcel Number 027-011-05, and will
include at a minimum significant frontage along Sullivan Lane. The client has requested a value
range to account for the unknown exact location on the site. It is my opinion that a site located
toward the south of A.P.N. 027-011-05 with frontage along North McCarran Boulevard would be
the most desirable location and is represented by the higher end of my value range, due to
increased frontage and visibility from this major arterial roadway and better topography. It is my
opinion that a 75± acre site further north is less desirable and is represented by the lower end of
my value range, as it has less frontage and visibility and steeper topography.
Based upon a careful review and analysis of the available data, it is my opinion that an
appropriate per acre value range applicable to the subject property is $20,000 to $25,000. The
following summarizes the market value conclusion for the subject property as of the effective
date of value.
MARKET VALUE CALCULATION

A.P.N. Acres Value Range Per Acre Total Value Range Conclusion
027-011-05 75.00±
$20,000-$25,000 $1,500,000-$1,875,000*
(Portion) Acres
* Based Upon Extraordinary Assumption That Property Remains Zoned Public Facility (PF);
Does Not Include Value of Water Rights (Addressed Separately)
FINAL MARKET VALUE CONCLUSION-SUBJECT LAND

* Based Upon Extraordinary Assumption That Property Remains Zoned Public Facility (PF); Does Not
Include Value of Water Rights (Addressed Separately)
17-107 78
VALUATION ANALYSIS OF WATER RIGHTS
The client of this appraisal report has requested an analysis of water rights values
associated with water rights associated with the subject site which could be utilized for municipal
water. The following sets forth an analysis of water rights on the subject property.
SUBJECT PROPERTY WATER RIGHTS

Washoe County Assessor’s Parcel Number 027-011-05, which the subject is a portion of, does have
appurtenant water rights. According to Ms. Vivian Carvin, who researched water rights on the
property, the subject includes portions of Permit Numbers 78563 and 78564. The following
summarizes Ms. Carvin’s findings, as provided to Wood Rodgers in a letter dated October 5, 2017.
In addition to the above water rights, the subject ownership has also reportedly transferred 448.88±
acre feet of Truckee River water rights to the Truckee Meadows Water Authority (TMWA), in order to
utilize 500± acre feet of effluent on the existing golf course on the property.
17-107 79
Analysis of Water Rights Values
The subject has a significant amount of water associated with the property. The Washoe
County School District has asked for an analysis of water rights values associated with the water
rights on the subject property which could be utilized for municipal water rights use. In order to
determine a Market Value Range of water rights, I have analyzed sales of water rights, and have
interviewed water rights experts, the Truckee Meadows Water Authority (TMWA), and brokers,
buyers and sellers of water rights. The following chart summarizes numerous water rights
transactions which have occurred in the Reno-Sparks market.
WATER RIGHTS SALES CHART

Recording Date Document # Claim # Permitted Use Acre-Feet Sale Price
Sale Price County Permit # At Time of Sale Annually (AFA) Per Acre Foot
5/27/2011 4008048 384/385/644 Irrigation/ 323.36 $8,000
$2,586,880 Washoe 47020/47021 Stockwater
1/17/2012 4075567 346/347 Irrigation 898.73 $4,777
$4,293,650 Washoe None
4/5/2012 4100276 94 & 94A Municipal/ 50.00 $5,350
7/23/2012 4133978 94 & 94A Municipal/ 22.00 $6,364
9/12/2012 4150797 94 & 94A Municipal/ 20.00 $7,000
4/30/2013 4232122 N/A Municipal/ 38.95 $5,000
$194,750 Washoe 65580-65582 Domestic
5/16/2013 4237774 346/347 Irrigation 7.00 $5,000
$35,000 Washoe None
11/14/2013 4299124 N/A Municipal/ 19.26 $3,011
12/31/2013 4313095 118 Municipal/ 98.03 $5,000
$490,150 Washoe None Domestic
6/9/2014 4362020 N/A Municipal/ 26.86 $5,489
4/10/2015 4456769 Various Municipal/ 501.36 $6,150
9/30/2015 4518720 207/208.5 Municipal/ 353.99 $6,150
2/29/2016 4564762 47 Municipal/ 250.00 $6,150
1/6/2017 4669035 14 Municipal/ 362.00 $8,000
1/31/2017 4675689 206.5/207/207.5 Municipal/ 192.22 $5,875
In general, water rights have ranged in price per acre foot of between $5,000 and $8,000,
depending on place of use, permitted use, and quantity of water rights. Water rights may also be
purchased from the Truckee Meadows Water Authority (TMWA), who currently charges $7,500
per acre foot. Water rights are available on the open market, and as is evidenced in the chart
above, water rights purchases are generally below or near TMWA rates.
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Based upon a review of the water rights sales, and with consideration given to asking
water rights prices from TMWA, it is my opinion that the water rights on the subject site, which
have the ability to be utilized for municipal service, have a Market Value Range of between
$6,500 per acre foot and $7,500 per acre foot.
FINAL MARKET VALUE CONCLUSION-WATER RIGHTS

Water Rights Associated Market Fee Simple November 1, $6,500 to $7,500 Per
With Wildcreek Value Interest 2017 Acre Foot**
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EXPOSURE AND MARKETING TIME
Exposure time is defined as the length of time that would have been necessary to expose
the property on the open market, in order to have consummated the sale at the effective date of
valuation. This analysis assumes the property was marketed at the value conclusion contained in
this report.
Marketing time, on the other hand, is the time necessary to consummate a sale of the
subject property assuming that a marketing effort is begun as of the effective date of valuation
and that the property is marketed at the final property value conclusions contained in this report.
In arriving at an estimate of an appropriate exposure and marketing time for the subject
property, consideration is given the subject property’s physical characteristics. Consideration is
also given to the exposure and marketing times of other residential land in the Reno area, and
interviews with brokers and property managers familiar with similar properties.
Based upon a review of the available data, it is my opinion that an appropriate exposure
and marketing time for the subject property, assuming it is marketed at its final property value
conclusions, would be as follows:
EXPOSURE & MARKETING TIME CONCLUSION

Property Description Exposure Time Marketing Time
75.00± Acre Portion of Washoe County A.P.N. 027-011-05 6-12 Months 6-12 Months
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APPRAISERS’ CERTIFICATION
Each of the undersigned does hereby certify that, unless otherwise noted in this appraisal
report, that they do certify to the best of their belief:
 The statements of fact contained in this report are true and correct.
 The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions and are our personal, impartial, and unbiased
professional analyses, opinions, and conclusions.
 I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
 I have not performed services, as an appraiser regarding the property that is the subject of
this report within the three-year period immediately preceding acceptance of this
assignment.
 I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
 My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
 My compensation for completing this assignment is not contingent upon the development
or reporting of a predetermined value or direction in value that favors the cause of the
client, the amount of the value opinion, the attainment of a stipulated result, or the
occurrence of a subsequent event directly related to the intended use of this appraisal.
 My analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
 I have made a personal inspection of the property that is the subject of this report.
 No one provided significant real property appraisal assistance to the person signing this
certification.
 The Appraisal Institute conducts a mandatory program of continuing education for its
designated members. As of the date of this report, Scott Griffin has completed the
requirements under the continuing education program of the Appraisal Institute.
 The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
This is an Appraisal Report which is intended to comply with the reporting requirements
set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal
Practice. This report sets forth pertinent data, statistics, and other information considered
necessary to establish the market value range of the subject property as of the effective date of
valuation.
This appraisal has been prepared subject to the following Extraordinary Assumptions and
Hypothetical Conditions:
17-107 83
 The subject is currently zoned Public Facility. The client has requested that the appraisal
report addresses the Market Value of the subject property, based upon the Extraordinary
Assumption that the Public Facility zoning will remain in place on the subject property.
acre parcel of land; the Market Value Range conclusion is based upon the Extraordinary
Assumption that the 75± acres will be located on a portion of Washoe County Assessor’s
Parcel Number 027-011-05, and will have adequate dimensions for development of the
75± acres to its highest and best use.
Based upon the instructions of the client, this appraisal report addresses the Market Value
Range of water rights associated with the Wildcreek Golf Course on a per acre foot basis.
The Market Value Range conclusion for the water rights is based upon the Extraordinary
Assumption that the water rights are able to be utilized for municipal water service.
 The subject property is a 75.00± acre portion of a larger parcel. As the subject 75.00±
acre parcel is not a legally existing parcel, this report is subject to the Hypothetical
Condition that the 75.00± acre parcel is a legally existing parcel as of the effective date of
value.
After careful consideration of all data available, and upon thorough personal investigation
of the subject property and comparable properties analyzed, it is my opinion that the market
value of the subject property is set out as follows:

Respectfully Submitted,
Scott Q. Griffin, MAI

Nevada Certified General Appraiser
License Number A.0003504-CG
17-107 84
STANDARD ASSUMPTIONS AND LIMITING CONDITIONS
The acceptance of this appraisal assignment and the completion of the appraisal report
submitted herewith are contingent upon the following assumptions and limiting conditions.
LIMITS OF LIABILITY
This report was prepared by Johnson Perkins Griffin, LLC. All opinions, recommendations, and
conclusions expressed during the course of this assignment are rendered by the staff of Johnson-Perkins &
Associates, as employees, not as individuals. The liability of Johnson Perkins Griffin, LLC and its
employees and associates is limited to the client only and to the fee actually received by the appraisal firm.
There is no accountability, obligation, or liability to any third party. If the appraisal report is disseminated
to anyone other than the client, the client shall make such party or parties aware of all limiting conditions
and assumptions affecting the appraisal assignment. Neither the appraisers nor the appraisal firm is in any
way to be responsible for any costs incurred to discover or correct any physical, financial and/or legal
deficiencies of any type present in the subject property. In the case of limited partnerships or syndication
offerings or stock offerings in real estate, the client agrees that in the event of a lawsuit brought by a lender,
a partner or part owner in any form of ownership, a tenant or any other party, the client will hold the
appraiser(s) and the appraisal firm completely harmless in such action with respect to any and all awards or
settlements of any type in such lawsuits.
COPIES, PUBLICATION, DISTRIBUTION AND USE OF REPORT
Possession of this report or any copy thereof does not carry with it the right of publication, nor may it
be used for any purpose or any function other than its intended use, as stated in the body of the report. The
appraisal fee represents compensation only for the analytical services provided by the appraiser(s). The
appraisal report remains the property of the appraisal firm, though it may be used by the client in accord
with these assumptions and limiting conditions.
This appraisal is to be used only in its entirety, and no part is to be used without the whole report. All
conclusions and opinions concerning the analysis as set forth in the report were prepared by the appraiser(s)
whose signature(s) appears on the appraisal report, unless it is indicated that one or more of the appraisers
was acting as "Review Appraiser." No change of any item in the report shall be made by anyone other than
the appraiser(s). The appraiser(s) and the appraisal firm shall bear no responsibility for any such
unauthorized changes.
CONFIDENTIALITY
Except as provided for subsequently, neither the appraiser(s) nor the appraisal firm may divulge the
analyses, opinions or conclusions developed in the appraisal report, nor may they give a copy of the report
to anyone other than the client or his designee as specified in writing. However, this condition does not
apply to any requests made by the Appraisal Institute for purposes of confidential ethics enforcement.
Also, this condition does not apply to any order or request issued by a court of law or any other body with
the power of subpoena.
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INFORMATION SUPPLIED BY OTHERS
Information (including projections of income and expenses) provided by informed local sources, such
as government agencies, financial institutions, Realtors, buyers, sellers, property owners, bookkeepers,
accountants, attorneys, and others is assumed to be true, correct and reliable. No responsibility for the
accuracy of such information is assumed by the appraiser(s). Neither the appraiser(s) nor the appraisal firm
is liable for any information or the work product provided by subcontractors. The client and others
utilizing the appraisal report are advised that some of the individuals associated with Johnson Perkins
Griffin, LLC are independent contractors and may sign the appraisal report in that capacity. The
comparable data relied upon in this report has been confirmed with one or more parties familiar with the
transaction or from affidavit or other sources thought reasonable. To the best of our judgment and
knowledge, all such information is considered appropriate for inclusion. In some instances, an impractical
and uneconomic expenditure of time would be required in attempting to furnish absolutely unimpeachable
verification. The value conclusions set forth in the appraisal report are subject to the accuracy of said data.
It is suggested that the client consider independent verification as a prerequisite to any transaction
involving a sale, a lease or any other commitment of funds with respect to the subject property.
TESTIMONY, CONSULTATION, COMPLETION OF CONTRACT FOR APPRAISAL SERVICE
The contract for each appraisal, consultation or analytical service is fulfilled and the total fee is payable
upon completion of the report. The appraisers(s) or those assisting in the preparation of the report will not
be asked or required to give testimony in court or in any other hearing as a result of having prepared the
appraisal, either in full or in part, except under separate and special arrangements at an additional fee. If
testimony or a deposition is required, the client shall be responsible for any additional time, fees and
charges, regardless of the issuing party. Neither the appraiser(s) nor those assisting in the preparation of
the report is required to engage in post- appraisal consultation with the client or other third parties, except
under a separate and special arrangement and at an additional fee.
EXHIBITS AND PHYSICAL DESCRIPTIONS
It is assumed that the improvements and the utilization of the land are within the boundaries of the
property lines of the property described in the report and that there is no encroachment or trespass unless
noted otherwise within the report. No survey of the property has been made by the appraiser(s) and no
responsibility is assumed in connection with such matters. Any maps, plats, or drawings reproduced and
included in the report are there to assist the reader in visualizing the property and are not necessarily drawn
to scale. They should not be considered as surveys or relied upon for any other purpose, nor should they be
removed from, reproduced or used apart from the report.
TITLE, LEGAL DESCRIPTIONS, AND OTHER LEGAL MATTERS
No responsibility is assumed by the appraiser(s) or the appraisal firm for matters legal in character or
nature. No opinion is rendered as to the status of title to any property. The title is presumed to be good and
merchantable. The property is appraised as if free and clear, unless otherwise stated in the appraisal report.
The legal description, as furnished by the client, his designee or as derived by the appraiser(s), is assumed
to be correct as reported. The appraisal is not to be construed as giving advice concerning liens, title status,
or legal marketability of the subject property.
17-107 86
ENGINEERING, STRUCTURAL, MECHANICAL, ARCHITECTURAL CONDITIONS
This appraisal should not be construed as a report on the physical items that are a part of any property
described in the appraisal report. Although the appraisal may contain information about these physical
items (including their adequacy and/or condition), it should be clearly understood that this information is
only to be used as a general guide for property valuation and not as a complete or detailed report on these
physical items. The appraiser(s) is not a construction, engineering, or architectural expert, and any opinion
given on these matters in this report should be considered tentative in nature and is subject to modification
upon receipt of additional information from appropriate experts. The client is advised to seek appropriate
expert opinion before committing any funds to the property described in the appraisal report.
Any statement in the appraisal regarding the observed condition of the foundation, roof, exterior walls,
interior walls, floors, heating system, plumbing, insulation, electrical service, all mechanicals, and all
matters relating to construction is based on a casual inspection only. Unless otherwise noted in the
appraisal report, no detailed inspection was made. For instance, the appraiser is not an expert on heating
systems, and no attempt was made to inspect the interior of the furnace. The structures were not
investigated for building code violations, and it is assumed that all buildings meet the applicable building
code requirements unless stated otherwise in the report.
Such items as conditions behind walls, above ceilings, behind locked doors, under the floor, or under
the ground are not exposed to casual view and, therefore, were not inspected, unless specifically so stated
in the appraisal. The existence of insulation, if any is mentioned, was discovered through conversations
with others and/or circumstantial evidence. Since it is not exposed to view, the accuracy of any statements
regarding insulation cannot be guaranteed.
Because no detailed inspection was made, and because such knowledge goes beyond the scope of this
appraisal, any comments on observed conditions given in this appraisal report should not be taken as a
guarantee that a problem does not exist. Specifically, no guarantee is given as to the adequacy or condition
of the foundation, roof, exterior walls, interior walls, floors, heating systems, air conditioning systems,
plumbing, electrical service, insulation, or any other detailed construction matters. If any interested party is
concerned about the existence, condition, or adequacy of any particular item, we would strongly suggest
that a mechanical and/or structural inspection be made by a qualified and licensed contractor, a civil or
structural engineer, an architect or other experts. This appraisal report is based on the assumption that there
are no hidden, unapparent or apparent conditions on the property or improvements which would materially
alter the value as reported. No responsibility is assumed for any such conditions or for any expertise or
engineering to discover them. All mechanical components are assumed to be in operable condition and
standard for the properties of the subject type. Conditions of heating, cooling, ventilating, electrical and
plumbing equipment are considered to be commensurate with the condition of the balance of the
improvements unless otherwise stated. No judgment is made in the appraisal as to the adequacy of
insulation, the type of insulation, or the energy efficiency of the improvements or equipment which is
assumed to be standard for the subject's age, type and condition.
TOXIC MATERIALS AND HAZARDS
Unless otherwise stated in the appraisal report, no attempt has been made to identify or report the
presence of any potentially toxic materials and/or condition such as asbestos, urea formaldehyde foam
insulation, PCBs, any form of toxic waste, polychlorinated biphenyl, pesticides, lead-based paints or soils
or ground water contamination on any land or improvements described in the appraisal report. Before
committing funds to any property, it is strongly advised that appropriate experts be employed to inspect
both land and improvements for the existence of such potentially toxic materials and/or conditions. If any
potentially toxic materials and/or conditions are present on the property, the value of the property may be
17-107 87
adversely affected and a re-appraisal at an additional cost may be necessary to estimate the effects of such
circumstances.
SOILS, SUB-SOILS, AND POTENTIAL HAZARDS
It is assumed that there are no hidden or unapparent conditions of the soils or sub-soil which would
render the subject property more or less valuable than reported in the appraisal. No engineering or
percolation tests were made and no liability is assumed for soil conditions. Unless otherwise noted, the
land and the soil in the area being appraised appeared to be firm, but no investigation has been made to
determine whether or not any detrimental sub-soil conditions exist. Neither the appraiser(s) nor the
appraisal firm is liable for any problems arising from soil conditions. These appraisers strongly advise that,
before any funds are committed to a property, the advice of appropriate experts be sought.
If the appraiser(s) has not been supplied with a termite inspection report, survey or occupancy permit,
no responsibility is assumed and no representation is made for any costs associated with obtaining same or
for any deficiencies discovered before or after they are obtained.
Neither the appraiser(s) nor the appraisal firm assumes responsibility for any costs or for any
consequences arising from the need or lack of need for flood hazard insurance. An Agent for the Federal
Flood Insurance Program should be contacted to determine the actual need for flood hazard insurance.
ARCHEOLOGICAL SIGNIFICANCE
No investigation has been made by the appraiser and no information has been provided to the appraiser
regarding potential archeological significance of the subject property or any portion thereof. This report
assumes no portion of the subject property has archeological significance.
LEGALITY OF USE
This appraisal report assumes that there is full compliance with all applicable federal, state and local
environmental regulations and laws, unless non-compliance is stated, defined and considered in the
appraisal report. It is assumed that all applicable zoning and use regulations and restrictions have been
complied with, unless a non-conformity has been stated, defined and considered in the appraisal report. It
is assumed that all required licenses, consents, or other legislative or administrative authority from any
local, state or national government, private entity or organization have been or can be obtained or renewed
for any use on which the value estimate contained in this report is based.
COMPONENT VALUES
Any distribution of the total value between the land and improvements, between partial ownership
interests or any other partition of total value applies only under the stated use. Moreover, separate
allocations between components are not valid if this report is used in conjunction with any other analysis.
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The Americans with Disabilities Act ("ADA") became effective January 26, 1992. It is assumed that
the property is in direct compliance with the various detailed requirements of the ADA.
17-107 88
AUXILIARY AND RELATED STUDIES
No environmental or impact studies, special market studies or analyses, special highest and best use
studies or feasibility studies have been requested or made by the appraiser(s) unless otherwise specified in
an agreement for services and so stated in the appraisal report.
DOLLAR VALUES AND PURCHASING POWER
The estimated market value set forth in the appraisal report and any cost figures utilized are applicable
only as of the date of valuation of the appraisal report. All dollar amounts are based on the purchasing
power and price of the dollar as of the date of value estimates.
ROUNDING
Some figures presented in this report were generated using computer models that make calculations
based on numbers carried out to three or more decimal places. In the interest of simplicity, most numbers
have been rounded. Thus, these figures may be subject to small rounding errors.
QUANTITATIVE ANALYSIS
Although this analysis employs various mathematical calculations to provide value indications, the
final estimate is subjective and may be influenced by our experience and other factors not specifically set
forth in this report.
VALUE CHANGE, DYNAMIC MARKET, ALTERATION OF ESTIMATE BY APPRAISER
All values shown in the appraisal report are projections based on our analysis as of the date of
valuation of the appraisal. These values may not be valid in other time periods or as conditions change.
Projected mathematical models set forth in the appraisal are based on estimates and assumptions which are
inherently subject to uncertainty and variations related to exposure, time, promotional effort, terms,
motivation, and other conditions. The appraiser(s) does not represent these models as indicative of results
that will actually be achieved. The value estimates consider the productivity and relative attractiveness of a
property only as of the date of valuation set forth in the report.
In cases of appraisals involving the capitalization of income benefits, the estimate of market value,
investment value or value in use is a reflection of such benefits and of the appraiser's interpretation of
income, yields and other factors derived from general and specific client and market information. Such
estimates are as of the date of valuation of the report, and are subject to change as market conditions
change.
This appraisal is an estimate of value based on analysis of information known to us at the time the
appraisal was made. The appraiser(s) does not assume any responsibility for incorrect analysis because of
incorrect or incomplete information. If new information of significance comes to light, the value given in
this report is subject to change without notice. The appraisal report itself and the value estimates set forth
therein are subject to change if either the physical or legal entity or the terms of financing are different from
what is set forth in the report.
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ECONOMIC AND SOCIAL TRENDS
The appraiser assumes no responsibility for economic, physical or demographic factors which may
affect or alter the opinions in this report if said economic, physical or demographic factors were not present
as of the date of value of this appraisal. The appraiser is not obligated to predict future political, economic
or social trends.
EXCLUSIONS
Furnishings, equipment, other personal property and value associated with a specific business
operation are excluded from the value estimate set forth in the report unless otherwise indicated. Only the
real estate is included in the value estimates set forth in the report unless otherwise stated.
SUBSURFACE RIGHTS
No opinion is expressed as to the value of subsurface oil, gas or mineral rights or whether the property
is subject to surface entry for the exploration or removal of such materials, except as is expressly stated.
PROPOSED IMPROVEMENTS, CONDITIONED VALUE
It is assumed in the appraisal report that all proposed improvements and/or repairs, either on-site or
off-site, are completed in an excellent workmanlike manner in accord with plans, specifications or other
information supplied to these appraisers and set forth in the appraisal report, unless otherwise explicitly
stated in the appraisal. In the case of proposed construction, the appraisal is subject to change upon
inspection of the property after construction is completed. The estimate of market value is as of the date
specified in the report. Unless otherwise stated, the assumption is made that all improvements and/or
repairs have been completed according to the plans and that the property is operating at levels projected in
the report.
MANAGEMENT OF PROPERTY
It is assumed that the property which is the subject of the appraisal report will be under typically
prudent and competent management which is neither inefficient nor superefficient.
FEE
The fee for any appraisal report, consultation, feasibility or other study is for services rendered and,
unless otherwise stated in the service agreement, is not solely based upon the time spent on any assignment.
LEGAL EXPENSES
Any legal expenses incurred in defending or representing ourselves concerning this assignment will be
the responsibility of the client.
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CHANGES AND MODIFICATIONS
The appraiser(s) reserves the right, at the cost of the client, to alter statements, analyses, conclusions,
or any value estimates in the appraisal if any new facts pertinent to the appraisal process are discovered
which were unknown on the date of valuation of this report.
DISSEMINATION OF MATERIAL
Neither all nor any part of the contents of this report shall be disseminated to the general public
through advertising or sales media, public relations media, new media or other public means of
communication without the prior written consent and approval of the appraiser(s).
The acceptance and/or use of the Appraisal Report by the client or any third party
constitutes acceptance of the Assumptions and Limiting Conditions set forth in the preceding
paragraphs. The appraiser’s liability extends only to the specified client, not to subsequent
parties or users. The appraiser’s liability is limited to the amount of the fee received for the
services rendered.
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QUALIFICATIONS OF APPRAISER
SCOTT QUINN GRIFFIN
Professional Designations
MAI-Member Appraisal Institute (MAI Designation Number 12359) 2005
State Licensing and Certification

Certified General Appraiser – State of Nevada 2000
License Number A.0003504-CG (Certified Through 03/31/2018)
Offices Held
Board of Directors-Reno/Carson/Tahoe Chapter Appraisal Institute 2009-2013
Treasurer-Reno/Carson/Tahoe Chapter Appraisal Institute 2002-2003
President-University of Nevada Young Alumni Chapter 1999
Appraisal Education and Technical Training

Appraisal Institute
Course 110-Appraisal Principles 1997
Course 120-Appraisal Procedures 1998
Course 310-Basic Income Capitalization 1998
Course 400-Uniform Standards of Professional Appraisal Practice Update 2004
Course 410-Standard of Professional Practice-Part A 1999
Course 420-Standard of Professional Practice-Part B 1999
Course 510-Advanced Income Capitalization 1999
Course 520-Highest & Best Use Analysis 2002
Course 530-Advanced Sales & Cost Approaches 2004
Course 540-Course Report Writing & Valuation Analysis 2003
Course 550-Advanced Applications 2003
Other Courses and Seminars
The High-Tech Appraisal Office 1997
GIS Applications for Appraisal 1997
Uniform Standard of Professional Appraisal Practice 2002
Comprehensive Appraisal Workshop 2004
Evaluating Commercial Construction 2006
Attacking & Defending An Appraisal In Litigation 2007
Analyzing Distressed Real Estate 2008
7-Hour National USPAP Update Course 2010/2012/2014/2016
Condemnation Appraising 2010
Appraising Convenience Stores 2010
Analyzing Distressed Real Estate 2012
Apartment Appraisal, Concepts & Applications 2012
Small Hotel/Motel Valuation 2012
Business Practice & Ethics 2014
Real Estate Finance Statistics and Valuation Modeling 2014
The Discounted Cash Flow Model: Concepts, Issues, and Apps 2014
Expert Witness for Commercial Appraisers 2016
Analyzing Operating Expenses 2016
Supervisor-Trainee Course (Nevada) 2016
Formal Education
University of Nevada, Reno 1995
Bachelor of Science in Business Administration; Major-Finance, Minor-Economics
Occupational History
Johnson Perkins Griffin, LLC 03/2015-Present
Johnson-Perkins & Associates 03/1997-02/2015
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QUALIFICATIONS OF APPRAISER
SCOTT QUINN GRIFFIN
Types of Property Appraised

Single Family Residences
Condominiums
Vacant Residential Lots
Subdivisions
Vacant Commercial Land
Industrial Buildings/Warehouses
Shopping Centers
Retail Buildings
Professional/Medical Office Buildings
Apartment Complexes
Affordable Housing Apartment Complexes
Hotels/Motels
Casinos/Hotel-Casinos
Farmland/Ranchland
Various Special Use Properties
Condemnation Appraisals
Admitted as Expert Witness

United States District Court, District of Nevada
United States Bankruptcy Court, District of Nevada
United States District Court
Superior Court-State of California
Washoe County District Court
Washoe County Board of Equalization
Nevada State Board of Equalization
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ADDENDA
PRELIMINARY REPORT
Proposed Buyer:
Proposed Lender
Proposed Loan Amount: $0.00
Property Address: 3500 Sullivan Lane, Sparks, Nevada
Escrow Office: Title Office:

Ticor Title of Nevada, Inc. Ticor Title of Nevada, Inc.
5441 Kietzke Lane, Suite 100 5441 Kietzke Lane, Suite 100
Reno, NV 89511 Reno, NV 89511
Phone: (775) 324-7400 Fax: (775) 324-7402 Phone: (775) 324-7400 Fax: (775) 324-7402
Escrow Officer: Title Only
Customer No.: / Order No.: 01702907-TO
The information contained in this report is through the date of

June 7, 2017 at 7:30 a.m.
In response to the application for a policy of title insurance referenced herein, Ticor Title of Nevada, Inc. hereby reports that it
is prepared to issue, or cause to be issued, as of the date hereof, a policy or policies of title insurance describing the land and the
estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or
encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules,
Conditions and Stipulations or Conditions of said policy forms.
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set
forth in Attachment One. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than
that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the
Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner’s
Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages
are also set forth in Attachment One. Copies of the policy forms should be read. They are available from the office which issued
this report.
This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of
title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title
insurance, a Binder or Commitment should be requested.
The policy(s) of title insurance to be issued hereunder will be policy(s) of Chicago Title Insurance Company.
Please read the exceptions shown or referred to herein and the exceptions and exclusions set forth in Attachment One of this
report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under
the terms of the title insurance policy and should be carefully considered.
It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all
liens, defects and encumbrances affecting title to the land.
Cheryl Perez, Title Officer
1 Order No.: 01702907-TO

THE FOLLOWING REQUIREMENTS MUST BE MET PRIOR TO CLOSE
OF ESCROW:
1. Pay current all taxes, sewer, water and Waste Management fees.
2. If an ALTA/Extended Owners Policy is requested, this office will require an ALTA/NSPS Land
Title Survey prior to the close of this transaction.
3. Provide to title insurer an Owners Affidavit prior to close of this transaction. Additional
requirements may be requested upon receipt and review.
4. The requirement that a copy of the Staff Report and Motion and approval of same by the County
of Washoe, State of Nevada, acting through its Reno-Sparks Convention Authority be furnished
to this Company authorizing or ratifying the proposed conveyance of herein described land.
The Company reserves the right of add additional items or make further requirements after review
of the required documentation.
5. Information in the possession of the Company indicates that a division of land has occurred or is
contemplated in the current transaction involving the Land described in this report. Such
contemplated division of land appears to fall within the purview of N.R.S. 278. As a prerequisite
to the issuance of any title insurance under this application, at least one of the following
requirements must be accomplished to the Company’s satisfaction:
A Subdivision or Parcel Map has been recorded in compliance with N.R.S. 278 or Washoe
County related ordinances/requirements.
Evidence of compliance with N.R.S. 278 or waiver from Washoe County.
Other evidence, satisfactory to the Company, indicating compliance or non-violation must be

furnished.
The Company reserves the right to add additional items or make further requirements after review
of the requested documentation.
6. Please be advised that our search did not disclose any open Deeds of Trust of record. If you
should have knowledge of any outstanding obligation, please contact the Title Department
immediately for further review prior to closing.
2 Order No.: 01702907-TO

SCHEDULE A
The estate or interest in the land hereinafter described or referred to covered by this report is:
FEE
Title to said estate or interest at the date hereof is vested in:
County of Washoe, State of Nevada, acting through its Reno-Sparks Convention Authority
The land referred to in this Report is situate in the State of Nevada, County of Washoe and described as
follows:
SEE EXHIBIT “A” ATTACHED HERETO AND MADE A PART HEREOF.
3 Order No.: 01702907-TO

SCHEDULE B
At the date hereof Exceptions to coverage in addition to the printed exceptions and exclusions in said
policy form would be as follows:
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the Public Records; (b)
proceedings by a public agency that may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be
ascertained by inspection of the Land or that may be asserted by persons in possession of the
Land.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title
that would be disclosed by an accurate and complete land survey of the Land and not shown by
the Public Records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof, (c) water rights, claims or title to water, whether or not the matters excepted
under (a), (b) or (c) are shown by the Public Records.
6. Any lien or right to lien for services, labor or material not shown in the Public Records.
7. Property taxes, which are a lien not yet due and payable, including any assessments collected
with taxes to be levied for the fiscal year 2017-2018. Tax Identification No.: 027-011-05
8. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Nevada Revised
Statutes.
9. Any unpaid sewer service charges plus interest and penalties, which would create a lien and
attach to said Land, pursuant to Sparks Municipal Code. Specific amounts may be obtained by
calling (775) 353-2360.
10. Any unpaid charges for Waste Management, plus any interest and/or penalties, which would
create a lien and attach to said Land, pursuant to Nevada Revised Statutes.
11. Water rights, claims or title to water, whether or not disclosed by the public records.
12. Rights of way for any existing roads and alleys, trails, canals, ditches, flumes, conduits, pipes,
poles or transmission lines on, under, over, through or across the Land.
13. Rights of way for the Orr Ditch, and any easements pertaining thereto, including but not limited
to any prescriptive or implied rights and/or easements.
4 Order No.: 01702907-TO

Recording Date: December 17, 1901
Affects: That portion of said land lying within the North ½ of the Northwest ¼
and the Southwest ¼ of the Northwest ¼ of Section 32
Recording Date: June 4, 1906
Recording No: Book B, Page 103, as Document No. 955, Patent Records
Recording No: Book E, Page 238, as Document No. 127349, Patent Records
document:
Purpose: an electric power line consisting of steel or wooden poles, with necessary
guys and anchors and other necessary or convenient appurtenances
connected therewith
Recording No: Book S, Page 379, as Document No. 177177, Bonds and Agreements
Records
document:
Granted to: Bell Telephone Company of Nevada, a corporation
Purpose: underground wires, cables and other electrical conductors with
associated conduits and other appurtenances
document:
document:
appurtenances
5 Order No.: 01702907-TO

document:
appurtenances
document:
Granted to: Sierra Pacific Power Company, a corporation and Bell Telephone
Company of Nevada
Recording Date: March 3, 1964
Affects: The Easterly portion of said land
document:
appurtenances
document:
Purpose: communication facilities, other electrical conductors and other
appurtenances
document:
Purpose: construct, maintain and repair an open ditch or drain, tile drain or
pipeline drain
27. Easement(s) and rights incidental thereto as delineated or as offered for dedication on Record of
Survey Map No. 865
Recording Date: July 22, 1974
Recording No: 334575, Official Records
6 Order No.: 01702907-TO

document:
appurtenances
document:
document:
document:
Purpose: electric underground facilities and other appurtenances
Affects: The Southeasterly portion of said land
document:
appurtenances
document:
7 Order No.: 01702907-TO

document:
Granted to: City of Sparks, a municipal corporation
Purpose: a sanitary sewer pipeline easement
document:
Purpose: overhead and underground electric power and communication lines and
other appurtenances
document:
document:
Granted to: Sun Valley Water & Sanitation District, a quasi-municipal corporation
and body politic organized and to the County of Washoe, a political
subdivision of the State of Nevada
Purpose: a sewer line, lines or drains beneath the surface of the real property and
other appurtenances
Affects: The Westerly portion of said land
38. Terms, provisions and conditions as contained in an instrument

Entitled: Resolution of Intent of Assignment
Executed by: The County of Washoe, by and through the Reno-Sparks
Convention/Tourism Authority
Recording No.: Book 1867, Page 676, as Document No. 855523, Official Records
document:
Purpose: a perpetual access and public utility easement
8 Order No.: 01702907-TO

document:
Purpose: a permanent easement and right-of-way for sanitary sewer facilities
document:
Granted to: The City of Sparks, a municipal corporation and the State of Nevada
Purpose: storm drain facilities, together with other necessary or convenient
appurtenances connected therewith
Recording No: 2554517 Official Records
Terms, provisions and conditions as contained in an instrument

Entitled: Notice of Description of Final Easement Area and Partial Release of
Easement
Executed by: The County of Washoe, a political subdivision of the State of Nevada
and the Reno Sparks Convention & Visitors Authority
Recording No.: 3077449, Official Records
42. Rights and claims of parties in possession by reason of unrecorded leases, if any, that would be
disclosed by an inquiry of the parties or by an inspection of said Land.
9 Order No.: 01702907-TO

INFORMATIONAL NOTES
Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts
are:
Assessor’s Parcel No.: 027-011-05
Fiscal Year: 2016-2017
Total Taxes: $614.66
Note: The charge for a policy of title insurance, when issued through this title order, will be based on
the Basic Title Insurance Rate.
Note: There are NO conveyances affecting said Land recorded within 24 months of the date of this
report.
Note: The following information is provided strictly as an accommodation. According to the Assessor,
the address of the Land is as follows:
Type of Dwelling: Golf Course
Address: 3500 Sullivan Lane, Sparks, Nevada
10 Order No.: 01702907-TO

Order No.: 01702907-TO
EXHIBIT A
All that certain real property situate in the County of Washoe, State of Nevada, described as follows:
Situate in the Southwest quarter of the Southwest quarter of Section 29; the Southeast quarter of the
Southeast quarter of Section 30; the Northeast quarter of Section 31; and the Northwest quarter of Section
32, all in Township 20 North, Range 20 East, M.D.B.&M., Washoe County, Nevada, also being reflected
as portion of Parcel 2 and 4 on Record of Survey Map No. 865, filed in the office of the County Recorder
of Washoe County, Nevada on July 22, 1974, as File No. 334575, Official Records, and being described as
follows:
Commencing at the Section corner common to Section 29, 30, 31 and 32 in said Township and Range;
Thence South 88°14'58" East 1,294.69 feet to the TRUE POINT OF BEGINNING;
Thence from the true point of beginning, South 88°14'58" East 755.85 feet;
Thence South 88°24'50" East 540.00 feet;
Thence South 01°35'10" West 1,938.52 feet to a point on the Northerly right of way line of Wedekind
Road;
Thence along said Northerly right of way line, North 89°46'31" West 308.22 feet;
Thence leaving said right of way line, North 04°15'02" West 208.71 feet;
Thence South 04°15'02" East 208.71 feet to a point on said Northerly right of way line of Wedekind Road;
Thence continuing along said Northerly right of way line, South 85°44'58" West 405.04 feet;
Thence South 50°48'30" West 144.70 feet to a point of intersection of the Northerly right of way line of
Wedekind Road and the Northerly right of way line of McCarran Boulevard;
Thence along said Northerly right of way line of McCarran Boulevard, North 74°57'40" West 717.48 feet;
Thence North 48°53'14" West 93.45 feet to a point of intersection of the Northerly right of way line of
McCarran Boulevard and the Easterly right of way line of Sullivan Lane;
Thence along said Easterly right of way line, North 00°03'22" East 112.18 feet;
Thence along the arc of a tangent curve to the left with a radius of 530.00 feet, through a central angle of
Thence North 24°57'29" West 1,572.30 feet;
Thence along the arc of a tangent curve to the left with a radius of 780.00 feet through a central angle of
Thence leaving said Easterly right of way line of Sullivan Lane, North 00°24'15" East 318.72 feet;
Thence North 89°38'38" East, 1,303.11 feet;
Thence South 88°16'57" East, 1,300.63 feet;
Thence South 00°23'48" West 1,307.35 feet more or less, to the TRUE POINT OF BEGINNING.
EXCEPTING THEREFROM those portions conveyed to Sierra Pacific Power Company by deed recorded
May 24, 1978, in Book 1246, Page 457, as Document No. 533928, Official Records, and June 17, 1978, in
Book 1265, Page 334, as Document No. 541079, Official Records.
ALSO EXCEPTING THEREFROM that portion conveyed to C. Richard Capurro, et al, by deed recorded
December 3, 1984, in Book 2100, Page 611, as Document No. 965159, Official Records.
APN: 027-011-05
Document No. 345693 is provided pursuant to the requirements of Section 6.NRS 111.312.
This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, and is not a survey
of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances,
location of easements, acreage or other matters shown thereon.
ATTACHMENT ONE (Revised 05-06-16)
CALIFORNIA LAND TITLE ASSOCIATION

STANDARD COVERAGE POLICY – 1990
costs, attorneys' fees or expenses which arise by reason of:
1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or
regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the
character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in
ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv)
environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to
the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a
violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or
notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been
recorded in the public records at Date of Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but
not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of
a purchaser for value without knowledge.
3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the
insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and
not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an
insured under this policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy; or
(e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured
mortgage or for the estate or interest insured by this policy.
4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the
inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the
state in which the land is situated.
5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction
evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.
6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the
transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or
similar creditors' rights laws.
EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise
by reason of:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or
assessments on real property or by the public records.
Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not
shown by the records of such agency or by the public records.
2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an
inspection of the land or which may be asserted by persons in possession thereof.
3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would
disclose, and which are not shown by the public records.
rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.
6. Any lien or right to a lien for services, labor or material not shown by the public records.
CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (12-02-13)

ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE
EXCLUSIONS
In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:
1. Governmental police power, and the existence or violation of those portions of any law or government regulation
concerning:
a. building;
b. zoning;
c. land use;
d. improvements on the Land;
e. land division; and
f. environmental protection.
This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27.
2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes.
3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17.
4. Risks:
a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records;
b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy
Date;
c. that result in no loss to You; or
d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or
28.
5. Failure to pay value for Your Title.
6. Lack of a right:
a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and
b. in streets, alleys, or waterways that touch the Land.
7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal
bankruptcy, state insolvency, or similar creditors’ rights laws.
LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows:
• For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in
Schedule A.
The deductible amounts and maximum dollar limits shown on Schedule A are as follows:
Our Maximum Dollar
Your Deductible Amount Limit of Liability
(whichever is less)
(whichever is less)
(whichever is less)
(whichever is less)
2006 ALTA LOAN POLICY (06-17-06)

Risk 6.
Covered Risk 11, 13 or 14); or
Mortgage.
evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law.
between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not
modify or limit the coverage provided under Covered Risk 11(b).
{Except as provided in Schedule B - Part II,{ t{or T}his policy does not insure against loss or damage, and the Company will not
pay costs, attorneys’ fees or expenses, that arise by reason of:
{PART I
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection
by an accurate and complete land survey of the Land and not shown by the Public Records.
6. Any lien or right to a lien for services, labor or material not shown by the Public Records.}
PART II
In addition to the matters set forth in Part I of this Schedule, the Title is subject to the following matters, and the Company
insures against loss or damage sustained in the event that they are not subordinate to the lien of the Insured Mortgage:}
2006 ALTA OWNER’S POLICY (06-17-06)

Risk 6.
Covered Risk 9 and 10); or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.
transaction vesting the Title as shown in Schedule A, is
(a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.
between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests
Title as shown in Schedule A.
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees or expenses, that arise by
reason of:
2. Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection
by an accurate and complete land survey of the Land and that are not shown by the Public Records.
6. Any lien or right to a lien for services, labor or material not shown by the Public Records. }
7. {Variable exceptions such as taxes, easements, CC&R’s, etc. shown here.}
ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY – ASSESSMENTS PRIORITY (04-02-15)

costs, attorneys’ fees or expenses which arise by reason of:
modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16.
Risk 5, 6, 13(c), 13(d), 14 or 16.
Covered Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or
Mortgage.
evidenced by the Insured Mortgage and is based upon usury, or any consumer credit protection or truth-in-lending law. This
Exclusion does not modify or limit the coverage provided in Covered Risk 26.
6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or
modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the
estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11.
subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25.
8. The failure of the residential structure, or any portion of it, to have been constructed before, on or after Date of Policy in
accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk
5 or 6.
Note: Notice of Available Title Insurance and Escrow Discounts
Your transaction may qualify for one of the discounts shown below. In order to receive these discounts, you will need to contact your
escrow officer or a company representative to determine if you qualify and to request the discount. Your escrow officer or company
representative will provide a full description of the terms, conditions and requirements associated with each discount.
Available Title Insurance Discounts (These discounts will apply to all transactions where the company is issuing a policy of
title insurance, including such transactions where the company is not providing escrow closing services.
CREDIT FOR PRELIMINARY TITLE REPORTS AND/OR COMMITMENT CANCELLATION CHARGES ON
SUBSEQUENT POLICIES
Where an order was cancelled and no major change in the title has occurred since the issuance of the original report or commitment,
and the order is reopened within 24 - 36 months, all or a portion of the charge previously paid upon the cancellation of the report or
commitment may be credited on a subsequent policy charge.
SHORT TERM RATE
The Short Term Rate is a reduction of the applicable insurance rate which is allowable only when the current order is placed within 60
months from the date of issuance of a prior policy of title insurance to the vested owner or an assignee of the interest insured. The
short term rate is 80% of the Basic Rate. Unless otherwise stated, the reduction only applies to policies priced at 80% or greater of the
basic rate. This reduction does not apply to Short Sale transactions or to any surcharge calculated on the basic rate.
PRIOR POLICY DISCOUNT (APPLICABLE TO ZONE 2, DIRECT OPERATIONS ONLY)
The Prior Policy Discount will apply when a seller or borrower provides a copy of their owner’s policy upon opening escrow. The
prior policy rate is 70% of the applicable owner’s title premium. This discount may not be used in combination with any other
discount and can only be used in transactions involving property located in Zone 2 (Zone 2 includes all Nevada counties except Clark,
Lincoln and Nye) that are handled by a direct operation of the FNF Family of Companies.
CHURCHES OR CHARITABLE NON-PROFIT ORGANIZATIONS
On properties used as a church or for charitable purposes within the scope of the normal activities of such entities the charge for a
policy shall be 50% to 70% of the appropriate title insurance rate, depending on the type of coverage selected. This discount shall not
apply to charges for loan policies issued concurrently with an owner’s policy.
EMPLOYEE RATE
No charge shall be made to employees of the Company, its subsidiary or affiliated companies (including employees on approved
retirement) for policies issued in connection with financing, refinancing, sale or purchase of the employee’s bonafide home property.
Waiver of such charges is authorized only in connection with those costs which the employee would be obligated to pay, by
established custom, as a party to the transaction.
INVESTOR RATE
This rate is available for individuals, groups of individuals or entities customarily engaged in real estate investments. The parties must
provide reasonable proof that they currently hold title to or have transferred title to three (3) or more investment properties in the State
of Nevada within the past twelve (12) months to qualify for this rate. On a sale transaction, the investor rate is 70% of the basic rate.
This reduction does not apply to any surcharge calculated on the basic rate. On a refinance transaction or where the investor is
obtaining a loan subsequent to a purchase, the rate shall be 85% of the applicable rate with a minimum charge of $385.00. The loan
discount shall only apply to transactions priced under Section 5.1 B (1b) of the title insurance rate manual. This rate is available upon
request only.
Available Escrow Discounts These discounts will apply only to the escrow fee portion of your settlement charges, and the
discounts will apply only if the company is issuing a policy of title insurance in conjunction with providing escrow services.
SENIOR CITIZEN RATE
If a valid identification is provided, principals to a given transaction who qualify as Senior Citizens (55 year of age and over) shall be
charged 70% of their portion of the escrow fee wherein a valid identification is provided. This discount shall only apply on residential
resale transactions wherein the principal resides in the subject property. This discount may not be used in combination with any other
escrow rate discount. This rate is available upon request only.
MILITARY DISCOUNT
Any person on active military duty or a Veteran of the U.S. Armed Forces shall be charged 80% of their portion of the escrow fee. A
copy of a current military identification card or a copy of the DD-214 (Certificate of Release or Discharge from Active Duty) must be
provided. This discount may not be used in combination with any other discount. This rate is for sale transaction and it is available
upon request only.
FIRST TIME HOMEBUYER RATE (APPLICABLE TO ZONE 2 ONLY)
A first time homebuyer of an owner-occupied residential property shall be charged 75% of their portion of the escrow fee, provided
reasonable evidence is presented that this is their first home. Applies to all counties except Clark, Lincoln and Nye. This discount may
not be used in combination with any other discount. This rate is for sale transactions and it is available upon request only.
EMPLOYEE RATES
An employee will not be charged an escrow fee for the purchase, sale or refinance of the employee's primary residence. The employee
must be a principal to the transaction and the request for waiver of fees must be submitted to Management prior to approval.
INVESTOR RATE
This rate is available for individuals, groups of individuals or entities customarily engaged in real estate transactions. The parties must
provide reasonable proof that they currently hold title to or have transferred title to three (3) or more investment properties within the
State of Nevada within the past twelve (12) months to qualify for this rate. The charge is 70% of their portion of the escrow fee. This
discount may not be used in combination with any other discount. This rate is for sale transactions and it is available upon request,
only.
FIDELITY NATIONAL FINANCIAL
PRIVACY NOTICE
At Fidelity National Financial, Inc., we respect and believe it is important to protect the privacy of consumers and our customers. This Privacy Notice
explains how we collect, use, and protect any information that we collect from you, when and to whom we disclose such information, and the choices
you have about the use of that information. A summary of the Privacy Notice is below, and we encourage you to review the entirety of the Privacy
Notice following this summary. You can opt-out of certain disclosures by following our opt-out procedure set forth at the end of this Privacy Notice.
Types of Information Collected. You may provide us with certain How Information is Collected. We may collect personal information
personal information about you, like your contact information, address from you via applications, forms, and correspondence we receive from
demographic information, social security number (SSN), driver’s license, you and others related to our transactions with you. When you visit our
passport, other government ID numbers and/or financial information. We websites from your computer or mobile device, we automatically collect
may also receive browsing information from your Internet browser, and store certain information available to us through your Internet
computer and/or mobile device if you visit or use our websites or browser or computer equipment to optimize your website experience.
applications.
Use of Collected Information. We request and use your personal When Information Is Disclosed. We may disclose your information to
information to provide products and services to you, to improve our our affiliates and/or nonaffiliated parties providing services for you or
products and services, and to communicate with you about these us, to law enforcement agencies or governmental authorities, as required
products and services. We may also share your contact information with by law, and to parties whose interest in title must be determined.
our affiliates for marketing purposes.
Choices With Your Information. Your decision to submit information Information From Children. We do not knowingly collect information
to us is entirely up to you. You can opt-out of certain disclosure or use of from children who are under the age of 13, and our website is not
your information or choose to not provide any personal information to intended to attract children.
us.
Privacy Outside the Website. We are not responsible for the privacy International Users. By providing us with you information, you consent
practices of third parties, even if our website links to those parties’ to its transfer, processing and storage outside of your country of
websites. residence, as well as the fact that we will handle such information
consistent with this Privacy Notice.
The California Online Privacy Protection Act. Some FNF companies provide services to mortgage loan servicers and, in some cases, their
websites collect information on behalf of mortgage loan servicers. The mortgage loan servicer is responsible for taking action or making changes to
any consumer information submitted through those websites.
Your Consent To This Privacy Notice. By submitting information to us Access and Correction; Contact Us. If you desire to contact us
or by using our website, you are accepting and agreeing to the terms of regarding this notice or your information, please contact us at
this Privacy Notice. privacy@fnf.com or as directed at the end of this Privacy Notice.
FIDELITY NATIONAL FINANCIAL, INC.
PRIVACY NOTICE
Fidelity National Financial, Inc. and its majority-owned subsidiary companies providing title insurance, real estate- and loan-related services
(collectively, “FNF”, “our” or “we”) respect and are committed to protecting your privacy. We will take reasonable steps to ensure that your Personal
Information and Browsing Information will only be used in compliance with this Privacy Notice and applicable laws. This Privacy Notice is only in
effect for Personal Information and Browsing Information collected and/or owned by or on behalf of FNF, including Personal Information and
Browsing Information collected through any FNF website, online service or application (collectively, the “Website”).
Types of Information Collected
We may collect two types of information from you: Personal Information and Browsing Information.
Personal Information. FNF may collect the following categories of Personal Information:
• contact information (e.g., name, address, phone number, email address);
• demographic information (e.g., date of birth, gender, marital status);
• social security number (SSN), driver’s license, passport, and other government ID numbers;
• financial account information; and
• other personal information needed from you to provide title insurance, real estate- and loan-related services to you.
Browsing Information. FNF may collect the following categories of Browsing Information:
• Internet Protocol (or IP) address or device ID/UDID, protocol and sequence information;
• browser language and type;
• domain name system requests;
• browsing history, such as time spent at a domain, time and date of your visit and number of clicks;
• http headers, application client and server banners; and
• operating system and fingerprinting data.
How Information is Collected
In the course of our business, we may collect Personal Information about you from the following sources:
• applications or other forms we receive from you or your authorized representative;
• the correspondence you and others send to us;
• information we receive through the Website;
• information about your transactions with, or services performed by, us, our affiliates or nonaffiliated third parties; and
• information from consumer or other reporting agencies and public records maintained by governmental entities that we obtain directly from
those entities, our affiliates or others.
If you visit or use our Website, we may collect Browsing Information from you as follows:
• Browser Log Files. Our servers automatically log each visitor to the Website and collect and record certain browsing
information about each visitor. The Browsing Information includes generic information and reveals nothing personal about the
user.
• Cookies. When you visit our Website, a “cookie” may be sent to your computer. A cookie is a small piece of data that is sent to your
Internet browser from a web server and stored on your computer’s hard drive. When you visit a website again, the cookie allows the
website to recognize your computer. Cookies may store user preferences and other information. You can choose whether or not to accept
cookies by changing your Internet browser settings, which may impair or limit some functionality of the Website.
Use of Collected Information
Information collected by FNF is used for three main purposes:
• To provide products and services to you or any affiliate or third party who is obtaining services on your behalf or in connection
with a transaction involving you.
• To improve our products and services.
• To communicate with you and to inform you about our, our affiliates’ and third parties’ products and services, jointly or independently.
When Information Is Disclosed
We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) and Browsing
Information to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow
consumers to restrict these disclosures. Please see the section “Choices With Your Personal Information” to learn how to limit the discretionary
disclosure of your Personal Information and Browsing Information.
Disclosures of your Personal Information may be made to the following categories of affiliates and nonaffiliated third parties:
• to third parties to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud,
material misrepresentation, or nondisclosure;
• to our affiliate financial service providers for their use to market their products or services to you;
• to nonaffiliated third party service providers who provide or perform services on our behalf and use the disclosed information
only in connection with such services;
• to nonaffiliated third party service providers with whom we perform joint marketing, pursuant to an agreement with them to
market financial products or services to you;
• to law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoena or court
order;
• to lenders, lien holders, judgment creditors, or other parties claiming an interest in title whose claim or interest must be
determined, settled, paid, or released prior to closing; and
• other third parties for whom you have given us written authorization to disclose your Personal Information.
We may disclose Personal Information and/or Browsing Information when required by law or in the good-faith belief that
such disclosure is necessary to:
• comply with a legal process or applicable laws;
• enforce this Privacy Notice;
• investigate or respond to claims that any material, document, image, graphic, logo, design, audio, video or any other
information provided by you violates the rights of a third party; or
• protect the rights, property or personal safety of FNF, its users or the public.
We maintain reasonable safeguards to keep your Personal Information secure. When we provide Personal Information to our affiliates or third party
service providers as discussed in this Privacy Notice, we expect that these parties process such information in compliance with our Privacy Notice or
in a manner that is in compliance with applicable privacy laws. The use of your information by a business partner may be subject to that party’s own
Privacy Notice. Unless permitted by law, we do not disclose information we collect from consumer or credit reporting agencies with our affiliates or
others without your consent.
We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other
disposition of all or part of the FNF business and/or assets, or in the event of our bankruptcy, reorganization, insolvency, receivership or an
assignment for the benefit of creditors. You expressly agree and consent to the use and/or transfer of the foregoing information in connection with
any of the above described proceedings. We cannot and will not be responsible for any breach of security by a third party or for any actions of any
third party that receives any of the information that is disclosed to us.
Choices With Your Information
Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal
Information or Browsing Information, FNF may not be able to provide certain services or products to you. The uses of your Personal
Information and/or Browsing Information that, by law, you cannot limit, include:
• for our everyday business purposes – to process your transactions, maintain your account(s), to respond to law
• enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoenas or court
• orders, or report to credit bureaus;
• for our own marketing purposes;
• for joint marketing with financial companies; and
• for our affiliates’ everyday business purposes – information about your transactions and experiences.
You may choose to prevent FNF from disclosing or using your Personal Information and/or Browsing Information under the following
circumstances (“opt-out”):
• for our affiliates’ everyday business purposes – information about your creditworthiness; and
• for our affiliates to market to you.
To the extent permitted above, you may opt-out of disclosure or use of your Personal Information and Browsing Information by notifying us by one
of the methods at the end of this Privacy Notice. We do not share your personal information with non-affiliates for their direct marketing purposes.
For California Residents: We will not share your Personal Information and Browsing Information with nonaffiliated third parties, except as permitted
by California law. Currently, our policy is that we do not recognize “do not track” requests from Internet browsers and similar devices.
For Nevada Residents: You may be placed on our internal Do Not Call List by calling (888) 934-3354 or by contacting us via the information set
forth at the end of this Privacy Notice. Nevada law requires that we also provide you with the following contact information: Bureau of Consumer
Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132;
email: BCPINFO@ag.state.nv.us.
For Oregon Residents: We will not share your Personal Information and Browsing Information with nonaffiliated third parties for marketing
purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for
marketing purposes.
For Vermont Residents: We will not share your Personal Information and Browsing Information with nonaffiliated third parties, except as permitted
by Vermont law, such as to process your transactions or to maintain your account. In addition, we will not share information about your
creditworthiness with our affiliates except with your authorization. For joint marketing in Vermont, we will only disclose your name, contact
information and information about your transactions.
Information From Children
The Website is meant for adults and is not intended or designed to attract children under the age of thirteen (13).We do not collect Personal
Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. By using the Website,
you affirm that you are over the age of 13 and will abide by the terms of this Privacy Notice.
Privacy Outside the Website
The Website may contain links to other websites. FNF is not and cannot be responsible for the privacy practices or the content of any of those other
websites.
International Users
FNF’s headquarters is located within the United States. If you reside outside the United States or are a citizen of the European Union, please note that
we may transfer your Personal Information and/or Browsing Information outside of your country of residence or the European Union for any of the
purposes described in this Privacy Notice. By providing FNF with your Personal Information and/or Browsing Information, you consent to our
collection and transfer of such information in accordance with this Privacy Notice.
The California Online Privacy Protection Act
For some FNF websites, such as the Customer CareNet (“CCN”), FNF is acting as a third party service provider to a mortgage loan
servicer. In those instances, we may collect certain information on behalf of that mortgage loan servicer via the website. The
information which we may collect on behalf of the mortgage loan servicer is as follows:
• first and last name;
• property address;
• user name and password;
• loan number;
• social security number - masked upon entry;
• email address;
• three security questions and answers; and
• IP address.
The information you submit through the website is then transferred to your mortgage loan servicer by way of CCN. The mortgage loan servicer is
responsible for taking action or making changes to any consumer information submitted through this website. For example, if you believe
that your payment or user information is incorrect, you must contact your mortgage loan servicer.
CCN does not share consumer information with third parties, other than (1) those with which the mortgage loan servicer has contracted to interface
with the CCN application, or (2) law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoenas
or court orders. All sections of this Privacy Notice apply to your interaction with CCN, except for the sections titled “Choices with Your
Information” and “Access and Correction.” If you have questions regarding the choices you have with regard to your personal information or how to
access or correct your personal information, you should contact your mortgage loan servicer.
Your Consent To This Privacy Notice
By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information by us in
compliance with this Privacy Notice. Amendments to the Privacy Notice will be posted on the Website. Each time you provide information to us, or
we receive information about you, following any amendment of this Privacy Notice will signify your assent to and acceptance of its revised terms for
all previously collected information and information collected from you in the future. We may use comments, information or feedback that you
submit to us in any manner that we may choose without notice or compensation to you.
Accessing and Correcting Information; Contact Us
If you have questions, would like to access or correct your Personal Information, or want to opt-out of information sharing with our affiliates for their
marketing purposes, please send your requests to privacy@fnf.com or by mail or phone to:
Fidelity National Financial, Inc.
601 Riverside Avenue
Jacksonville, Florida 32204
Attn: Chief Privacy Officer
(888) 934-3354

Wildcreek HS Due Diligence Report

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Wildcreek HS Due Diligence Report

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Due Diligence Report

The High School at Wildcreek

Prepared For Prepared By

1361 Corporate Boulevard Tel: 775.823.4068

Master Plan and Zoning

Preliminary Title Review

Site Preparation and Grading

Waters of the United States Inventory

Table 3. Summary of Potential Jurisdictional Resources

Sensitive Wildlife and Plant Species

US Fish and Wildlife Service

Nevada Department of Wildlife (NDOW) GIS Data Clearinghouse

Phase 1 Environmental Site Assessment

In summary, McGinley and Associates generally found:

Preliminary Drainage Study

Preliminary Sanitary Sewer Study

Truckee Meadows Water Authority (TMWA)

Preliminary FAA Airspace Review

Site Plan Feasibility Study

Site Scenario #1:

• Power transmission lines are avoided.

Site Scenario #2:

Site Scenario #3:

Site Scenario #4 and 4B

Site Scenario #5:

Site Scenario #6:

E 2ND ST ST GLENDALE AVE

Assessor Map 35-08

KELLY RANCH DR I OS XMAN

Source:Esri,Dig italGlobe,GeoEye,Earthstar Geog raphics,CNES/

FEBR UAR Y,2017 0 200 400

Surface Drainage Features ZEPHYR WAY

Approximate Flow Path

Sewer YORK WAY

TMWA Water Line

KELLY RANCH DR I OS XMAN

Property Boundary O WAY

FEBRUARY, 2017 0 200 400

J:\Jobs\3309_Wildcreek_Golf_Course\Wildcreek_Golf_Course_OA\GIS\Tasks\wet_utilities_20151023_V1.mxd 2/15/2017 7:39:47 AM eford

Section 20.02.010 Public Facilities District (PF)

Setbacks (principal buildings)

Sparks Zoning Code | 58

Sparks Zoning Code|76

Sparks Zoning Code | 77

Sparks Zoning Code | 78

Sparks Zoning Code | 79

Sparks Zoning Code | 80

Sparks Zoning Code | 81

Sparks Zoning Code | 82

Section 20.03.038 School (Public or Private)

a. Building Height. There are no restrictions on the building height of a school.

Sparks Zoning Code | 125

C. Review. Administrative approval (standard code and Administrative Review) applies.

Section 20.03.039 Storage/Processing of Hazardous Chemicals

Section 20.03.040 Temporary uses

1. This section applies to:

a. Christmas tree sales,

d. Garage and yard sales,

f. Model Home Complex,

g. Temporary Sales Office Trailer, and

h. Any Temporary Use not previously listed.

Sparks Zoning Code | 126

Section 20.04.009 Parking & Loading

a. Shared parking and alternative standards.

Sparks Zoning Code | 167

d. The Administrator may approve alternative parking configurations for multi-building

a. One accessible parking space shall be provided as follows: