# Pyramid Lake Paiute Tribal Council

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URL: https://www.frixlaw.com/law-library/documents/tribal%3Apyramid_lake%3Ab2192b4c47a9c01e

## Record

- **Collection:** Tribal code
- **Document type:** Tribal code

## Text

Pyramid Lake Paiute Tribal Council
Post Office Box 256
Nixon, Nevada 89424
Telephone: (775) 574-1000
Fax (775) 574-1054

RESOLUTION NO.: PL 016-21
RESOLUTION OF THE TRIBAL COUNCIL
OF THE PYRAMID LAKE PAIUTE TRIBE
NIXON, NEVADA
WHEREAS, the Pyramid Lake Paiute Tribe is organized pursuant to the provisions of Section
16 of the Indian Reorganization Act (25 U.S.C. § 476) and is federally recognized
by the United States Government through the Secretary of the Interior and the
Bureau of Indian Affairs; and possesses attributes of sovereignty over both the
members and territory.
WHEREAS, the Pyramid Lake Paiute Tribe, pursuant to Article VI, Section 1 of the Constitution
and By-laws of the Pyramid Lake Paiute Tribe, authorized the Pyramid Lake Tribal
Council to act on behalf of the Pyramid Lake Tribe, and to promulgate ordinances
to safeguard the peace and safety of residents of the Reservation and to establish
comis for the adjudication of claims and disputes; and
WHEREAS: pursuant to these powers, the Tribal Council has created a Law & Order Code and
other laws and ordinances to govern the conduct of people within the Tribe's
Reservation; and
WHEREAS: the Tribal Council has recognized the importance of reviewing and updating the
Law and Order Code to ensure the Code meets the Tribe's needs and best serves to
protect the interests of the Tribe, its members and persons living and working on
Tribal lands; and
WHEREAS: to meet this goal, the Tribe's Law and Order Committee has recommended that the
Tribal Council add Title 3 Chapter 18 Trust Lands Business Leasing Ordinance to
current code.
WHEREAS: the revised Title 3 Chapter 18 Trust Lands Business Leasing Ordinance was posted
for at least thitiy days to allow for public comment, One comment received by the
Law and Order Committee and the Committee submitted its recommendation to the
Tribal Council;
NOW, THEREFORE BE IT RESOLVED, that the Pyramid Lake Paiute Tribal Council hereby
accepts the recommendation of the Law and Order Committee and hereby adopts
the revised Title 3 Chapter 18 Trust Lands Business Leasing Ordinance of the Law
and Order Code.

Pyramid Lake Paiute Tribal Council
Page2

RESOLUTION NO.: PL 016-21

BE IT FURTHER RESOLVED, the Tribal Chairman or designee is hereby authorized to
effectuate any and all administrative actions necessary for implementation of this
resolution.
BE IT FINALLY RESOLVED, nothing in this resolution shall be construed as a waiver of the
sovereign immunity of the Pyramid Lake Paiute Tribe.

CER TI FICA TION
It is hereby certified that the foregoing resolution of the Pyramid Lake Paiute Tribal Council, governing
body of the Pyramid Lake Paiute Tribe, composed often members, of whom nine (9) constituting a quorum
were present at a meeting duly held on the 51" day of February 2021, was adopted by the affirmative vote
of eight (8) FOR and zero (0) AGAINST, with zero (0) ABSTENTIONS; pursuant to the authority
contained in the Constitution and By-laws of the Pyramid Lake Paiute Tribe.

Title III Chapter 18
Pyramid Lake Paiute Tribe

Tribal Secretary

PYRAMID LAKE PAIUTE TRIBE
TRUST LANDS BUSINESS
LEASING ORDINANCE
TITLE III
CHAPTER 18

Table of Contents

GENERAL PROVISIONS ...................................................................................................................... 1
3.18.01
ORDINANCE ............................................................................................................... 1
3.18.02
AUTHORITY ................................................................................................................ 1
3.18.03
PURPOSE ..................................................................................................................... 1
3.18.04
SCOPE ............................................................................................................................ 1
3.18.05
LEASE MANAGEMENT ............................................................................................. 2
3.18.06
APPLICABLE LAW ..................................................................................................... 2
3.18.07
SOVEREIGN IMMUNITY .......................................................................................... 2
3.18.08
SEVERABILITY ......................................................................................................... 2
3.18.09
EFFECTIVE DATE ...................................................................................................... 3
3.18.10
AMENDMENT .............................................................................................................. 3
3.18.11
DEFINITIONS ............................................................................................................. 3
LEASES .................................................................................................................................................. 5
3.18.12
APPLICABILITY ........................................................................................................ 5
3.18.13
TERMS AND CONDITIONS .................................................................................... 5
3.18.14
DURATION AND RENEWAL .................................................................................... 5
3.18.15
APPROVAL .................................................................................................................. 6
3.18.16
OBTAINING A LEASE ................................................................................................ 6
3.18.17
MANDATORY PROVISIONS OF A LEASE ............................................................ 6
3.18.18
LATE PAYMENTS ..................................................................................................... 7
3.18.19
LAND DESCRIPTIONS ............................................................................................... 7
3.18.20
APPRAISAL AND MARKET ANANLYSIS .......................................................... 8
3.18.21
FAIR ANNUAL LEASE VALUE ................................................................................ 8
3.18.22
INSURANCE ................................................................................................................. 8
3.18.23
PERFORMANCE BOND ........................................................................................... 9
3.18.24
IMPROVEMENTS ....................................................................................................... 9
3.18.25
SUBLEASES, ASSIGNMENTS, AMENDMENTS, AND MORTGAGES .......... .10
3.18.26
ENVIRONMENTAL REVIEW ................................................................................. 11
3.18.27
COMPLIANCE .......................................................................................................... 13
3.18.28
DEFAULTS .................................................................................................................. 13
3.18.29
REMEDIES AND CANCELLATIONS ................................................................. 14
3.18.30
HARMFUL OR THREATENING ACTIVITIES .................................................... 14
3.18.31
ABANDONMENT ....................................................................................................... 14
3.18.32
HOLDOVER ................................................................................................................ 14
3.18.33
TRESPASS ................................................................................................................... 15
3.18.34
COMPLAINT AND APPEALS PROCEDURE ....................................................... 15
3.18.35
APPEAL BONDS ........................................................................................................ 16

Table of Contents

AGRICULTURAL LEASES .................................................................................................................. 16

[Reserved] .......................................................................................................................................... 16
TAXES AND FEES ................................................................................................................................ 16
3.18.36
STATE TAXATION ................................................................................................... 16
3.18.37
ADMINISTRATIVE FEES ........................................................................................ 16

Table of Contents

PYRAMID LAKE PAIUTE
TRIBE TRUST LANDS
BUSINESS LEASING
ORDINANCE
TITLE III
CHAPTER18

GENERAL PROVISIONS
3.18.01

ORDINANCE

This Ordinance shall be known as the Trust Lands Business Leasing Ordinance.
3.18.02

AUTHORITY

This Ordinance is promulgated pursuant to the powers vested to the Pyramid Lake Paiute Tribal
Council in the Constitution and Bylaws, as amended, of the Pyramid Lake Paiute Tribe, of
Nixon, NV.
3.18.03

PURPOSE

(a) The purpose of this Ordinance is to implement the Helping Expedite and Advance
Responsible Tribal Home Ownership Act of 2012 (HEARTH Act), codified at 25 U.S.C.
415(h). The HEARTH Act removes the requirement of obtaining approval from the Bureau of
Indian Affairs (BIA) for certain leases of restricted Indian lands when an Indian Tribe executes
a lease under Tribal Regulations approved by the Secretary of the Interior.
(b) The Pyramid Lake Paiute Tribal Council finds that the ability to lease Pyramid Lake Paiute
Tribal Trust Lands without first obtaining approval by the BIA is an attribute of self-governance
and tribal sovereignty, and exercising that ability leads to a fuller expression of sovereignty and
self-governance.
(c)

The Pyramid Lake Paiute Tribal Council also finds that this Ordinance will enhance
accountability and ensure that Pyramid Lake Paiute Tribal trust lands leased from the
Pyramid Lake Paiute Tribe are used to promote self-governance, encourage economic
self-sufficiency, and increase business activity and employment.

3.18.04

SCOPE

(a) Ordinance shall apply solely to the lands, regardless of location, that are held in trust by the
United States for the benefit of the Pyramid Lake Paiute Tribe over which the Tribe exercises
governmental power, referred to hereafter as "Pyramid Lake Paiute Tribal Trust Lands."
(b) This Ordinance shall not apply to unrestricted fee lands or lands held in trust by the United
States for individual landowners.
(c) This Ordinance shall not authorize leases for the exploration, development, or extraction of
any mineral resources.

3.18.05

LEASE MANAGEMENT

(a) Whenever a responsibility or authority is granted under this Ordinance to the Pyramid Lake
Paiute Tribe, the Pyramid Lake Paiute Tribal Council shall be vested with that responsibility or
authority until such time as it may, in a duly enacted resolution, delegate that responsibility to
such qualified Pyramid Lake Paiute Tribal employees, agencies, or departments as the Pyramid
Lake Paiute Tribal Council determines are appropriate to hold and exercise that responsibility
or authority. When making delegation of responsibility or authority under this Section, the
Pyramid Lake Paiute Tribal Council may impose such deadlines or conditions on the exercise
of responsibility or authority as may fmiher the purposes of this Ordinance and the best interests
of the Tribe.
(b) The Pyramid Lake Paiute Tribe or other individual or entity as designated by the Pyramid
Lake Paiute Tribal Council, is authorized to institute regulations governing Leasing policies and
procedures as deemed appropriate to implement the provisions of this Ordinance. All such
regulations shall be consistent with the provisions of this Ordinance.

3.18.06

APPLICABLE LAW

(a) Except where otherwise required by federal law or as agreed to in the Lease pursuant to this
Ordinance, the Pyramid Lake Paiute Tribe's Law and Order Code shall govern the
interpretation, implementation, and management of all Leases approved under this Ordinance.
(b) Unless explicitly prohibited by the laws of the Pyramid Lake Paiute Tribe or federal law,
the parties to a Lease under this Ordinance may agree to subject a Lease to a provision of state
or local law or regulation in the absence of an applicable Pyramid Lake Paiute Tribe or federal
law if:
(1) the Lease includes a specific provision to that effect;
(2) the Tribe expressly agrees that the Lease will be subject to the state or local law cited in
such provision; and
(3) the Lease clarifies that such incorporation will only be in effect during the term of the
Lease and will otherwise not apply to the Tribe, any of its entities, enterprises,
instrumentalities, agencies, organizations, depaiiments, tribally owned corporations, or
political subdivisions, or its trust or reservation lands, except for the Lease premises as
specifically provided.

3.18.07

SOVEREIGN IMMUNITY

Nothing in this Ordinance or any Lease executed under this Ordinance shall be deemed,
construed, interpreted or implied to have waived, or authorized the waiver of, the sovereign
immunity of the Tribe or any of its any of its entities, enterprises, instrumentalities, agencies,
organizations, departments, tribally owned corporations, or political subdivisions, officers,
agents, or employees unless such waiver is explicitly granted in writing by the Pyramid Lake
Paiute Tribal Council.

3.18.08

SEVERABILITY

If any paragraph, section, or provision of this Ordinance shall be declared invalid by a court of
competent jurisdiction for any reason, that paragraph, section, or provision shall be severed
from the remainder of this Ordinance and the validity of the remainder of this Ordinance shall
not be affected by such decision.

2

3.18.09

EFFECTIVE DATE

This Ordinance shall take effect when it is approved by the BIA pursuant to the HEARTH
Act, in writing, after its adoption by the Tribe in a duly enacted resolution.
3.18.10

AMENDMENT

If major substantive amendments are made to this Ordinance subsequent to the initial effective
date, those amendments shall only become effective when approved by the BIA in writing.
Minor technical amendments may be made without BIA approval.
3.18.11

DEFINITIONS

Where a term is not defined in this Ordinance, it shall be given its ordinary meaning. Terms
used in this Ordinance, and in regulations adopted under it, shall have the following meaning,
except where othe1wise defined within this Ordinance or where the context clearly indicates
otherwise:
(a) "Assignment" means an agreement between a Lessee and an assignee whereby the assignee
acquires all or some of the Lessee's rights and assumes all or some of the Lessee's obligations
under a lease.
(b) "Best Interest of the Tribe" means, but is not limited to, when an outcome is most favorable
based on a balancing of interests undertaken in order to attain the highest economic income,
increase economic development in Indian Countiy, preserve and enhance the value of Pyramid
Lake Paiute Tribal Trust Land, increase employment in Indian Countiy, and preserve the
sovereignty of the Tribe.
(c) "BIA" means the Secretary of the Interior or the Bureau of Indian Affairs within the United
States Depaitment of the Interior.
(d) "Cancellation" means action by the Tribe to end a lease pursuant to this Ordinance.
(e) "Day" means a calendar day unless otherwise specified.
(f) "Development Period" means the time period from when a Lease is executed to when
improvements are expected to be substantially completed.

(g) "Environmental Review" means a review of the anticipated environmental effects of a
proposed leasing transaction to assess whether a proposed development or Project will have a
positive or negative environmental impact.
(h) "Environmental Reviewer" means an official designated by the Tribal Council, or as
otherwise designated by the Tribe in a duly enacted resolution, authorized to conduct the
Enviromnental Review.
(i) "Fair Annual Lease Value" means the amount ofrental income that a leased tract of Pyramid
Lake Paiute Tribal Trust Land would most probably command in an open and competitive
market reflecting all terms and conditions of the proposed Lease, or as determined by
competitive bidding.
U) "Holdover" means circumstances in which a Lessee remains in possession of the leased
premises after the lease term expires or the Lease is terminated or cancelled.

(k) "PLPTO" means the Pyramid Lake Paiute Tribal Ordinances.
(1) "Lease" means a written contract between the Lessor and a Lessee, whereby the Lessee is
granted a right to possess Pyramid Lake Paiute Tribal Trust Land for a specified purpose and
duration. The Lessee's right to possess will limit the Lessor's right to possess the leased premises
only to the extent provided in the Lease.
3

(m) "Leasehold Mortgage" or "Mortgage" means a mortgage, deed of trust, or other instrument
that pledges a Lessee's leasehold interest as security for debt or other obligation owed by the
Lessee to a lender or other Lessee.
(n) "Leasing Authority" means the governmental employee or entity designated by the Tribe
to: perform the duties and responsibilities of the Lessor on behalf of the Tribe; approve and
disapprove leasing transactions, which includes but are not limited to: lease issuance, lease
amendment or modification, subleasing, lease assignment or transfer, tenant leases, and lease
terms Tribes; and to manage and administer the lease, if entered into. The Business Office is
designated as the Leasing Authority, unless or until the Tribe designates another governmental
employee or entity in a duly enacted resolution. The Business Office may delegate Leasing
Authority responsibilities to other employees of the Pyramid Lake Paiute Tribal Administration.
(o) "Leasing Decision" means the following type of Lease transactions that will be acted on by
the Tribe: Lease execution; Lease amendment or modification; sublease if such sublease
requires consent by the Tribe under this Ordinance, and Lease Assignment if such Assignment
requires consent of the Tribe under this Ordinance.
(p) "Lessee" means a person or entity that has acquired a legal right to possess Pyramid Lake
Paiute Tribal Trust Land by a lease pursuant to this Ordinance.

(q) "Lessor" means the Tribe, who holds beneficial Ordinance to Pyramid Lake Paiute Tribe
Trust Lands Business Ordinance and conveys the right to possess property under a lease
pursuant to this Ordinance.
(r) "PLPT" means the Pyramid Lake Paiute Tribal Council, the duly constituted governing body
of the Pyramid Lake Paiute Tribe by the authority of the Constitution and Bylaws, as amended,
of the Pyramid Lake Paiute Tribe of the Pyramid Lake Paiute Reservation, Nixon, NV.
(s) "LTRO" means the Land Ordinances and Records Office of the BIA.
(t) "Pyramid Lake Paiute Tribal Trust Land" means all land, whether located within or outside
the exterior boundaries of the Pyramid Lake Paiute Reservation, held in trust by the United
States for the benefit of the Pyramid Lake Paiute Tribe.
(u) "Tribe" shall mean the Pyramid Lake Paiute Tribe, a federally recognized Indian Tribe in
the United States, also listed in the Federal Register as the Pyramid Lake Paiute Tribe of the
Pyramid Lake Paiute Reservation.
(v) "Nominal Rental or Nominal Compensation" means a rental amount that is so insignificant
that is bears no relationship to the value of the property that is being leased.
(w)"Public" shall mean enrolled members of the Pyramid Lake Paiute Tribe.
(x) "Restoration and Reclamation Plan" means a plan that defines reclamation, revegetation,
restoration, and soil stabilization requirements for the project area, and requires the expeditious
reclamation or construction areas and revegetation of disturbed areas to reduce invasive plant
infestation and erosion.
(y) "Secretary" means the Secretary of the Interior.
(z) "Significant Effect on the Environment" means a substantial, or potentially substantial,
adverse change in the environment, including land, air, water, minerals, flora, fauna, ambient
noise, cultural areas, and objects of historic, cultural or aesthetic or socio- economic
significance.
(aa) "Sublease" means a written agreement by which the Lessee grants to an individual or entity
a right to possession no greater than that held by the Lessee under a lease.
(bb) "Tribal Lease Environmental Impact Statement" and "TLEIS" mean a public document
used to analyze and report on the probable significant impact and effects of development on the
human environment, to identifiable, and to disclose possible ways to reduce or avoid
environmental damage.
4

(cc) "Trust Land" means all lands of the Tribe within the limits of the Tribe's reservation or
land over which the Tribe exercises governmental power and that is held in tlust by the United
States for the benefit of the Tribe.

LEASES
3.18.12

APPLICABILITY

(a.) This Chapter applies to all Leases of the Pyramid Lake Paiute Tribal Trust Lands governed
by this Title except Agricultural Leases. A Lease shall be:
(1) ground leases (undeveloped land);

(2) leases of developed land (together with the permanent improvements thereon);
(3) leases for residential purposes;
(4) leases

for

religious,

educational, cultural, or other public purpose; and

(5) commercial or industrial leases for hotel, retail, office, manufacturing, storage,
biomass, wind and/or solar energy facilities, waste-to-energy, or other business purpose.
(b) A Lease may authorize the construction of a single-purpose or mixed use Project designed
for the use by any number ofLessees or occupants.
(c) Nothing herein shall be construed to affect the terms and conditions of leases that were in
effect before this Ordinance became effective. The Tribe shall not exercise Lease approval
authority as provided herein until such time as the Secretary approves this Ordinance pursuant
to the HEARTH Act, and after such approval no Lease shall be valid or binding upon any party
until approved according to this Ordinance.
3.18.13

TERMS AND CONDITIONS

Leases shall be governed by the terms and condition set forth in Lease subject to the requirements
of this Ordinance. The terms and conditions of a Lease may only be modified by the written
approval of the Lessee and the Pyramid Lake Paiute Tribal Council. The Lessee is responsible
for understanding the Lease terms and conditions utilizing its own consultants and advisors.
3.18.14

DURATION AND RENEWAL

(a) Duration. The maximum term of a Lease shall be as follows:
(1) a Lease for religious, educational, recreational, or other public purpose shall not exceed
seventy-five (75) years; and
(2) all other Leases shall not exceed twenty-five (25) years, except that such Lease may
include an option to renew for up to two (2) additional terms, each of which may not exceed
twenty-five (25) years.
(b) Renewal. If the Lease provides for an option to renew, the Lease must specify:
(1) the time and manner in which the option must be exercised or is automatically
effective;
(2) that confirmation of the renewal will be submitted to the Leasing Authority unless
the lease provides for automatic renewal;
(3) whether consent by the Tribe to the renewal is required;
(4) that the lessee must provide notice of the renewal to the Leasing Authority and any
sureties and mortgagees;
(5) the additional consideration, if any, that will be due upon the exercise of the option
5

to renew or the start of the renewal term; and
(6) any other conditions for renewal (such as, but not limited to, that the Lessee must not
be in violation of the Lease at the time of renewal).

3.18.15

APPROVAL

(a) The Leasing Authority may issue a Lease, which is subject to approval by the PLPT, so
long as the Lease complies with all provisions of this Ordinance and it is in the Best
Interest of the Tribe. The Leasing Authority shall not issue the Lease until the PLPT has
duly enacted a resolution approving such Lease.

3.18.16

OBTAINING A LEASE

(a) Information on obtaining a Lease shall be available from the Leasing Authority.
(b) All applicants for a Lease shall submit the following documents to the Leasing

Authority:
(1) Completed Lease application;
(2) Information adequate to allow the Leasing Authority to assess the proposed assignee's

financial and other capability to undertake the Lease obligations;
(3) Site survey and legal description completed in accordance with this Ordinance;
(4) Environmental Review, where required by this Ordinance;
(5) Evidence of compliance with all applicable Pyramid Lake Paiute Tribal Ordinances
requiring appropriate approvals, authorizations and/or permits; and

( 6) Other documents as may be required by the Leasing Authority.
(c) The Leasing Authority is responsible for maintaining all records of all Leases. It shall
record Leases, Subleases, Assignments, amendments, encumbrances, renewals,
modifications, cancellations, and tem1inations, with the L TRO having jurisdiction over the
land. The Leasing Authority will provide copies of all Leases to the BIA.
(d) Records of activities undertaken pursuant to this Chapter are the property of the Tribe.

Records compiled, developed, or received by the Secretary pursuant to this Chapter are the
property of the Secretary.
(e) The Tribe shall have all powers necessary and proper to enforce all applicable laws,
ordinances and regulations, subject to the terms of the Lease, including, but not limited to,
the assistance of the Pyramid Lake Paiute Tribal Police Department.

3.18.17

MANDATORY PROVISIONS OF A LEASE

(a) All Leases shall, at a minimum, identify the following:
(1) The tract, location, or parcel of land being leased sufficient in detail to meet the
recording requirements of the BIA's LTRO;

(2) The purpose of the Lease and authorized uses of the leased premises;
(3) The parties, terms, and effective date of the Lease;
(4) Payment requirements, including but not limited to:
(A) how much rent is due;
(B) the dates on which payments are due,
6

(C)the form and method of payment, the person or entity to whom payment must be
directed, and
(D) late payment charges or other penalty charges, including interest rate charges;
(5) The ownership of permanent improvements and the responsibility for constructing,
operating, maintaining, managing, and removing any permanent improvements to the
leased premises in accordance with PLPTO §18.03.130;
(6) Insurance requirements under PLPTO §18.03.110;
(7) Bonding requirements under PLPTO §18.03.120; and
(8) Due diligence requirements under PLPTO 18.03.130.
(b) All Leases shall, at a minimum, include the following provisions:
(1) There must not be any unlawful, harmful or threatening conduct, creation of a nuisance,
illegal activity, or negligent use or waste of the leased premises;
(2) State the governing law in accordance with PLPTO §18.06.020 and that the Lessee must
comply with all applicable laws, ordinances, rules, regulations, and other legal requirements
in accordance withPLPTO §18.06.0lO(b) and §18.06.020;
(3) The Tribe has the right, at any reasonable time during the term of the lease and upon
reasonable notice, under PLPTO § 18.03 .160, to enter the leased premises for inspection and
to ensure compliance;
(4) An indemnification and hold-harmless provision in favor of the Tribe, the United States
and Lessor, for the Lessee's use or occupancy ofleased premises; and
(5) If the Leased premises are within an Indian project or drainage district the Lease must
state the following: "If the leased premises are within an Indian project or drainage district,
except as provided by 25 CFR part 171, the lessee must pay all operation and maintenance
charges that accrued during the Lease term, the lessee must pay these amounts to the
appropriate office in charge of the irrigation project or drainage district."
(c) Where the Leasing Authority determines through the Environmental Review process that
mitigation measures or a Restoration and Reclamation Plan is required, such requirements shall
be provided in the Lease.
3.18.18

LA TE PAYMENTS

Unless the Lease expressly provides otherwise, if any rents payable under the Lease are not
received within ten (10) days after becoming due, interest at the rate of 18 percent per annum
will accrue and become due and payable from the date such rentals are due until such payment
is received by the Tribe. The Lease shall identify any additional late payment charges. Unless
the Lease expressly provides otherwise, interest charges and late payment charges shall apply in
the absence of any specific notice to the Lessee from the Tribe, and the failure to pay such
amount shall be treated as a breach of the Lease.
3.18.19

LAND DESCRIPTIONS

Leases shall contain an accurate and detailed description of the leased premises including
adequate site surveys and legal descriptions based on metes and bounds, rectangular or lot and
block systems, physical location (including an address, if applicable), existing improvements,
existing utilities, and square footage. Such description may include renderings, architectural
drawings, or other schematics, as appropriate. The Leasing Authority, in its discretion, shall
determine what is appropriate for the Lessee to supply under this Section.

7

3.18.20

APPRAISAL AND MARKET ANANL YSIS

(a) Every Lease shall have a Fair Annual Lease Value determination calculated in one of the
following ways:
1. The Fair Annual Lease Value may be determined by an appraisal, market analysis, or other
appropriate valuation method as determined by the Leasing Authority, utilizing the
following data: improvement cost, replacement cost, earning capacity, sales and lease data
of comparable sites, or by similar methodology as approved by the Leasing Authority and
deemed to be in the Best Interest of the Tribe; or
2. The Fair Annual Lease Value may be determined by an appraisal performed by a licensed
appraiser utilizing the Uniform Standards of Professional Appraisal Practice or another
commonly accepted method of appraisal.
3.18.21

FAIR ANNUAL LEASE VALUE

(a) No Lease shall be approved for less than the present Fair Annual Lease Value, as set f01ih
in the appraisal, market analysis, or other method set forth in PLPTO §18.03.090, except as
follows:
(1) The Lease is in the Development Period;
(2) The Tribe is providing an incentive for a business to locate on Pyramid Lake Paiute Tribal
Trust Land, and must provide Lease concessions, lease improvement credits, and/or lease
abatements to attract such business;
(3) The Tribe determines that negotiated Lease payments of less than Fair Annual Lease
Value such as a Nominal Rental or a Nominal Compensation are in the Best Interest of the
Tribe; or
(4) The Lessee is an instrumentality or business entity of the Tribe.
(b) Rent under a Lease may be structured as a fixed amount, as a fixed amount plus a percentage
of gross receipts (e.g., if the Lessee is a business located in a shopping center or mall), as a
percentage of gross receipts or based on a market indicator, or in such other manner as may be
approved by the Leasing Authority.
(c) The Lease may be structured to allow for rental rate adjustments. It shall specify how any
adjustments will be made, who will make such adjustments, when the adjustments will go into
effect, and how disputes related to rental rates shall be reso 1ved.
(d) A Lease may be amended to allow for rental rate adjustments.
(e) A Lessee may also be required to pay additional fees, taxes, and assessments associated with
the use of the land and those payments shall be made to the Pyramid Lake Paiute Finance
Department.
3.18.22

INSURANCE

(a) Unless waived pursuant to Subsection (b) below, a Lessee shall provide proof of insurance
necessaiy to protect the interests of the Lessor and in amounts sufficient to protect all insurable
improvements on the premises. The insurance may include, but is not limited to, property,
liability and casualty insurance, or other insurance as specified in the Lease. The Tribe, Lessor
and the United States must be identified as additional insured parties inall policies.
(b) The Tribe may waive the insurance requirements, or reduce the amount of insurance, if the
waiver is in the Best Interest of the Tribe, provided, however, that the waiver may be unilaterally
revoked by the Tribe at any time the waiver is determined to no longer be in the Best Interests
8

of the Tribe. Upon such revocation, the Tribe shall notify the Lessee in writing and indicate the
type and level of insurance protection that has been determined to be adequate to protect
insurable improvements on the leased premises. The Tribe shall maintain written records of
waivers and revocations.
3.18.23

PERFORMANCE BOND

(a) Unless waived pursuant to Subsection (b) below, Lessee shall obtain a satisfactory
performance bond in an amount sufficient to secure its contractual obligations under the Lease.
Such bond may be called upon to guarantee:
(1) The annual rental payment;
(2) The estimated development and construction cost of improvements; and
(3) Any additional amount necessary to ensure compliance with the Lease.
(b) The Tribe may waive the bond requirement, or reduce the amount of the performance bond,
if doing so is determined to be in the Best Interest of the Tribe, provided, however that the
waiver may be unilaterally revoked by the Tribe at any time if the waiver is determined to no
longer be in the Best Interest of the Tribe. Upon such revocation, the Tribe shall notify the
Lessee in writing and indicate the type and level of performance bond that has been determined
to be adequate to secure the Lessee's contractual obligations.
(c) A performance bond may only be provided in one of the following forms:
(1) Certificates of deposit issued by a federally insured financial institution authorized to do
business in the United States;
(2) Irrevocable letters of credit issued by a federally insured financial institution authorized
to do business in the United States;
(3) Negotiable Treasury securities; or
(4) Surety bonds issued by a company approved by the U.S. Department of the Treasury.
3.18.24

IMPROVEMENTS

(a) Unless the Tribe waives some or all of the requirements of this Section because it is in the
best interests of the Tribe, a Lease shall require the Lessee to exercise due diligence and no less
than good faith efforts to complete the construction of any improvements within the schedule
specified in the Lease.
(b) Lessee, at Lessee's expense or as otherwise provided in the Lease, may construct
improvements under a Lease if the Lease specifies, or provides for the development of:
(1 ) a plan that describes the type and location of any improvements to be constructed
by the Lessee; and
(2) a general schedule for construction of the improvements, including dates for
commencement and completion of construction.
(c) Lessee shall provide the Leasing.Authority written justification as to the nature of any delay,
the anticipated date of construction of the improvements, and evidence of progress toward
commencement of construction. When requested by the Leasing Authority or otherwise required
in the Lease, the Lessee shall fmiher provide the Leasing Authority, in writing, an updated
schedule for construction. Modified construction plans or schedule, when approved by both
parties, shall become a modified exhibit to the Lease.
(d) Improvements to the premises shall become the property of the Tribe unless otherwise
provided in the Lease. The Lease may provide for Lessee ownership of the improvements and
may allow the Lessee to sell its interest in the improvements to the Tribe or such other person or
9

entity as may be authorized under the Lease, so long as the sale is consistent with all requirements
of this Chapter and applicable law.
(e) If improvements will be removed, and the Lease does not specify the maximum amount of
time allowed for removal, the maximum time allowed shall be 120 days from the expiration,
termination, or cancellation of the Lease. Unless expressly otherwise provided in the Lease, a
Lessee obligated to remove improvements shall be obligated to leave the leased premises in good
order and condition, repair any damage caused by the removal of the Improvements, remove any
and all debris from the leased property, and remove any and all Lessee property from the leased
pren11ses.
(f) Improvements may be subject to taxation by the Tribe, subject to limitations provided in the

Lease.
(g) Failure of the Lessee to comply with the requirements of this Section shall be a breach of the
Lease and may lead to cancellation.
3.18.25

SUBLEASES, ASSIGNMENTS, AMENDMENTS, AND MORTGAGES

(a) Subleases, Assignments, amendments or m011gages of any Lease shall only be effective
with the written approval of the Tribe and Lessee, unless otherwise provided herein or in the
Lease.
(b) Leases may authorize Subleases or Assignments, in whole or in part, only with approval from
the Pyramid Lake Paiute Tribal Council, provided a copy of the Sublease or Assigmnent is promptly
provided to the Leasing Authority and the following conditions, where applicable, are met and
stated in the Lease:
(1) There is no existing event of default by the Lessee under the Lease or violations of this

Ordinance or other applicable laws or regulations;
(2) Any restrictions and limitations on the use of the premises shall continue to apply to any
sublessee or assignee;
(3) The proposed sublessee or assignee submits information adequate to allow the Leasing
Authority to assess the proposed sublessee's or assignee's financial and other capability to
undertake the Lease obligations; and
(4) Upon sublease or assigmnent, the sublease or assignor shall not be relieved or released
from its obligations under the Lease unless otherwise provided in the Lease.
This Subsection in no way relieves the patties from carrying out their duties under the Lease,
which may contain additional restrictions and conditions.
(c) The Lease may authorize, subject to limitations, the Lessee to grant a Leasehold Mortgage
for the purpose of financing to develop and improve the leased premises. At no time may a
direct encumbrance on Pyramid Lake Paiute Tribal Trust Land be allowed. Only a Lessee's
leasehold interest may be encumbered.
(d) If a sale or foreclosure of the Lessee's leasehold interest occurs, the leasehold m011gagee
may assign the Lease, subject to the Tribe's approval, provided the assignee agrees in writing
to be bound by all the terms and conditions of the Lease. The Lease may authorize such
Assignment, in whole or in part, without approval from the Tribe, provided that the
requirements of Subsection (b) are met.
(e) Subleases shall contain adequate legal descriptions of the land on which they are located
and descriptions of the location and square footage of the space being subleased within any
building and may include renderings, architectural drawings or other schematics to illustrate the
location of the space.

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3.18.26

ENVIRONMENTAL REVIEW

(a) Environmental Review Required. The Leasing Authority shall assign an Environmental
Reviewer to complete the review process under this Section. Unless an exemption applies or a
Lease is not otherwise subject to Enviromnental Review, no Lease shall be approved until the
Enviromnental Review process is complete. Leases approved and executed without compliance
with this Section shall be null and void. Since no federal action is involved in the execution of
Leases under this Ordinance, the provisions of the Tribal Enviromnental Policy Act ofl 969,
42 U.S.C. 4311 et seq. ("NEPA") do not apply.
(b) Threshold Determination Within (10) business days following the submission of a complete
leasing application, as determined by the Leasing Authority, the Environmental Reviewer will
make a threshold dete1mination as follows:
(1) Leases Not Subject to Enviromnental Review. If the Enviromnental Reviewer
determines that the Leasing Decision by its nature would not have a Significant Effect on
the Enviromnent, the Leasing Decision is exempt from additional requirements of the
Environmental Review.
(2) Leases Subject to Enviromnental Review. If the Environmental Reviewer determines
that the Leasing Decision could reasonably be expected to have a Significant Effect on the
Environment, the Lessee must fulfill the requirements of the Enviromnental Review.
(3) Exemption for Leases in Gaming Facility. Leasing Decisions involving Leases
proposing use of space within the footprint of the Gaming Facility as that term is defined in
the Compact shall be exempt from the additional requirements ofEnviromnental Review and
the Tribe shall not be required to prepare a TLEIS. For purposes of this subsection, "Compact"
means the tribal-state compact entered into between the Tribe and the State of Washington
and approved by the Secreta1y, as amended, governing the conduct of class III gaming
activities by the Tribe pursuant to the Indian Gaming Regulatory Act, 25
U.S.C. 2710( d) (1) (C).
(4) Existing Business Sites. Approvals of Leases for an existing business site, including any
associated existing improvements, existing access roads and utilities are exempt from the
additional requirements of Environmental Review and the Tribe shall not be required to
prepare a TLEIS. Exemptions under this categ01y are granted when a previous Enviromnental
Review was completed for the previous Lease and the site and impacts associated with a
current Leasing Decision have not substantially changed.
(c) Action on Leasing Decision Subject to Completion of Enviromnental Review. If the
Enviromnental Reviewer dete1mines that the Leasing Decision is subject to Environmental
Review, the Tribe may not consider the Leasing Decision until the Environmental Reviewer
closes the Environmental Review in accordance with this Section.
Upon request of the Lessee, the Leasing Authority may review the proposed Lease after
negotiation by the parties, before or during preparation of the Enviromnental Review
documentation. Within sixty (60) days of receiving the proposed lease, the Leasing Authority
will provide an acknowledgement of the terms of the lease and identify any provisions that,
based on this acknowledgment review, would justify disapproval of the lease, pending results
of the Environmental Review.
(d) Earlier or Concurrent Tribal and/or Federal Environmental Review Determinations.
(1) As early in the process as possible, the Environmental Reviewer shall review the earlier
or concurrent Enviromnental Review documents and assess whether they sufficiently
evaluate the impacts of the proposed Leasing Decision as required by this Ordinance. If the
impacts were not evaluated sufficiently to meet the standards of this Ordinance, the Lessee
may obtain a compliance update or amendment from the Tribal department or federal
11

department that has regulatory responsibility for the relevant resource. If the impacts
associated with the Leasing Decision were adequately evaluated in the earlier or concurrent
documents to meet the requirements of this Ordinance, the Environmental Reviewer may
determine that the Environmental Review required under this Ordinance is complete.
( e) Environmental Review. Unless an exemption applies, an earlier or concurrent
Environmental Review meets the requires of this Ordinance, or a Lease is not otherwise subject
to the Environmental Review, then, before the execution of the Lease, the Tribe shall cause to
be prepared a comprehensive and adequate TLEIS, analyzing the potentially significant effects
of the proposed action on the environment. However; information or data which is relevant to
such a TLEIS and is a matter of public record or is generally available to the public need not
be repeated in its entirety in the TLEIS, but may be specifically cited as the source for
conclusions stated therein; and provided further that such information or data shall be briefly
described, that its relationship to the TLEIS shall be indicated, and that the source thereof shall
be reasonably available for inspection at a public place or public building.
The TLEIS shall provide detailed information about the Significant Effect on the Environment
which the proposed Lease is likely to have, and shall include a detailed statement setting fmih
all of the following:
(1) A description of the physical environmental conditions in the vicinity of the leased
premises (the environmental setting and existing baseline conditions), as they exist at the
time the notice of preparation is issued;
(2) All Significant Effects on the Environment from the proposed Lease.
(3) In a separate section setting forth:

(A) Any Significant Effect on the Environment that cam1ot be avoided if the Lease is
executed;
(B) Any Significant Effect on the Environment that would be irreversible if the Lease is

executed; and
(C) Any mitigation measures or a Restoration and Reclamation Plan proposed,
recommended, or required.
(4) The TLEIS shall also contain a statement indicating the reasons for determining whether
the various effects, if any, of the Lease on the environment located outside of the exterior
boundaries of the Reservation or the exterior boundaries of Pyramid Lake Paiute Tribal Trust
Lands located outside of the Reservation, are not significant and consequently have not been
discussed in detail in the TLEIS. In the TLEIS, the direct and indirect Significant Effects on
the Environment shall be clearly identified and described, giving due consideration to both
the short-term, long- term, and cumulative effects.
(5) The Lease application process shall be suspended until the Draft TLEIS is complete.
(f) Notice of Completion of Draft TLEIS.
(1) By the close of the next business day after a Draft TLEIS is complete, the Environmental
Reviewer shall file a copy of the draft with the Leasing Authority. The Leasing Authority
shall prepare a public notice entitled "Notice of Completion" which shall include all of the
following information:

(A) A brief description of the project;
(B) The proposed location of the project;

(C) An address where copies of the draft TLEIS are available;
(D) Notice of a period of at least thhiy (30) days during which the Leasing Authority will
receive comments on the draft TLEIS; The deadline to submit written comments, including
instructions on how, where, and to whom comments should be submitted; and
(E) Notice that all comments received within the comment period will be available for
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review on request at the Pyramid Lake Paiute Tribal Administration Building, which is
open to the public during regular business hours.
(2) To satisfy the requirement of public notice and opp01iunity for comment under the
HEARTH Act, the Leasing Authority shall:
(A) Cause the Notice of Completion to be published in a newspaper of general circulation

in the area affected by the proposed Lease;
(B) At the Leasing Authority's discretion, post the Notice of Completion and the draft
TLEIS on the Pyramid Lake Paiute Tribe's governmental website as designated by the
Tribe.
(g) Response to Public Comments. After the comment period has ended, the Leasing Authority
will review all comments timely received. Prior to the approval and execution of a Lease, the
Leasing Authority will provide written responses to relevant and substantive comments on any
Significant Effect on the Environment arising as a result of the proposed project and proposed
or recommended mitigation measures addressing such impacts.
3.18.27

COMPLIANCE

(a) The Tribe shall have all powers necessary and proper to enforce the terms of the Lease,
subject to the terms of the Lease. These include the power to enter the leased premises with
reasonable notice and at a reasonable time (or no notice in the event the Leasing Authority
determines that there is an emergency) and subject to the terms of the Lease, to determine
compliance with the terms of the Lease and this Chapter.
(b)
Failure of the Lessee to comply with the requirements of this Chapter will be deemed a
violation of the Lease and may lead to cancellation of the Lease pursuant to this Ordinance.
3.18.28

DEFAULTS

(a) Negotiated Default and Remedies. The Lease may include negotiated events of default
and remedies in the event of a Lease violation, including but not limited to the power to
terminate the Lease, and the manner in which the remedies may be exercised. Negotiated
remedies (including termination) may apply in addition to, or instead of, the cancellation
remedy available to the Tribe under this Ordinance, as specified in the Lease.
(b) Unless otherwise provided in the Lease, if the Leasing Authority determines the Lessee
is in default, the Leasing Authority shall send the Lessee a written notice of default. The notice
of default shall be provided by ce1iified mail, return receipt requested, or personal delivery to
the leased premises.
(c)
Unless otherwise provided in the Lease, within thi1iy (30) days (or fifteen (15) days if the
default is for failure to pay rent) after receipt of the notice of default, or mailing if receipt is
rejected, taxes or other monetary default, the Lessee shall:
(1) Cure the default and notify the Leasing Authority, in writing, that the default has been

cured;
(2) Request additional time from the Leasing Authority, in writing, to cure the default (which
may or may not be granted); or
(3) Dispute the Leasing Authority's determination, in writing, that the Lease is in default and
explain why the Lease should not be cancelled.

13

3.18.29

REMEDIES AND CANCELLATIONS

(a) If the Lessee fails to cure the default within the prescribed period, subject to the provisions of the
Lease, the Leasing Authority may:
1. Cancel the Lease pursuant to this Ordinance;
2. Grant a written extension of time to cure the default;
3. Pursue other remedies, with the Lessee, including negotiated remedies and
execution on bonds or collection of insurance proceeds;
4. Undertake any combination of the remedies listed above; or
5. Undertake any other appropriate remedies, including those set forth in the Lease.
(b) Cancellation. If the Leasing Authority cancels a Lease, it shall send the Lessee a cancellation
letter within a reasonable time period or as provided in the Lease. The cancellation letter shall
be provided by certified mail, return receipt requested, or personal delivery to the leased
premises.
1. The cancellation letter shall:
a. Explain the grounds for cancellation;
b. Notify the Lessee of unpaid amounts, interest charges, late payment penalties
or other appropriate charges due under the Lease;
c. Notify the Lessee of its right to appeal; and
d. Order the Lessee to vacate the premises within thirty (30) days after receipt
of the cancellation letter, or mailing ifreceipt is rejected, or such other period
as set forth in the Lease, if an appeal is not filed by that time.
2. A cancellation shall become effective thirty-one (31) days after receipt of the
cancellation letter, or mailing if receipt is rejected, or such other date as set forth in
the Lease. The filing of an appeal shall not change the effective date of the
cancellation.
(c)If the Leasing Authority decides to grant an extension of time to cure a default, the Lessee
shall proceed diligently to perfo1m and complete the corrective actions within a reasonable
time period.

3.18.30

HARMFUL OR THREATENING ACTIVITIES

If the Lessee or other party causes or threatens to cause immediate and significant harm to the
premises, or undertakes criminal activity thereon, the Leasing Authority may take appropriate
emergency action, including, without limitation, immediate cancellation of the Lease. The
Leasing Authority will notify the Lessee of the cancellation by certified mail, return receipt
requested, or personal delive1y to the leased premises, within a reasonable time, or as provided
in the Lease.

3.18.31

ABANDONMENT

If a Lessee abandons the premises under a Lease, the Leasing Authority may treat such
abandonment as a termination of the Lease, provided that the Leasing Authority may pursue
such remedies available under the Lease or this Chapter, including damages for Lease payments
through the remaining term (as if abandonment and termination had not occurred) of the Lease.

3.18.32

HOLDOVER

If a Lessee remains in possession after the expiration, termination or cancellation of a Lease, the
14

Leasing Authority shall treat such occupation as a trespass. The Leasing Authority shall take action
to recover possession and pursue additional remedies. Such action shall be pursuant to the Pyramid
Lake Paiute Tribe's Ordinances.

3.18.33

TRESPASS

If a person or entity occupies the premises without the Leasing Authority's approval, the
Leasing Authority may pursue all approp 1iate remedies, which may include a civil action for
unlawful detainer pursuant to 3.04.288 of the Pyramid Lake Paiute Tribe Law and Order Code.

3.18.34

COMPLAINT AND APPEALS PROCEDURE

(a) The Lessee, or another interested party whose interests could be adversely affected, who
has reasonable grounds to believe that a determination by the Tribe does not comply with this
Chapter, may file a complaint with the Leasing Authority.
(b) The Leasing Authority shall make reasonable efforts to resolve the complaint informally,
including, but not limited to, scheduling a meeting with the Lessee or interested party for such
purpose. Within thirty (30) days of receiving the written complaint, the Leasing Authority shall
reduce to writing that:
(1) the pmiies reached a resolution to the complaint and it is signed by the Leasing Authority

and the Lessee or interested pmiy, or
(2) no informal resolution was reached.
(c) If informal resolution of the complaint was unsuccessful, the Lessee, or another interested
party whose interests could be adversely affected, may appeal a determination of the Tribe.
Appeals under this Chapter are limited to dete1minations by the Tribe regarding approved
Leases and no other appeals shall be authorized.
(d) Unless an alternate appeals process is provided in the Lease, the appeal shall be filed with
the Pyramid Lake Paiute Tribal Court.
(e)

The process for filing an appeal shall be as follows:
(1) A written, signed appeal must be filed within fourteen (14) days after Leasing Authority

issues a written outcome of the informal resolution;
(2) The appeal must describe in reasonable detail:
(A) a description of the alleged noncompliance with this Ordinance which is the subject
of the appeal; and
(B) the remedy being sought.
(3) The appeal must be served on the Tribe, by and through the Tribal Chairman, unless
another pmiy for service is identified in the Lease, and proof of service must be filed with
the Pyramid Lake Paiute Tribal Comi.
(c) The Clerk of the Court shall set a hearing within thirty (30) days following the date of
service.
(d) At the hearing, the Lessee or interested pmiy and the Tribe shall be provided reasonable
oppmiunity to admit documentary evidence, offer testimony, cross-examine the witness(es) of
the other pa1iy, and to make arguments of law.
(e) The Judge shall review whether the Tribe's determination was: arbitrary, capricious, or an
abuse of discretion; not suppmied by substantial evidence in the record; or otherwise, not in
accordance with the law. The Judge shall provide written findings to the parties within fomieen
(14) days following the close of the hearing.

(f) The decision of the Pyramid Lake Paiute Tribal Comi shall be final and may not be appealed
15

to Federal Comi of Appeals.
(g) Only upon exhaustion of tribal remedies as provided in this Section, may a Lessee or
interested patiy seek BIA review of an appeal regarding the Tribe's compliance with this Chapter
in accordance with the HEARTHAct.
(h) This Section is not intended to, nor does it create any rights whatsoever to appeal the Tribe's
decision declining to enter into a Lease with individuals or entities seeking the use of Pyramid
Lake Paiute Tribal Trust Lands. There is no individual right to use Pyramid Lake Paiute Tribal
Trust Lands prior to obtaining a Lease approved pursuant to this Ordinance or federal law.
3.18.35

APPEAL BONDS

(a) If a Lessee appeals a final Lease determination of the Tribe to cancel or terminate the Lease
and a stay of enforcement is requested, an appeal bond must be filed concurrently with the
appeal.
(b) The appeal bond shall protect the party whose remedy has been stayed from all financial
losses that may occur as a result of the appeal. Appeal bonds shall not be separately appealed,
but may be contested during the cancellation or termination appeal.

AGRICULTURAL LEASES
[Reserved]

TAXES AND FEES
3.18.36

STATE TAXATION

(a) Subject only to applicable provisions of Pyramid Lake Paiute Tribe or federal law, no fee,
tax, assessment, levy or charge imposed by a State or political subdivision of a State shall
apply to any of the following leases executed under this Ordinance:
(1) Permanent improvements on land leased under a Lease;

(2) Activities under a Lease conducted on the leased premises; or
(3) The leasehold or possesso1y interest under a Lease.
(b) This Section shall prevent state taxation to the full extent that federal law would prevent
taxation had the lease been approved directly by the BIA.
(c) The Tribe may, in its sole discretion, exercise its inherent governmental authority to tax or
impose fees or charges related to any of the rights, interest or activities cited in Section
(a) above.
(d) Nothing in this Section shall be interpreted to prohibit or otherwise limit the Tribe's ability
to enter agreements with state or local governments.
3.18.37

ADMINISTRATIVE FEES

(a) The Tribe may charge reasonable administrative fees to:
(I) Recover the Tribe's costs associated with processing an application for a Lease, whether

or not the application is approved; and
(2) For issuing a Lease, Sublease, Assignment, amendment, Leasehold Mo1igage, or other
administrative transaction.
(b) Payments shall be made to the Pyramid Lake Paiute Tribe Finance Depaiiment.

16

CERTIFICATION
I hereby certify that the Pyramid Lake Paiute Tribal Council, governing body of the Pyramid Lake
Paiute Tribe, composed of ten members, of whom nine (9) constituting a quorum were present at a
meeting duly held on the 5th day of February, 2021 adopted by the affirmative vote of eight (8) FOR
and zero (0) AGAINST, with zero (0) ABSTENTIONS, Resolution No.: PL 016-21 to adopt the
Pyramid Lake Paiute Tribe Trust Lands Business Leasing Ordinance, pursuant to the authority in the
Constitution of the Pyramid Lake Paiute Tribe.

17

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Source: Frix Law Library, https://www.frixlaw.com/law-library/documents/tribal%3Apyramid_lake%3Ab2192b4c47a9c01e. Public record. Not legal advice.