ORD 41800a - Planning Recs with MapsMRC
City of Omaha Planning Department
Planning Board
Memo
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: October 31, 2018
Subject: WATERFORD CROSSING REPLAT 27, along with approval of a Major Amendment
to the Mixed Use District Development Agreement for Waterford Crossing
Northeast of 156th and Ida Streets
Case #C10-09-044, C12-18-130
The request for Preliminary Plat approval of W aterford Crossing Replat 27, along with approval
of a Major Amendment to the Mixed Use District Development Agreement for Waterford
Crossing was laid over at the July 11, 2018 Planning Board meeting to allow the applicant time
to consider alternative designs for the overall project and to address concerns of the
Department.
The applicant has subsequently submitted revised plat and mixed use district development
plans. The revised plat proposes four lots for mixed use development (8.06 acres), one of
which will be for a Convenience storage use and two outlots for open space/drainage purposes
(0.643 acres).
The following comments were provided based on the revised submittal:
Public Improvements:
• Proposed site grades along the western and southern boundaries of the platting,
adjacent to 156th Street and Ida Street, must be coordinated with the future
improvement of those roadways. The applicant 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 156th Street and Ida Street improvements.
Certification of the grade coordination will be required prior to the City of Omaha’s
approval of the final plat.
• The proposed street connection from the development to Ida 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. The cost of the roadway improvements for the street connection, if required, will
be the responsibility of the developer. The sight distance criteria to be used in the
evaluation, of the street connection, will be AASHTO Stopping Sight Distance for 50
MPH design (425’).
• 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 156th Street and Ida Street.
WATERFORD CROSSING REPLAT 27
Case Number: C10-99-044, C12-18-130
Page 2
MRC
• The following notes must be added to the plat: No direct access is permitted to 156th
Street from Lots 1-2 and Outlots B, no direct access is permitted to Ida Street from Lots
2-4 and Outlot A and that 154th Avenue shall be restricted to a right-in/right-out access at
its intersection with Ida Street upon future improvements to Ida Street.
• Provide an access easement between Outlot B and 154th Avenue.
• The applicant must provide wording in the subdivision agreement that the maintenance
of the sidewalk on the east side of 154th Avenue adjacent to Waterford Crossing Replat’s
10, 18 and 22-25, inclusive shall be the responsibility of the Association.
Utilities: Water, gas, and electricity will be provided as required by Chapter 53-Subdivisions, of
the Omaha Municipal Code.
Grading and Drainage:
• Any grading, sewer or utility work carried out in conjunction with this development, in
156th Street and Ida Street right-of-ways, will require a permit(s) from the Douglas
County Engineer’s office.
• The development must 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.
Parks and Open Space: The applicant must provide for the use, ownership, and maintenance
of the outlot in the final subdivision agreement.
Environmental: 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. A letter of approval of a Noxious Weed Plan from Douglas County is required.
Financing: The taxable valuation of the development is estimated at $7,384,184. The
projected total general obligation debt is estimated at $223,000. The projected debt ratio is
estimated at 3.02 percent. An acceptable debt ratio is 4.0 percent or less.
Land Use and Planning:
• Incorporate into the table for the Mixed Use District Development Agreement, Exhibit B;
the approved building permit and development of Lots 27 and 28, Waterford Crossing.
The required open space must take these lots into consideration.
• Exhibit B must provide calculations for required office.
ANALYSIS:
Conditionally, the proposed subdivision is consistent with Chapter 53, Subdivisions of the
Omaha Municipal Code and carries out the goals and objectives of the City of Omaha Master
Plan.
The proposed major amendment, incorporating the required updates, is acceptable.
RECOMMENDATIONS:
Approval of the Major Amendment, subject to submittal of an acceptable Mixed Use District
Development Agreement, prior to forwarding the request to City Council.
Approval of the Preliminary Plat, subject to the following being addressed with or prior to
submittal of a Final Plat:
WATERFORD CROSSING REPLAT 27
Case Number: C10-99-044, C12-18-130
Page 3
MRC
1. Provide an access easement between Outlot B and 154th Avenue.
2. Provide for the use, ownership, and maintenance of the outlot in the final subdivision
agreement.
3. Provide the following notes on the Final Plat:
a. The proposed street connection (154th Avenue) to Ida Street from the site, will be
restricted to right-in/right-out vehicular turning movements upon future improvements to
Ida Street.
b. No direct access is permitted to 156th Street from Lots 1-2 and Outlots B and no
direct access is permitted to Ida Street from Lots 2-4 and Outlot A.
4. Include in the subdivision agreement that the maintenance of the sidewalk on the east
side of 154th Avenue adjacent to Waterford Crossing Replats 10, 18, and 22 through
25 inclusive, shall be the responsibility of the Association.
5. 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.
6. Obtain any required permits from the Douglas County Engineer’s office.
7. Storm sewer design computations and final plans must be submitted to the Douglas
County Engineer’s office for review.
8. Submit cross-section information of the proposed site grades along the western and
southern boundaries of the plat to the Douglas County Engineer’s office for review.
9. Submit a letter of approval of a Noxious Weed Plan from Douglas County.
10. An acceptable debt ratio of 4.0 percent or less.
ATTACHMENTS:
Preliminary Plat
Mixed use plans
Recommendation report dated July 11, 2018
MRC
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 three lots (9.795 acres) into five lots for mixed use development
including a Convenience storage facility and one outlot for open space
purposes.
Existing Use(s): Vacant land Existing Zoning: MU
Adjacent Land Use(s): Adjacent Zoning
North: Open Space/Drainageway and
Single family residential
North: DR and R5
South: Multiple family residential South: DR and R6-PUD
East: Single family residential (attached) East: R5
West: Open Space/Drainageway and
Commercial (Kennel)
West: DR
Future
Land Use
Designation(s):
Convenience mixed use area – 10 acres
Zoning History: C10-99-044, C12-99-045: Final plat of Waterford Crossing (Lots 27-31)
with rezoning from AG to DR and MU, approved by City Council on
November 15, 2005.
Applicable
Regulations:
Any development of the site will be subject to compliance with the MU-
Mixed Use District and Urban Design Article XXII development
regulations, as well as the approved mixed use district development
agreement, and all other applicable regulations.
II. SPECIAL INFORMATION:
Site
Characteristics:
The subject site is a 9.8 acre area located at the northeast corner of 156th
and Ida Streets. Currently the property consists of vacant land platted into
three lots. The land generally slopes down from the south to the
north/northwest towards an existing drainageway beyond the west
boundary of the replat area.
Development
Proposal:
The applicant is proposing to subdivide the three existing lots into five lots
and one outlot. One of the new lots (Lot 2) is proposed for development
Date: June 27, 2018
Case Number: C10-99-044
C12-18-130
Applicant: Dragon Storage LLC
Request: Preliminary Plat approval of WATERFORD CROSSING REPLAT 27, a
subdivision outside the city limits, along with approval of a Major
Amendment to the Mixed Use District Development Agreement for
Waterford Crossing.
Location: Northeast of 156th and Ida Streets
WATERFORD CROSSING REPLAT 27
Case Number: C10-99-044, C12-18-130
Page 2
MRC
as a Convenience storage facility (Lot 1 appears to be the office of the
facility) with the remaining lots proposed for office and commercial
development. The outlot will be located at the northeast corner of the
intersection of 156th and Ida Streets for open space purposes as a green
corner. As part of the platting a new street (154th Avenue) is proposed to
connect Ida Street to Iowa Street along the east side of the plat area.
The property is currently zoned MU-Mixed Use District, and no rezoning of
the property is proposed with this project.
Public
Improvements:
Traffic and Circulation: The applicant must address the following:
• Proposed site grades along the western and southern boundaries
of the platting, adjacent to 156th Street and Ida Street, must be
coordinated with the future improvement of those roadways. The
applicant 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 156th Street and Ida Street
improvements. Certification of the grade coordination will be
required prior to the City of Omaha’s approval of the final plat.
• The proposed street connection from the development to Ida
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. The cost of the roadway improvements for the
street connection, if required, will be the responsibility of the
developer. The sight distance criteria to be used in the evaluation,
of the street connection, will be AASHTO Stopping Sight Distance
for 50 MPH design (425’).
• The following notes must be added to the plat:
o The proposed street connection (154th Avenue) to Ida Street
from the site, will be restricted to right-in/right-out vehicular
turning movements upon future improvements to Ida Street.
o Direct access to 156th Street and Ida Street, from the adjacent
platted lots, will not be permitted.
• Provide an access easement between Outlot A and 154th Avenue.
The proposed public street (154th Avenue) from Ida Street to Iowa Street
along the east side of the site is also the west side of the existing
residential lots that were platted and developed in an earlier residential
phase of Waterford Crossing. The new street will cause these existing
home lots to be double-fronted with a public street on both the east and
west sides of the lots.
Sidewalks: The applicant must include in the subdivision agreement that
the maintenance of the sidewalk on the east side of 154th Avenue
adjacent to Waterford Crossing Replats 10, 18, and 22 through 25
inclusive, shall be the responsibility of the Association.
Sanitary Sewer: Sanitary sewer will be provided as required by city code.
WATERFORD CROSSING REPLAT 27
Case Number: C10-99-044, C12-18-130
Page 3
MRC
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 156th Street and Ida Street.
Utilities: Water, gas, and electricity will be provided as required by Chapter 53-
Subdivisions, of the Omaha Municipal Code.
Grading and
Drainage:
Any grading, sewer or utility work carried out in conjunction with this
development, in 156th Street and Ida Street right-of-ways, will require a
permit(s) from the Douglas County Engineer’s office.
The development must 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.
Environmental: The applicant submitted a Water’s of the U.S. Desktop Delineation and
Assessment Summary determining that no areas of concern are located
on this site, concluding that a field investigation is not required. The
desktop delineation did distinguish a silt basin on the site, which has been
verified as a County Erosion Control Feature and that evidence indicates
that there are no jurisdictional Waters of the U.S.
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. A letter of approval of a Noxious
Weed Plan from Douglas County is required.
The applicant indicates that no tree canopy is to be removed.
Financing: The taxable valuation of the development is estimated at $7,811,968. The
projected total general obligation debt is estimated at $224,600. The
projected debt ratio is estimated at 2.88 percent. An acceptable debt ratio
is 4.0 percent or less.
Parks and
Open Space:
The applicant must provide for the use, ownership, and maintenance of
the outlot in the final subdivision agreement.
Land Use and
Planning:
Mixed use comments: The pre-application letter provided to the applicant
stated that any area east of the north/south street (154th Avenue) must be
used for landscaping or drainage purposes. The proposed development
plan shows a building, parking area and plaza east of the 154th Avenue on
Lot 1. The applicant has indicated that due to the grades of the
development using this area for drainage is infeasible. If the area is
infeasible for drainage purposes it should remain as a landscaped area.
The office building for the convenience storage facility must be relocated
and incorporated into the convenience storage facility site.
Section 55-765 provides regulations for the Convenience storage use
when a use permit is required (similar to Section 55-563(e)), including 35
feet of landscaping along all right-of-ways and 20 feet along all other
property lines. In accordance with those requirements 35 feet of
WATERFORD CROSSING REPLAT 27
Case Number: C10-99-044, C12-18-130
Page 4
MRC
landscaping is required along 154th Avenue, 15 feet of landscaping is
acceptable along the west property line due to the existing drainage way,
and 20 feet of landscaping must be provided along the south edge of Lot
2. The storage portion of the development must be screened from the
adjacent plaza. Trees shall be planted at 1 per 500 square feet of
required bufferyard.
The rear elevations of the buildings that are visible from outside the site
must conform to the building material requirements in Section 55-935.
Due to the increased building design standards and if the required trees
are spaced evenly along the boundaries, the 6 foot screening typically
required by Section 55-717 will not be necessary.
Lots 27 and 28 are part of this Mixed Use District Development Agreement
and must be accounted for in the tables shown. Previously an
amendment to the agreement and a building permit have been approved
for this site so the new Exhibit B must reflect the amended/built conditions.
Per 55-564(h), Open space must be a park like feature including plazas,
parks, pedestrian pathways, lakes, etc. The calculations on the existing
Exhibit B simply refer to areas of the development that are not paved.
Coordinate with the Planning staff on fulfilling the Open space
requirement.
The Plaza requirements in Section 55-564(e) do not require a specific size
of plaza. They do require that buildings are grouped in a way to create the
plaza and amenities such as landscaping and site furnishings are
provided. A water feature or sculpture must be provided as part of this
requirement. If the area delineated as the plaza is to count, please
indicate these features on the plan and provide screening from the
adjacent Convenience storage use.
III. ANALYSIS:
Conditionally, the proposed subdivision is consistent with Chapter 53, Subdivisions of the
Omaha Municipal Code and carries out the goals and objectives of the City of Omaha Master
Plan.
The major amendment as proposed is not acceptable. The required revisions, as discussed
in the report, will require the applicant to continue to work with Planning staff on an
acceptable mixed use district development plan.
IV. RECOMMENDATIONS:
Approval of the Major Amendment to the Mixed Use District Development Agreement for
Waterford Crossing , subject to submittal of five acceptable and signed final Mixed Use District
Development Agreements, prior to forwarding to the City Council.
WATERFORD CROSSING REPLAT 27
Case Number: C10-99-044, C12-18-130
Page 5
MRC
Approval of the Preliminary Plat, subject to the following being addressed with or prior to
submittal of a Final Plat:
1. Provide an access easement between Outlot A and 154th Avenue.
2. Provide for the use, ownership, and maintenance of the outlot in the final subdivision
agreement.
3. Provide the following notes on the Final Plat:
a. The proposed street connection (154th Avenue) to Ida Street from the site, will be
restricted to right-in/right-out vehicular turning movements upon future
improvements to Ida Street.
b. Direct access to 156th Street and Ida Street, from the adjacent platted lots, will not
be permitted.
4. Include in the subdivision agreement that the maintenance of the sidewalk on the east
side of 154th Avenue adjacent to Waterford Crossing Replats 10, 18, and 22 through
25 inclusive, shall be the responsibility of the Association.
5. 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.
6. Obtain any required permits from the Douglas County Engineer’s office.
7. Storm sewer design computations and final plans must be submitted to the Douglas
County Engineer’s office for review.
9. Submit cross-section information of the proposed site grades along the western and
southern boundaries of the plat to the Douglas County Engineer’s office for review.
10. Submit a letter of approval of a Noxious Weed Plan from Douglas County.
11. An acceptable debt ratio of 4.0 percent or less.
V. ATTACHMENTS:
Preliminary Plat
Mixed Use Amendment Plan
LOT 4
PLAZA SPACE DELINEATION AREA
(DECORATIVE LIGHTING, PAVING PATTERNS, SEATING,
PLANTERS, WATER FEATURE AND/OR SCULPTURE/ARTWORK)
LEGEND
PROPERTY LINE
LANDSCAPE AREA / OPEN SPACE
DELINEATION
IMPERVIOUS SURFACE
DETENTION BASIN AREAS
PEDESTRIAN WALKWAY
NOTES
VICINITY MAP
OPEN SPACE / PLAZA CALCULATION 14710 West Dodge Road, Suite 100402.496.2498 | POmaha, Nebraska 68154-2027402.496.2730 | Fwww.LRA-Inc.comLAMP RYNEARSON& ASSOCIATESPROJECT
LOCATION
LOT 1IOWA STREETOUTLOT A
N.154TH AVENUE
IDA STREET156TH STREET
LOT 2
STORAGE UNIT BUILDINGS
STORAGE UNIT BUILDINGS
STORAGE UNIT BUILDINGS
STORAGE UNIT BUILDINGS
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BUILDING B
OFFICE
3,375 SF
BUILDING C
RETAIL/OFFICE
6,500 SF
IDA STREET
IO
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T156TH STREETDETENTION BASIN
CC ZONING REGULATORS
FRONT YARD:25 FEET
STREET SIDE YARD:15 FEET
INTERIOR SIDE YARD:NO REQUIREMENT
REAR YARD:15 FEET
LOT AREA:5,000 SF MINIMUM
LOT WIDTH:50 FEET
BUILDING COVERAGE:60% MAXIMUM
IMPERVIOUS COVERAGE:85% MAXIMUM
LOT 27
LOT 28
BUILDING A
OFFICE
625 SF
BUILDING D
RETAIL/OFFICE
11,250 SFSTORAGE UNIT BUILDINGS1.ALL MIXED USE LOTS SHALL CONFORM TO THE CITY OF OMAHA MUNICIPAL CODE ARTICLE XXII. - URBAN DESIGN AND
ARTICLE X. - SPECIAL DISTRICTS, SECTION 55-561. - MU MIXED USE DISTRICT.
2.STREET TREES SHALL BE PLANTED ALONG PUBLIC RIGHT AWAY AT A MAXIMUM OF 40' ON CENTER. STREET TREES
ALONG N.154TH AVENUE SHALL BE PLANTED BETWEEN 35'-40' ON CENTER AND CONFORM TO THE OMAHA BOULEVARD
DESIGN GUIDELINES.
3.MINIMUM GREEN SPACE WITHIN PARKING LOTS SHALL BE 7 PERCENT OF THE TOTAL PARKING LOT AREA.
4.EXHIBITS ARE SCHEMATIC IN NATURE. DETAILED DESIGN MAY VARY AND SHALL CONFORM TO THE ABOVE MENTIONED
CODES IN ADDITION TO THE DEVELOPMENT AGREEMENT.
5.ALL SIDEWALKS SHALL CONFORM TO THE OMAHA URBAN DESIGN CODE, ARTICLE XXII, SECTION 55-924.
6.BUILDING DESIGN WILL CONFORM TO THE OMAHA URBAN DESIGN CODE, ARTICLE XXII URBAN DESIGN, SECTION 55-935.
7.FINAL DESIGN WILL BE COORDINATED WITH OMAHA POSTMASTER. MAIL DELIVERY SHALL CONFORM TO THE
ESTABLISHED CENTRALIZED DELIVERY POLICY.
8.BUFFER YARDS FOR ALL LOTS WITH THE EXCEPTION OF LOT 1, SHALL BE PER THE MIXED USE AGREEMENT AND
OMAHA MUNICIPAL CODE ARTICLE XIII - BUFFER YARDS, SEC. 55-716. MINIMUM BUFFER YARD DISTANCES FOR LOT 1
SHALL BE 35' ALONG IOWA STREET, 25' ALONG N. 154TH AVENUE, 15' ALONG THE WEST PROPERTY LINE, , AND 20'
ALONG THE SOUTH PROPERTY LINE PER THE ATTACHED EXHIBIT B.
9.LOTS 27 AND 28 HAVE BEEN DEVELOPED, CONSISTING OF AN EXISTING CONVENIENCE STORE USE OCCUPYING AREA
ON BOTH LOTS.
1.OPEN SPACE PERCENTAGE (OPEN SPACE ACREAGE / TOTAL MIXED USE ACREAGE):
1.20 AC / 10.80 AC = 11% (10% REQUIRED) - TOTAL AREA INCLUDES PONDS AND PARK-LIKE FEATURES
WITHIN THE OUTLOTS, PLAZAS, AND PEDESTRIAN PATHWAYS WITHIN LOTS 1, 2, 3, 4, 27, AND 28.
LOT 3
OUTLOT B
OFFICE CALCULATION
1.PER OMAHA MUNICIPAL CODE SECTION 55-564.C.1, 10% OF THE AGGREGATE AREA MUST BE FOR
OFFICE USE. TOTAL AREA = 10.80 AC - OUTLOTS A & B (0.64 AC) = 10.16 ACRES.
LOT 4 (OFFICE USE) = 1.02 AC / 10.16 = 10%
PLANNING BOARD MINUTES
8. C10-99-044
C12-18-130
Dragon Storage, LLC
REQUEST: Preliminary Plat approval of WATERFORD
CROSSING REPLAT 27, a subdivision
outside the city limits, along with approval of
a Major Amendment to the Mixed Use District
Development Agreement for Waterford
Crossing (laid over from 7/11/18)
LOCATION: Northeast of 156th and Ida Streets
At the Planning Board meeting held on November 7, 2018, Mr. Brent Beller, 11440 West Center Road,
appeared on behalf of the applicant. Mr. Beller stated that the developer had worked on the site design and
continued to reach out to the neighbors since the case was laid over in July, 2018. He stated that they had
a meeting with the neighbors on October 10, 2018 which approximately seven to ten residents attended,
and another meeting was held on October 23, 2018 which only one resident attended. In addition, members
of the development group had individually met with some neighbors about the development where the
neighbors stated they were pleased to see some of the changes which were made to the original plans.
Mr. Beller presented a diagram showing the layout of the proposed development including the
neighborhood. He stated that one of the important factors in the development is the grade which sits 30’ to
40’ lower than the townhomes and duplexes to the east. Mr. Beller stated that they are proposing to amend
the Mixed Use Development Agreement, however he noted that the type of development which was laid
out in the original 2005 plan was heavy on retail and office which would produce a much higher amount of
traffic into and out of the neighborhood. He also pointed out the access point from Ida Street on 154th
Avenue which runs along the eastern side of the proposed development and, he explained, was City
required, planned and controlled and would provide a right in/right out access once Ida Street was
improved. The Iowa Street round-a-bout which will tie into this location per City standards. The street along
the eastern edge was always planned according to the original agreement, this will enable garbage trucks,
delivery trucks, and all other traffic. Mr. Beller asked the Board to consider that if there was retail/office use
at that location, there would be dumpsters along that street behind the businesses, possibly several of them
which would cause a lot of noise being emptied which usually takes place in the morning, the same with
delivery trucks to retail locations, so this use will not be having delivery trucks bringing in merchandise and
will produce much less waste to be removed. Mr Beller stated that the property has been sitting vacant
since 2005 and that no developer has expressed an interest in the past 13 years to develop retail in that
location.
Mr. Beller stated presented some of the changes they had made to their development plan since the July,
2018 meeting. He stated that in order to alleviate the concerns of some of the neighbors was the relocation
of the office building on the site in order to provide a landscape buffer between the development site and
the residential neighborhood. In addition, the new plan allows for a change in the setback along the new
154th Avenue. The developer has also eliminated two buildings which were on their original development
plan partially because of the required 10’ setback between storage and commercial. Mr. Beller provided a
diagram showing the new plans. There is an outlot which is now, and will continue to be an area for
community use. In addition, he stated that the development will be within the SID which means that the
residents in the SID will benefit with the addition of the tax base created by the development. He also stated
that the public improvements such as sanitary sewer and utilities which will tie into the commercial
development on the south side of this location will be provided by this developer, meaning the commercial
sites to the south will be pad ready for new business to build on. Mr. Beller did stress that this Dragon
Storage will not include building on those sites to the south. He stated that some of the neighbors were
concerned about the location 154th Avenue, however, he stated that the location of that Avenue was not
under the control of Dragon Storage and they were not able to make any changes to the location or length
of it. At the neighborhood meetings, several neighbors expressed their concern about the location of the
street in relationship to their homes, since the location of the street could not be changed, Dragon Storage
discussed with the City and received permission to change the setback between the storage units and the
right of way from 35’ to 25’ which will effectively move 154th Avenue farther away from those residential
lots. Mr. Beller stated that most of the neighbors stated their largest concern was the site line from their
homes towards the storage units. He stated that there will be significant landscaping work along the east
side of the self storage development which will include a large number of trees serving to mostly, if not
completely, block the view from those homes onto the development site. He stated that with the change in
elevation between the residences and the storage units, and given that the majority of the buildings will be
single story, storage units on the majority of the lots with the exception of a single two-story building, the
view from the residences to the east of the project will be mostly of the tops of the trees.
In response to questions from the Board, Mr. Beller stated that the SID had been in existence since 2004
and this site had been vacant since that time. Mr. Beller stated that the development proposed would
increase the tax base of the SID and could conceivablely lead to a decreases in property taxes for the
residents of the SID. In addition, the public improvements will be installed by the developer which will create
pads ready for retail/office development on the south end of the site, which will also increase the valuation.
Mr. Beller stated that the land to the south will be owned by Dragon Storage, however, they do not intend
to develop the property other than installing the public improvements which will make the two sites much
more marketable for future sale. He stated that the site is 9 to 10 acres in size. He advised that west of the
proposed site is a Casey’s store which is currently in operation and a proposed fast food restaurant. Based
on total costs, which are approximately $7.7 million, Mr. Beller stated that the probable valuation of the
development will be around $7.3 million. Mr. Pate stated that if there was another use in that location, such
as office or retail, it is possible that the valuation would be higher.
Mr. Beller stated that the new plans do not add any more storage buildings than were indicated on the
original plans. He stated that they have pushed everything south, which allowed them to reconfigure the
layout by moving some buildings, providing a larger turn radius in some areas and moving the office building
onto the site. He stated that the buildings on the south end of the storage unit site were not there in the
original site plans, however, there are no additional units.
Mr. Mike Welniack, 15803 Pacific Street, appeared before the Board on behalf of Dragon Storage. Mr.
Welniack stated that on the original plans, the two buildings had been two-story buildings; one with
office/retail on the top and temperature controlled storage below, the other with temperature controlled
storage on both levels. With the re-design, the 2 temperature controlled buildings will be shifted around on
the site, all of the other buildings will be regular storage buildings. In response to a question from Mr. Pate,
Mr. Welniak reiterated that the site had been vacant for 13 years, during which time anyone could have
come in to develop retail or other office/commercial, but they did not. Mr. Pate disagreed, and felt that there
could be a better use for the neighborhood as the area expands and could provide a higher tax valuation.
Mr. Welniack stated that they had spoken with the neighbors and discussed that this location could be
developed as a Walmart, which they were not in favor of either. Mr. Magid stated that he belived this use
could fit into the neighborhood, and that the storage units would not increase the traffic in the neighborhood
nearly as much as many other types of development would, which would create a hazard for children
walking on the sidewalks or other cars in the neighborhood, in addition to the increased noise. He also
stated that there are a lot of retail sites sitting empty throughout Omaha, which is also not good for the
neighborhood.
Mr. Jeremy Haliburton, 15206 Vane Street, appeared before the Board in opposition. Mr. Haliburton stated
that he would prefer the indoor storage units, like Dino’s Storage, which is an enclosed facility and looks
much nicer. He stated that the proposed type of storage units looks more industrial and is not appropriate
for the neighborhood. He was also concerned about the size of the development being seven to ten acres.
Mr. Haliburton also believed that there is a lot of new development in the area, including filling out the SID
which has only a few vacant lots now. He stated that he believed that the traffic has increased substantially
from the Casey’s store and will increase more with the new apartment’s being built to the south of Ida Street
and the high school proposed to the north, which will generate interest from other developers who may
want to create the retail shops the neighborhood would like to see. He stated that he does not feel the
developer reached out far enough to notify the neighborhood about the meetings, they only notified the
neighbors which were closest to the site. Mr. Haliburton stated that the SID was doing fine financially without
this development, so the possible increased tax base is not needed. In addition, he had planned a trail
system for the SID which would tie in nicely with a retail/commercial development rather than storage units.
He stated that he put a poll on NextDoor to see what the neighbors outside of the Waterford development
thought of the idea and received approximately 100 responses within 24 hours, 96% of which were against
the idea. In response to Mr. Pate, Mr. Haliburton stated that the proposed high school will be on the west
side of 156th Street, north of Casey’s and it is to be completed for either the 2020-2021 or 2021-2022 school
year. Mr. Magid stated that Dino’s storage buildings were all 4 stories, and about 120,000 to 130,000 square
feet and he did not understand how the neighborhood would feel this would be better to look at than flat
storage buildings which would be largely hidden from their view by the trees. Mr. Haliburton stated that it is
his personal opinion that the Dino’s buildings are more attractive than the garage type buildings being
proposed and will not look like an outdoor junkyard like he believes the garage units.
Mr. Randy Kuschak of Lamp Rynearson, 14710 West Dodge Road, appeared before the Board in rebuttal
to Mr. Haliburton’s testimony. Mr. Kuschek stated that the storage units will be built on 5.4 acres and there
will be 2.64 acres for the proposed office/retail use. He also stated that Dragon Storage is not proposing
outdoor storage. Outdoor storage would not be allowed on site and all of the storage would be required to
be inside the buildings at all times. Mr. Kuschek stated that all of the garage doors would face to the inside
of the development and there would be buffer yard on all four sides of the site as well as the additional
buffer with the trees along 154th Avenue. He stated that the grade of the site will also diminish the possiblilty
of the residents to the east looking out onto a bank of storage garages.
Mr. Brent Beller, 11440 West Center Road, appeared before the Board to clarify some points on behalf of
the developer. Mr. Beller stated that Dragon storage does not do the Dino’s style buildings, however, all of
their buildings are subject to the Mixed Use Development’s design guidelines, which means that all of their
buildiings will always comply with with those and they are not requesting any modifications to those
guidelines. Mr. Magid inquired about what will be facing the residential neighbors to the east, Mr. Beller
stated that they will be looking at the right-of-way, fence or trees for quite a distance, and if they look through
all of that they may see a garage door. In response to a question from Mr. Pate, Mr. Beller stated that the
trees will be a mixture of types which will include evergreen trees.
Mr. Eric Englund, Manager of Current Planning, stated that the department had recommended approval in
July with some conditions, however, it was laid over to this meeting. Mr. Englund stated that since the case
was laid over, the applicant had addressed many of the concerns and made several of the requested
changes to the site plan. He stated that the department recommended approval of the major amendment
subject to submittal of an acceptable Mixed Use District Development Agreement, prior to forwarding the
request to City Council and approval of the Preliminary Plat, subject to the 10 conditions in the
recommendation report being addressed with or prior to submittal of a Final Plat.
Mr. Rosacker clarified that this application was consistent with the zoning that is in place and the process
they are going through is to make sure that everything meets requirements of the City. He clarified that the
Board is not tasked with judging the asthetics of a proposal or to judge the financial value of the
development.
Mr. Rosacker motioned for approval the Major Amendment, subject to submittal of an acceptable Mixed
Use District Development Agreement, prior to forwarding the request to City Council and approval of the
Preliminary Plat, subject to the following being addressed with or prior to submittal of a Final Plat:
1) Provide an access easement between Outlot B and 154th Avenue.
2) Provide for the use, ownership, and maintenance of the outlot in the final subdivision agreement.
3) Provide the following notes on the Final Plat:
a. The proposed street connection (154th Avenue) to Ida Street from the site, will be restricted
to right-in/right-out vehicular turning movements upon future improvements to Ida Street.
b. No direct access is permitted to 156th Street from Lots 1-2 and Outlots B and no direct
access is permitted to Ida Street from Lots 2-4 and Outlot A.
4) Include in the subdivision agreement that the maintenance of the sidewalk on the east side of 154th
Avenue adjacent to Waterford Crossing Replats 10, 18, and 22 through 25 inclusive, shall be the
responsibility of the Association.
5) 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.
6) Obtain any required permits from the Douglas County Engineer’s office.
7) Storm sewer design computations and final plans must be submitted to the Douglas
County Engineer’s office for review.
8) Submit cross-section information of the proposed site grades along the western and southern
boundaries of the plat to the Douglas County Engineer’s office for review.
9) Submit a letter of approval of a Noxious Weed Plan from Douglas County.
10) An acceptable debt ratio of 4.0 percent or less.
Mr. Morris seconded the motion which carried 5-1 with Mr. Pate dissenting.
November 7, 2018
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8CASE:C10-99-044,C12-18-130APPLICANT:Dragon Storage, LLCREQUEST:Preliminary Plat approval of WATERFORD CROSSING REPLAT 27, a subdivisionoutside the city limits, along with approval of a Major Amendment to the Mixed Use DistrictDevelopment Agreement for Waterford Crossing (laid over from 7/11/18)LOCATION:Northeast of 156th and Ida Streets