RES 2019-0244a - 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: January 2, 2019
Subject: VISTANCIA
Northwest of 204th and Fort Streets
Case #C10-18-219, #C12-18-220
The applicant has submitted for Revised Preliminary Plat and Final Plat approval of Vistancia
with rezoning from AG-Agricultural District to DR-Development Reserve District, R4-Single
Family Residential District (High Density), and R5-Urban Family Residential District.
At its November 20, 2018 meeting the City Council approved a variance to the Present
Development Zone boundary of the Urban Development Element of the City’s Master Plan and
the Preliminary Plat of Vistancia with a waiver of Section 53-8(4)(d), Lot frontage, subject to
conditions.
The proposed Revised Preliminary Plat and Final Plat still contain 125 acres, but now will
consist of 247 lots for single family residential dwelling (72.07 acres), 54 lots for single family
residential attached dwellings (9.8 acres) and 10 outlots for open space and drainage purposes
(22.94 acres) and the remaining land is used for right-of-way (20.19 acres). The plat increases
the number of residential lots by seven by slightly modifying the subdivision layout and grading
of the site. The applicant has an option to purchase additional land to the west, which could be
a future phase of this development.
This submittal addresses a number of the conditions of the approved preliminary plat, although
the following comments are provided based on a review of the revised submittal materials:
Public Improvements:
Traffic and Circulation:
• A minimum of 50 feet of right-of-way must be dedicated along the north side of Fort
Street, widening to 60 feet within 300 feet of 204th Street.
• Construct a temporary public street connection between Fort Street and Ogden Street;
this street connection shall be removed in the future when 208th Street is extended to
Fort Street by others.
• The proposed temporary street connection from the development to Fort Street will
require permits from the Douglas County Engineer’s Office and must meet proper sight
distance criteria and incorporate intersection improvements as required by current
City/County Access Policy. The cost of the roadway improvements for the street
connection, if required, will be the responsibility of the developer. The sight distance
VISTANCIA
Case Number: C10-18-219, C12-18-220
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criteria to be used in the evaluation of the street connection will be AASHTO Stopping
Sight Distance for 50 MPH design (425’).
• Place a note on the plat that there shall be no direct access from any lots or outlots to
204th Street and no direct access from any lot or outlot to Fort Street except the
temporary street connection on Lot 175.
• Provide for traffic calming on all streets longer than 1,000 feet.
• Pave all stub streets to the subdivision boundary, and provide for temporary
turnarounds.
• Coordinate with Public Works on an acceptable GO paving plan.
• Coordinate with Nebraska Department of Transportation (NDOT) to provide 204th Street
improvements at Kansas Avenue, and provide for any other 204th Street improvements
identified by NDOT.
• On the northeast corner of the subdivision coordinate with the neighboring property
owner for acquisition of the necessary right-of-way and either include the additional right-
of-way on the plat or record the right-of-way dedication concurrently with the plat.
Sanitary sewers: The proposed outfall sewer extension east of the plat boundary will
require a separate interceptor sewer extension by the City; coordinate with Public Works.
Sidewalks: Sidewalks are required by the subdivision ordinance to be provided along all
street frontages, including along 204th and Fort Streets.
Utilities:
• Water, gas and electricity will be provided as required in the Subdivision Ordinance.
• OPPD has indicated that it has a transmission line on the eastern part of this
development. The applicant must contact OPPD to coordinate any grading or
construction plans proposed within these easements.
Grading and Drainage:
• Any drainageway must be placed in an outlot sized to accommodate either the 3:1 + 20’
section, or the 100-year storm flow (whichever is greater).
• Any grading, sewer or utility work carried out in conjunction with the development, in the
Fort Street right-of-way, will require permits from the Douglas County Engineer’s office.
• Proposed site grades along the southern boundary of the platting, adjacent to Fort
Street, must be coordinated with the future improvement of the roadway. 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 Fort Street
improvements. Certification of the grade coordination will be required prior to the City of
Omaha’s approval of the final plat.
• 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 Fort Street.
• The development will be required to comply with all applicable stormwater management
ordinances and policies, including providing for a no net increase in stormwater runoff
and must treat the first ½” of stormwater for water quality.
Parks and Open Space:
• All trails, parks and open space not indicated on the Omaha Suburban Parks Master
Plan must be privately constructed, owned and maintained by the developer,
homeowner’s association or other approved entity.
• Coordinate the design and construction of the Park #33b with the adjacent SID’s. Park
plans and cost estimates must be approved by the Parks and Recreation Advisory Board
prior to bidding. The park should be 9.6 acres and contain a playground, picnic facilities,
VISTANCIA
Case Number: C10-18-219, C12-18-220
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walks and open space, 20 stall parking lot, basketball/tennis courts and should be
designed by a Professional Landscape Architect licensed in the State of Nebraska.
• Where lots back onto a park or common area, a continuous round rail fence must be
installed one foot inside the park lot per the Parks Department standard detail.
• Provide for the use, ownership, and maintenance of all outlots as a part of the
subdivision agreement.
Emergency Management: The applicant has submitted a letter from Douglas County stating
that installation of a new outdoor warning siren is required, therefore the applicant must
coordinate with Douglas County on the appropriate location and installation.
Environmental:
Wetland: The applicant has not submitted a wetland analysis therefore the final plat
request must be laid over to allow the applicant time to submit a wetland analysis and
mitigation plan, if necessary, as this may affect the lot layout. Based on review of aerial
photography there appears to be streams and wet areas on the site that must be
analyzed by the applicant to determine if wetland areas exist. Any jurisdictional wetland
area must be either encapsulated within an outlot(s) or must be properly mitigated.
The applicant had previously submitted a letter regarding wetlands on the site. The
letter revealed that there are two drainageways running through the site within the
proposed Outlots A-C. Those two drainageways combine into one just west of 204th
Street, within Outlot A. The tributary continues east southeast and is conveyed beneath
204th Street through an existing culvert. These drainageways are designated as
unnamed tributaries and intermittent streams and are presumed to be a jurisdictional
channel, containing 1.95 acres. The analysis states that all proposed platting/grading
provides for a minimum 3:1 + 50 feet away from the drainageway. The letter further
states that the National Wetlands Inventory classified the northern most portion of the
eastern drainageway within Outlot C and extending northerly into the adjacent property
as 0.48 acres of riverine, although based upon a site visit and aerial photography this is
not consistent with current site conditions. This area is currently farmed and show no
visual signs of wetlands vegetation or soil saturation. The applicant states that two
drainageway crossings are proposed, one at Laurel Street (between Outlots A and C)
and another at 206th Street (between Outlots A and B), which will require approval of
404 permits from the U.S. Army Corps of Engineers.
• Tree canopy analysis and mitigation: The applicant submitted an analysis and mitigation
plan. By staff calculations the amount of trees removed for right-of-way is approximately
61,000 square feet, therefore the tree canopy analysis calculations must be adjusted.
The tree mitigation plan must be updated to provide the location of all trees to be planted
and a plant schedule detailing the species and size at the time of planting based the
updated calculations in the analysis. A majority of the trees must be overstory trees with
understory trees accounting for a maximum of 25 percent of the total required.
• Noxious weeds: Nebraska Statute (2-955) states that property owners are responsible
for the control of Noxious Weeds and to prevent Noxious Weed seeds from spreading
onto adjoining properties. A letter of approval from Douglas County for a Noxious Weed
Plan is required.
Financing: The taxable valuation for the overall development is estimated at $118,322,500.
The projected total general obligation debt is estimated at $4,726,930. Based on 95%
VISTANCIA
Case Number: C10-18-219, C12-18-220
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valuation, the projected debt ratio is estimated at 3.99 percent. An acceptable debt ratio is 4
percent or less.
Land Use and Planning:
• A waiver to Section 53-8(4)(d) Lot frontage due to Outlots E and F not having frontage
on a public street was approved by the City Council with the preliminary plat.
• The rezoning from AG to DR, R4 and R5 is consistent with the Future Land Use Element
of the City’s Master Plan.
• Work with Planning Department staff to ensure correct street names are provided on the
final plat mylars.
ANALYSIS: Conditionally, the proposed subdivision and rezoning complies with the
requirements of Chapter 53 Subdivision of the Omaha Municipal Code and the Omaha Master
Plan.
The Final Plat is not consistent with the conditions of the approved Preliminary Plat and Chapter
53 Subdivisions of the Municipal Code and must be laid over.
RECOMMENDATION: Approval of the rezoning from AG to DR, R4 and R5.
Approval of the Revised Preliminary Plat, subject to the following:
1. A minimum of 50 feet of right-of-way must be dedicated along the north side of Fort
Street, widening to 60 feet within 300 feet of 204th Street.
2. The proposed temporary street connection from the development to Fort Street will
require permits from the Douglas County Engineer’s Office.
3. On the northeast corner of the subdivision coordinate with the neighboring property
owner for acquisition of the necessary right-of-way and either include the additional right-
of-way on the plat or record the right-of-way dedication concurrently with the plat.
4. The proposed outfall sewer extension east of the plat boundary will require a separate
interceptor sewer extension by the City; coordinate with Public Works.
5. Coordinate with Public Works on an acceptable GO paving plan.
6. The applicant must contact OPPD to coordinate any grading or construction plans
proposed within the easements for the transmission line along the east side of the site.
7. Coordinate with NDOT to provide 204th Street improvements at Kansas Avenue, and
provide for any other 204th Street improvements identified by NDOT.
8. Pave all stub streets to the subdivision boundary, and provide temporary turnarounds.
9. Storm sewer design computations and final plans that relate to the handling of roadway
and site drainage along the development boundary adjacent to Fort Street must be
submitted to the Douglas County Engineer’s Office for review.
10. Sidewalks are required by the subdivision ordinance to be provided along all street
frontages (including along 204th and Fort Streets).
11. Any grading, sewer or utility work carried out in conjunction with the development, in the
Fort Street right-of-way, will require permits from the Douglas County Engineer’s office.
12. Proposed site grades along the southern boundary of the platting, adjacent to Fort
Street, must be coordinated with the future improvement of the roadway.
13. Compliance with all applicable stormwater management ordinances and policies;
including providing for a no net increase in stormwater runoff and treatment of the first ½
inch of stormwater for water quality.
14. Place the drainageways in outlots sized to accommodate either the 3:1 + 20’ section, or
the 100-year storm flow (whichever is greater).
15. Construct a temporary public street connection between Fort Street and the intersection
of 208th Avenue and Ogden Streets; this street connection shall be removed in the future
when 208th Street is extended to Fort Street by others.
VISTANCIA
Case Number: C10-18-219, C12-18-220
Page 5
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16. Submit a wetland analysis and mitigation plan, if necessary.
17. Place a note on the plat that there shall be no direct access from any lots or outlots to
204th Street, and no direct access from any lot or outlot to Fort Street except for the
temporary street connection on Lot 175.
18. Provide for traffic calming on all streets longer than 1,000 feet.
19. Provide for the use, ownership and maintenance of the outlots in the final subdivision
agreement.
20. All trails, parks and open space not indicated on the Omaha Suburban Parks Master
Plan must be privately constructed, owned and maintained by the developer,
homeowner’s association or other approved entity.
21. Coordinate the design and construction of the park #33b with the adjacent SID’s. Park
plans and cost estimates must be approved by the Parks and Recreation Advisory Board
prior to bidding.
22. Provide for the installation of a continuous round rail fence one foot inside the park lot
per the Parks Department standard detail where lots back onto a park or common area.
23. Submit a letter of approval of a noxious weed plan from Douglas County.
24. Coordinate with Douglas County regarding the appropriate location of the outdoor
warning siren and its installation.
25. Submit an updated tree canopy analysis and acceptable tree canopy mitigation plan.
26. Complying with an acceptable debt ratio of 4% or less.
27. Work with the Planning Department staff to ensure that correct street names are
provided on the final plat mylars.
Layover the Final Plat to allow the applicant time to address issues discussed in the report
including an updated tree canopy analysis and mitigation plan and a wetland analysis and
mitigation plan, if necessary.
ATTACHMENTS:
Revised Preliminary Plat
Final Plat
Tree Removal Plan
Tree Mitigation Plan
0'50' 100'VistanciaWoodsonia RealEstatePreliminary Plat-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2069-10712-10-18RTMBPHProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet Numberthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comBASIN 1BASIN 2BASIN 3PHASE
IFUTUREFORT STREETLEGENDLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERVICINITY MAPPROJECTSITEVISTANCIALOTS 1 THROUGH 301 ANDOUTLOTS A THROUGH JDOUGLAS COUNTY, NEBRASKABASIN 4PROPOSEDOUTFALL SEWERExhibit APHASE
IFORT STREETHIGHWAY 31 (204th STREET)BASIN 5
Sheet TitleSheet Numberthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 f.402.330.5866td2co.comV I S T A N C I A
LOTS 1 THRU 301, INCLUSIVE AND
OUTLOTS A THRU J, INCLUSIVECITY OF OMAHAFINAL PLATRevision DatesNo.DescriptionMM-DD-YYJob No.: A2069-107ADrawn By: RJRReviewed By:. JDWDate: NOVEMBER 27, 2018Book:Page:------------------------EXHIBIT A0'50'100'BEING A PLATTING OF PART OF THE NE 1/4 OF THE SE 1/4 AND PART OF THE SE 1/4 OF THE NE 1/4 AND PART OF THE SW 1/4 OF THE NE 1/4 AND PART OF THE NW 1/4 OF THE SE 1/4 ANDPART OF THE SE 1/4 OF THE SW 1/4 OF SECTION 36, T16N, R10E OF THE 6th P.M., DOUGLAS COUNTY, NEBRASKA TOGETHER WITH PART OF THE SW 1/4 OF SAID SECTION 36.LOTS 1 thru 301, INCLUSIVE AND OUTLOTS A THRU J, INCLUSIVEV I S T A N C I ASURVEYOR'S CERTIFICATEDEDICATIONACKNOWLEDGEMENT OF NOTARYN O T E S :ACKNOWLEDGEMENT OF NOTARYACKNOWLEDGEMENT OF NOTARYCOUNTY TREASURER'S CERTIFICATEAPPROVAL OF CITY ENGINEERREVIEW BY THE DOUGLAS COUNTY ENGINEERAPPROVAL OF CITY OF OMAHA PLANNING BOARDAPPROVAL OF OMAHA CITY COUNCIL
0' 50' 100'VistanciaWoodsonia RealEstateTree MitigationRemoval Plan-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2069-10712-10-18RTMBPHProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet Numberthompson, dreessen & dorer, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comP
H
A
S
E
I
FUTURE
FORT STREETHIGHWAY 31 (204th STREET)LEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERVICINITY MAPPROJECTSITEVISTANCIALOTS 1 THROUGH 301 ANDOUTLOTS A THROUGH JDOUGLAS COUNTY, NEBRASKAExhibit GP
H
A
S
E
IFORT STREETHIGHWAY 31 (204th STREET)TREE MITIGATON CALCULATIONSLEGEND
0' 50' 100'VistanciaWoodsonia RealEstateTree MitigationPlanting Plan-- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ----2069-10712-10-18RTMBPHProject NameProfessional SealRevision DatesSheet TitleNo. DescriptionMM-DD-YYClient NameDrawn By: Reviewed By:Job No.: Date:Sheet Numberthompson, dreessen & dorner, inc.10836 Old Mill RdOmaha, NE 68154p.402.330.8860 www.td2co.comPHASE
IFUTUREFORT STREETHIGHWAY 31 (204th STREET)LEGENDLEGAL DESCRIPTIONNOTESENGINEERSUBDIVIDERVICINITY MAPPROJECTSITEVISTANCIALOTS 1 THROUGH 301 ANDOUTLOTS A THROUGH JDOUGLAS COUNTY, NEBRASKAExhibit G-1PHASE
IFORT STREETHIGHWAY 31 (204th STREET)TREE MITIGATON CALCULATIONSTREE MITIGATON SCHEDULEPROPOSED TREEMITIGATION AREA 1PROPOSED TREEMITIGATION AREA 2
PLANNING BOARD MINUTES
19. C10-18-219
C12-18-220
20535 Fort LLC
REQUEST: Revised Preliminary Plat and Final Plat
approval of VISTANCIA, a subdivision
outside the city limits, with rezoning from AG
to DR, R4 and R5
LOCATION: Northwest of 204th and Fort Streets
At the Planning Board meeting on January 9, 2019, Mr. Brent Beller, 11440 West Center Road, appeared
before the Board on behalf of the applicant. Mr. Beller advised that the rezoning and preliminary plat for the
125 acre residential development had been brought to the Planning Board in November, and since that
time, the developer has been working with the Planning Department and have made some changes to the
preliminary plat by reconfiguring some of the lots on the south portion of the development. In addition, Mr.
Beller stated that the department had requested some connectivity to the west, which will be in Phase 2 of
the development. He stated that those things had been included, but nothing else had changed since the
November Board meeting.
Mr. Eric Englund, Manager of Current Planning, stated that the department recommended approval of the
Preliminary Plat, subject to the conditions in the recommendation report and approval of the rezoning. Mr.
Englund explained that the department recommended laying over the Final Plat due to the need for some
more work on the tree canopy analysis and mitigation, as well as the wetlands analysis and mitigation.
Mr. Pate motioned for approval of the rezoning from AG to DR, R4 and R5 and approval of the Revised
Preliminary Plat, subject to the following:
1. A minimum of 50 feet of right-of-way must be dedicated along the north side of Fort Street, widening
to 60 feet within 300 feet of 204th Street.
2. The proposed temporary street connection from the development to Fort Street will require permits
from the Douglas County Engineer’s Office.
3. On the northeast corner of the subdivision coordinate with the neighboring property owner for
acquisition of the necessary right-of-way and either include the additional right-of-way on the plat
or record the right-of-way dedication concurrently with the plat.
4. The proposed outfall sewer extension east of the plat boundary will require a separate interceptor
sewer extension by the City; coordinate with Public Works.
5. Coordinate with Public Works on an acceptable GO paving plan.
6. The applicant must contact OPPD to coordinate any grading or construction plans proposed within
the easements for the transmission line along the east side of the site.
7. Coordinate with NDOT to provide 204th Street improvements at Kansas Avenue, and provide for any
other 204th Street improvements identified by NDOT.
8. Pave all stub streets to the subdivision boundary, and provide temporary turnarounds.
9. Storm sewer design computations and final plans that relate to the handling of roadway and site
drainage along the development boundary adjacent to Fort Street must be submitted to the Douglas
County Engineer’s Office for review.
10. Sidewalks are required by the subdivision ordinance to be provided along all street frontages
(including along 204th and Fort Streets).
11. Any grading, sewer or utility work carried out in conjunction with the development, in the Fort Street
right-of-way, will require permits from the Douglas County Engineer’s office.
12. Proposed site grades along the southern boundary of the platting, adjacent to Fort Street, must be
coordinated with the future improvement of the roadway.
13. Compliance with all applicable stormwater management ordinances and policies; including
providing for a no net increase in stormwater runoff and treatment of the first ½ inch of stormwater
for water quality.
14. Place the drainageways in outlots sized to accommodate either the 3:1 + 20’ section, or the 100-
year storm flow (whichever is greater).
15. Construct a temporary public street connection between Fort Street and the intersection of 208th
Avenue and Ogden Streets; this street connection shall be removed in the future when 208th Street
is extended to Fort Street by others.
16. Submit a wetland analysis and mitigation plan, if necessary.
17. Place a note on the plat that there shall be no direct access from any lots or outlots to 204th Street,
and no direct access from any lot or outlot to Fort Street except for the temporary street connection
on Lot 175.
18. Provide for traffic calming on all streets longer than 1,000 feet.
19. Provide for the use, ownership and maintenance of the outlots in the final subdivision agreement.
20. All trails, parks and open space not indicated on the Omaha Suburban Parks Master Plan must be
privately constructed, owned and maintained by the developer, homeowner’s association or other
approved entity.
21. Coordinate the design and construction of the park #33b with the adjacent SID’s. Park plans and
cost estimates must be approved by the Parks and Recreation Advisory Board prior to bidding.
22. Provide for the installation of a continuous round rail fence one foot inside the park lot per the Parks
Department standard detail where lots back onto a park or common area.
23. Submit a letter of approval of a noxious weed plan from Douglas County.
24. Coordinate with Douglas County regarding the appropriate location of the outdoor warning siren
and its installation.
25. Submit an updated tree canopy analysis and acceptable tree canopy mitigation plan.
26. Complying with an acceptable debt ratio of 4% or less.
27. Work with the Planning Department staff to ensure that correct street names are provided on the
final plat mylars.
In addition, Mr. Pate motioned to layover the Final Plat to allow the applicant time to address issues
discussed in the report including an updated tree canopy analysis and mitigation plan and a wetland
analysis and mitigation plan, if necessary.
Mr. Morris seconded the motion which carried 6-0.
January 9, 2019
pln0772jp
SUBJECT AREA IS SHADED - JANUARY 2019
AG
AG
AG
DR
DR
R4 R4 R4
R4
R4
R4
R4
R4
R4
AG
AG
DRR4
DR
R4
R4 R4 R4
R4R4R4 N 204th StN 208th AveN 209th StGrand Ave N208thStN204thAveSaratoga StCamden Ave
N 210th StN 206thStN 209thAveFort St
DR
DR
DR
DR
DR
R4
R5
DR
DR
±0 2,500
Feet
19CASE:C10-18-219,C12-18-220APPLICANT:20535 Fort LLCREQUEST:Revised Preliminary Plat and Final Plat approval of VISTANCIA, a subdivision outsidethe city limits, with a waiver of Section 53-8(4)(d), Lot frontage and a rezoning from AG to DR, R4and R5LOCATION:Northwest of 204th and Fort Streets