ORD 41496a - Planning Recs with MapsBrynhaven at Hanover Falls
Case Number: #C10-17-269, #C12-17-270
MRC
Page: 1
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
I. GENERAL INFORMATION:
Purpose: To replat and rezone 0.966 acres of land to allow for construction of two
single-family attached residences, one single-family detached residence
and an outlot for open space.
Existing Use(s): Vacant (undeveloped) Existing Zoning: DR and R6
Adjacent Land Use(s): Adjacent Zoning
North: Open Space North: DR
South: Residential South: R6/DR
East: Residential East: R6/DR
West: Undeveloped West: AG
Future
Land Use
Designation(s):
Low density residential
Zoning History: C10-05-329, C12-05-330, Brynhaven at Hanover Falls, a cluster
subdivision, with rezoning from AG to DR and R6, approved by City
Council on July 11, 2006.
Applicable
Regulations:
55-784 – Exceptions to site development regulations for cluster
subdivisions.
II. SPECIAL INFORMATION:
Site
Characteristics:
The site consists of a platted vacant lot of approximately one acre in size
with HWS Cleveland Boulevard to the north and west, Davidson Plaza to
the south and 161st Plaza to the east. The property slopes gradually down
from west to east.
Development
Proposal:
The applicant proposes to replat the existing lot into three lots and one
outlot to allow for construction of two single family attached residences
and one single family residence.
Date: November 29, 2017
Case Number: C10-17-269
C12-17-270
Applicant: Brynhaven at Hanover Falls Townhome Association
Request: Preliminary and Final Plat approval of BRYNHAVEN AT HANOVER FALLS
REPLAT 3, a minor plat outside the city limits, with rezoning from DR-
Development Reserve District and R6-Low Density Multiple Family
Residential District to DR-Development Reserve District and R6-Low
Density Multiple Family Residential District
Location: 8485 North HWS Cleveland Boulevard
Brynhaven at Hanover Falls
Case Number: #C10-17-269, #C12-17-270
MRC
Page: 2
Public
Improvements:
All improvements provided with sanitary sewer stubs constructed at the
time of building permit.
Sidewalks are provided on the property. If removed with construction they
must be replaced.
Utilities: All utilities must be provided as required by city code.
Grading and
Drainage:
The applicant will be required to comply with all applicable stormwater
management ordinances and policies, including providing for a no net
increase in stormwater runoff and must treat the first ½” of stormwater for
water quality.
Parks and
Open Space:
The applicant must provide for the use, ownership and maintenance of the
outlot in the subdivision agreement.
A 35’ no-build easement is provided along the boulevard.
Financing: Proposed improvements will be funded privately. The projected taxable
valuation of the proposed development is $475,000.
Land Use and
Planning:
When Brynhaven at Hanover Falls was approved in 2006 the lots
proposed for home development were rezoned to R6 and outlots were
rezoned to DR. The area involved with this request contained Lots 79-84
and Outlots D-E.
In 2007 the city approved a minor administrative replat that combined
those lots into 3 buildable residential lots and 1 outlot, but should have
required a rezoning to have the zoning for those lots consistent with the
new lot lines.
The current request proposes to replat Lot 3, Brynhaven at Hanover Falls
Replat 1 into 3 buildable residential lots to be zoned R6 and 1 outlot to be
zoned DR. If approved it will result in one less buildable lot compared to
the original approval of Brynhaven at Hanover Falls.
The proposed subdivision is consistent with Chapter 53, Subdivision of the
Omaha Municipal Code. The proposed rezoning from DR and R6 to DR
and R6 is consistent with the existing subdivision adjacent to this site and
the Master Plan.
The existing Brynhaven at Hanover Falls subdivision is a cluster
subdivision, which provides for unique exceptions to the regular site
development regulations of the R6 District. Therefore, this request should
also be a cluster subdivision to be consistent with the existing homes in
the area.
Brynhaven at Hanover Falls
Case Number: #C10-17-269, #C12-17-270
MRC
Page: 3
The final plat mylars must be revised to add the “cluster subdivision”
language.
III. ANALYSIS:
The proposed subdivision and rezoning is consistent with and carries out the goals and
objectives of the City of Omaha Master Plan.
IV. RECOMMENDATIONS:
Approval of the rezoning from DR and R6 to DR and R6.
Approval of the Preliminary Plat, subject to the following conditions:
1. Provide for the following provisions in the subdivision agreement:
a. Compliance with all applicable stormwater management ordinances and
policies, including providing for a no net increase in stormwater runoff and
treatment of the first ½ inch of stormwater for water quality.
b. Use, ownership and maintenance of the outlot.
2. Add the “cluster subdivision” language to the final plat mylars.
Approval of the Final Plat, subject to the conditions of the Preliminary Plat approval and
submittal of an acceptable final subdivision agreement prior to forwarding the plat to the City
Council.
V. ATTACHMENTS:
Preliminary Plat
Final Plat