City of Reno
Nevada

Ordinance
11836

Staff Report (For Possible Action): Ordinance Introduction - Bill No. ________ Case No. ANX20-00003 (Evans Creek Annexation) Ordinance annexing to and making part of the City of Reno certain specifically described territory being ±1,019 acres of property located on the south side of South McCarran Boulevard with frontage spanning ±1,840 feet west and ±1,870 east of the intersection of South McCarran Boulevard and Manzanita Lane, within the City of Reno Sphere of Influence (SOI) and the Truckee Meadows Service Area (TMSA), Washoe County, Nevada; together with other matters properly relating thereto. This item was continued from the May 13, 2020 City Council meeting.

Information

Department:Community Development - PlanningSponsors:
Category:OrdinanceProjects:Other
Wards:Not in City

Recommendation and Proposed Motion

Recommendation:  Staff recommends Council approve the annexation request. 

 

Proposed Motion:  Based on an evaluation of the 10 Annexation Criteria in the Reno Municipal Code, I move to approve the requested annexation by ordinance with direction to establish ward boundaries as follows ________ ** and I move to refer Bill No. ________ for a second reading and adoption.

 

**Specify establishment of ward boundaries.

 

First Reading:  I move to refer Bill No. ____ for a second reading and adoption.

 

Staff Report Formal Body

Summary:  A request has been made for annexation of four parcels totaling ±1,019 acres.  The subject site is located on the south side of South McCarran Boulevard with frontage spanning ±1,840 feet west and ±1,870 east of the intersection of South McCarran Boulevard and Manzanita Lane. The subject site has City of Reno Master Plan land use designations of Single Family Neighborhood (SF) and Unincorporated Transition (UT) and is located within the City of Reno Sphere of Influence (SOI), but does not have City zoning. The subject site is currently zoned Medium Density Suburban (MDS) (±91 acres), Low Density Residential (LDR) (±358 acres), and General Rural (GR) (±570 acres) in Washoe County and upon annexation would be zoned Single Family Residential - 15,000 square feet (SF15) (±419 acres), Unincorporated Transition – 5 acre minimum (UT5) (±50 acres), Unincorporated Transition – 10 acre minimum (UT10) (±218 acres), and Unincorporated Transition – 40 acre minimum (UT40) (±332 acres). 

 

Based on general compliance with the annexation review factors in the Reno Municipal Code, staff recommends approval of the requested annexation.  Should Council approve the request, further direction by a vote of at least five-sevenths of Council would be needed to establish ward boundaries by ordinance pursuant to RMC 1.050 (Wards: Creation; boundaries). Options to establish ward boundaries include, but are not limited to:

·         Including the entire subject site in either Ward 1 or Ward 2; and

·         Splitting the subject site between Ward 1 or Ward 2 based on parcel boundaries.

 

Previous Council Action:  Case ANX20-00003 was publicly noticed as a two part meeting to allow the pubic to watch/listen to the presentations and then provide public comment prior to Council action.  The meeting was streamed live via the City of Reno website and also recorded.  This two part meeting was provided during the COVID-19 pandemic, when in-person public meetings has been suspended per Section 1 of the Declaration of Emergency Directive 006 (“Directive 006”).  On May 13, 2020, presentations were given by the City of Reno staff and the applicant’s representative.  The agenda item was continued to the May 27, 2020 Reno City Council meeting.

 

In 2003 Council considered annexation of the subject site. Following extensive public testimony, Council denied the annexation.

 

Background:  Application for annexation was received on January 27, 2020.  Available records from the Truckee Meadows Regional Planning Agency show the northern portion of the site (APN 222-080-10) was located within the City of Reno’s Sphere of Influence (SOI) in April 2000. City of Reno records show the Single Family Residential Master Plan land use designation has been in place since the early 2000s. With the update of the Master Plan in 2017, the northern portion of the site was assigned the Single-Family Neighborhood Master Plan land use.  The southern portion of the site (APNs 222-080-10 thru 13) was added to Reno’s SOI with the adoption of the 2007 Truckee Meadows Regional Plan on July 19, 2007.  The Special Planning Area (SPA) Master Plan land use designation was subsequently adopted on March 5, 2008 (Resolution No. 7116).  With the phasing out of the SPA Master Plan land use as part of the Master Plan update, the Unincorporated Transition Master Plan land use was assigned to align with existing County zoning districts (Resolution No. 8475).

 

In 2007, after a lawsuit between Washoe County and the then property owners of the Evans Creek property, a Settlement Agreement was entered into regarding development applications for the subject site.  The City of Reno is not a party to this Settlement Agreement and this information is only intended as background informationThe Settlement Agreement outlined that the County may not oppose applications and requests by Evans Creek for amendments of the Regional Plan, the County’s Comprehensive Plan and/or the City’s Master Plan, or zoning such that the allowable density of up to three dwelling units per acre, applicable to the northern portion of the Evans Creek property.  This was based on the City Master Plan designation in effect at that time, which allowed for up to three dwelling units per acre.  Washoe County’s current zoning districts would allow for ±185 dwelling units. However, the Settlement Agreement specifically states that there is no limit on the allowable density for residential development of the Evans Creek property if the County’s Comprehensive Plan or the Regional Plan are amended to allow an equivalent or greater allowable density for residential development than the City Master Plan nor is there a prohibition against or restriction of commercial development on the Evans Creek property.

 

Discussion:  The City of Reno has adopted 10 criteria for the evaluation of annexation requests.  Each criterion is identified and evaluated below.

 

1.                   Location of the property to be considered for annexation:

 

The site is contiguous to the City on the north, west, and east sides, and is located within the City’s SOI. The southern portion of the site abuts unincorporated County development to the east and public lands (federal and County) to the west and south. 

 

2.                   The logical extension or boundaries of city limits:

 

As noted above, the site is located within the City’s SOI, which is the area identified for City expansion over a 20-year time period.  The property proposed for annexation is constrained due to the presence of steep slopes and hydrologic features. Slope data obtained from Washoe County’s geographic information system (Exhibit A) shows slopes of 15 percent or greater present on ±57 percent of the site (±585 acres) with slopes of 30 percent or greater present on ±15 percent of the site (±156 acres).  Two sections of Evans Creek, which is a tributary to the Truckee River, traverse the site from west to east. Two additional drainage ways also run through the site.

 

Areas with slopes of 15 percent or less are generally located in the northern portion of the site to the west of the Villagio Della Montagna subdivision and in the southern portion of the site to the south of Evans Creek.  As proposed, City limits would be extended to include areas with additional development potential and areas that are constrained due to steep slopes and hydrologic features.

 

3.                   The need for the expansion to accommodate planned regional growth:

 

Per the 2019 Truckee Meadows Regional Plan, the subject site is located within the Truckee Meadows Service Area (TMSA) and has a Tier 2 Regional Land Designation. These designations indicate the site is located in an area planned to accommodate population and employment growth and receive municipal services over the 20-year planning horizon.

 

Application materials assume City of Reno zoning would correspond to existing Washoe County zoning upon annexation and allow for 203 single family residences. This information is not consistent with Reno Municipal Code (RMC) 18.08.105 (Classification of Annexed Land) that assigns the closest conforming zoning district when automatic translation from County to City zoning would result in application of a nonconforming zoning district. Assignment of zoning districts consistent with RMC 18.08.105 (Classification of Annexed Land) for the subject site is shown in the table below. Potential dwelling units based on gross density calculations are also shown in the table below.

 

Reno Master Plan Land Use

Washoe County Zoning

Acres

Closest Conforming Reno Zoning

Dwelling Units

(Gross Density)

Single Family Neighborhood

APN: 222-080-10

MDS

42

SF15

120

LDR

140

SF15

405

GR

238

SF15

691

Unincorporated Transition

APNs: 222-080-10 thru 13

MDR

50

UT5

10

LDR

218

UT10

22

GR

332

UT40

8

Totals

 

1,019

 

1,256

 

The applicant did not provide a slope analysis evaluating the reduction of potential dwelling units based on RMC hillside development standards. Based on slope data obtained from Washoe County’s geographic information system, staff estimates approximately 580 dwelling units on the northern parcel and 30 dwelling units on the southern parcels may be allowed after gross densities are reduced to comply with hillside development standards[1]. Noting this, the subject annexation would assist in accommodating a greater amount of projected population growth than stated in the application materials.  

 

The zoning that would be assigned upon annexation would support single-family residential development of approximately 2.91 dwelling units per acre (du/ac) on the northern portion of the site and rural densities between 0.2 and 0.025 du/ac on the southern portion of the site. The Housing Demand Forecast and Needs Assessment prepared for the City of Reno compared housing supply to expected demand through 2035 based on growth allocated to the City of Reno in the Washoe County Consensus Forecast and found an over-supply of moderate density single-family homes (between two and eight du/ac) and slight deficits for moderate and high-density multi-family units. While the subject annexation would assist in accommodating overall population growth in the City of Reno, the assigned zoning would not support an increased demand for higher density housing units as detached single-family homes continue to become less affordable to the average household. The first fiscal impact analyses prepared to support the annexation request (Exhibit B) assumed an improvement value of $893,384 per unit based on improvement values in the Villagio Della Montagna subdivision and the second fiscal impact analysis (Exhibit B) assumed an improvement value of $692,163 per unit based on improvement values in both the Villagio Della Montagna and Evans Creek Estates subdivisions.

 

4.                   The location of existing and planned water and sewer service: 

 

Future development of the parcel would require the extension and connection of utilities.  The subject site is located outside of the Truckee Meadows Water Authority (TMWA) retail service area as shown in Exhibit C.  Future development of the site will be required to annex into the TMWA service area and provide a will-serve letter from TMWA as the service provider.  There is existing water infrastructure located on the south side of the intersection of South McCarran Boulevard and Manzanita Lane and within the Belsera Specific Plan District.   Per RMC 18.12.601 (Sewerage), any property located within the City of Reno shall connect to the city’s sanitary sewer system unless an alternative means is approved by Council.  Required sewer conveyance and treatment is anticipated to be provided by the Truckee Meadows Water Reclamation Facility (TMWRF). Sewer infrastructure is available on the south side of S. McCarran Blvd. through an existing stub-out located on the south side of the Manzanita Subdivision sewer system.  The final location of water and sewer connection to the site would be determined at the project stage and any development proposing the utilization of domestic wells and septic systems would need to demonstrate compliance with Washoe County Health District (WCHD) standards.

 

5.                   Community goals that would be met by the proposed annexation:

 

The City of Reno Master Plan supports a fiscally-responsible growth pattern and annexation policy to maintain and improve existing levels of service for current residents and future generations.  Specifically, Policy 2.1D: Annexation outlines ten factors that should be utilized in considering annexation requests. Each of these factors is discussed below.

a)      Support the coordinated expansion of City infrastructure and efficient provision of services:  Refer to discussion under Annexation Criteria 4 and 6.

b)     Are located in the TMWA service area: Refer to discussion under Annexation Criteria 4.

c)      Have existing or funded adequate facilities to support growth: The subject site is currently vacant and future development would be responsible for the extension of water and sewer facilities to support growth. Capital facilities are further discussed under Annexation Criteria 6.

d)     Submit a concurrent request to change to desired Master Plan land use designation(s): Per the City of Reno Master Plan, the northern ±419 acres of the site is designated Single-Family Neighborhood (SF) and the southern ±599 acres of the site is designated Unincorporated Transition (UT).  City staff asked the applicant to confirm or refute that the current Master Plan land use designations represent desired Master Plan land use designations under which future development is anticipated. The applicant indicated no application has been submitted to change the currently adopted Master Plan land use designations and the City has the answers to the questions asked of the applicant. The applicant further indicated the City’s request for this information attempts to violate Evans Creek’s rights to due process, to promote future violations of Evan’s Creeks rights, and is not required by lawPolicy 2.1D: Annexation encourages the submission of a concurrent request to change to desired Master Plan land use designations to provide Council with a clear understanding of anticipated land use patterns prior to extending City services.  Any future Master Plan amendments or land use intensifications would be reviewed at the time of application submittal.  Approval of the annexation request does not guarantee that future land use development applications would be approved. 

e)      Enhance the mixture of uses and development types that match with the City’s vision: The site proposed for annexation is located within a designated Foothill Neighborhood and contains a variety of natural resources characteristic of this neighborhood type including, but not limited to, steep slopes, creeks, drainageways, and wildlife habitat.  Within designated Foothill Neighborhoods, the City’s Master Plan promotes a mix of housing types to support documented housing needs as well as the preservation and integration of natural features into the overall design of a site. Utilizing a variety of Master Plan land use designations can support a mix of housing types. For instance, the Mixed Neighborhood (MX) designation allows for moderate-density residential uses (between 8 and 15 du/ac) in support of ‘missing middle’ housing products such as detached single-family homes on small lots, townhomes, duplexes, and triplexes. In addition, the Large-Lot Neighborhood (LL) designation is identified as appropriate at the City’s edge to assure compatibility with unincorporated land and may be located where public services and infrastructure are limited. In regards to natural resources, utilization of the Parks, Greenways, and Open Space (PGOS) Master Plan land use designation is identified as appropriate to protect the scenic and environmental quality of sensitive natural areas and provide for active and passive recreational needs.

The northern portion of the site totaling ±419 acres is designated Single-Family Neighborhood (SF) and SF15 zoning would be assigned upon annexation. This portion of the site would support moderate-density single-family homes at a maximum gross density of 2.91 du/ac. The southern portion of the site totaling ±599 acres is designated Unincorporated Transition (UT) and a mix of UT5, UT10, and UT40 zoning districts would be assigned upon annexation. Future development under the assigned zoning would support rural development at a maximum gross density of 0.06 dwelling units per acre (40 total dwelling units across ±600 acres prior to hillside development density reductions).  The UT land use designation is appropriate for largely undeveloped land that is likely to develop within 20 years and is not typically seen within Reno City limits as a long-term designation supporting rural development.  Master Plan land use designations that offer more dense development patterns are typically utilized to support the expansion of municipal services.

f)       Do not create a fiscal burden or mitigate fiscal burdens based on a fiscal impact analysis and mitigation plan for expected/desired future land use designations The applicant provided initial and supplemental fiscal impact analyses (Exhibit B) to support the annexation request that are further discussed under Annexation Criteria 7. Both show a net positive fiscal impact to the City. The initial fiscal impact analysis based on 203 dwelling units represents a lower amount of development than would be allowed under the zoning assigned upon annexation. The supplemental fiscal impact analysis based on 1,256 dwelling units represents a higher level of development than would occur as potential dwelling units based on gross density were not reduced to account for hillside development standard reductions. Finance Department review of the attached fiscal impact analyses confirmed a net positive fiscal impact would result for a lower range of development based on gross density reductions. 

g)     Include areas similar in character to the city and that have a demonstrated reliance on City services:  City of Reno Police and Fire currently provide service to properties adjacent to the site and this would be a logical extension of their services.  Roadway and recreation facilities needed to meet level of service standards would be further evaluated when a project is proposed. Neighboring developments that are similar in character and utilize City services include the Villagio Della Montagna to the east, Belsera to the east, Lakeridge Springs to the east, Evans Creek Estates to the east, Manzanita West to the north and Whispering Pines to the west.

h)     Facilitate annexation of County islands: Refer to Annexation Criteria 9.

i)       Are contiguous with Reno City limits and located in the SOI: The site is contiguous to the City limits on three sides and is located within the City’s SOI. 

j)       Are consistent with other adopted policies: The proposed annexation supports the following policies:

·         Policy 2.1A: Growth Tiers – Annexation of the site would shift its classification from priority category five (all other locations in the SOI) to priority category four (areas located in the City that do not have infrastructure and services in place, but can be served by the City if infrastructure is built and services can be provided).

·         2.3D: Public Safety Services – The City’s capacity to provide public safety services would be expanded in line with level of service targets outlined in the City’s concurrency management system, which specifies the provision of fire suppression sprinkler systems for single-family homes that exceed level of service targets for response times.

 

6.                   The efficient and cost effective provision of service areas and capital facilities: 

 

The Reno Police Department (RPD) would be responsible for the provision of police services to the site.  Properties within City limits to the north, west, and east of the northern portion of the site are already served by RPD and this would be a logical extension of their services. 

 

The Reno Fire Department (RFD) noted that the closest fire station to the site is Station 7 located at 3050 Skyline Boulevard.  The current estimated response time from Station 7 is two minutes.  The second closest fire station is Station 3 located at 50 West Moana Lane with an estimated response time of seven minutes.  These response times are measured from the fire station to the closest point on South McCarran Boulevard and response times to actual building sites may be longer.  Per the Regional Standards of Cover, the first due response objective for fire or medical emergency response in an urban area is six minutes.  Fire mitigation measures (i.e. fire sprinklers) are required for properties with a response time of six minutes or more.  RFD also noted that subject site is located in a HIGH (hazard) Fire Wildland-Urban Interface Area where compliance with the States adoption of the Wildland-Urban Interface Code under NRS 477 and NAC 477.281 is required.  Upon annexation, the City of Reno is responsible for all fire service costs associated with fire events. Prior to annexation the City of Reno provides 12 hours of fire service to the Truckee Meadows Fire Protection District without expectation of reimbursement for requests for mutual and automatic aid. After this 12-hour time period, the Truckee Meadows Fire Protection District reimburses the City of Reno for fire services pursuant to the adopted Cooperative Agreement between the City of Reno and the Truckee Meadows Fire Protection District. Like RPD, RFD currently provides service to properties adjacent to the site and this would be a logical extension of their services. 

 

The City of Reno Public Works Design Manual (PWDM) requires two means of ingress/egress with all developments.  The subject site has a recorded legal access on the south side of South McCarran Boulevard per document #1228704 and 50-foot roadway easement granted per document #2209141 to APNs 222-080-11 through 13 along Lone Tree Lane.  Any future street network would be constructed by the developer and comply with City of Reno, Nevada Department of Transportation and/or Washoe County access management standards. Both NDOT and RTC reviewed the request and provided comments regarding access management (Exhibit D). 

 

The Parks and Recreation Department noted annexation of the subject site would likely result in an increased need for neighborhood parks in the area. The level of service target specified in the City’s Concurrency Management System for parks and recreation is that most residents be located within one-half mile of either a public park or privately-owned park or central gathering place. While the types of parks and recreational facilities will vary by location, the City aims to provide 2.5 acres of developed parks per 1,000 residents in new development areas and seven acres of open space or natural areas for every 1,000 residents. It appears interior portions of the subject site fall outside of the half-mile accessibility level of service target. Parks and recreation facilities proposed to meet level of service standards would be further evaluated at the time of development.

 

As discussed above, with City of Reno municipal boundaries located contiguous to the site public safety services can be extended to the site. Roadway and recreation facilities needed to meet level of service standards would be further evaluated when a project is proposed. 

 

7.                   Fiscal analysis regarding the proposed annexation:

 

The applicant provided an initial fiscal impact analysis, as well as a supplemental fiscal impact analysis. The initial analysis assumes the development of 203 single family dwelling units under existing County zoning districts served by private streets (Exhibit B). This analysis found 203 single family residences would produce a net positive fiscal impact to the City over a 20-year analysis period.

 

The supplemental fiscal impact analysis (Exhibit B) was provided to align with zoning upon annexation and assumes the development of 1,256 single family dwelling units served by public streets. The applicant did not reduce potential dwelling units based on gross density calculations to account for hillside development standard reductions and thus the findings represent a higher level of development than would occur. This supplemental analysis found 1,256 single family dwelling units would produce a net positive fiscal impact to the City over a 20-year analysis period. The supplemental fiscal impact analysis provides Council with an estimate of cost and revenue impacts associated with a greater amount of development potential than would be allowed after gross densities are reduced to account for hillside development standards.

 

8.                   Whether Washoe County has adopted a community management plan for the annexation area:

 

Due to the site’s location in the City’s SOI and the City’s exertion of extraterritorial jurisdiction over the site, all discretionary and ministerial land use approvals fall under the City’s jurisdiction.  The Reno Master Plan provides the applicable policy framework and municipal code standards will govern further development of the site.

 

9.                   Whether the annexation creates any islands: 

 

Annexation of the subject site would result in a County island consisting of two vacant properties (APNs: 218-261-02 & 222-080-06) located to the northwest of the site. These properties are owned by the City of Reno and the Sierra Pacific Power Company and are located in the City of Reno SOI.

 

10.              Any other factors concerning the proposed annexation deemed appropriate for consideration by the City Council: 

 

Comments from City of Reno reviewing departments, RTC, and NDOT are discussed throughout this report. This request was forwarded to both the Washoe County Clerk for distribution to Commissioners and the Washoe County Community Services Department and no comments were received.  Comments received from the Washoe County Health District – Air Quality Management Division that discuss strategies to reduce ozone levels at the project level (Exhibit D).

 

Neighborhood Advisory Board (NAB) (Exhibit E):  The annexation request was reviewed by the Ward 2 NAB on February 18, 2020 and the Ward 1 NAB on March 5, 2020. Comments received from Ward 2 NAB members noted concerns regarding the potential amount of new development, traffic impacts, roadway access, and preservation of mature trees and public access to federal lands. Comments received from Ward 1 NAB members noted concerns about traffic on Manzanita Lane, support for enhanced access to surrounding subdivisions, and a desire to understand the types of homes that may be constructed.

 

Financial Implications:  Please refer to the fiscal analysis discussion in criteria #7 above.

 

Legal Implications:  Staff is not aware of any legal requirements that prohibit or require approval of this request.


[1] It is the responsibility of the applicant to demonstrate compliance with Article XVI (Hillside Development) of RMC Chapter 18.12 when development is proposed.  Staff estimates of reduced dwelling unit represent preliminary analysis and should not be substituted for a slope analysis prepared by the applicant.

Ordinance or Resolution

 

 

AN ORDINANCE ANNEXING TO AND MAKING PART OF THE CITY OF RENO CERTAIN SPECIFICALLY DESCRIBED TERRITORY BEING ±1,019 ACRES OF PROPERTY LOCATED ON the south side of South McCarran Boulevard with frontage spanning ±1,840 feet west and ±1,870 east of the intersection of South McCarran Boulevard and Manzanita Lane, WITHIN THE CITY OF RENO SPHERE OF INFLUENCE (SOI) AND THE TRUCKEE MEADOWS SERVICE AREA (TMSA), WASHOE COUNTY, NEVADA, TOGETHER WITH OTHER MATTERS PROPERLY RELATING THERETO.

 

 

              WHEREAS, all of the property owners within the area proposed to be annexed by this Ordinance have petitioned for annexation pursuant to the provisions of the Nevada annexation law (N.R.S. 268.670); and

 

              WHEREAS, it appears in the best interest of the City of Reno that the property described herein be annexed to the City of Reno; and

 

              WHEREAS, said property as described in the attached Exhibit "A" will be zoned Single Family Residential - 15,000 square feet (SF15) (±419 acres), Unincorporated Transition – 5 acre minimum (UT5) (±50 acres), Unincorporated Transition – 10 acre minimum (UT10) (±218 acres), and Unincorporated Transition – 40 acre minimum (UT40) (±332 acres) as shown in the attached Exhibit "B" in accordance with R.M.C. Section 18.08.105 upon the date of annexation.

 

              THEREFORE, THE CITY COUNCIL OF THE CITY OF RENO DO ORDAIN:

 

              SECTION 1.  In compliance with the provisions of the Nevada Annexation Law (N.R.S. '268.610 et. seq.) and pursuant to Petitions filed January 27, 2020 with the City of Reno by one hundred percent (100%) of the owners of record within the hereinafter described property contiguous to Ward 1 and Ward 2 of the City of Reno, the exterior boundaries of the City of Reno are hereby extended to annex and include the real property described in the attached Exhibit "A".

 

CASE NO. ANX20-00003 (Evans Creek Annexation)

APN NO. 222-080-10 through -13


              SECTION 2.  Said real property together with all the tenements and inhabitants thereof, shall be subject to all of the laws applicable to the City of Reno and entitled to all the benefits of the government of the City of Reno and is hereby annexed and made a part of Ward 1 or 2 of the City of Reno to which said property is contiguous as determined by the City Council.

 

              SECTION 3.  The City Clerk of the City of Reno is hereby instructed to prepare and to file a plat of said territory described in Section 1 of this Ordinance and record the same in the office of the County Recorder of Washoe County, Nevada, together with this Ordinance.

 

SECTION 4.  This Ordinance shall be in effect after its passage, adoption, and publication in one issue of a newspaper printed and published in the City of Reno. Pursuant to NRS 268.0666 concerning annexations prior to a municipal election, this ordinance will not be effective until November 4, 2020.

 

SECTION 5.  The City Clerk and Clerk of the City Council of the City of Reno is hereby authorized and directed to have this Ordinance published in one issue of the RenoGazette Journal, a newspaper printed and published in the City of Reno.

 

PASSED AND ADOPTED this       day of                 ,       , by the following vote of the Council:

 

AYES:

 

NAYS:

 

ABSTAIN:

 

ABSENT:

 

 

              APPROVED this           day of                                           ,      .

 

 

                                                                

MAYOR OF THE CITY OF RENO

ATTEST:

 

 

                                                                         

CITY CLERK AND CLERK OF THE CITY

COUNCIL OF THE CITY OF RENO, NEVADA

 

EFFECTIVE DATE: 

 

ANX20-00003 (Evans Creek Annexation) - ord - SKR.doc

 


 4807_001.jpg

 

 

4807_002.jpg

 

 ANX20-00003_Ord.jpg