tentativemap&specialusepermit meridian120south village1&2

Prepared for Prepared by

Tentative Map & Special Use PermitMeridian 120 SouthVillage 1 & 2

Submitted to City of RenoApril 10, 2017

BT South LLC6001 Talbot LnReno, NV 89509

Meridian 120 South Villages 1 & 2 Tentative Map/Special Use Permit Application

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TABLE OF CONTENTS Section 1

City of Reno Application Forms Application for Tentative Map Application for Special Use Permit Owner/Applicant Affidavits City of Reno Checklists Estimation of Water Demand for Land Development Projects Legal Description

Section 2 Project Description

Project Request Location Zoning and Master Plan Designations Mortensen-Garson Neighborhood Plan and Overlay District Project Specifics

Setbacks Development Statistics Summary House Design Grading and Slope Treatment Hydrology Traffic and Circulation Pedestrian Access Landscaping Fencing Project Signage Water, Sewer and Utilities

Findings Review Tentative Map Considerations Special Use Permit Findings

o General Special Use Permit Findings o Findings for Cut Slopes of 20 Feet or Greater in Depth or Fill Slopes 10 Feet or

Greater in Height Section 3

Maps and Supporting Information Vicinity Map Aerial of Site and Project Boundary Assessor’s Parcel Maps Existing Master Plan Map Existing Zoning Map Slope Map Tentative Map Set (Reduced Copies)

Title Sheet Lot and Block Plan Utility Plan

MERIDIAN 120 SOUTH Village 1 & 2 – TABLE OF CONTENTS

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Grading Plan Cross Sections Colored Site Plan/Landscape Plan

Section 4

Project Reports and Supporting Information Tax Certificates Preliminary Geotechnical Report Preliminary Sanitary Sewer Report Preliminary Hydrology Report Cultural Resources Inventory Report

Map Pocket

Tentative Map Plan Set Title Sheet Lot and Block Plan Utility Plan Grading Plan Cross Sections Landscape Plan

Section 1

Section 2


Project Description

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Project Description Executive Summary Ward #: 5 Applicant: BT South LLC APN Number: 038-132-25, & a portion of 038-120-10 Request: This is a request for:

1) A Tentative Map to develop a total of 78 lots on 53.6± acres (64 - 9,000 sq. ft. min. single family residential lots, and 14 - large lot residential 1 acre min lots), and

2) A Special Use Permit for grading that results in fills greater than 10-feet.

Location: The 53.6± acre Project site is located southeast of the terminus of Boomtown Garson Rd south of Interstate 80, within the Mortensen-Garson Special Planning Area. (Refer to Vicinity Map and Assessor’s Parcel Maps in Section 3 of this submittal packet).

Background The 53.6± acre Meridian 120 South Village 1 & 2 Tentative Map and Special Use Permit (Project) is comprised of APN 038-132-25 and a portion of 038-120-10. Portions of both parcels not used for the Project will be reserved as remaining parcels, and are not a part of the Tentative Map. The Project site has a Master Plan designation of Special Planning Area, the Mortensen-Garson (MG) Neighborhood Plan. Zoning for the Project site is identified within the Mortensen-Garson Overlay District (MGOD) as Single Family Residential 9,000 square feet minimum lots (SF-9), Large Lot Residential 1 acre minimum lots (LLR-1), and Open Space (OS) (Refer to Existing Zoning Map and Existing Master Plan Map in Section 3 of this submittal packet). The Project site is bordered by existing 1 acre residential lots within Washoe County to the north and east, public land managed by the United States Forest Service (USFS) to the south, and vacant land owned by the applicant to the west. The Project site is relatively flat with steeper slopes to the south. The Steamboat Ditch also runs through the west and southern portions of the Project site. The proposed development is clustered to avoid impacting the steeper slopes and Steamboat Ditch, with the steeper slopes proposed as Common Area. The applicant is proposing to extend Boomtown Garson Rd to the north of the Project site to provide access to the Project. As part of the Project to improve access for the existing residential area, the applicant is also proposing to extend the existing Warrior Ln to the new portion of Boomtown Garson Road.


Project Description

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Mortensen-Garson Neighborhood Plan & Overlay District The proposed property of the Meridian 120 South Village 1 & 2 subdivision is identified within Planning Area 3 of the Mortensen-Garson Neighborhood Plan (MGNP). The MGNP was developed in the mid-90s as a result of settlement agreement (Case No. CV02-03469). With the adoption of the MGNP in the early 2000s, the Mortensen-Garson Overlay District (MGOD) was also added to the Reno Municipal Code. Planning Area 3 of the MGOD allows for a range of both single family and multifamily residential uses, as well as commercial and Industrial. The Project will comply with the following MGNP development standards:

(2) Uses/(3) Land Use Plan – The proposed Tentative Map (TM)/Special Use Permit (SUP) is consistent with the MGOD zoning designations of SF9, LLR1, and OS within the Project site. There are ±16.1 acres of LLR-1, which would allow for 16 units, the request only includes 14 - 1 acre units. There are ±29.4 acres of SF-9, which would allow for 142 units (SF-9 density = 4.84 du/ac), the request is only for 64 - 9,000 sq. ft. min. units (45% of allowed). Table 18.08.48 of the MGOD for Planning Area 3 (PA3) identifies 943 Single Family (SF9) units, and 14 Single Family (LLR1) units. The proposed Project is well within the allowed number of units for SF9 with only 64 - 9,000 sq. ft. min. lots proposed (currently no SF9 lots have been built to date in PA3), and meets the 14 - LLR1 lots identified. The LLR1 designation on the Project site is the only LLR1 designation within the MGOD for PA3. Portions of the Project site identified as OS (±6.6 acres) will be reserved as common area. Below is a table with an accounting of the approved and proposed dwelling units in relation to Table 18.08.48 of the MGOD:

MGOD Planning

Area

MGOD Total DU Per Table 18.08.48

MGOD DU Currently Approved (FM&TM)

MGOD DU Currently Proposed

Total MGOD Approved & Proposed DU

MGOD Remaining

DU

1 676 676*** 0 676 0 2 525 258** 0 258 267 3 1799 0 78 78 1721

TOTALS 3,000* 934 78 1,012 1,988 Notes: *MGOD (15)(a)(1) – “The total amount of development resulting from any change in density shall not exceed 3,000 dwelling units…”. **Meridian 120 North TM approved for 273 units, however 15 units were outside of the MGOD. ***Amount currently identified for Planning Area 1, actual number of approved or proposed units is unknown by the applicant.


Project Description

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(4) Traffic Study – The Project will only generate 78 peak hour trips. Per RMC 18.12.903 a traffic study is only required if a project generates 200 or more peak hour trips; therefore, a traffic study has not been completed for the Project. The Boomtown Garson Rd will be extended to the northwest corner of the Project site, and the applicant is proposing to extend the existing Warrior Ln to the new portion of Boomtown Garson Rd. This would replace the existing Old Town Rd/Boomtown Garson Rd intersection, which is very close to the freeway interchange. If necessary, the applicant will provide a traffic study upon request, and determination of scope by the City of Reno.

(5) Hillside Development Information - In accordance with Section 18.08.406 (i)(5)b of the MGOD, this project is not considered a hillside development as the slopes only exceed 15% on 8.6± percent of the site, most of which will be left undisturbed and reserved as common area (Refer to the Slope Map in Section 3 of this submittal packet). Although hillside development standards will not apply to the Project, the proposed development is clustered in the flatter areas of the property in order to preserve the steeper slopes and native vegetation to the south. (6) Significant Hydrologic Resources – There were no significant hydrologic resources identified within the proposed development per the MGOD Figure 18.08-45 for the Project site. There is an identified off-site channel located on the eastern edge of the proposed development through the proposed custom 1 acre lots. The off-site channel is used for irrigation and will continue to be perpetuated through the proposed 1 acre lots. (7) Ridgelines – There were no significant ridgelines in the MGOD Figure 18.08-47 that are proposed to be impacted by the proposed development. This section will not be applicable to the proposed Project. (8) Edge matching – Larger 1 acre lots are proposed in the existing LLR1 zoning designation adjacent to the existing Washoe County development on the north and east border of the Project site. These are proposed as custom lots and will be left at grade. (9) Exterior Lighting – The Project will conform to the “dark sky” lighting standards identified in the MGOD. (10) Parks and Trails – As required by the MGOD for Planning Area 3, the Project includes a 30-foot-wide trail easement along the Steamboat Ditch through the Project site. There is an existing dirt trail already established within the proposed easement. Public access to USFS lands via Boomtown Garson Rd will also be maintained through the Project site. Future trailheads and park locations as identified in Figure 18.08-48: Parks & trails Plan in the MGOD for Planning Area 3 are not located within the Project site.


Project Description

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(11) Community Design – The Project will meet all the requirements of the MGOD in order to compliment the character of the Verdi community. The proposed subdivision is planned as a gated community with a mix of 9,000 sq. ft. minimum lots (average lot size is ±17,500 sq. ft.) and 1 acre custom lots. The 1 acre custom lots are proposed on the LLR1 zoning adjacent to the existing residential to the north, and will be left at grade, or close to, creating a transition to the 9,000 SF lots. Homes on the 9,000 sq. ft. min. lots will be a mix of one to two stories, designed to fit with the character of the surrounding area. The 1 acre custom lots will be designed as semi-custom or custom homes, which is consistent with the neighboring subdivision.

(12) Schools – The Project will be zoned for Verdi Elementary School, Billinghurst Middle School, and McQueen High School. The MGOD requires that a new elementary school site be identified with the first final map of Planning Area 3. The original plan for the proposed school site was within the SF6 designation in the northwest portion of Planning Area 3. There are multiple property owners within Planning Area 3, which the applicant has been in discussions with, as well as Washoe County School District (WCSD), to determine the best location for a future elementary school. The applicant is aware of the requirement to dedicate an elementary school site with the first final map, and is continuing discussions with the adjacent property owner and WCSD. At 78 lots the proposed Project would generate approximately 15 elementary kids (0.183 student/unit), 6 middle school kids (0.067/unit), and 8 high school kids (0.10/unit). Discussions with Washoe County School District (WCSD) indicated that Verdi Elementary and Billinghurst have capacity for new students, and McQueen High School is and has been over capacity for quite some time. Washoe County 1 (WC-1) recently passed, which provides capital funding to repair and expand existing schools, and build new schools. It is anticipated that the proposed development would not negatively impact the schools within the area. (13) Utilities – Water rights are available for the proposed project as required in the water plan prepared for the MGOD. The proposed development will be served by a private community water system, which is currently serving the Boomtown development. (14) Fire Services – The Project site is currently within the Reno Fire Department jurisdiction and could also be served by the Sierra Fire Protection District through the recently adopted mutual aid agreement. The nearest fire station is Truckee Meadows Fire Station #35 located off I-80 approximately 3 miles east of the Project area near Mogul. The Reno Fire Department Station #11 is located approximately 5 miles east of the Project area. As required in the MGOD, the remaining ±3.5-acre parcel, not a part of this tentative map, currently designated Public Facility (PF) adjacent to the Project site is being proposed by the property owner/applicant to be dedicated to the City of Reno for a new Fire Station. The property owner/applicant, per the MGOD, will offer this site for dedication at the time of the first final map of the proposed tentative map. The property owner/applicant will request


Project Description

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language as part of the dedication that if the City of Reno decides to build a Fire Station on another parcel, the dedicated property would go back to the property owner/applicant. The applicant also has had discussions with the City of Reno Fire staff recently who have indicated they will only need approximately 2.5 acres. The applicant would also ask that any dedicated land not used for the Fire Station be returned to the property owner/applicant.

Project Specifics The Project is a 78 lot Single Family Residential Development with a mix of 9,000 SF lots and 1 acre lots. 1 Acre minimum lots are provided in the existing LLR-1 zone to match the existing adjacent residential areas. Minimum lot sizes, widths and setbacks are as follows: SF-9 Minimum Lot Size: 9,000± square feet (Average lot size = 17,500± sq. ft.) Minimum Lot Width: 70± feet Setbacks: Front Yard Setback = 10 feet Garage Setback = 20 feet Side Yard Setback = 5 feet Rear Yard Setback = 20 feet

LLR-1: Minimum Lot Size: 1 Acre Minimum Lot Width: 120± feet Setbacks: Front Yard Setback = 30 feet Garage Setback = 30 feet Side Yard Setback = 12 feet Rear Yard Setback = 30 feet

Development Statistics Summary Total Project Site Area: 53.6± acres Total Dwelling Units: 78 units Gross Density: 1.5± d.u./acre Net Density: 2.5± d.u./acre Total Lot Area: 31.3± acres (58%±) Total Roadway Area: 7.7± acres (14%±) Total Common Area/Open Space 14.6± acres (28%±) House Design SF-9: Homes are proposed to be a mix of one and two stories in height with minimum two car garages. House models are not available at this time. LLR-1: It is anticipated that these lots will be sold as custom or semi-custom homes. Grading and Slope Treatment Although the Project site is relatively flat with slopes 15% or less on 91.4% of the site, there are some steeper sloped areas in the southern portions of the site. Due to the topography, the project will


Project Description

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require fills in excess of 10 feet with cuts just under 20 feet. Fills over 10-feet will cover 47,000± sq. ft. (1.1± ac or 2% of the site) at various locations on the site. (Refer to the Preliminary Grading Plan in Section 3 (reduced copies) and Map Pocket of this submittal packet). Impacts to existing steeper slopes will be minimized through clustering the lots in the flatter areas and avoiding the larger existing slopes and native vegetation to the south. Disturbed slopes will primarily be 3:1 revegetated and stabilized in accordance with City of Reno requirements. Sections of 2:1 are also proposed and will be stabilized in accordance with City of Reno requirements. Walls will be engineered based on height (Refer to Grading Plan in Section 3 (reduced copies) and Map Pocket of this submittal packet). Hydrology Storm drainage will be conveyed around and through the site via storm drain pipe to an existing off-site channel to the north of the Project site. (Refer to Grading Plan in Section 3 (reduced copies) and Map Pocket, as well as the Preliminary Hydrology Report in Section 4 for additional details). Traffic and Circulation At 78 lots proposed the Project will only generate 78 peak hour trips. Per RMC 18.12.903 a traffic study is only required if a project generates 200 or more peak hour trips; therefore, a traffic study has not been completed for the Project. As part of the Project, the applicant will extend Boomtown Garson Rd to the northwest corner of the Project site. Currently, the existing Washoe County residents utilize Warrior Ln to Old Town Rd, which intersects with Boomtown Garson Rd with access to I-80. The Old Town Rd/Boomtown Garson Rd intersection is very close to the freeway interchange and not ideal for safe access. The applicant is proposing to build a new extension of Warrior Ln that will extend to the new section of Boomtown Garson Rd. The new Boomtown Garson Rd/Warrior Ln intersection would replace the Old Town Rd/Boomtown Garson Rd intersection, and will be 400 feet further away from the interchange. The reconfiguration of Warrior Ln will improve access for the area, and provide a more direct access point to Boomtown Garson Rd for the existing subdivision to the east. The Project is being proposed as a gated community with access onto the new Warrior Ln with direct access to Boomtown Garson Rd and I-80. Gated emergency access only will be provided onto Deer Mountain Rd within the existing subdivision to the east. The proposed Project will not provide direct access through the existing subdivisions to the major access points of Boomtown Garson Rd or I-80. Pedestrian Access Pedestrian access will be provided throughout the site via sidewalks. Sidewalks (4 feet in width) will connect to existing sidewalks along Boomtown Garson Road to the west. The Project will dedicate a 30’ trail easement along the Steamboat Ditch, which already includes an existing dirt trail.


Project Description

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Landscaping Single family use types are exempt from a percentage landscape requirement (per section 18.12.1205(b)(1)(a) of the Reno Municipal Code), however, the applicant will provide front yard landscaping, and street trees per City of Reno Municipal Code. Disturbed slopes during construction will be re-vegetated with native vegetation. Undisturbed Open Space areas will remain native vegetation. Reference Landscape Plan for project details. Fencing Standard, 6-foot-high, solid fencing will be provided on side and rear lot lines throughout the development. Rear or side yard fencing that is adjacent to open space will provide open view (maximum 6-foot high open view fencing) or semi-open view fencing (4-foot solid fence with 2-foot open view top). Project Signage Project signage is not anticipated at this time. In the event project signage is desired at a later date, it will be limited to monument style signs at the primary entrances to the subdivision. Materials and lighting will be in character with the surrounding area. Water, Sewer and Utilities Utilities are currently available nearby and will be extended to serve the project. Water service will be provided by a private community water system that is already serving the adjacent Boomtown development. The project will require approximately 41± acre feet of water per year (Refer to Estimation of Water Demand for Land Development Projects in Section 1 of this submittal packet). Water rights sufficient to serve the proposed subdivision are available and will be dedicated as required at the time of each final map. Sewer service will also be provided by City of Reno. There is an existing 21” sewer line stubbed behind Cabela’s on the north side of I-80. The applicant is proposing to extend that line under I-80 to the proposed intersection of Boomtown Garson Rd/Warrior Ln in order to serve the Project site (Refer to the Preliminary Sewer Report in Section 4 of this submittal packet). Due to the elevation difference between the proposed intersection of Boomtown Garson Rd/Warrior Ln and the proposed development, a force main and lift station will connect the proposed subdivision gravity system to the new section of 21” sewer main. NV Energy will provide gas and electrical service to the project. Telephone service will be provided by AT&T while cable service will be from Charter Communications.


Project Description

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FINDINGS REVIEW Findings are required for consideration of the Tentative Map, as well as and the various Special Use Permit requests. The required findings are outlined below followed by responses for each: Tentative Map Considerations In accordance with NRS 278.349 (3), the planning commission shall consider the following:

a) Environmental and health laws and regulations concerning water and air pollution, solid waste disposal, water supply facilities, community or public sewage disposal and, where applicable, individual systems for sewage disposal;

Response: The Project will provide public sanitary sewer and storm drain facilities and will conform to applicable regulations for water and air quality, and solid waste disposal.

b) Availability of water which meets applicable health standards and is sufficient for the

reasonably foreseeable needs of the subdivision;

Response: Water service will be provided by an existing private community water system that is already serving the existing Boomtown development. Water rights sufficient to serve the proposed subdivision are currently available and will be dedicated at each final map.

c) Availability and accessibility of utilities

Response: Sewer is available on the north side of Interstate 80 (I-80), which the applicant will extend under I-80, and to the project site. Water is available on both the north and south side of I-80 and will be extended to the Project site. Electric, gas, and telecommunication are available near the Project site and will be extended to serve the proposed development.

d) Availability and accessibility of public services such as schools, police protection, transportation, recreation and parks;

Response: Schools: The proposed project would be zoned for Verdi Elementary School, Billinghurst Middle School, and McQueen High School. At 78 units, the project would generate approximately 15 elementary kids (0.183 student/unit), 6 middle school kids (0.067/unit), and 8 high school kids (0.10/unit). Discussions with Washoe County School District (WCSD) indicate that Verdi Elementary and Billinghurst Middle School are under capacity, and McQueen High School is currently exceeding capacity and has been for several years. As part of the MGOD, the applicant is working with the adjacent property owner and WCSD to identify the location of a future elementary school within Planning Area 3. The applicant is planning to dedicate the property to WCSD upon the first final map. With the recent passage of WC-1, WCSD should have available funding to construct the new school in the future as the School District deems necessary.


Project Description

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Police Protection: The Project would primarily be served by the City of Reno Police Department; however, the project area is adjacent to the Washoe County Sheriff’s Office jurisdiction as well. The proposed project is within the City of Reno and adjacent to existing development that is already served by the City of Reno Police Department (north side of I-80). The proposed project area is also adjacent to existing Washoe County subdivisions that would be served by the Washoe County Sheriff’s Office. Transportation: The project area will be connected by Boomtown Garson Road to I-80 adjacent to the Project area. The Boomtown area is currently not served by transit. Recreation and Parks: There are many recreational opportunities in close proximity to the proposed project including access to the Truckee River, public land to the north and south of the project area, and Crystal Peak Park to the west. The Project will dedicate a 30’ wide trail easement for the Steamboat Trail, which will include the existing dirt trail. Public access to the USFS lands to the south will also be maintained via Boomtown Garson Rd.

e) Conformity with the zoning ordinances and master plan (except that if any existing zoning ordinance is inconsistent with the master plan, the zoning ordinance takes precedence) superseded by NRS 278.0284.

Response: The project site has Master Plan designations of Special Plan Area – Mortensen-Garson (MG) Neighborhood Plan, and Single Family Residential that correspond with the SF-9, LLR-1 and OS zoning designations on the property identified in the MG Overlay District (MGOD). Based on existing zoning, approximately 158 lots could be developed on the site. The proposed project includes 78 lots and is well below the maximum number of lots allowed for SF-9 and within the number of lots allowed for LLR-1. Lot sizes are within the corresponding LLR-1 and SF-9 minimums.

f) Effects of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision;

Response: The proposed subdivision ties into existing public streets to the north. The adjacent streets were designed to stub into the property to provide for future development of this parcel.

g) Physical land characteristics such as flood plain, slope and soil;

Response: The land plan for the subdivision retains the steep slopes of the site in common area or open space, and concentrates development on areas within less than 15% slope.

h) Recommendations and comments of those entities reviewing the tentative map pursuant to NRS 278.330 and 278.348; and


Project Description

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Response: To be determined with agency review of the tentative map.

i) The availability and accessibility of fire protection, including, but not limited to, the availability and accessibility of water and services for the prevention and containment of fires, including fires in wild lands; and

Response: The Boomtown area is currently within the Reno Fire Department jurisdiction who would serve the site via Station #11 on Mae Anne Ave approximately 5 miles east of the Project area. The Sierra Fire Protection District would serve the site through a mutual aid agreement for structural fires as the nearest fire station is Truckee Meadows Fire Station #35 located off I-80 approximately 3 miles east of the Project area near Mogul. Water service including fire hydrants meeting City of Reno Municipal Code will be provided with the proposed Project. The applicant is also planning to dedicate land for a new fire station at the time of the first final map.

j) The submission by the subdivider of an affidavit stating that the subdivider will make provision for payment of the tax imposed by chapter 375 of NRS and for compliance with the disclosure and recording requirements of subsection 5 of NRS 598.0923, if applicable, by the subdivider or any successor in interest. Response: Affidavits required by the City of Reno for the tentative map and special use permit applications have been provided in this submittal packet.

Special Use Permit Findings Special Use Permit findings are also required to allow for Cuts exceeding 20 feet and Fills exceeding 10 feet. As the approving body, the Reno Planning Commission must make the following findings: 1. General Special Use Permit Findings

a) The proposed use is compatible with existing surrounding land uses and development.

Response: The site is located adjacent to an existing developed subdivision to the north and east, USFS land to the south, and vacant property owned by the applicant to the west. In the areas on the northern portion of the site currently zoned LLR1, adjacent to existing larger lots in the County, 1 acre minimum lots have been provided to stay consistent with the existing adjacent development. The proposed development is part of and consistent with the Mortensen Garson Neighborhood Plan and Overlay District Planning Area 3, planned for this type of development for nearly 20 years.

b) The project is in substantial conformance with the master plan. Response: The project site has Master Plan designations of Special Plan Area – Mortensen-Garson Neighborhood Plan, and Single Family Residential, identified as SF-9, LLR-1, and OS in


Project Description

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the MGOD. The Project is proposing 9,000 sq. ft. min. lots and 1 acre minimum lots within the corresponding SF9 and LLR1 designations, and will maintain the OS. The Project is in conformance with the Master Plan.

c) There are or will be adequate services and infrastructure to support the proposed development. Response: The property is located within the City of Reno and has been anticipated and previously planned for development. Infrastructure exists nearby and can be extended to the property. The Reno Police Department and Reno Fire Department already provide service to adjacent properties.

d) The proposal adequately mitigates traffic impacts of the project and provides a safe pedestrian environment.

Response: The Project will only generate 78 peak hour trips, which is much lower than the City of Reno threshold of 200 peak hour trips requiring a traffic study (RMC 18.12.903). Project traffic from the proposed development will utilize Boomtown Garson Road (an existing City of Reno roadway), which will be extended to the Project site. Boomtown Garson Rd provides direct access to the Interstate 80 interchange. Warrior Ln will be extended to the new portion of Boomtown Garson Rd to replace the Old Town Rd/Boomtown Garson Rd intersection, which is very close to the I-80 on and off ramps. The proposed Project includes sidewalks throughout the development, and along the new road way extensions.

e) The proposed site location and scale, intensity, density, height, layout, setbacks, and architectural and overall design of the development and the uses proposed contributes to and enhances the character of the area in which it is located.

Response: The site is located adjacent to existing developed subdivisions with similar lot sizes. In the areas on the northern portion of the site adjacent to existing larger 1 acre lots in the County, lot size matching has been provided.

f) The project does not create adverse environmental impacts such as smoke, noise, glare, dust, vibrations, fumes, pollution or odor which would be detrimental to, or constitute a nuisance to area properties.

Response: The proposed Project is a single family residential subdivision. At this time, surrounding properties to the north, and east are also single family residential. Environmental impacts such as smoke, noise, glare, dust, vibrations, fumes, pollution or odors are not anticipated with this project after construction. If they do existing during construction, they will be mitigated immediately by the developer.


Project Description

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No major drainageways, or potential wetlands are identified within the Project site. Existing irrigation laterals of the Steamboat Ditch will be perpetuated through the Project site. A Cultural Resources Inventory Short Report was completed for the Project area (Refer to Section 4 of this submittal packet for the Report). No cultural resources were identified on site, and the irrigation laterals of the Steamboat Ditch were determined to be of modern construction. The Report identifies that the proposed development will not have an effect on significant cultural resources.

g) Project signage is in character with project architecture and is compatible with or complementary to surrounding uses.

Response: Project signage is not anticipated at this time. In the event project signage is desired at a later date, it will be limited to monument style signs at the primary entrances to the subdivision. Materials and lighting will be in character with the surrounding area.

h) The structure has been designed such that the window placement and height do not adversely

affect the privacy of existing residential uses.

Response: In many cases, the proposed lots are adjacent to common area or open space. In areas where there are existing homes adjacent, similar setbacks and lot size matching (1 acre minimum lots) have been proposed. Grading for the 1 acre lots adjacent to the existing residential is proposed to be at or close to existing grade.

2. Findings for Cut Slopes of 20 Feet or Greater in Depth or Fill Slopes 10 Feet or Greater in Height a) The slopes can be treated in a manner which does not create negative visual impacts.

Response: Steep slopes in the project area (primarily within the southern portion of the site) will remain relatively undisturbed and protected as common area/open space. Generally, all graded areas will be developed with 3:1 slopes revegetated and stabilized in accordance with City of Reno requirements. Sections of 2:1 are proposed and will be stabilized in accordance with City of Reno requirements. Walls will be engineered based on height (Refer to Grading Plan in Section 3 (reduced copies) and Map Pocket of this submittal packet).

b) The grading is necessary to provide safe and adequate access to the development.

Response: Grading, including fills over 10 feet, is necessary to meet City of Reno standards for street grades while tying into existing and planned streets to serve the property.

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CULTURAL RESOURCES INVENTORY SHORT REPORT

A Class III Cultural Resource Inventory of the Meridian 120 Project, APN 038-120-03, 038-120-10, 038-120-12, 038-120-13, 038-090-61, 038-132-25, Verdi, Nevada for Wood Rodgers, Inc.

Great Basin Consulting Group Project Number: 2017-101

Submitted to:

Wood Rodgers, Inc.5440 Reno Corporate Drive

Reno, Nevada 89511

Prepared by:

Michael DrewsGreat Basin Consulting Group, LLC

200 Winters DriveCarson City, Nevada 89703

CULTURAL RESOURCES INVENTORY SHORT REPORT

Date of Field Operations: February 15, 2017

GBCG Project Number: 2017-101

Organization/Field Personnel: Michael Drews, Richard Bryan

Project Name and Description

A Class III Cultural Resource Inventory of the Meridian 120 Project, APN 038-120-03, 038-120-10, 038-

120-12, 038-120-13, 038-090-61, 038-132-25, Verdi, Nevada. Wood Rodgers, Inc. requested that Great

Basin Consulting Group, LLC conduct a cultural resource inventory of an approximate 288 acres of land

south of Boomtown, near Verdi to comply with Washoe County development standards. The proposed

action construction of a mixed use development along the south side of Interstate 80 (Map 1).

County: Washoe

Legal Description:

SE1/4, Sec. 17;NW1/4’ Sec. 16;NE1/4’ Sec. 16;SE¼’ Sec. 16;S1/2, SE1/4; Sec. 16, T.19N., R.18E.

APN 038-120-03, APN 038-120-10, APN 038-120-12, APN 038-120-13, APN 038-090-61, APN

038-132-25

Ownership: Private

Project Area: 288 acres

Map Reference: Verdi, NV 1983 USGS 7.5 Minute Series

Inventory Type: Class III

Purpose

The purpose of this survey was to identify and record any significant cultural resources that may exist within

the project area and to make recommendations for their management in compliance with Section 106 of the

National Historic Preservation Act of 1966 as amended (NHPA), the Archaeological Resources Protection

Act (ARPA), the American Indian Religious Freedom Act and Executive Order 13007, the Native

American Grave Protection and Repatriation Act (NAGPRA) and Washoe County policies.

Environmental Context

038-120-03

038-120-10

038-132-25

038-090-61 038-120-13038-120-12

Copyright:© 2013 National Geographic Society, i-cubed

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Map 1. Meridian 120 Project Vicinity Map.LegendParcels

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Project Location

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The project area lies atop low hills and an alluvial fan at the north end of the Carson Range just south and

east of Verdi, Nevada. Interstate 80 defines the projects northern boundary and separates the project area

from the Truckee River and river terraces further north. The Truckee River lies approximately 0.50 miles

north of the project area. Rural residential parcels lie along the east side of the project parcels. Low hills at

the terminus of the Carson Range lie along the southern and western boundary. Boomtown Casino and

Cabela’s lie to the north across from Interstate 80 (Map 2).

The northern half of the project area is characterized by fallowed agricultural fields. Hillslopes, hilltops,

and at the western end of the project area, a small canyon appear relatively undisturbed. The Steamboat

Ditch follows the toe of slope along the pediment foot. Fallow fields were covered by extensive grasses at

the time of the inventory. Surface visibility was limited. A paved, but abandoned frontage road parallels

the Interstate 80 through the northern portion of the project area.

General plant associations within the project area are consistent with an upland sage and bitterbrush

community. The meadow and agricultural fields contain, wild rye and fescue Rabbit brush, sagebrush,

bitterbrush, and cheatgrass characterize the upper tableland. Willow and cottonwood occur sporadically

along the main irrigation ditches and intermittent drainages. Animals most commonly found within the

region include mule deer, coyote, and mountain cottontail.

Prehistoric Context

The prehistory of the Truckee Meadows region can be categorized, like much of Great Basin prehistory,

into four timeframes including pre, early, middle, and late Archaic. Elston (1986) provides the majority of

the prehistoric overview summarized below.

The pre-Archaic (11000 - 7000 B.P.) was a time of mostly lake and marsh resource utilization with some

upland resource utilization. Toolkits include large stemmed and fluted, edge-ground points, core tools,

bifaces, choppers, and scrapers. Subsistence was likely dominated by big game hunting with

supplementation of small mammals. Pre-Archaic peoples left a fairly ephemeral footprint as they moved

through the landscape since little evidence exists to support a sedentary settlement pattern such as seed

grinding, permanent structures, storage facilities, or midden accumulations (Elston 1986). Within the

vicinity of the project area, a few fluted projectile points have been documented around Washoe Lake and

Ebbett’s Pass, California (Hattori and King 1985).

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The early Archaic (7000 - 3500 B.P.) is evidenced by a shift toward a more sedentary settlement pattern

including seed processing (manos and metates), storage, rock art, coiled basketry, and jackrabbit nets. Grass

sandals are also found during this time. Notched points largely replace stemmed and fluted points.

Resources such as pine nuts appeared more regularly in diets, while the focus of earlier inhabitants is

thought to have been larger game (Beck 1999). The general pattern is one of significant cultural

discontinuity between earlier inhabitants and the groups that reoccupied the Great Basin.

The Middle Archaic, 4000 - 1500 B.P. was a period of increasing tool diversity and distinct changes in

settlement and subsistence patterns, stylistic complexity and population density. Seasonal sites, including

winter camps, appear to have been used regularly. Pit houses have been found at some winter sites and

contained features such as hearths, burials and storage pits, supporting a pattern of continued seasonal

exploitation within the same area (Elston 1986). Manufacture of lithic tools from locally occurring source

material is the primary focus of tool making for this time period. Obsidian and marine shell trading were

already occurring, however, Elston (1986) states this becomes more prominent during this time period. The

Martis culture characterizes this period including Early Martis (5000 - 3000 B.P) and Late Martis (3000 -

1300 B.P.). Early Martis generally occurs in the central Great Basin and is characterized by the Martis

Contracting Stem, Martis Split Stem, and Steamboat points. Late Martis, a more widespread series, is

characterized by Martis Corner-notched, Elko Corner-notched, and Elko Eared points (Elston 2002).

The Late Archaic began around 1300 B.P. in much of the Great Basin, but along the Sierra Front and in the

Carson Valley the Late Archaic pattern of reduced residential mobility occurred around 3500 B.P. (Hattori

and King 1985). Additional changes during this period include the introduction of the bow and arrow,

reduced emphasis on large game, increased diet breadth, increased plant procurement, less elaborate lithic

technology, reduction in tool size, and a focus on crypto-crystalline tool stone (Elston 2002). The pattern

of increased sedentism and greater utilization of plant resources is evidenced by an increase of ground stone

and local tool stone discovered at sites. Seasonal utilization of montane areas, valley floors and lacustrine

resources, as well as more concentrated living activities such as residential camps took place. The Carson

Range is part of the traditional territories of the Washoe; the Pine Nut Range is part of the traditional

territories of the Washoe as well as the Northern Paiute. Both groups would have accessed the Carson

Valley at times during their seasonal rounds.

Ethnographic Context

Ethnographic evidence for the Washoe Indians (Bravo 1991; d’Azevedo 1986) and the Northern Paiute

(Fowler 1989; Hattori and King 1985; Wheat 1967; Lerch et al. 2010) indicate that Native American groups

resided in Truckee Meadows on the valley floors from late fall through the early spring in households

comprised of extended and nuclear families. The Washoe Indians traditionally occupied the surrounding

area, including the Carson Valley. The Northern Paiute tribes occupied the areas further east part of the

year, but migrated west as far as the Sierras in the summer. Paiutes relied heavily on the fall pine nut harvest,

and the Pine Nut Mountains were an important resource during the seasonal rounds.

Washoe traditional lifeways, history and cultural geography are well described in d’Azevedo (1986) and

Hattori and King (1985). Similar descriptions have been compiled for the Paiute (Fowler 1989, Wheat

1967). The Washoe language is a Hokan dialect that is very far removed from California forms, suggesting

a large time span of separation between the Washoe and California speakers (Hattori and King 1985:27).

Available historic accounts, archaeological continuities and strong linguistic evidence (Jacobsen 1986;

Miller 1966) indicate that the Washoe are descended from late prehistoric Martis populations. The Northern

Paiute language is a Uto-Aztecan language, and is closely related to the Mono language spoken south of

Mono Lake, and the Shoshoni language spoken in the Death Valley, California area, and the areas east and

south.

Environmental conditions that favored the exploitation of higher elevation resources along the Carson front

(such as meadows) did not emerge until after 2800 B.P. (Ataman et al. 2001). Multiple ethnographies

describe annual seasonal movement of the Washoe around the Lake Tahoe area (Bravo 1991, d’Azevedo

1986). Kelly (2001), Larsen and Kelly (1995) and Livingston (1986) documented extensive cultural

deposits throughout the Stillwater Marshes, such as house floors, human remains, and subsurface

assemblages. Similar sites are documented in Carson Valley, where Stearns and Turner (1985) tested a mile

long prehistoric site along US-395 and found house pit features, along with cultural deposits up to 1 m

deep. The Virginia and Carson Ranges would have provided seasonal opportunities, such as game hunting,

and some foraging opportunities. However, the lack of perennial water sources would have limited longer

occupations, and would more than likely have been used when relocating or hunting from base camps at

lower altitudes.

Contact between Native Americans and Euro-Americans increased following the discovery of gold and

silver on the Comstock. Conflicts rose between these groups and continued into the mid-1860s when

military campaigns increased. The Paiute were heavily dependent on the pinion nut harvest, yet local pinion

and juniper forests located in the Pine Nut Mountains were the earliest to be extensively logged for the

Comstock (Hattori and King 1985:34). Limited water resources around the Comstock exacerbated tensions

between Native Americans and white settlers that continued into the twentieth century.

Lerch et al (2010:54) identify several Washoe place names in the vicinity of Verdi. The Truckee River in

the vicinity of Verdi was called Àwahu wá?t a “cui-ui + river/stream” by the Washoe and Hunter Creek

and the Truckee River upstream from Verdi was referred to as Agai hub “ cutthroat trout river” by the

Northern Paiute.

Historic Context

The historic land use of the project vicinity is described by McCarthy and Kimball (2008). Between 1833

and the early 1840s, the Truckee River was the focus of a number of trappers and explorers who traversed

the region. Early explorers and emigrants included Stephen and Joseph Meeks of Joseph Walker’s trapping

party (1883), Kit Carson and other trappers (1833, Bill Williams’ expedition (1843), the Elisha Stevens’

Party (18440, and John C. Frémont’s expedition (1845). The pioneered trail was referred to variously as

the “Central Overland”, “California”, “Humboldt River”, or “Fort Hall” Trail. Difficulties encountered

along the trail between Verdi and Truckee let to establishment of new route through Dog Valley and

Stampede Valley. The Dog-Stampede Valley Cutoff became the main route between Verdi and the Donner

Lake area by 1845. By the time of the California Gold Rush and summarized briefly here. , emigrants were

regularly following the trail over the Sierra Nevada Range to California.

Early settlement in the Truckee Meadows is tired to emigrant trails, river crossings, and settlement by

farmers and ranchers supplying emigrant parties. Commerce increased with the discovery of the Comstock

Lode in 1859 and the coming of the Central Pacific Railroad in 1868. In 1860, Felix O’Neil constructed a

bridge, crossing the Truckee River near Verdi. By 1864, the Crystal Peak Company, laid out a town on the

north side of the Truckee River, straddling the California and Nevada border. The town of Crystal Peak

served as a base for the company’s lumbering and mining operations and provided lumber for the

construction of the Central Pacific Railroad. At its maximum, the town had a population of 1500. In 1869,

as railroad construction neared the mouth of the Truckee River Canyon, the Central Pacific laid out the

townsite of Verdi along the south side of the river and located a station there. By 1870 the town of Crystal

Peak was gone.

Between 1870s and the mid-1920s Verdi became the principal lumbering center for the region. The Verdi

Lumber Company was the major employer with assets including mills, ice ponds and a railroad that

extended well into the area north of Truckee. In 1926, the mill and storage yard burned and by 1927, the

company ceased operation.

Beginning in 1913 a motor route connecting Salt Lake City and San Francisco was laid out roughly

following the Central Pacific route to Verdi. The Truckee Branch of the Lincoln Highway paralleled the

Truckee River to Verdi, then turned north through Dog Valley. In 1923 the route was renamed the Victory

Highway and between 1925 and 1926 the route was modified to follow the Upper Truckee River Canyon

between Verdi and Truckee. In 1928 the route was designated as US Highway 40.

Following the loss of the Verdi Lumber company, Verdi relied upon its location along US Highway 40 to

generate business. The town was best known for Bill and Effie’s Truck Stop through the 1940s and 1950s.

The truck stop was relocated along upon the completion of Interstate 80 during the 1960s, and in 1967 the

14 acre facility was sold to Robert Cashell and his Verdi Development Company. The truck stop name was

changed to “Boomtown” in 1972. In 2007, Cabela’s sporting goods store opened on I80 just west of

Boomtown.

In the 1850s, irrigation ditches became a part of the development within the Truckee Meadows. In 1877,

the Truckee & Steamboat Irrigating Canal Company was organized to construct the Steamboat Ditch

(Townley 1983: 13 7-138). It would become the longest and most complicated ditch in the area, The total

length of this ditch varies by descriptor it is either 33 miles to 34 miles long or as long as 48 miles in length

(cf., Angel 1958:634; Townley 1983: 138).

Townley (1983:138) notes the Truckee & Steamboat Springs Irrigation Canal Company hired 115 Chinese

laborers, with European-American overseers, to build the ditch. According to the Territorial Enterprise (17

May 1878:2), the ditch company awarded the construction contract went to the Chinese firm Quong Yee

Wo & Company of San Francisco, California, with a bid of $36,000. Other bidders included Chinese and

European-American firms. (Territorial Enterprise 17 May 1878:2).

Initially, 115 men were employed, including approximately six European-American supervisors (Territorial

Enterprise 24 August 1878:2). The following year, the number of men increased to between 150 and 200

Chinese, with additional workmen expected. Due to incidentals, projected construction costs increased to

$40,000. By that time, construction had progressed 10 miles from the ditch's head on the Truckee River.

When completed, it was noted the ditch would terminate between Brown's Station and Steamboat Springs

in the South Truckee Meadows (Territorial Enterprise 1 March 1879:2).

Due to frozen ground in Verdi, the construction period was increased, and the contract period extended for

additional two months to 1 August 1879. "This ditch is one of the largest and most important of the entire

system of irrigation of Washoe County" (Territorial Enterprise 3 July 1879:3). Angel (1958:634) states the

Steamboat Ditch was not completed until 1880, at a cost of more than $50,000. Townley (1983:138),

provides an estimated price of $40,000. He also notes the winter of 1878-1879 was particularly hard,

requiring the use of dynamite in places. The Steamboat Canal was formally opened on July 1, 1880.

In 1885, the Truckee & Steamboat Springs Irrigation Canal apparently got into trouble financially, forcing

its holdings to be sold by auction to the highest bidder in 1886. For the sum of $15,750, which covered the

amount due, John C. Hampton was granted the sale by J. T. Emmitt, Sheriff of Washoe County who

conducted the auction on 10 February 1886. Hampton served as the executor of C. P. Hubbell, deceased, in

the case involving the Steamboat Ditch. It was heard in the Seventh Judicial District Court of Nevada,

which ordered the sale. The plaintiff in the case was George M. Mapes. The other defendants, besides

Hubbell, included J.P. Foulks. The ditch was described as beginning 4 miles south of Verdi at the border

of California and Nevada, and continuing 31.25 miles to end approximately 2 miles from Steamboat

Springs. All the water rights, privileges and easements of the ditch were included in the sale (Washoe

County Records, Deeds Book 11 :398-400).

A detailed description of the Steamboat Ditch alignment dates to 1889:

.... The general course of said canal is as follows, It runs northerly from its western terminus until near

the town of Verdi in said Washoe County, and runs thence Easterly in a little South of East until it

reaches Sec. 22 in Range 19 E. [T.19N.], as shown in the diagram, when it turns and runs in a general

South Easterly direction to its Eastern Terminus. The red line on said diagram is intended to represent

said canal. Said Canal is eight (8) feet wide on the top, six (6) feet wide on the bottom and two (2) feet

deep on the lower side is solid new ground, an addition to the artificial Bank added from the earth

taken from the canal when constructed, the depth with said artificial Bank being at least three (3) feet

at the point where there is the least depth, The grade of said Canal is eight (8) feet per mile. Said Canal

draws it Water from the Truckee River; The Headgate of said Canal is located at the Head or Western

terminus of said Canal ..... the water is diverted into said Canal by a Dam in and across the Truckee

River just below the head of the Canal, and the present Capacity of said Canal is Five thousand (5000)

inches miners measurement as near as can be estimated, which amount is and was claimed by and at

the time of the Original construction of said Canal, and said amount is now claimed ..... the length of

said Canal is between thirty one (31) and thirty two (32) miles, and the number of acres of land lying

under and proposed to be irrigated by water from said Canal is over 20,000 acres. The number of acres

being irrigated by water from said Canal is about three thousand (3000) acres ... (Washoe County

Records, Liens and Miscellaneous Book F:246-247).

Portions of the Steamboat Ditch (26Wa9025) have been recorded by archaeologists over time. Risse (2010)

provides the following information:

The current ditch company was incorporated in 1919 in Wyoming. The ditch's length is 48 miles,

based on routine maintenance checks by Gene Curti, president of the ditch company. It ends at the

Steamboat Creek on the south side of Rhodes Road in the South Truckee Meadows. The ditch has

been realigned twice. The first realignment occurred during the 1890s-1900s (turn of the twentieth

century), at the "head," where it exits from the Truckee River. This realignment is noted in the above

agreement between the Steamboat Canal & Irrigation Company and Quilici and his partners. The

second realignment was done in the late 1950s during construction of 1-80 in the area of Verdi where

Boomtown is situated. No date was provided for when the tunnel was constructed south of Mogul.

This was done because of continual repair to the ditch due to bank collapse where the ditch "wrapped

around" the mountain. (Karen Traver, Secretary for the Steamboat Canal & Irrigation Company

personal communication, 2006), and Dave Wathen, Hydrologist and Division Manager of the U.S.

District Court Water Master (personal communication, 2006).

Consultations

Prior to the survey, a records search was conducted of the Nevada Cultural Resources Inventory System

(NVCRIS). In addition, historic GLO plat maps and historic maps were consulted. As a result, sixty-six

archaeological sites, twenty-two archaeological inventories, and one urban architectural inventory were

identified within one mile of the project area (Tables 1, Table 2, `Map 3). Five of the previously recorded

sites are historic buildings or structures. Three of these are associated with Durham Ranch, north of the

project area, and 2 are segments of the Steamboat Ditch. One ditch segment, 26WA9025, lies within the

project area as does site 26WA7998, which consists of concrete foundations and historic debris. Eight sites

within the record search buffer are considered as eligible to the National Register of Historic Places. No

properties eligible to or listed the National Register of Historic Places occur within the project area.

Most of the sites have been associated with prehistoric use along the Truckee River. The rural architectural

inventory lies northwest of the project area and consists of the historic context for Verdi prepared by

McCarthy and Kimball (2008). Stornetta and Elston (1981) prepared a literature review for a large area

along the Truckee River between Floriston and Mogul.

Table 1. Sites within one-mile of the project area

Trinomial Age Description NRHPB14487 Historic Cement block dairy barn EligibleB14488 Historic Durham Ranch Garage IneligibleS1619 Historic Segment of the Steamboat Ditch IneligibleS1620 Historic Durham Ranch Shed UnevaluatedS857 Historic Segment Steamboat Ditch IneligibleWA105 Unknown Lithic scatter, groundstone UnevaluatedWA154 Unknown Lithic scatter IneligibleWA1067 Unknown Lithic scatter, groundstone IneligibleWA1072 Unknown Lithic scatter IneligibleWA1406 Unknown Rock Art boulder EligibleWA1407 Unknown Bedrock mortar and metate IneligibleWA1409 Unknown Rock enclosure IneligibleWA1410 Unknown Lithic scatter, groundstone IneligibleWA1411 Unknown Lithic scatter, groundstone IneligibleWA1412 Unknown Bedrock grinding surface IneligibleWA2156 Prehistoric Lithic scatter IneligibleWA3330 Prehistoric Rock art "Highland Ditch Site" EligibleWA5211 Historic Corral and rock alignment IneligibleWA5234 Historic Washoe Power Ditch EligibleWA5239 Historic Insulator IneligibleWA5240 Prehistoric Rock Art boulder EligibleWA6928 Historic Three cairns IneligibleWA7083 Prehistoric/Historic Trash Scatter and small lithic scatter IneligibleWA7084 Historic Trash Scatter IneligibleWA7085 Historic Trash Scatter IneligibleWA7086 Historic Trash scatter IneligibleWA7097 Prehistoric/Historic Lithic and refuse scatter IneligibleWA7432 Historic Trash scatter IneligibleWA7485 Prehistoric/Historic Lithic Scatter with 1 Historic Artifact IneligibleWA7487 Historic Refuse Dump IneligibleWA7488 Prehistoric/Historic Lithic Scatter with Historic Refuse IneligibleWA7490 Prehistoric Lithic Scatter IneligibleWA7491 Prehistoric Lithic Scatter IneligibleWA7492 Historic Refuse Dump IneligibleWA7492 Historic Refuse Dump Ineligible

WA7493 Prehistoric/HistoricHistoric Refuse Scatter and Two Prehistoric Artifacts Ineligible

WA7494 Historic Refuse Scatter Ineligible

Table 1. Sites within one-mile of the project area (cont.)

Trinomial Age Description NRHPWA7495 Historic refuse scatter IneligibleWA7496 Prehistoric Lithic Scatter IneligibleWA7497 Prehistoric/Historic Lithic Scatter with Historic Artifact IneligibleWA7498 Prehistoric/Historic Lithic Scatter with Historic Artifact IneligibleWA7499 Prehistoric Lithic Scatter IneligibleWA7500 Prehistoric Lithic Scatter IneligibleWA7501 Prehistoric Lithic Scatter IneligibleWA7502 Prehistoric Lithic Scatter IneligibleWA7503 Prehistoric Lithic Scatter IneligibleWA7504 Prehistoric Lithic Scatter IneligibleWA7998 Historic Concrete foundation IneligibleWA8011 Historic Coldron Ditch EligibleWA8078 Historic Trash scatter IneligibleWA8080 Historic Trash scatter utility pole IneligibleWA8081 Unknown Lithic scatter, groundstone IneligibleWA8082 Unknown Lithic scatter IneligibleWA8083 Unknown Lithic scatter Ineligible

WA9364 Prehistoric/HistoricPrehistoric lithic and ground stone scatter and three historical artifacts Significant

WA9591 Prehistoric Lithic scatter, granite milling slick Ineligible

WA9592 HistoricWater conveyance system of ditches and pipes Ineligible

WA9593 Prehistoric Five bedrock milling slicks Unevaluated

WA9594 HistoricWater conveyance system: wooden flume segment, check dams, ditch Unevaluated

WA9595 HistoricRefuse scatter with three concentrations Ineligible

WA9626 HistoricSegment of the Verdi Lumber Company Railroad grade Eligible

WA9659 Prehistoric/Historic Lithic scatter UnevaluatedWA9664 Prehistoric Lithic scatter UnevaluatedWA9671 Historic Historic ditch UnevaluatedWA9672 Prehistoric Lithic scatter UnevaluatedWA9919 Historic Durham ranch barn Eligible

Tabl

e 2.

Arc

haeo

logi

cal a

nd a

rchi

tect

ural

Inve

stig

atio

ns w

ithin

one

-mile

of p

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Arc

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logi

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tigat

ions

SHPO

Rep

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Num

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Lea

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umbe

rT

itle

Aut

hor

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r

16-1

243-

804

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imin

ary

Rev

iew

of C

ultu

ral R

esou

rces

Alo

ng th

e Tr

ucke

e R

iver

from

Sta

telin

e to

Wes

t Ren

o (fr

om N

AD

B)

Rus

co, M

. K.

1981

16-1

353-

656

Cul

tura

l Res

ourc

es R

epor

t: I-8

0 O

verla

y (E

.A. 7

0654

) fr

om S

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. Mile

post

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00

to W

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rns,

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en M

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81

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890

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l Res

ourc

es R

epor

t: V

erdi

Brid

ge P

roje

ct

Stru

ctur

es (B

-168

7, B

-168

8), E

.A. 7

1151

(fro

m N

AD

B)

Deb

unch

, P.

1983

16-2

763-

423

Prel

imin

ary

Arc

heol

ogic

al R

econ

nais

sanc

e of

Ren

o-V

erdi

In

terc

epto

r (fr

om N

AD

B)

Tow

nsen

d, G

ail

1975

16-3

033-

1103

ND

OT

Cul

tura

l Res

ourc

es R

epor

tB

unch

, J.

1986

16-4

09

Cul

tura

l Res

ourc

e In

vent

ory

of a

160

Acr

e D

evel

opm

ent

Parc

el fo

r Pro

spec

tor G

amin

g En

terp

rises

, Was

hoe

Cou

nty,

Nev

ada

Kuf

fner

, C.

1988

16-4

43TY

-89-

533

USF

S C

ultu

ral R

esou

rce

Sum

mar

y R

epor

t: Si

erra

Pac

ific

Pow

er C

o. B

lue

Her

on S

ub. P

ower

line

Todd

, C.

1989

16-4

44TY

-89-

536

USF

S C

ultu

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Sum

mar

y R

epor

t: G

ary

Bad

er-

Roa

d R

econ

struc

tion

and

Use

Todd

, C.

1989

16-5

05Le

tter R

epor

t: To

Mik

e D

anie

ls Su

mm

it En

gine

erin

g:

Boo

mto

wn

RV

Par

kSc

hmitt

, D.

1989

16-5

11C

ultu

ral R

esou

rces

Inve

ntor

y R

epor

t: B

arbe

que

Pavi

lion

at B

oom

tow

n, V

erdi

, Was

hoe

Cou

nty,

Nev

ada

Stor

netta

, S.

1991

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General Land Office (GLO) Rectangular Survey Plats from 1865 (1904), 1894, 1915, and 1920 show no

constructed features within the project area. The 1951 USGS Reno 15 minute quadrangle depicts a structure

in the vicinity of 26WA7998, near the present Boomtown/Garson Road interchange.

Expectations

The archival review indicates that two known cultural resources lie within the project area. 26WA7998

consists of a concrete foundation and structural debris associated with a demolished building. The site

appears to be associated with agricultural use of the property. Few artifacts are present and no subsurface

deposit is present.

Structure S857 consists of a short segment of the Steamboat Ditch that straddles APN038-120-03 and 038-

120-10. The segment is approximately 900 feet in length and consists of a 10-foot wide and 5-foot deep

earthen ditch. No water control features are present along the structure’s extent. Steamboat Ditch is assigned

many different site numbers throughout the Truckee Meadows. The nearest segment is designated as

26WA9025.

Historical land use of the project area and the results of the records search indicate that sites encountered

should most likely be associated with the historical farming and ranching activities, or prehistoric

habitation, resource utilization, and rock art related to the Truckee River. Based on the project area’s

proximity to the Truckee River, resources associated with prehistoric habitation sites and rock art on large

boulders are a possibility, however, those sites are generally located on lower terraces near the river

floodway.

Field Methods

The project area was surveyed on February 16 and 17, 2017 by Michael Drews, project archaeologist and

Richard Bryan. The crew walked transects spaced at 30 m intervals across flat portions of the project area.

On steep slopes, 60 meter transects were walked. When resources were encountered, they were mapped

using an Ashtech Mobile Mapper GPS receiver, rover files were differentially corrected using the nearest

local base station, and then the data was converted to GIS shapefiles projected to NAD83, UTM Zone 11.

Findings

The two previously recorded cultural resources were re-located during the inventory. In addition, a low

rock wall was also identified, and segment S857 of the Steamboat Ditch was extended to the east and west

(Map 4). The western segment extends 4650 feet west of S857and consists of a 5-foot dep, 10 foot wide

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channel with a dirt access road along the north side. (Figure 1, Figure 2). Banks are cut at a 2:1 slope. The

ditch appears to be routinely maintained.

Figure 1. Western extension of Steamboat Ditch S857, view south (exp. 957)

Figure 2. Western extension of Steamboat Ditch S857, view Northeast (exp. 959)

The eastern segment of the ditch extends 5750 feet east of the S857. It retains a similar cross-section to that

of the western segment (Figure 3, Figure 4). Recent storms have caused water to breach the ditch in several

locations along the eastern segment (Figure 5, Figure 6). No water control features are present along either

segment of the Steamboat Ditch as it extends through the project area.

Figure 3 Eastern extension of Steamboat Ditch S857, view west (exp. 961)

Figure 4. Eastern extension of Steamboat Ditch S857, view southeast (exp. 962)

Figure 5. Washout, eastern extension of Steamboat Ditch S857, view southeast (exp. 946)

Figure 6. Washout, eastern extension of Steamboat Ditch S857, view southeast (exp. 949)

A 100 feet long rock alignment was located 25 feet south of and parallel to the abandoned frontage road in

APN 038-120-10 (see map 4). It consists of a single course of cobbles and boulders ranging from 6 to 36

inches in diameter. Average width of the alignment is 24 to 30 inches (Figure 7, Figure 8, Figure 9). It

begins in an open field and terminates at a slight hill slope. No artifacts are associated with this feature. It

is likely a field pile.

Figure 7. Rock Wall, east end, view west (exp. 954).

Figure 8. Rock Wall, east end, detail (exp. 955).

Figure 9. Rock Wall, west end, view east (exp. 956).

NATIONAL REGISTER EVALUATIONS

Criteria for determining eligibility for inclusion on the National Register of Historic Places are set by

Federal Regulations under 36CFR60.4. In order to be eligible for the National Register a cemetery must be:

1. At least 50 years old.

2. Retain integrity of location, design, setting, materials, workmanship, feeling and associations.

3. Meet at least one of the following significance criteria:

A. Association with the events that have made a significant contribution to broad patterns of

our history;

B. Association with the lives of significant historic persons;

C. Embodies the distinctive characteristics of a type, person or method of construction, or

represents the work of a master, or possesses high artistic values or individual distinction;

D. Has yielded, or may be likely to yield, information important to prehistory or history.

Previous investigations identified a segment of the Steamboat Ditch (S857) and concrete building

foundations and debris (26WA7998) within the project area. The Steamboat Ditch has been considered

eligible to the national Register of Historic Places under Criterion A for its association with the introduction

of agriculture in the Truckee Meadows. Segments are considered contributing elements to the ditch system

depending upon ditch condition, recent modifications, or presence of constructed control features. Ditch

realignment occurred during the 1950s because of Interstate 80 construction. It is likely that the S857 is not

part of the original alignment. Evidence of periodic maintenance in the form of spoils piles is present along

the alignment and several recent washouts have compromised integrity. No control features are present in

the project area. Segment S857 is not considered a contributing element to the Steamboat Ditch.

26WA7998 consists of concrete foundation and scattered pipe associated with a demolished building or

structure. The feature is depicted on the 1951 Reno 15-minute map. Very few artifacts were associated with

the remains and buried cultural materials were identified during the initial recordation. The site was not

considered eligible to the National Register of Historic Places under any criteria.

A 100-foot long rock wall or rock alignment was recorded during the inventory. It was likely piled during

field clearing. It is not considered eligible to the National Register of Historic Places.

DETERMINATION OF EFFECT

Two previously recorded historic features and a rock alignment comprise the only cultural resources located

within project area. None of the features or sites not meet National Register significance criteria. We

recommend a finding of No Historic Properties Affected as defined in 36 CFR 800.4 for the proposed

Meridian 120 Project, APN 038-120-03, 038-120-10, 038-120-12, 038-120-13, 038-090-61, 038-132-25,

Verdi, Nevada.

The techniques and methods used during this investigation were such that most existing cultural material

in the project area visible to surface examination has been identified. Based upon soil descriptions and

previous testing, a subsurface component is unlikely. If, however, additional prehistoric or historic

resources are subsequently discovered, the City of Reno Planning Department and Nevada SHPO, should

be notified and activities in the area should cease until those resources can be evaluated.

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