RES-2020-0717a - Planning Recs with MapsPJB
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
Date: May 27, 2020
Case Number: C10-20-086, C12-20-087
Applicant: Charleston Homes, LLC
Request: Preliminary Plat approval of ARBOR VIEW (Lots 382-641, Outlots I-N), a
subdivision outside city limits, with rezoning from AG-Agricultural District to
DR-Development Reserve District and R4-Single-Family Residential District
(High-Density).
Location: Southeast of 216th and Fort Streets
I. GENERAL INFORMATION:
Purpose: To subdivide and rezone 83 acres of land into 260 single-family
residential lots and six outlots for open space and drainage purposes.
Existing Use(s): Agricultural Existing Zoning: AG
Adjacent Land Use(s): Adjacent Zoning
North: Agricultural North: AG
South: Residential South: R5
East: Residential East: R4/DR/R3
West: Agricultural West: AG
Future
Land Use
Designation(s):
Low-density residential.
Applicable
Regulations:
If rezoned, the subject site would be required to comply with the
regulations of the DR and R4 Districts, as well as all other applicable
development regulations.
No building permits will be issued based on a site plan that does not comply with the
provisions of the Zoning Ordinance.
II. SPECIAL INFORMATION:
Site
Characteristics:
This site consists of approximately 83 acres located southeast of 216th
and Fort Streets. The site has historically been used for agricultural
purposes and consists of moderate slopes generally falling north to south.
Development
Proposal:
The applicant proposes to subdivide the property into 260 single-family
residential lots and six outlots for open space and drainage purposes.
This subdivision is essentially the fourth phase of Arbor View, however,
this SID will be separate from phases 1 through 3.
Public
Improvements:
Traffic and Circulation: The proposed street connections from the
development to Fort Street will require permits from the Douglas County
Engineer's office and must meet proper sight distance criteria and
incorporate intersection improvements as required by current City/County
ARBOR VIEW (Lots 382-641, Outlots I-N)
Case No. C10-20-086, C12-20-087
PJB
Page: 2
Access Policy. The cost of the roadway improvements for the street
connections, if required, will be the responsibility of the developer. The
sight distance criteria to be used in the evaluation of the driveway
connections, will be AASHTO Stopping Sight Distance for 50 MPH design
(425’).
Temporary turn-arounds must be provided at the terminus of all
temporarily dead-ended streets.
Provide for the improvement of Fort Street to three lanes along the
subdivision’s frontage, constructed as the ultimate urban section with
concrete pavement and curb and gutters.
Coordinate with Public Works on an acceptable GO paving plan.
Place a note on the plat that there shall be no access to Fort Street from
any lots or outlots, and no access to Kestral Parkway from Lots 560 or
561.
On the Kestral Parkway approach to Fort Street, provide a 16 foot inbound
lane, a 4 foot paved median, and two 12 foot outbound lanes, and
dedicate ROW as needed to accommodate.
Coordinate with Douglas County to grade the subdivision to match the
ultimate profile of Fort Street.
Coordinate with Public Works on an acceptable roundabout design.
Provide for traffic calming on all streets longer than 1000 feet.
Coordinate with the Planning and Public Works Departments on the
Complete Streets Design Guide design checklists.
Sanitary Sewer: Submit the 30% design report for the sanitary sewer to
the Public Works Design Division per Section 2.14 of the City’s
Wastewater Collection Systems Design Manual.
Storm Sewer: Storm sewer design computations and final plans must be
submitted to the Douglas County Engineer for review that relate to the
handling of roadway and site drainage along the development boundary
adjacent to Fort Street.
Sidewalks: Sidewalks must be provided pursuant to Chapter 53,
Subdivisions.
Utilities: Utilities will be provided as required by city code.
OPPD has a transmission line that runs east/west along the north edge of
the proposed development. OPPD should be contacted to coordinate any
grading, construction or vegetation management plans proposed near this
line.
Grading and
Drainage:
Coordinate with Public Works regarding the location of the stormwater
detention basins in relation to the stream setback.
ARBOR VIEW (Lots 382-641, Outlots I-N)
Case No. C10-20-086, C12-20-087
PJB
Page: 3
Proposed site grades along the northern boundary of the platting, adjacent
to Fort Street, must be coordinated with the future improvement of the
roadway. The consultant will be required to submit cross section
information, for review purposes, that shows the relationship of the
proposed site grading to the existing and future Fort Street improvements.
Certification of the grade coordination will be required prior to the City of
Omaha’s approval of the final plat.
Any grading, sewer or utility work carried out in conjunction with this
development, in Fort Street right-of-way, will require a permit(s) from the
Douglas County Engineer.
Compliance with all applicable stormwater management policies and
ordinances, including a no net increase in stormwater runoff and treating
the first ½” of stormwater for water quality.
Parks and
Open Space:
Provide for the use, ownership, and maintenance of the outlots in the
subdivision agreement.
Coordinate design for Park 33c with adjacent SIDs and the Omaha Parks
Department. The park design shall meet the requirements as outlined in
the Suburban Park Master Plan, 2016 Update. The park should be
designed by a Professional Landscape Architect licensed in the State of
Nebraska.
Environmental: Tree Canopy/Mitigation: A tree canopy analysis and planting schedule
were provided with the submittal. The canopy calculations are accurate,
showing 30 trees are required for mitigation. However, over half of the
trees given in the planting schedule are oaks. One genus should not
comprise a majority of plantings in order to promote a resilient tree
canopy. The applicant must coordinate with the Planning Department
regarding an acceptable tree mitigation plan.
Noxious Weeds: Nebraska Statute (2-955) states that property owners
are responsible for the control of noxious weeds and to prevent noxious
weed seeds from spreading onto adjoining properties. The applicant will
be required to submit a letter of approval from Douglas County for a
Noxious Weed Plan.
Wetlands: A preliminary drainage report has been submitted indicating
there are no wetlands within the boundaries of the project.
Any drainageway must be placed in an outlot sized to accommodate either
the 3:1 + 20’ section, or the 100-year storm flow (whichever is greater).
Emergency
Management:
The applicant will be required to submit a letter from Douglas County
Emergency Management confirming that acceptable emergency warning
is being provided for the area.
Financing: The projected total taxable valuation for this phase of development is
estimated at $81,890,000. The projected total general obligation debt is
ARBOR VIEW (Lots 382-641, Outlots I-N)
Case No. C10-20-086, C12-20-087
PJB
Page: 4
estimated at $3,274,282. The projected debt ratio is estimated at 4.0%.
Coordinate with the City on an acceptable debt ratio.
Land Use and
Planning:
A portion of Lot 1, Brunings First Addition is being replatted as part of this
subdivision. However, the balance of the lot is not included on the
proposed plat. Leaving this remnant is not allowed and the plat must be
updated to include the remaining portion of Lot 1, Brunings First Addition
in an outlot on the final plat. There also appears to be improvements
located on southern portion of Lot 1, Brunings First Addition that are
located within the FW-Floodway. The existing improvements are not
permitted and must be removed and removal must be verified prior to
submittal of a final plat.
The rezoning from AG to DR and R4 is consistent with the Future Land
Use Element of the City’s Master Plan.
III. ANALYSIS:
Conditionally, the proposed rezoning and subdivision is consistent with and carries out the
goals and objectives of the City of Omaha Master Plan.
IV. RECOMMENDATIONS:
Approval of the rezoning from AG to DR and R4.
Approval of the Preliminary Plat, subject to the following conditions:
1. Provide for the improvement of Fort Street to three lanes along the subdivision’s
frontage, constructed as the ultimate urban section with concrete pavement and curb
and gutters.
2. Include the remaining portion of Lot 1, Brunings First Addition in an outlot.
3. Remove all improvements within the Floodway currently located on Lot 1, Brunings
First Addition.
4. On the Kestral Parkway approach to Fort Street, provide a 16 foot inbound lane, a 4
foot paved median, and two 12 foot outbound lanes, and dedicate right-of-way as
needed to accommodate.
5. Coordinate with Douglas County to grade the subdivision to match the ultimate profile
of Fort Street.
6. Coordinate with Public Works on an acceptable roundabout design.
7. Provide for traffic calming on all streets longer than 1000 feet.
8. Obtain all of the appropriate permits from Douglas County.
9. Place a note on the plat that there shall be no access to Fort Street from any lots or
outlots, and no access to Kestral Parkway from Lots 560 or 561.
10. Coordinate with Public Works on an acceptable GO paving plan.
11. Coordinate with the Planning and Public Works Departments on the Complete Streets
Design Guide design checklists.
12. Submit the 30% design report for the sanitary sewer to the Public Works Design
Division per Section 2.14 of the City’s Wastewater Collection Systems Design Manual.
ARBOR VIEW (Lots 382-641, Outlots I-N)
Case No. C10-20-086, C12-20-087
PJB
Page: 5
13. Coordinate with Public Works regarding the location of the stormwater detention basins
in relation to the stream setback.
14. Place all drainageways in an outlot sized to accommodate either the 3:1 + 20’ section,
or the 100-year storm flow (whichever is greater).
15. Coordinate proposed site grades along the northern boundary of the platting, adjacent
to Fort Street, with the Douglas County Engineer.
16. Compliance with all applicable stormwater management policies.
17. Provide for the use, ownership, and maintenance of the outlots in the subdivision
agreement.
18. Coordinate design for Park 33c with adjacent SID’s and the Omaha Parks Department
park planning staff.
19. Coordinate with City Planning regarding an acceptable tree mitigation plan.
20. Submit a letter of approval from Douglas County for a Noxious Weed Plan.
21. Place all drainageways in an outlot sized to accommodate either the 3:1 + 20’ section,
or the 100-year storm flow (whichever is greater).
22. Submit a letter from Douglas County Emergency Management confirming that
acceptable emergency warning is being provided for the area.
23. Coordinate with the City on an acceptable debt ratio.
24. Provide sidewalks pursuant to Chapter 53, Subdivisions.
25. Provide temporary turn-arounds at the terminus of all temporarily dead-ended streets.
26. Coordinate any grading, construction or vegetation management plans proposed near
the adjacent transmission line.
27. Submit storm sewer design computations and final plans to the Douglas County
Engineer for review.
V. ATTACHMENTS:
Preliminary Plat
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Revisions
Description E & A CONSULTING GROUP, INC.
Engineering · Planning · Environmental & Field Services
10909 Mill Valley Road, Suite 100 · Omaha, NE 68154
Phone: 402.895.4700 · Fax: 402.895.3599
www.eacg.com
K:\Projects\2019\334\p01\Planning & Platting\Platting\Prelim Plat\PP-WEST-LAYOUT-000.dwg5/8/2020 2:52 PMRigo Perez
PRELIMINARY PLAT
ARBOR VIEW
LOTS 382 THRU 641 & OUTLOTS "I" THRU "N"
OMAHA, NEBRASKA
of
Drawn By:
Designed By:
Date:
Proj No:
Sheet:
Scale:
P2019.334.001
05/04/2020
JRS
RP
1" = 100'
11 LEGAL DESCRIPTIONA TRACT OF LAND LOCATED IN PART OF THE NE1/4 OF THE NW1/4, PART OF THE SE1/4 OF THE NW1/4, PARTOF THE SW1/4 OF THE NW1/4, PART OF THE SW1/4 OF THE NE1/4 AND PART OF THE NW1/4 OF THE SE1/4,ALONG WITH PART OF LOT 1, BRUNING'S FIRST, A SUBDIVISION LOCATED IN PART OF THE SW1/4 AND ALL OFOUTLOT "C", ARBOR VIEW 2ND ADDITION, A SUBDIVISION LOCATED IN PART OF SAID SE1/4, ALL LOCATED INSECTION 01, TOWNSHIP 15 NORTH, RANGE 10 EAST OF THE 6TH P.M., DOUGLAS COUNTY, NEBRASKA.SAID TRACT OF LAND CONTAINS 3,629,740 SQUARE FEET OR 83.327 ACRES, MORE OR LESS.DEVELOPEROWNERCHARLESTON HOMESGOTTSCH FAMILY FARMS3803 N 153RD ST #20020507 NICHOLAS CIR #100OMAHA, NE 68116OMAHA, NE 68022ZONING:EXISTINGAGPROPOSED:R4, LOTS 382-641 53.903 ACDR, O.L. "I"-"N"11.306 AC RIGHT-OF-WAY 18.118 AC TOTAL83.327 ACNOTES:1.DIRECT VEHICULAR ACCESS WILL NOT BE ALLOWED TO FORT STREET FROM ANY LOTS ABUTTING SAIDSTREETS.2.TEMPORARY TURNAROUNDS WILL BE CONSTRUCTED AT ALL DEAD END STREETS.3.CHAMFERS FOR SIDEWALKS ON CORNER LOTS ARE SET AT TWELVE AND HALF FEET (12.5') RADII FROMTHE INTERSECTION OF RIGHT-OF-WAY LINES.4.TYPICAL UTILITY EASEMENTS WILL BE DEDICATED WITH THE FINAL PLAT.5.A STORM SEWER AND DRAINAGE EASEMENT SHALL BE GRANTED OVER ALL OF OUTLOTS "I" THRU "M".6.A GREEN SPACE EASEMENT SHALL BE GRANTED OVER ALL OF OUTLOT "N"7.A 35.0' NO BUILD (EASEMENT) ALONG KESTRAL PARKWAY PER "APPENDIX C: BOULEVARD DESIGNGUIDELINES" PER THE OMAHA SUBURBAN PARK SYSTEM MASTER PLAN, LAST UPDATED 2015.01 inch = ft.100100100ARBOR VIEWLOTS 382 THRU 641 & OUTLOTS "I" THRU "N"A TRACT OF LAND LOCATED IN PART OF THE NE1/4 OF THE NW1/4, PART OF THE SE1/4 OF THE NW1/4, PART OF THE SW1/4 OF THE NW1/4, PARTOF THE SW1/4 OF THE NE1/4 AND PART OF THE NW1/4 OF THE SE1/4, ALONG WITH PART OF LOT 1, BRUNING'S FIRST, A SUBDIVISION LOCATEDIN PART OF THE SW1/4 AND ALL OF OUTLOT "C", ARBOR VIEW 2ND ADDITION, A SUBDIVISION LOCATED IN PART OF SAID SE1/4, ALL LOCATED INSECTION 01, TOWNSHIP 15 NORTH, RANGE 10 EAST OF THE 6TH P.M., DOUGLAS COUNTY, NEBRASKA.PROJECTSITEWEST MAPLE ROADN 216TH STREETN 204TH STREETFORT STREETVICINITY MAPAMES AVE11201122EXIST. MAJOR CONTOURSEXIST. MINOR CONTOURSBUILDING ENVELOPEBOUNDARY LINELOT LINEEASEMENTSLEGENDRIGHT OF WAY LINESANITARY SEWER LINESTORM SEWER LINEPOWER LINE (OVERHEAD)SSSSSTSTOHPOHPFUTURE PROPOSEDPROPERTY LINES
SUBJECT AREA IS SHADED - JUNE 2020
R5
R4
R3
R4
R3
R5
R3
R4
AG
R4
AG-FF
R4
R4
R3
R4
R4
R3
R4
R4
R5
R4
R3
AG-FW
R5
AG-FF
DR
DR
R4
R3
AG-FF
DR
R4R4
R4
R3
R4
AG
R4
R4
R3
R5 R3R3
AG-FW
R3
R5
R5
R4AG
R3
R4
R5
R4
AG
SaratogaSt
Grand Ave
N208th
S
tN209thSt
N207thStMeredithCir
A m esA v eO ld C o achRdCa mde nAve
N 210th StS e q u o i aStN 207thAveF o w le rAve
N
2
13thC
irLarimoreAve
Plum StN 216th StKe
stralPk
w
y
N212thStN 209th AveN
211thStFort St
R4
DR
DR
DR
±0 2,200
Feet
11CASE:C10-20-086,C12-20-087APPLICANT:Charleston Homes, LLCREQUEST:Preliminary Plat approval of ARBOR VIEW (Lots 382-641, Outlots I-N), asubdivision outside city limits, with rezoning from AG to DR and R4LOCATION:Southeast of 216th and Fort Streets