RES-2020-0298a - Planning Recs with MapsMRC
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
I. GENERAL INFORMATION:
Purpose: To plat and rezone approximately 82 acres of land for the development of
212 lots for low density residential development and three outlots for
open space/drainage purposes.
Existing Use(s): Agricultural Existing Zoning: AG, (R5-pending)
Adjacent Land Use(s): Adjacent Zoning
North: Agricultural North: AG
South: Agricultural / Residential South: AG, R4
East: Agricultural (proposed initial phase
of Vistancia)
East: AG (proposed DR, R4 and R5)
West: Agricultural West: AG
Future
Land Use
Designation(s):
The property is designated as low-density residential in the Future Land
Use Element of the City’s Master Plan. The 204th and Fort Street
intersection and the 210th and Fort Street intersection are designated as
separate Convenience Area Mixed Use intersections (10 acres).
Zoning History: C10-18-219, C12-18-220: Final Plat approval of VISTANCIA (Phase 1)
with rezoning from AG to DR, R4 and R5, approved by City Council on
9/10/19.
C3-18-218: Variance to the Present Development Zone boundary,
approved by City Council with Preliminary Plat on 11/20/18.
C3-08-056: To amend the City of Omaha's official zoning map to reflect
the conversions from Elkhorn and Douglas County zoning to Omaha's
most comparable zoning districts, April 22, 2008.
C3-07-042: Approval of the adoption of the Elkhorn Master Plan to take
effect in those areas not covered by the current Omaha Master Plan,
approved by City Council on May 1, 2007.
Applicable
Regulations:
If rezoned, the subject site would be required to comply with the
regulations of the DR, R4 and R5 Districts, as well as all other applicable
development regulations.
Date: November 26, 2019
Case Number: C3-19-262, C10-18-219, C12-18-220
Applicant: Falcone Land Development
Request: Preliminary Plat approval of VISTANCIA (Lots 301-512 and Outlots J-L), a
subdivision outside the city limits, with a rezoning from AG-Agricultural
District and R5-Urban Family Residential District to DR-Development
Reserve District, R4-Single-Family Residential District (High-Density) and
R5-Urban Family Residential District, along with a request for a variance to
the Present Development Zone boundary of the Urban Development
Element of the City’s Master Plan.
Location: Northwest of 210th and Fort Streets
VISTANCIA (Lots 301-512 and Outlots J-L)
Case Number: C3-19-262, C10-18-219, C12-18-220
Page: 2
MRC
II. SPECIAL INFORMATION:
Site
Characteristics:
This site consists of approximately 82 acres which has historically been
used for agricultural purposes. The site appears to contain a couple of
drainageways near the middle of the site and small wooded areas on the
north and south edges of the property. Generally the grade of the land
drops from east to west towards the drainageways that run to the west
and southwest.
Development
Proposal:
The applicant proposes to subdivide the property for construction of 178
single-family detached dwellings (51.2 acres), 34 single-family residential
attached dwellings (7.65 acres) and three outlots (7.15 acres) for open
space and drainage purposes. Approximately 15.7 acres will be used for
right-of-way purposes. The request will also replat one lot from the first
phase of the development by incorporating additional land and rezoning it
to R4.
The applicant is requesting a variance to allow standard development of
the property as this site is currently located in the Future Development
Zone, outside of the Present Development Zone boundary. A similar
request was approved by the City Council on 11/20/18 as part of the
approval of the first phase of Vistancia to the east.
Public
Improvements:
Traffic and Circulation – The applicant must address the following:
• Provide for the construction of the three-lane section of Fort Street
along the subdivision’s frontage and for the turn lane and taper areas.
• Coordinate with the Public Works Department on the arrangements for
the interceptor sewer project, including language in the subdivision
agreement.
• Coordinate with the Public Works Department, Douglas County and
the Papio-Missouri River Natural Resources District for the alignment
of the interceptor sewer relative to Dam Site #12.
• Coordinate with the Planning and Public Works Departments on the
Complete Streets Design Guide Design Checklists.
• The proposed 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
criteria to be used in the evaluation, of the street connection, will be
AASHTO Stopping Sight Distance for 50 MPH design (425’).
• Provide for traffic calming on all streets longer than 1,000 feet.
• Submit the 30% 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.
• Place a note on the plat that there will be no direct access to Fort
Street from any lot or outlot.
• Coordinate with the Public Works Department on an acceptable GO
paving plan.
• Temporary turn-arounds shall be provided at the terminus of all
temporarily dead-ended streets.
VISTANCIA (Lots 301-512 and Outlots J-L)
Case Number: C3-19-262, C10-18-219, C12-18-220
Page: 3
MRC
Sanitary Sewer – Sanitary sewer will be provided as required by city code.
Storm Sewers - 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.
Sidewalks - Sidewalks are required to be provided along all street
frontages, including Fort Street.
Utilities: Water, gas and electricity will be provided as required in the Subdivision
Ordinance.
OPPD has a transmission line on the south side of Fort Street.
Coordinate with OPPD regarding any grading, construction or vegetation
management plans near this line.
Grading and
Drainage:
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.
Any drainageways must be placed in outlots sized to accommodate either
the 3:1 + 20’ section, or the 100-year storm flow (whichever is greater).
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
The first phase of Vistancia currently operates under a City of Omaha
Grading Permit which includes a Stormwater Pollution Protection Plan.
The site is currently not in compliance with the permit or submitted plan.
Significant issues identified in recent City Inspection Reports need to be
addressed promptly in order to bring the site back into compliance. It was
also determined that the first phase has not submitted a drainage study or
a Post Construction Stormwater Management Plan to the Public Works
Department. The Public Works Department will require a commitment
from the applicant that these issues are going to be resolved prior to
forwarding this request to the City Council for approval.
Parks and
Open Space:
The street listed as 211th Street must be relabeled on the final plat as
Kestral Parkway.
VISTANCIA (Lots 301-512 and Outlots J-L)
Case Number: C3-19-262, C10-18-219, C12-18-220
Page: 4
MRC
The design of Kestral Parkway shall be per the 2016 Suburban Park
Master Plan. Boulevard plans and cost estimates must be approved by
the Parks and Recreation Advisory Board prior to bidding.
Provide a 35 foot wide no-build easement on each side of Kestral Parkway
(211th Street) on the final plat.
Coordinate the design for Park #33b with the adjacent SID’s and the Parks
Department. The park design shall meet the requirements as outlined in
the Suburban Park Master Plan (2016 updated). The park should be
designed by a Professional Landscape Architect licensed in the State of
Nebraska.
The use, ownership and maintenance of the outlots needs to be provided
for in the final subdivision agreement.
Emergency
Management:
The applicant will be required to submit a letter from Douglas County
Emergency Management confirming that acceptable emergency warning
is being provided for the area. A letter had been provided for the area of
the first phase of Vistancia, but a new letter must be provided that
addresses the phase two area.
Environmental: Tree Canopy Analysis: A tree canopy analysis was provided with the
submittal. Generally the analysis is acceptable although any tree canopy
that is proposed to be retained must be located within an outlot for
protection. The tree canopy within Lot 483 must either be shown as
removed and mitigated or must be incorporated into an outlot. An
acceptable tree mitigation plan must be submitted with the final plat
indicating the location and species of trees to be planted.
Wetlands: No wetland information was submitted. The site appears to
contain a least two drainageways that run to the west and southwest of the
property. A wetland analysis must be submitted for review. If any
jurisdictional wetland area is found it must be either encapsulated within an
outlot(s) or must be properly mitigated, which would require submittal of an
acceptable mitigation plan with the final plat.
Substantial changes to the plat due to wetlands may require submittal of a
Revised Preliminary Plat.
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. Documentation of
an approved Noxious Weed Plan had been provided with the phase one
submittal, but that plan must be updated to include the subject property.
Please provide documentation from Douglas County of approval of a
Noxious Weed Plan including the phase two area.
Financing: The projected total taxable valuation for this phase of the development is
estimated at $92,986,000. The projected total general obligation debt is
VISTANCIA (Lots 301-512 and Outlots J-L)
Case Number: C3-19-262, C10-18-219, C12-18-220
Page: 5
MRC
estimated at $3,719,940. The projected debt ratio is estimated at 4.0%.
An acceptable debt ratio is 4% or less.
The projected total taxable valuation for both Phase 1 and 2 is
$228,261,250 with the projected total general obligation debt of
$9,069,983. The project overall debt ratio for both phases is estimated at
3.97%. An acceptable debt ratio is 4% or less.
Land Use and
Planning:
This subdivision is accompanied by a request for a variance to the Present
Development Zone boundary of the Urban Development Element of the
City’s Master Plan. The Urban Development Element of the City’s Master
Plan provides specific procedures and criteria for variances to the Present
Development Zone boundary. The applicant has stated that the following
criteria listed in the Urban Development Element is applicable:
“The applicant can show that sewers have been constructed or are
included as “Programmed Construction Projects” in the current
Sanitary Interceptor Sewer Element of the City’s Master Plan, and
that there have been substantive changes in the availability of other
necessary utilities which would directly serve the proposed plat.”
The sanitary interceptor sewer identified as “SP-248.4 Sewer” in the 2015
City of Omaha Master Plan, Sanitary Interceptor Sewer Element, is
located to the south of the subject site and is in the 2015-2020
construction plan. The applicant has stated that they will continue to work
with the Public Works Department on the proposed design and
construction of “WP-248.4 Sewer”. The construction of the interceptor
sewer with this project is within the “Programmed Construction Projects”,
will serve the area to be developed and will comply with the Papillion
Creek Interceptor Master Plan.
In addition, MUD water will be extended in the vicinity of this plat.
Street names must be corrected with the submittal of the final plat.
As a result of the 35 foot no build easement, the applicant is encouraged
to evaluate the impact of the easement on the buildability of the lots along
the parkway. Most notably are Lots 376, 486, 487, 501 and 502. Any
waivers requested as a result of this layout will not be supported by the
Planning Department.
The proposed subdivision is consistent with Chapter 53 Subdivision of the
Omaha Municipal Code. The rezoning from AG and R5 to DR, R4 and R5
is consistent with the Future Land Use Element of the City’s Master Plan.
III. ANALYSIS:
The variance to the Present Development Zone boundary of the Urban Development Element
of the City’s Master Plan is acceptable due to the planned construction of the “SP-248.4
Sewer” to the south of the development.
VISTANCIA (Lots 301-512 and Outlots J-L)
Case Number: C3-19-262, C10-18-219, C12-18-220
Page: 6
MRC
Conditionally, the proposed rezoning and subdivision is consistent with and carries out the
goals and objectives of the City of Omaha Master Plan.
IV. RECOMMENDATIONS:
Approval of a variance to the Present Development Zone boundary of the Urban Development
Element of the City of Omaha Master Plan.
Approval of the rezoning from AG and R5 to DR, R4 and R5.
Approval of the Preliminary Plat, subject to the following being addressed with or prior to
submittal of a Final Plat:
1. Coordinate with the Public Works Department to address compliance issues related to
the Vistancia first phase grading permit, drainage study, and Post Construction
Stormwater Management Plan prior to forwarding this request to the City Council.
2. Provide for the construction of the three-lane section of Fort Street along the
subdivision’s frontage and for the turn lane and taper areas.
3. Coordinate with the Public Works Department on the arrangements for the interceptor
sewer project, including language in the subdivision agreement.
4. Coordinate with Public Works on an acceptable GO paving plan.
5. Coordinate with the Public Works Department, Douglas County and the Papio-Missouri
River Natural Resources District for the alignment of the interceptor sewer relative to
Dam Site #12.
6. Coordinate with the Planning and Public Works Departments on the Complete Streets
Design Guide Design Checklists.
7. Provide for temporary turn-arounds at the terminus of all temporarily dead-ended
streets.
8. Secure all the necessary permits from the Douglas County Engineer’s Office.
9. Place a 35 foot no-build easement on the final plat on all lots adjacent to Kestral
Parkway (211th Street).
10. Submit 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 to
the Douglas County Engineer’s Office for review.
11. Sidewalks are required by the subdivision ordinance to be provided along all street
frontages, including along Fort Street.
12. 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.
13. Proposed site grades along the southern boundary of the platting, adjacent to Fort
Street, must be coordinated with the future improvement of the roadway.
14. 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.
15. Provide a revised tree canopy analysis addressing the tree canopy in Lot 483 and an
acceptable tree mitigation plan indicating the location and species of mitigation trees to
be planted.
16. Submit a wetland analysis and either a wetland mitigation plan if jurisdictional wetland
area is proposed to be disturbed or a Revised Preliminary Plat with a layout avoiding the
wetland area.
17. Any drainageways must be placed in outlots sized to accommodate either the 3:1 + 20’
section, or the 100-year storm flow (whichever is greater).
VISTANCIA (Lots 301-512 and Outlots J-L)
Case Number: C3-19-262, C10-18-219, C12-18-220
Page: 7
MRC
18. Submit the 30% 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.
19. Coordinate with OPPD regarding any grading, construction or vegetation management
plans near the transmission line on the south side of Fort Street.
20. Place a note on the plat that there shall be no direct access from any lots or outlots to
Fort Street.
21. Provide for traffic calming on all streets longer than 1000 feet.
22. Compliance with all applicable stormwater management ordinances and policies.
23. Provide for the use, ownership and maintenance of the outlots in the final subdivision
agreement.
24. Design of Kestral Parkway shall be per the 2016 Suburban Park Master Plan.
Boulevard plans and cost estimates must be approved by the Parks and Recreation
Advisory Board prior to bidding.
25. Coordinate the design for Park #33b with the adjacent SID’s and the Parks Department.
The park design shall meet the requirements as outlined in the Suburban Park Master
Plan (2016 updated). The park should be designed by a Professional Landscape
Architect licensed in the State of Nebraska.
26. Submit a letter of approval of a Noxious Weed Plan from Douglas County.
27. Submit a letter from Douglas County Emergency Management confirming that
acceptable emergency warning is being provided for the area.
28. Complying with an acceptable debt ratio of 4% or less.
29. Correct street names on the final plat in compliance with city code, including Kestral
Parkway instead of 211th Street.
V. ATTACHMENTS:
Preliminary Plat
Outfall Sewer
Tree Canopy Analysis
Variance request letter and Sanitary Sewer Extension Map
SUBJECT AREA IS SHADED - DECEMBER 2019
AG
AG
R4
R4R4
R4
R4
R4
DR
DR
R4R4
R4
R4
R4R4
AG
N 210th StSaratoga S tN208thStCamdenAve
N 209thAveN 209th StFort St
R5 DR
DR
R4
DR
±0 2,100
Feet
9CASE:C3-19-262,C10-18-219,C12-18-220APPLICANT:Falcone Land DevelopmentREQUEST:Preliminary Plat approval of VISTANCIA (Lots 301-512 and Outlots J-L), asubdivision outside the city limits, with rezoning from AG and R5 to DR, R4, and R5,along with a request for a variance to the Present Development Zone boundary of theUrban Development Element of the City’s Master PlanLOCATION:Northwest of 210th and Fort Streets