RES-2020-0468a - Planning Recs with MapsRML
City of Omaha Planning Department
Planning Board
Memo
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: March 25, 2020
Subject: FLANAGAN POINTE
Northeast of 180th and Fort Streets
Case #C10-20-021, C12-20-022
At the February 5, 2020 meeting, the Planning Board laid over the Preliminary Plat for FLANAGAN
POINTE, along with rezoning from AG to DR, R4, and MU, to allow the applicant time to work with
staff on the design and layout of the project. The applicant has submitted revised materials
addressing concerns identified in the recommendation report dated January 29, 2020.
The site is still proposed for subdivision of 42.03 acres. However, the applicant is now proposing
a total of 94 lots (decreased from 103 lots) and six outlots (decreased from eight outlots). The
mixed use development is still proposed northeast of the intersection of 180th and Fort Streets but
the total number of mixed use lots has been reduced from five to two. The mix of uses has been
revised to allow Multiple family residential on Lot 1 and Convenience storage on Lot 2. The
development on Lot 1 also includes an office component within one of the multiple family
residential structures.
PUBLIC IMPROVEMENTS:
Traffic Impact Study: Provide for all improvements identified in the final approved traffic impact
study.
Streets: Provide for the improvements to 180th and Fort Streets in the final subdivision agreement
and enter into an interlocal agreement with Douglas County for improvements of the 180th and
Fort Street intersection.
Coordinate with the Douglas County Engineer’s office on the review, approval, and permitting of
all street, grading, sewer, storm sewer, drainage, and utility designs related to the
widening/improvement for 180th and Fort Streets.
Acquire the property for the northern part of the Hartman Avenue right-of-way on its approach to
180th Street. Either record a paper right-of-way dedication concurrently with the plat, or include
the full width of the right-of-way on the plat.
For the Hartman Avenue approach to 180th Street, provide a 16 foot inbound lane, a 4 foot paved
median, and two 12 foot outbound lanes.
Pave 177th Street to the subdivision boundary, and provide a temporary turnaround.
FLANAGAN POINTE
Case Number: C10-20-021, C12-20-022
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Temporary turnarounds must be provided at the terminus of all temporarily dead-ended streets.
Coordinate with Planning and Public Works on the Complete Streets Design Guide design
checklists.
Coordinate with Public Works on an acceptable GO Paving Plan.
Provide traffic calming on all streets longer than 1,000 feet.
Plat Document: The following notes must be included on the plat document:
• There shall be no direct access to Fort Street or 180th Street from any lots or outlots.
• 179th Street at Fort Street shall be limited to a right-in/right-out only intersection upon future
improvements of Fort Street.
Easements: Provide access easements between 179th Street and Outlots A and B.
Provide the standard noise attenuation easement language on the final plat.
Sanitary Sewers: Coordinate with Public Works on the arrangements for the interceptor sewer
project, including language in the Subdivision Agreement.
Submit the 30 percent 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.
Sidewalks: Provide sidewalks along all street frontages as required by Section 53-9(9),
Sidewalks, of the Omaha Municipal Code, or as required by the approved Mixed Use
Development Plan.
UTILITIES: Water, gas, and electricity will be provided as required by Section 53, Subdivisions,
of the Omaha Municipal Code.
GRADING AND DRAINAGE: Coordinate with Public Works and the NRD on acceptable
stormwater management prior to the proposed discharge onto the lake property.
The development must comply with all stormwater management ordinances and policies,
including no net increase in stormwater runoff and treatment of the first half inch of stormwater
for water quality.
ENVIRONMENTAL:
An acceptable tree canopy analysis has been submitted. Tree mitigation is not required.
PARKS AND OPEN SPACE:
Coordinate design for Park 33 with adjacent SID’s and the Omaha Parks Department park
planning staff. The park design must meet the requirements outlined in the Suburban Park Master
Plan, 2016 Update. The park must be designed by a Professional Landscape Architect licensed
in the State of Nebraska.
A ten foot wide trail is required along the east side of 180th Street. Per public works the
construction of this trail will be deferred until the intersection at 180th and Fort is reconstructed.
Trails and/or open space constructed within the development that are not part of the suburban
park master plan shall be privately constructed and maintained by the developer, homeowner’s
FLANAGAN POINTE
Case Number: C10-20-021, C12-20-022
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association, or other approved entity. Provide for the private maintenance of the trail connection
from 177th Street to the Flanagan Lake trail in the final subdivision agreement.
Provide for the use, ownership, and maintenance of the outlots in the final subdivision agreement.
FINANCING: General obligation debt is noted at $1,551,100. Assessable valuation is estimated
at $39,321,810. The expected debt ratio is 3.94 percent. An acceptable debt ratio is 4.0 percent
or less.
LAND USE AND PLANNING:
Future Land Use: The intersection of 180th and Fort Street is designated as a 10-acre
Convenience Mixed Use area, which allows for a total of 10 acres of combined office/commercial
development. Revised plans show a total of 13.52 acres of proposed MU zoning. A total of 9.9
acres of the proposed MU zoning will be developed with multifamily residential and is not included
in total calculations of MU zoning. As proposed, this revised request includes 3.62 acres of
commercial use (specifically Convenience storage and General office). The General office use
is proposed on the first floor of a three-story, multi-use building and cannot be the location of the
leasing offices of the apartment complex or the offices for the Convenience storage proposed on
Lot 2. The proposed District Plan conforms to the minimum office use requirement pursuant to
OMC Section 55-564(c)1 by providing 7,410 square feet of office space (the dedicated building
square footage is equal to 1/8 of the required office site area, or 10% of buildable lots). The multi-
story, multi-use building must conform to the applicable standards for building design and frontage
for a main street context.
The balance of properties within this 10-acre Convenience Mixed Use Area have been or are
proposed to be developed with single family residential and civic uses (Douglas County School
District). The total acreage of office and commercial uses within the Mixed Use boundary is
acceptable.
The proposed R4 zoning and development for the remainder of the site with single family
residential uses is appropriate.
Mixed Use: In order to forward an acceptable Mixed Use Development Plan to City Council, the
following items must be addressed:
• As currently designed, the proposed public plaza space does not provide a public amenity
to the neighborhood. In order to provide acceptable publicly-accessible plaza space, the
multifamily residential parking and circulation running north-south and east-west through
Lot 1 must be designed as a “main street”, and run the full length of the parking/circulation.
The main street must be placed within an outlot and designed to include diagonal on-street
parking, streetscaping, pedestrian amenities, and a special feature pursuant to OMC
Section 55-564(e1) and/or (2). Revise Exhibit B to delineate these areas as plaza and
open space and show the Outlot on the plat.
• Provide a public gathering and/or green space within the plaza outlot, adjacent to the
southern access point for Lot 1, southwest of the intersection of 179th Street and Jaynes
Street.
• Revise the parking on the east-west parking and circulation on Lot 1 to provide two-way
traffic flow and flip the orientation of the parking spaces to allow parking from vehicles
traveling in both directions.
• Identify Outlot A as the “Green Corner” on the development plan.
FLANAGAN POINTE
Case Number: C10-20-021, C12-20-022
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• Building frontage along “main street” areas must conform to OMC Section 55-925
concerning Build-to/Setbacks.
• All new MU development agreements or major amendments will require use of the current
and revised development agreement template available from the Planning Department
(02-06-20). Check with the Planning Department for the most recent version prior to
submitting for final zoning approval.
• The proposed development plan and agreement or amendments to such are presumed to
illustrate intent to comply with applicable provisions of OMC Section 55-561 related to
Mixed Use Districts. Any deviation from applicable code must be explicitly defined,
enumerated and detailed in Section 4 of the development agreement; as a separate
exhibit included in the development agreement; or as an integral part of the Development
Plan.
• Full sized electronic copies of all exhibits should be provided to the City before approval
of final agreement.
• The MU district should incorporate an internal street system and may include Main streets,
Internal streets or Access drives pursuant to OMC Section 55-930(b)(4) and Fig. 55-32.
Street types should be identified on Exhibit “B” or by separate exhibit. Mixed use exhibits
should include all proposed street sections demonstrating compliance with Mixed Use
sidewalk standards pursuant to OMC Section 55-924.
• The proposed buildings must meet all applicable standards of OMC Article XXII, Section
55-935 for building design.
Continue to coordinate with Urban Design on an acceptable Mixed Use Development Plan.
Mixed Use-Convenience storage: Lot 2 is proposed for development with 54,150 square feet of
Convenience storage. In accordance with OMC Section 55-563(e), Convenience storage
requires additional evaluation pursuant to OMC Section 55-765(e). Based on a review of the
materials submitted, the following issues must be addressed:
• A revised operation plan must be provided. Specifically, confirm that no outdoor storage
is proposed.
• Access to storage units may not open into required yards. The north half of one of the
proposed storage units appears to include access to units on the eastern side of the
building, facing Ogden Street to the east. Revise plans to ensure units comply with this
requirement.
• Identify the location of the office for the Convenience storage. The office space may not
be located within the office use proposed on Lot 1 to the north.
• As designed, the proposed building elevations are not acceptable. Provide a greater
percentage and greater vertical integration of primary materials, specifically on the corners
of the buildings. Provide accurate building elevations for all sides of the proposed units,
including the location and design of all doors.
• No scale has been provided on Exhibits B-1 and B-2. Provide the correct scale on site
development plans.
• Convenience storage must be screened by an acceptable screening fence. Chain link
fencing is not acceptable. Provide accurate fence elevations and revise development
plans to identify the location of the screening fence. All screening fences must be located
on the interior side of required bufferyards.
• Provide a landscaping plan for Outlot G (the green corner) in compliance with Section 55-
564(f).
• Demonstrate compliance with all applicable sections of Article XXII, Urban Design.
FLANAGAN POINTE
Case Number: C10-20-021, C12-20-022
Page 5
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Compliance with applicable mixed use development regulations may be easier to achieve with a
storage facility design utilizing a single structure with interior-only access to the units, similar to a
Warehousing and distribution (limited) use.
ANALYSIS: The requested preliminary plat generally complies with Chapter 53, Subdivisions
and the goals and objectives of the Omaha Master Plan. Continue to coordinate with Urban
Design on submittal of an acceptable Mixed Use Development Plan for Lots 1 and 2.
RECOMMENDATION:
Approval of the rezoning from AG to DR, R4, and MU, subject to submittal of an acceptable
Mixed Use Development Agreement prior to forwarding to City Council.
Approval of the preliminary plat, subject to the following conditions:
1. Provide for all improvements identified in the final traffic study.
2. Provide for the improvements to 180th and Fort Streets in the final subdivision agreement
and enter into an interlocal agreement with Douglas County for improvements of the 180th
and Fort Street intersection.
3. Coordinate with the Douglas County Engineer’s office on the review, approval, and
permitting of all street, grading, sewer, storm sewer, drainage, and utility designs related
to the widening/improvement of 180th and Fort Streets.
4. Acquire the property for the northern part of the Hartman Avenue right-of-way on its
approach to 180th Street. Either record a paper right-of-way dedication concurrently with
the plat, or include the full width of the right-of-way on the plat.
5. For the Hartman Avenue approach to 180th Street, provide a 16-foot inbound lane, a 4-
foot paved median, and two 12-foot outbound lanes.
6. Pave 177th Street to the subdivision boundary, and provide a temporary turnaround.
Temporary turnarounds must be provided at the terminus of all temporarily dead-ended
streets.
7. Place all areas proposed for the public plaza space within an outlot.
8. Coordinate with Planning and Public Works on the Complete Streets Design Guide design
checklists.
9. Coordinate with Public Works on an acceptable GO Paving Plan.
10. Provide traffic calming on all streets longer than 1,000 feet.
11. Include the following notes on the plat:
a. There shall be no direct access to Fort Street or 180th Street from any lots or
outlots.
b. 179th Street at Fort Street shall be limited to a right-in/right-out only intersection
upon future improvements of Fort Street.
12. Coordinate with Public Works on the arrangements for the interceptor sewer project,
including language in the Subdivision Agreement.
13. Submit the 30 percent 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.
14. Provide access easements between 179th Street and Outlots A and B.
15. Provide the standard noise attenuation easement language on the final plat.
16. Coordinate with Public Works and the NRD on acceptable stormwater management prior
to the proposed discharge onto the lake property.
17. Compliance with all stormwater management ordinances and policies.
18. Coordinate design for Park 33 with adjacent SID’s and the Omaha Parks Department park
planning staff. The park design must meet the requirements outlined in the Suburban
Park Master Plan, 2016 Update. The park must be designed by a Professional Landscape
Architect licensed in the State of Nebraska.
FLANAGAN POINTE
Case Number: C10-20-021, C12-20-022
Page 6
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19. Provide for the private maintenance of the trail connection from 177th Street to the
Flanagan Lake trail in the final subdivision agreement.
20. Provide sidewalks along all street frontages as required by Section 53-9(9), Sidewalks, of
the Omaha Municipal Code, or as required by the approved Mixed Use Development
Plan.
21. Provide for the use, ownership, and maintenance of the outlots in the final subdivision
agreement.
ATTACHMENTS:
Preliminary Plat
Mixed Use Development Plans
Landscaping Plan
Convenience storage building elevations
Recommendation Report dated January 29, 2020
-------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2067-1041-21-2020FL/AAKAAKthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet NumberVICINITY MAPPROJECTSITEExhibit AFlanagan PointeArdon InvestmentsLLCPreliminary PlatLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERLEGENDFORT STREET 180th STREET
0'50' 100'BASIN 1P33NEIGHBORHOOD PARK (33)PER THE CITY OF OMAHAPARKS MASTER PLANFlanagan Lake
-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2067-1041-21-2020FL/AAKAAKthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet NumberVICINITY MAPPROJECTSITEExhibit BFlanagan PointeArdon InvestmentsLLCPaving PlanLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERLEGENDFORT STREET 180th STREET
0'50' 100'BASIN 1P33NEIGHBORHOOD PARK (33)PER THE CITY OF OMAHAPARKS MASTER PLANFlanagan LakeSPEED TABLESPEED TABLESPEED TABLE
-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2067-1041-21-2020FL/AAKAAKthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet NumberVICINITY MAPPROJECTSITEExhibit BFlanagan PointeArdon InvestmentsLLCDevelopment PlanLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERFORT STREET 180th STREET
0' 50' 100'BASIN 1P33NEIGHBORHOOD PARK (33)PER THE CITY OF OMAHAPARKS MASTER PLANLEGEND7,410 S.F. OFFICE14,820 S.F.MULTI-FAMILY54,150 S.F.SELF-STORAGE14,300 S.F.MULTI-FAMILY19,470 S.F.MULTI-FAMILY14,625 S.F.MULTI-FAMILY13,325 S.F.MULTI-FAMILY14,625 S.F.MULTI-FAMILY
LEGEND-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2067-1041-21-2020FL/AAKAAKthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet NumberVICINITY MAPPROJECTSITEExhibit B-1Flanagan PointeArdon InvestmentsLLCLot 1 DevelopmentPlanLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDER 180th STREET
7,410 S.F. OFFICE14,820 S.F.MULTI-FAMILY14,300 S.F.MULTI-FAMILY19,470 S.F.MULTI-FAMILY14,625 S.F.MULTI-FAMILY13,325 S.F.MULTI-FAMILY14,625 S.F.MULTI-FAMILY
LEGEND-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2067-1041-21-2020FL/AAKAAKthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet NumberVICINITY MAPPROJECTSITEExhibit B-2Flanagan PointeArdon InvestmentsLLCLot 2 DevelopmentPlanLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERFORT STREET 180th STREET54,150 S.F.SELF-STORAGE
GREEN CORNERP33NEIGHBORHOOD PARK (33)PER THE CITY OF OMAHAPARKS MASTER PLAN-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2067-1041-21-2020FL/AAKAAKthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet NumberVICINITY MAPPROJECTSITEExhibit CFlanagan PointeArdon InvestmentsLLCLandscape PlanFORT STREET 180th STREET
0' 50' 100'LEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERLEGEND
4' - 0"10' - 0"www.autodesk.com/revitScaleProject numberDateDrawn byChecked byConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mailConsultantAddressAddressPhoneFaxe-mail1" = 1'-0"1/17/2020 2:35:17 PMA107UnnamedProject NumberProject NameOwnerIssue DateAuthorChecker1" = 1'-0"1Exterior Building ElevationNo.DescriptionDate-------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----Project NameProfessional SealRevision DatesNo. DescriptionMM-DD-YYClient NameFlanagan PointeArdon InvestmentsLLC
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City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
I. GENERAL INFORMATION:
Purpose: To subdivide and rezone 42.03 acres into 103 lots and 8 outlots and to
rezone to allow for development of a mix of residential and commercial uses
Existing Use(s): Vacant (agricultural) Existing Zoning: AG
Adjacent Land Use(s): Adjacent Zoning:
North: Agricultural North: AG
South: Single family residential South: R4
East: City Park (Flanagan Lake) East: AG
West: Agricultural West: AG
Future Land Use Designation(s): Low Density Residential, within a Convenience Mixed
Use Area
Applicable Regulations: If approved, development of the site will be subject to
the underlying DR and R4 zoning regulations, the
approved Mixed Use Development Plan, and all other
applicable regulations, including:
• 55-563(e), Mixed Use District, Uses subject to
certain restrictions.
• 55-765(e), Supplemental Use Regulations,
Commercial Uses, Convenience Storage.
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:
The site is comprised of 42.03 acres of undeveloped agricultural land. The
site slopes uphill from 180th Street towards the east, then downhill from the
approximate midpoint of the site toward Flanagan Lake.
Development
Proposal:
The applicant is proposing five lots of mixed commercial development at
the northeast corner of 180th and Fort Street. Lots 1-4 propose a mix of
uses, include a daycare, bank, and commercial/retail. Submitted plans
specify that Lot 5 will be developed as a Convenience storage use. The
Date: January 29, 2020
Case Number(s): C10-20-021, C12-20-022
Applicant: Ardon Investments, LLC
Request: Preliminary Plat approval of FLANAGAN POINTE, a subdivision outside
city limits, with rezoning from AG-Agricultural District to DR-
Developmental Reserve, R4-Single Family Residential District (high
density), and MU-Mixed Use District
Location: Northeast of 180th and Fort Streets
Case Number: C10-20-021, C12-20-022
FLANAGAN POINTE
Page 2
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balance of the site will comprise of 103 single family residential lots and 8
outlots used for open space and drainage.
Public
Improvements:
Traffic Impact Study: Submit a traffic study and provide for all
improvements identified in the final traffic study.
Streets: Provide a minimum 51.5 feet of right-of-way on 179th Street and
179th Avenue to allow for minimum street improvements required in the MU
District.
Provide for the improvements to 180th and Fort Streets in the final
subdivision agreement and enter into an interlocal agreement with Douglas
County for improvements of the 180th and Fort Street intersection.
Coordinate with the Douglas County Engineer’s office on the review,
approval, and permitting of all street, grading, sewer, storm sewer,
drainage, and utility designs related to the widening/improvement for 180th
and Fort Streets.
Acquire the property for the northern part of the Hartman Avenue ROW on
its approach to 180th Street. Either record a paper ROW dedication
concurrently with the plat, or include the full width of the ROW on the plat.
For the 177th Street approach to Fort Street, and for the Hartman Avenue
approach to 180th Street, provide a 16 foot inbound lane, a 4 foot paved
median, and two 12 foot outbound lanes.
Verify that Hartman Avenue and 179th Avenue have a minimum 200 foot
radius for the horizontal curves.
Pave 177th Street to the subdivision boundary, and provide a temporary
turnaround.
Provide traffic calming on all streets longer than 1,000 feet.
Coordinate with Public Works on an acceptable GO Paving Plan.
Coordinate with Planning and Public Works on the Complete Streets Design
Guide design checklists.
Outlots: Provide a 25 foot frontage to 177th Street for Outlot B, separate
from Outlot A and the private trail.
Provide a 25 foot frontage to 179th Avenue for Outlot D.
Easements:
Provide an access easement between Outlot G and either 179th Avenue or
179th Street.
Provide the standard noise attenuation easement language on the final plat.
Case Number: C10-20-021, C12-20-022
FLANAGAN POINTE
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Plat Document: Place the following notes on the plat:
• There shall be no direct access to Fort Street or 180th Street from
any lots or outlots;
• 179th Street at Fort Street shall be limited to a right-in/right-out only
intersection upon the future improvement of Fort Street.
Sanitary Sewer: Submit the 30 percent 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.
Sidewalks: Provide sidewalks along all street frontages as required by
Section 53-9(9), or the Urban Design standards of Mixed Use Districts.
Utilities: Water, gas, and electricity will be provided as required by Chapter 53,
Subdivisions, of the Omaha Municipal Code.
Grading and
Drainage:
The stormwater detention basin located in Outlot B has an outlet pipe that
empties onto city-owned property at Flanagan Lake. Coordinate with
Omaha Parks to ensure outflow does not result in erosion/sediment control
issues on Parks property.
The development must comply with all stormwater management ordinances
and policies, including no net increase in stormwater runoff and treatment
of the first half inch of stormwater for water quality.
Environmental: An acceptable tree canopy analysis has been submitted. Tree mitigation is
not required.
Parks and Open
Space:
Coordinate the design of Park 33 with adjacent SIDs and the Omaha Parks
Department planning staff. The park must meet the design criteria outlined
in the Suburban Parks Master Plan, 2016 Update. The park must be
designed by a professional landscape architect licensed in the state of
Nebraska.
Provide for the use, ownership, and maintenance of the outlots in the final
subdivision agreement.
A ten-foot-wide trail is required along the east side of 180th Street.
Construction of the trail will be deferred until the reconstruction/
improvements at the intersection of 180th and Fort Streets.
Trails and open space constructed within the development that are not a
part of the Suburban Parks Master Plan must be privately constructed and
maintained by the developer, HOA, or other approved entity. Provide for
the private maintenance of the trail connection from 177th Street to the
Flanagan Lake Trail in the final subdivision agreement.
Financing: General obligation debt is noted as $2,680,800. Assessable valuation is
estimated at $47,859,100. The debt ratio is 5.60 percent. An acceptable
debt ratio is 4.0 percent or less. Revise the source and use of funds to
provide a maximum 4.0 percent debt ratio.
Miscellaneous: Submitted plans identify the Mixed Use Development Plans as “Preliminary
Plat” and “Paving Plan”. Revise documents to correctly identify the Mixed
Use Site Plan Exhibits as separate from the Preliminary Plat.
Case Number: C10-20-021, C12-20-022
FLANAGAN POINTE
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Land Use and
Planning:
Future Land Use: The intersection of 180th and Fort Street is designated as
a 10-acre Convenience Mixed Use area, which allows for a total of 10 acres
of combined office/commercial development. As proposed, this request
includes 9.34 acres of office/commercial uses. Property at the other corners
of the intersection of 180th and Fort Street have been or are proposed to be
developed with single family residential and civic uses (Douglas County
School District). The total acreage of office and commercial uses within the
Mixed Use boundary is acceptable.
Additionally, the proposed R4 zoning and development for the remainder of
the site with single family residential uses is appropriate.
Mixed Use-Overall: All development within the proposed mixed use area
must comply with Article XXII, Urban Design. OMC Section 55-564(c1)
requires that 10 percent of the aggregate area of any MU district must be
allocated as an office use. The table on Exhibit B indicates no office use is
being provided although the plan does indicate a bank is proposed on Lot
1, which would be considered an office use. If the desire is to use that lot
for office, it should be listed as such on the plan and the information put into
the required tables.
The zoning compliance table lists the required open space as 11,105
square feet. The provided plaza space was calculated as totaling 10,625
square feet. Additional plaza or open space is required to meet the 10
percent requirement. A wall, landscaping, or another treatment must be
provided on the west side of the plaza to sufficiently close in that space.
The plaza must meet the requirements outlined in 55-564(e), including,
"decorative lighting and paving patterns (brick, stone or colored or patterned
concrete), landscaping and seating areas, a portion of which shall be
shaded through the use of tree cover or permanent structure(s) such as a
trellis or canopy. Planters and beds of perennial flowering plants shall be
incorporated into the landscaping for the public space." It also must include
a water feature or sculpture or other artwork. The applicant can either
submit a detailed plan with the MU agreement or the above details can be
satisfied at the time of building permit.
All streets abutting MU zoning (Hartman Avenue, 179th Street and 179th
Avenue) shall have a consistent right-of-way width of 51.5 feet. This
accounts for 25 feet of pavement, 14 feet to back of curb on the MU side,
and 12.5 feet to the back of curb on the residential side. The residential
side shall have 6.5 feet of landscaping, a 5 foot sidewalk and 1 foot of right-
of-way beyond that. The MU side shall have 8 feet of landscaping, a 5 foot
sidewalk and 1 foot of right-of-way beyond that. Overstory trees 40 foot on-
center (OC) will be required on the MU side per 55-924. Please update the
street section to this standard.
Mixed Use-Convenience storage: The majority of uses identified by the
applicant are considered permitted uses within a mixed use zoned district.
Case Number: C10-20-021, C12-20-022
FLANAGAN POINTE
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However in accordance with OMC Section 55-563(e), the Convenience
storage use identified on Lot 5 requires additional evaluation pursuant to
OMC Section 55-765(e). Based on a review of the materials that have been
submitted, compliance with Section 55-765(e) cannot be confirmed. The
following additional or revised information must be provided:
• Revise the operations plan and site plans to demonstrate
compliance with Article XV, “Supplemental Use Regulations”. In
particular, convenience storage must comply with Section 55-
765(e).
• A minimum 35 foot bufferyard is required between Convenience
storage and all rights-of-way. A minimum 20 feet is required to all
other property lines. Demonstrate minimum setbacks and
bufferyard requirements are being met.
• Access to storage units may not open into required yards. Revise
plans to ensure units comply with this requirement.
• Confirm all driveway widths are a minimum 24 feet wide.
• Provide sidewalks and pedestrian pathways in compliance with
Section 55-564(d) throughout the development.
• Confirm no outdoor storage is proposed as a part of this request.
• Provide accurate building and fence elevations for the Convenience
storage structures and fences. Fencing is required and the material
must be approved by the planning director. Chain link fencing is not
acceptable.
• Provide a landscaping plan, utilities plan, and lighting plan for the
proposed Convenience storage use.
• Provide a landscaping plat for Outlot G (the green corner) in
compliance with Section 55-564(f).
• Demonstrate compliance with all applicable sections of Article XXII,
Urban Design.
Also the operating statement for the Convenience storage use proposes a
total of 85,000 square feet of convenience storage within 13 buildings, while
the submitted Mixed Use Plan, Exhibit B identifies 76,000 square feet of
Convenience storage area. Please verify which size is correct.
Compliance with applicable mixed use development regulations may be
easier to achieve with a storage facility design utilizing a single structure
with interior-only access to the units, similar to a Warehousing and
distribution (limited) use.
III. ANALYSIS:
Based on submitted materials, a review of the proposed uses and design within the mixed use
area cannot be completed. Due to the size and scale of the Convenience storage use proposed
on Lot 5, a complete review is critical to determining whether the design criteria of a mixed use
development and the requirements of 55-563(e) and 55-765(e) can be met. While additional
materials for the review of this site have been submitted, they were not submitted in time for a
proper evaluation and for comments to be included as a part of this review.
Case Number: C10-20-021, C12-20-022
FLANAGAN POINTE
Page 6
RML
Compliance with Article XXII, Urban Design cannot be confirmed based on submitted materials.
The required 10 percent office component within the mixed use district must be provided.
The request must be laid over to allow for additional time to review supplemental/revised
materials and for the applicant to coordinate with City Planning on the layout and design of the
site.
IV. RECOMMENDATIONS:
Layover
V. ATTACHMENTS:
Preliminary Plat
Mixed Use Development Site Plan (Exhibits A-B)
Building elevation
PLANNING BOARD MINUTES
1. C10-20-021
C12-20-022
Ardon Investments, LLC
REQUEST: Preliminary Plat approval of FLANAGAN
POINTE, a subdivision outside city limits,
with rezoning from AG to DR, R4, and MU
(laid over from 02/05/20)
LOCATION: Northeast of 180th and Fort Streets
At the Planning Board meeting held April 1, 2020, Mr. Doug Kellner of Thompson Dreessen & Dorner
(10836 Old Mill Road), appeared before the Board on behalf of the applicant. Mr. Pate asked Mr. Kellner
to explain the thought process involved in choosing to put the storage facility on the corner where it would
be very visible. Mr. Pate stated he was concerned about the appeal to the single-family homeowners when
they are developed. Mr. Kellner stated that the developer did want visibility to passing traffic; he showed on
a diagram how the site would be laid out with the placement of the storage facility, the multi-family residential
development and the single-family residential project. In response to a question from the Board, Mr. Kellner
affirmed that he did represent the developer of both the storage and the single family residential. He
indicated that the single-family residence developer had been consulted and was ok with the location of the
storage.
Mr. Mark Stodola, the developer for the single-family residences, appeared before the Board at the request
of Mr. Pate. Mr. Stodola advised that because of the high traffic at 180th and Fort Streets, they had decided
to build the residences farther away from the corner. He stated that the homes are westward facing, and
back walkouts face the lake. Mr. Pate asked whether the buyers for the homes would be aware that the
storage facility would be built on the corner; Mr. Stodola stated that the homes will be under construction
at the same time the storage facility is being constructed. He added that he was unaware when construction
would begin on the apartment units as they were being built by another developer.
Mr. Rosenbaum asked about the landscaping which would be surrounding the storage units. Mr. Stodola
stated that there would be berms and trees as well as attention being paid to the detail of the building. He
advised that it would be similar to the facility at 180th and Harrison Streets. Mr. Pate encouraged Mr. Stodola
to do more than the minimum amount of required landscaping.
Mr. Eric Englund, Acting Assistant Director, advised that the site is a total of 42 acres, there are 94 total
lots, 2 lots would be zoned Mixed Use, the remaining single family lots would be zoned R2 and DR (for
outlots). The multi-family component would utilize 9.9 acres, and the storage facility would be 3.62 acres.
He advised that there would be a 7,500 square foot office requirement for the mixed use. Mr. Englund
stated that there were some small modifications which would be required to the mixed-use plan prior to final
approval. Some of those modifications are related to the public plaza space and zoning requirements, the
storage facility will also require some small modifications to the landscaping and fencing among other
things. Mr. Englund stated the department recommended approval subject to the conditions stated in the
recommendation report.
Mr. Morris motioned for approval of the rezoning from AG to DR, R4, and MU, subject to submittal of an
acceptable Mixed-Use Development Agreement prior to forwarding to City Council and approval of the
preliminary plat, subject to the following conditions:
1. Provide for all improvements identified in the final traffic study.
2. Provide for the improvements to 180th and Fort Streets in the final subdivision agreement and enter
into an interlocal agreement with Douglas County for improvements of the 180th and Fort Street
intersection.
3. Coordinate with the Douglas County Engineer’s office on the review, approval, and permitting of all
street, grading, sewer, storm sewer, drainage, and utility designs related to the
widening/improvement of 180th and Fort Streets.
4. Acquire the property for the northern part of the Hartman Avenue right-of-way on its approach to
180th Street. Either record a paper right-of-way dedication concurrently with the plat or include the
full width of the right-of-way on the plat.
5. For the Hartman Avenue approach to 180th Street, provide a 16-foot inbound lane, a 4-foot paved
median, and two 12-foot outbound lanes.
6. Pave 177th Street to the subdivision boundary and provide a temporary turnaround. Temporary
turnarounds must be provided at the terminus of all temporarily dead-ended streets.
7. Place all areas proposed for the public plaza space within an outlot.
8. Coordinate with Planning and Public Works on the Complete Streets Design Guide design
checklists.
9. Coordinate with Public Works on an acceptable GO Paving Plan.
10. Provide traffic calming on all streets longer than 1,000 feet.
11. Include the following notes on the plat:
a. There shall be no direct access to Fort Street or 180th Street from any lots or outlots.
b. 179th Street at Fort Street shall be limited to a right-in/right-out only intersection upon future
improvements of Fort Street.
12. Coordinate with Public Works on the arrangements for the interceptor sewer project, including
language in the Subdivision Agreement.
13. Submit the 30 percent 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.
14. Provide access easements between 179th Street and Outlots A and B.
15. Provide the standard noise attenuation easement language on the final plat.
16. Coordinate with Public Works and the NRD on acceptable stormwater management prior to the
proposed discharge onto the lake property.
17. Compliance with all stormwater management ordinances and policies.
18. Coordinate design for Park 33 with adjacent SID’s and the Omaha Parks Department park planning
staff. The park design must meet the requirements outlined in the Suburban Park Master Plan,
2016 Update. The park must be designed by a Professional Landscape Architect licensed in the
State of Nebraska.
19. Provide for the private maintenance of the trail connection from 177th Street to the Flanagan Lake
trail in the final subdivision agreement.
20. Provide sidewalks along all street frontages as required by Section 53-9(9), Sidewalks, of the
Omaha Municipal Code, or as required by the approved Mixed-Use Development Plan.
21. Provide for the use, ownership, and maintenance of the outlots in the final subdivision agreement.
Mr. Moore seconded the motion which carried 4-0.
April 1, 2020
Pln0532rf
SUBJECT AREA IS SHADED - APRIL 2020
AG-FF
AG-FF
AG-FF
R4
R4
R4
AG
R4
R5
R4
R4
R4
R4
R5 R4
R4
R4
R4
AG-FW
R4
R4
R4
R5
AG
AG
Ha rt ma nAve
Tibbles StN 174thAvenue CirBrowneCirN177thAve
N176thStCa md en Av e N177t
h
S
tN
178thSt
Brow n e S t
R e d m a n A v e
N 1 75thCirN182ndSt
N179th
Ave
N 180th AveFort StN181stAve
N 180th StN 181st StR4
DR
DR
MU DR
DR DR
±0 1,700
Feet
1CASE:C10-20-021,C12-20-022APPLICANT:Ardon Investments, LLCREQUEST:Preliminary Plat approval of FLANAGAN POINTE, a subdivision outside citylimits, with rezoning from AG to DR, R4, and MULOCATION:Northeast of 180th and Fort Streets