ORD 41874a - Planning Recs with MapsECE
City of Omaha Planning Department
Planning Board
Memo
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: Updated January 8, 2019
Subject: FOUNTAIN RIDGE WEST (formerly Office Development at Avenue One)
240 South 192nd Street
Case # C10-17-129, C12-17-130
The preliminary plat of Office Development at Avenue One, a subdivision outside the city limits,
with rezoning from AG-Agricultural District to MU-Mixed Use District, was approved with conditions
by the City Council on August 29, 2017. A revised preliminary plat was approved by the Planning
Board on May 7, 2018 (not forwarded to City Council for final action).
The applicant has submitted a new revised preliminary plat and final plat of phase 1 (Lot 1, Outlots
A-C) for review under the name of Fountain Ridge West.
The revised preliminary plat includes two lots, four outlots for open space/access/drainage
purposes and associated right-of-way within 18.59 acres. The outlots are proposed to be rezoned
to DR and the lots rezoned to MU. The two mixed use lots are proposed for approximately
158,400 square feet of office space with more than 950 parking stalls onsite. The plan provides for
a portion of HWS Cleveland Boulevard on the south, 195th Street on the west and a private
north/south connection (with public access) through the site to proposed Lots 9-11 of the Avenue
One development on the north.
Public Improvements:
Traffic and Circulation – The applicant will be required to provide a pro-rata contribution for all
improvements identified in the final approved traffic study, as approved by the Public Works
Department, Douglas County Engineer’s office, and the Nebraska Department of Transportation
(NDOT).
Remove the HWS Cleveland Boulevard access to Lot 1 on the mixed use plans.
Dedicate right-of-way along HWS Cleveland Boulevard and along 192nd Street to accommodate
the improvements identified in the final approved traffic study.
Pave all stub streets to the property line and provide a temporary turnaround.
Coordinate with Public Works on the design of HWS Cleveland Boulevard on its approach to
192nd Street (including the street section, and the spacing and traffic control of the accesses west
of 192nd Street).
FOUNTAIN RIDGE WEST (formerly Office Development at Avenue One)
Case Number: C10-17-129, C12-17-130
Page 2
ECE
The final plat will need to clearly show the existing right-of-way lines and portion of right-of-way that
is to be dedicated prior to recording of the final plat. These lines will need to match with the right-
of-way plans being prepared for the roadway improvement project.
The applicant will need to coordinate with the developer of the Avenue One project on the
following:
• An acceptable alignment and design for HWS Cleveland Boulevard. The ultimate use and
ownership of Outlot A will need to be addressed as part of this condition.
• Cost sharing arrangements for the 192nd Street and HWS Cleveland Boulevard
improvements.
Place a note on the plat indicating the following:
• Lot 1 shall have no direct access to 192nd Street or to HWS Cleveland Boulevard.
• Outlot A shall have no direct access to 192nd Street.
Any proposed street connections from the development to 192nd 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 access policy.
Sidewalks - Sidewalks will need to be provided along all streets as required by the Subdivision
Ordinance.
Sanitary Sewer - Sanitary sewers will be provided as req uired.
Storm Sewer - Storm sewer design computations and final plans must be submitted to the Douglas
County Engineer’s office for review that relate to the handling of roadway and site drainage along
the development boundary adjacent to 192nd Street.
Utilities: All utilities will be provided as required.
Grading and Drainage: Any grading, sewer or utility work carried out in conjunction with the
development, in 192nd Street right-of-way, will require permits from the Douglas County Engineer’s
office.
The proposed site grades along the eastern boundary of the plat, adjacent to 192nd Street, must
be coordinated with the future improvement of the roadway. The consultant will be required to
submit cross section information for review that shows the relationship of the proposed site grading
to the existing and future 192nd Street improvements. Certification of the grade coordination will
be required prior to the City of Omaha’s approval of the Final Plat.
Development of the subdivision will be required to comply 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.
Any drainageway must be encapsulated within an outlot which is adequately sized to encompass
the 3:1 +20’ section or the 100-year storm (whichever is greater).
Parks and Open Space: The use, ownership and maintenance of the outlots need to be provided
for in the final subdivision agreement.
HWS Cleveland Boulevard design will need to comply with the Suburban Park Master Plan.
Boulevard plans and cost estimates will need to be approved by the Parks and Recreation
Advisory Board prior to bidding.
FOUNTAIN RIDGE WEST (formerly Office Development at Avenue One)
Case Number: C10-17-129, C12-17-130
Page 3
ECE
Waiving the typical 35 foot no-build easement along north side of HWS Cleveland Boulevard from
192nd west to the roundabout is acceptable, provided the following conditions are met:
• The architectural treatment of the building façade facing the boulevard need to have the
same level of transparency (per mixed use development requirements) as the side of the
building with the primary entrance facing the parking.
• There will need to be architectural treatment variation to the building façade facing the
boulevard (no blank elevations of brick or other material).
• There will need to be one or more entrances to the building along the façade facing HWS
Cleveland Boulevard (an emergency egress door would not count). This entrance(s) would
also need to connect to the regular sidewalk running along the boulevard.
• Service areas/loading docks are not allowed in yards facing the boulevard (appropriately
screened service areas with architectural materials can be considered).
• Provide a 15 foot no-build easement measured from the boulevard right-of-way. The
buildings on both Lots 1 and 2 will need to shift closer to the right-of-way to meet this
setback.
• The green space between the back-of-curb and trail/sidewalk needs to be 8 feet on both
sides of the boulevard.
Environmental: A tree canopy analysis and mitigation plan has been provided. As there was a
large area of mature trees previously covering the site, the analysis indicates a total of 478 trees
will need to be planted for mitigation purposes. Outlot D is designated for 278 tree plantings, with
the applicant acknowledging the need to coordinate with city staff for the planting location of the
remaining 200 trees. The applicant will need to continue working with city staff on reaching an
acceptable final tree mitigation plan prior to forwarding the final plat to City Council.
A wetland analysis for the site has been provided. It has been determined that there are no
wetlands and other waters of the U.S. identified within the boundaries of the subject site.
Financing: The projected total taxable valuation is estimated at $37,620,000. Different debt ratio
calculations were provided based on varying 192nd Street improvements. The applicant will be
required to work with city staff to ensure the project is meeting an acceptable debt ratio.
Land Use and Planning: The intersection of 192nd Street and West Dodge Road is designated
as a Community (80 acre) Mixed Use Center, with a 20% variance approved in 2013 to allow a
total of 96 acres of office/commercial development at the intersection. Approval of the adjacent
Avenue One and Fountain West Office Park projects, along with this development combine to use
all of the available acres.
Mixed Use Comments:
• All new Mixed Use Development Agreements require use of the current and revised
development agreement template.
• Plaza and open space are separate requirements outlined in Sections 55-564(e) and (h) of
the Omaha Municipal Code and will need to be delineated separately on Exhibit B.
• Work with planning staff to prepare an acceptable open space plan. The required open
space should be park-like areas accessible to the general public in addition to required
landscaping and may include dedicated pedestrian pathways, plazas, streetscapes or other
pedestrian amenities that exceed minimum requirements (section 55-564(h)).
• There are no provisions in the code that allow for using excess open space on adjacent
developments as credit toward the 10% requirement in 55-564(h). Open space
requirements need to be satisfied within each Mixed Use district. If public access and
pedestrian amenities were added to Outlot D, it could count towards this requirement.
FOUNTAIN RIDGE WEST (formerly Office Development at Avenue One)
Case Number: C10-17-129, C12-17-130
Page 4
ECE
• Any outlot contributing towards open-space requirements, public infrastructure such as
sidewalks or trails, or other publically-accessible design features shall be provided a
separate and detailed design exhibit and a statement regarding the anticipated schedule for
construction.
• All private streets within an outlot must be built to city standards, including the sidewalk and
curbside landscaping width outlined in 55-924 of the Omaha Municipal Code. Revise the
width of Outlot B in order to comply with these requirements.
• Provide a sidewalk from 195th Street to the entrance of the building on Lot 2, as well as
connect the sidewalk along the southern drive aisle on Lot 1 to the Outlot B walk.
ANALYSIS: Conditionally, the proposed rezoning and subdivision is consistent with and carries
out the goals and objectives of the City of Omaha Master Plan.
RECOMMENDATION: Approval of the rezoning from AG to DR and MU, subject to submittal of an
acceptable Mixed Use Development Agreement prior to forwarding the request to City Council.
Approval of the Revised Preliminary Plat subject to the following conditions:
1. Provide a pro-rata contribution for all improvements identified in the final approved traffic
study (as approved by Public Works, Douglas County Engineer, and NDOT).
2. Remove the HWS Cleveland Boulevard access to Lot 1 on the mixed use plans.
3. Dedicate right-of-way along HWS Cleveland Boulevard and along 192nd Street to
accommodate the improvements identified in the final approved traffic study.
4. Pave all stub streets to the property line and provide a temporary turnaround.
5. Coordinate with Public Works on the design of HWS Cleveland Boulevard on its approach
to 192nd Street (including the street section, and the spacing and traffic control of the
accesses west of 192nd Street).
6. Show the existing right-of-way lines and portion of right-of-way that is to be dedicated on
the final plat.
7. Coordinate with the developer of the Avenue One project on the following:
a. An acceptable alignment and design for HWS Cleveland Boulevard (the ultimate
use and ownership of Outlot A will need to be addressed as part of this condition).
b. Cost sharing arrangements for the 192nd Street and HWS Cleveland Boulevard
improvements.
8. Place a note on the plat indicating the following:
a. Lot 1 shall have no direct access to 192nd Street or to HWS Cleveland Boulevard.
b. Outlot A shall have no direct access to 192nd Street.
9. Receive a permit from Douglas County for any street connections from the development to
192nd Street.
10. Coordinate with Douglas County to grade the subdivision to match the ultimate profile of
192nd Street.
11. All boulevard plans and cost estimates must be approved by the Park and Recreation
Advisory Board prior to bidding.
12. Waiving the typical 35 foot no-build easement along north side of HWS Cleveland
Boulevard from 192nd west to the roundabout is acceptable, subject to the following:
a. The architectural treatment of the building façade facing the boulevard need to have
the same level of transparency (per mixed use development requirements) as the
side of the building with the primary entrance facing the parking.
b. There will need to be architectural treatment variation to the building façade facing
the boulevard (no blank elevations of brick or other material).
c. There will need to be one or more entrances to the building along the façade facing
HWS Cleveland Boulevard (an emergency egress door would not count). This
FOUNTAIN RIDGE WEST (formerly Office Development at Avenue One)
Case Number: C10-17-129, C12-17-130
Page 5
ECE
entrance(s) would also need to connect to the regular sidewalk running along the
boulevard.
d. Service areas/loading docks are not allowed in yards facing the boulevard
(appropriately screened service areas with architectural materials can be
considered).
e. Provide a 15 foot no-build easement measured from the boulevard right-of-way.
The buildings on both Lots 1 and 2 will need to shift closer to the right-of-way to
meet this setback.
f. The green space between the back-of-curb and trail/sidewalk needs to be 8 feet on
both sides of the boulevard.
13. Work with city staff on finalization of an acceptable tree mitigation plan.
14. Provide sidewalks along all streets as required by the Subdivision Ordinance.
15. The use, ownership and maintenance of the outlots need to be provided for in the final
subdivision agreement.
16. Include provisions in the subdivision agreement for compliance with all applicable
stormwater management ordinances and policies.
17. Coordinate with city staff on an acceptable debt ratio.
Approval of the Final Plat, subject to the conditions of Revised Preliminary Plat approval relative to
phase 1 and submittal of an acceptable final subdivision agreement, prior to forwarding the request
to the City Council for final action.
ATTACHMENTS:
Revised Preliminary Plat
Final Plat
Mixed Use Plan
PLANNING BOARD MINUTES
18. C10-17-129
C12-17-130
Fountain II, LLC
REQUEST: Revised Preliminary Plat approval of
FOUNTAIN RIDGE WEST (formerly Office
Development at Avenue One), a subdivision
outside the city limits, with rezoning from AG
to DR and MU and Final Plat approval of
FOUNTAIN RIDGE WEST (Lot 1 and Outlots
A-C), a subdivision outside the city limits,
with rezoning from AG to DR and MU
LOCATION: 240 South 192nd Street
At the Planning Board meeting on January 9, 2019, Mr. Larry Jobeun, 11440 West Center Road, appeared
before the board to provide details about the proposed development. Mr. Jobeun advised that
representatives from R & R Realty in Des Moines, Iowa were also in attendance on behalf of the applicant.
He stated that the development will utilize 18 acres on the northwest side of the intersection of 192nd Street
& HWS Cleveland Drive. He stated that the concept shows 158,000 square feet of office space, which could
go up as high as 240,000, depending on the end-users. He stated that today the applicant is requesting to
replat Lot one and have the final plat approved for that same lot as well as three outlots and the rezoning.
Mr. Jobeun stated that the applicant agrees with all of the recommendations from the Planning Department
with the exception of #3. He stated that the Public Works department has requested that the applicant
remove the right in/right out on HWC Cleveland. The applicant would like to have further opportunities to
discuss the recommendation with Public Works in light of all of the traffic which will be coming in and out
and the additional public streets which will be built within this project.
In response to a question from Mr. Pate, Mr. Jobeun stated that the intention is to begin construction this
year, however, the improvements to the intersection are possibly going to be as far out as 2024. He stated
that the interchange does not have to be completed in order to get started on the construction in the
development.
Mr. Eric Englund, Manager of Current Planning, stated that there has been a lot of coordination between
the developer and the department, and it is anticipated that it will continue. Mr. Englund stated that the
department recommends approval of the rezoning, approval of the revised preliminary plat, and approval
of the final plat, all subject to the conditions outlined in the recommendation report.
Mr. Rosacker motioned for approval of the rezoning from AG to DR and MU, subject to submittal of an
acceptable Mixed Use Development Agreement prior to forwarding the request to City Council; approval of
the Revised Preliminary Plat subject to the following conditions:
1. Provide a pro-rata contribution for all improvements identified in the final approved traffic study (as
approved by Public Works, Douglas County Engineer, and NDOT).
2. Remove the HWS Cleveland Boulevard access to Lot 1 on the mixed use plans.
3. Dedicate right-of-way along HWS Cleveland Boulevard and along 192nd Street to accommodate the
improvements identified in the final approved traffic study.
4. Pave all stub streets to the property line and provide a temporary turnaround.
5. Coordinate with Public Works on the design of HWS Cleveland Boulevard on its approach to 192nd
Street (including the street section, and the spacing and traffic control of the accesses west of
192nd Street).
6. Show the existing right-of-way lines and portion of right-of-way that is to be dedicated on the final
plat.
7. Coordinate with the developer of the Avenue One project on the following:
a. An acceptable alignment and design for HWS Cleveland Boulevard (the ultimate use and
ownership of Outlot A will need to be addressed as part of this condition).
b. Cost sharing arrangements for the 192nd Street and HWS Cleveland Boulevard
improvements.
8. Place a note on the plat indicating the following:
a. Lot 1 shall have no direct access to 192nd Street or to HWS Cleveland Boulevard.
b. Outlot A shall have no direct access to 192nd Street.
9. Receive a permit from Douglas County for any street connections from the development to 192nd
Street.
10. Coordinate with Douglas County to grade the subdivision to match the ultimate profile of 192nd
Street.
11. All boulevard plans and cost estimates must be approved by the Park and Recreation Advisory
Board prior to bidding.
12. Waiving the typical 35 foot no-build easement along north side of HWS Cleveland Boulevard from
192nd west to the roundabout is acceptable, subject to the following:
a. The architectural treatment of the building façade facing the boulevard need to have the
same level of transparency (per mixed use development requirements) as the side of the
building with the primary entrance facing the parking.
b. There will need to be architectural treatment variation to the building façade facing the
boulevard (no blank elevations of brick or other material).
c. There will need to be one or more entrances to the building along the façade facing HWS
Cleveland Boulevard (an emergency egress door would not count). This entrance(s) would
also need to connect to the regular sidewalk running along the boulevard.
d. Service areas/loading docks are not allowed in yards facing the boulevard (appropriately
screened service areas with architectural materials can be considered).
e. Provide a 15 foot no-build easement measured from the boulevard right-of-way. The
buildings on both Lots 1 and 2 will need to shift closer to the right-of-way to meet this
setback.
f. The green space between the back-of-curb and trail/sidewalk needs to be 8 feet on both
sides of the boulevard.
13. Work with city staff on finalization of an acceptable tree mitigation plan.
14. Provide sidewalks along all streets as required by the Subdivision Ordinance.
15. The use, ownership and maintenance of the outlots need to be provided for in the final subdivision
agreement.
16. Include provisions in the subdivision agreement for compliance with all applicable stormwater
management ordinances and policies.
17. Coordinate with city staff on an acceptable debt ratio.
In addition, he also motioned for approval of the Final Plat, subject to the conditions of Revised Preliminary
Plat approval relative to phase 1 and submittal of an acceptable final subdivision agreement, prior to
forwarding the request to the City Council for final action.
Mr. Moore seconded the motion which carried 6-0.
January 9, 2019
Pln0674jp
SUBJECT AREA IS SHADED - JANUARY 2019
DR
R5
R5
R5
R4
DR
AG MU-ACI-4(PL)
AG
AG-ACI-4(PL)
AG N 192nd StWest Do dg e Rd
Fa rn a m StSHWSClevelan d BlvdS 192nd StMU
DR
FINAL PLAT(Lot 1 andOutlot A-B)FINAL PLAT(Outlot C)
±0 1,300
Feet
18CASE:C10-17-129,C12-17-130APPLICANT:Fountain II, LLCREQUEST:Revised Preliminary Plat approval of FOUNTAIN RIDGE WEST (formerly OfficeDevelopment at Avenue One), a subdivision outside the city limits, with rezoning from AG to DR andMU and Final Plat approval of FOUNTAIN RIDGE WEST (Lot 1 and Outlots A-C), a subdivisionoutside the city limits, with rezoning from AG to DR and MULOCATION:240 South 192nd Street