RES-2019-0914a - 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: July 31, 2019
Subject: WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Northwest of 120th Street and Rainwood Road
Case #C3-19-136, C10-19-124, C12-19-125
The preliminary plat of WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION, a
subdivision located outside the city limits, with rezoning from AG-Agricultural District to R4-Single
Family Residential District (High Density), along with a request for a variance to the Present
Development Zone (PDZ) boundary of the Urban Development Element of the City’s Master Plan,
was laid over by the Planning Board on July 3, 2019 to allow the applicant time to meet with City
staff regarding the street network, and to provide a phasing plan, tree canopy analysis and
wetlands analysis.
Site Characteristics: With this resubmittal, the applicant has provided revised plans and the
required environmental analyses. The project scope generally remains the same with a proposal
to develop the property into two large lots (64.3 acres) and two outlots (9.73 acres) to allow a long-
term care facility for combat wounded veterans with spinal cord and/or moderate to severe
traumatic brain injuries.
The applicant proposes that the project will consist of two phases, with the preliminary site plan
showing the northern half of the property (Lot 2) to be developed with up to 14 living units that
could each house 10-12 wounded veterans, an administrative building/meeting hall and a network
of walking paths/outdoor areas. Potential development for the southern half (Lot 1) has not been
identified at this time. The applicant is requesting a variance to allow standard development of the
property as this site is currently located outside of the Present Development Zone.
The following comments are provided based on a review of the submitted plans:
Public Improvements:
Traffic and Circulation:
• The applicant will need to pave Roadway A (the north/south ¼ mile access) and Roadway
B (the east/west ¼ mile access) to City standards, including curb and gutter and storm
sewer. Due to potential future industrial development of the property adjacent to the east,
Roadway A will be required to comply with Industrial street design standards.
• Roadway A will need to be widened to three lanes (38 feet, no median) on its approach to
Rainwood Road and must be centered on the section line at the intersection. The applicant
will be required to acquire right-of-way from the neighboring property owner on the east for
the approach.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
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• Widen Rainwood Road to provide an eastbound left turn lane and tapers at its intersection
with Roadway A. Coordinate with Douglas County on an acceptable design.
• The north/south ½ mile access from Rainwood Road has been added to the preliminary
plat. There is an existing 50 foot wide pipeline easement running north to south throughout
the site and therefore the majority of the ½ mile north/south street will need to be located on
the adjacent property to the west when that site develops. At the time of final platting of Lot
1 and Outlot A, the dedication of right-of-way and paving of the stub street connection to
Rainwood Road (one 16 foot inbound lane, a four foot paved median, and two 12 foot
outbound lanes) would need to occur. Right-of-way will need to be acquired from the
neighboring property owner on the west for this approach.
• At the time of final platting of Lot 1 and Outlot A, widen Rainwood Road to three lanes along
the subdivision’s frontage and construct sidewalks along Rainwood Road.
• The Roadway B right-of-way width will need to be changed to the local residential standard
of 50 feet.
• The radius of the Roadway A assumed horizontal curves (north of Roadway B) will need to
be changed to a minimum of 200 feet, per the local industrial street standards. The right-of-
way dedication will need to be updated accordingly.
• A note will need to be placed on the plat that there shall be no access to Lot 1 or Outlot A
from Rainwood Road.
• The final subdivision agreement will need to provide for the private maintenance of
Roadway A and Roadway B.
• Traffic calming will be required on all residential streets in excess of 1,000 feet. Pave all
stub streets to the subdivision boundary, and provide temporary turnarounds.
• A 115 foot noise attenuation easement from the centerline of Rainwood Road and the
standard noise attenuation easement language will need to be provided on the final plat.
• Any street connections from the development to Rainwood Road will require a permit 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.
• If the development will not be located within a Sanitary Improvement District (SID), a
maintenance agreement will be required before Douglas County will provide routine
maintenance of public streets. If not located in a SID, major maintenance activities are the
responsibility of the adjacent property owner.
• Per the Douglas County Assessor/Register of Deeds office, plat names need to be 35
characters or less to within their software system. The final plat will need to be a shortened
name. Also, the applicant will need to coordinate with City staff regarding street names.
Sanitary Sewer: Being located in the Future Development Zone, the site does not currently
have access to City of Omaha sanitary sewer. With this project, an extension is proposed for
an outfall sewer connection to the existing interceptor sewer located to the east along Blair
High Road (Highway 133). The new sanitary sewer line along Rainwood Road will be sized for
the proposed development as well as future developments that may tie into it along Rainwood
Road. The construction of the outfall sewer will be funded initially by the developer, with
reimbursement anticipated from future connections. Prior to submittal of a final plat application
for Planning Board, the applicant will be required to coordinate with the Public Works
Department regarding preliminary approval of the sanitary sewer design.
Storm Sewers: 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 Rainwood Road.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
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Sidewalks: Sidewalks will need to be provided along all streets as required by the Subdivision
Ordinance.
Utilities: Water, gas, and electricity will be provided as required by Chapter 53, Subdivision of the
Omaha Municipal Code.
Grading and Drainage:
• Any grading, sewer or utility work carried out in conjunction with the development, in the
Rainwood Road right-of-way, will require permits from the Douglas County Engineer’s
office.
• The proposed site grades along the southern boundary of the plat, adjacent to Rainwood
Road, 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 Rainwood Road improvements.
Certification of the grade coordination will be required prior to the City of Omaha’s approval
of the Final Plat.
• The applicant 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: Provide for the use, ownership, and maintenance of the outlots 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.
Environmental:
• A preliminary wetland desktop analysis has been provided with the resubmittal. The
analysis has identified 10.82 acres of potential wetlands and two intermittent waterways
(totaling 982 linear feet) within the study area. A large portion of these environmental
features are within the boundaries of Outlots A and B. Additional site visits and field
verification will be necessary for the applicant to make final determination on potential
jurisdictional wetlands. Destruction of a jurisdictional wetland is required to be mitigated at
the ratio of 1:3. An updated analysis will be required with the final plat submittal
documenting that all wetland areas are within protected outlots or an acceptable wetland
mitigation plan must be provided. All drainageways must be encapsulated within outlots
that are adequately sized to encompass the 3:1+20’ (3:1 = 50’ where applicable) or the 100
year storm, whichever is greater.
• 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 will be
required prior to or with submittal of a final plat.
• A tree canopy analysis has also been provided and it has been determined that mitigation
will not be required.
Financing: The projected total taxable valuation of the development has not been provided. The
projected total cost of infrastructure has been estimated at $2,521,500, with a general obligation
debt estimated at $886,250. It is not believed that the project will utilize a Sanitary & Improvement
District (SID) at this time. If an SID will be used, the applicant will need to coordinate with City staff
regarding an acceptable debt ratio.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
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Land Use and Planning: The property is currently designated as industrial in the Future Land Use
Element of the City’s Master Plan. There is a concurrent request (C3-19-137) to amend the Future
Land Use Element to low-density residential for the subject site. Upon approval of such
amendment, the rezoning from AG to R4 would be consistent with the Future Land Use Element of
the City’s Master Plan.
This subdivision is accompanied by a request for a variance to the Present Development Zone
boundary of the Urban Development Element of the City of Omaha Master Plan. Subject to an
acceptable sanitary sewer extension and providing the necessary street improvements, such
variance is acceptable.
Based on the information provided, the proposed use of the property for the care of wounded
veterans would likely be classified as an Assisted living facility. This use type requires application
of a Special Use Permit in the R4 District which would need to be approved by Planning Board and
City Council prior to issuance of any building permits.
ANALYSIS: Conditionally, the proposed subdivision and rezoning complies with the requirements
of Chapter 53 Subdivisions of the Omaha Municipal Code and the Omaha Master Plan.
RECOMMENDATION: Approval of the rezoning from AG to R4.
Approval of a variance to the Present Development Zone (PDZ) boundary of the Urban
Development Element of the City’s Master Plan.
Approval of the Preliminary Plat, subject to the following conditions:
1. Pave Roadway A and Roadway B to City standards (including curb and gutter and storm
sewer). Roadway A will be required to comply with Industrial street design standards.
2. Widen Roadway A to three lanes (38 feet, no median) on its approach to Rainwood Road
and center on the section line at the intersection (acquire right-of-way from the neighboring
property owner on the east for the approach).
3. Widen Rainwood Road to provide an eastbound left turn lane and tapers at its intersection
with Roadway A.
4. Modify the Roadway B right-of-way width to the local residential standard of 50 feet.
5. Modify the radius of the Roadway A assumed horizontal curves (north of Roadway B) to a
minimum of 200 feet, per the local industrial street standards (update the right-of-way
dedication accordingly).
6. Place a note on the plat that “there shall be no access to Lot 1 or Outlot A from Rainwood
Road.”
7. Provide for the private maintenance of Roadway A and Roadway B in the final subdivision
agreement.
8. Provide traffic calming on all residential streets in excess of 1,000 feet.
9. Pave all stub streets to the subdivision boundary, and provide temporary turnarounds.
10. Provide a 115 foot noise attenuation easement from the centerline of Rainwood Road and
the standard noise attenuation easement language on the final plat.
11. Dedicate right-of-way and pave the stub street connection to Rainwood Road at the time of
final platting of Lot 1 and Outlot A (acquire right-of-way from the neighboring property owner
on the west for the approach).
12. Widen Rainwood Road to three lanes along the subdivision’s frontage and construct
sidewalks along Rainwood Road at the time of final platting of Lot 1 and Outlot A.
13. Shorten the name of the plat to comply with Douglas County Assessor/Register of Deeds
office requirements.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
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14. Coordinate with City staff regarding street names.
15. Coordinate with Public Works regarding preliminary approval of the sanitary sewer design
prior to submittal of a final plat.
16. Coordinate with Douglas County to grade the subdivision to match the ultimate profile of
Rainwood Road.
17. Submit an updated wetlands analysis and acceptable wetlands mitigation plan (if
necessary).
18. Encapsulate all drainageways within outlots that are adequately sized to encompass the
3:1+20’ (3:1 = 50’ where applicable) or the 100 year storm, whichever is greater.
19. Provide sidewalks along all streets as required by the Subdivision Ordinance.
20. Submit a letter from Douglas County Emergency Management confirming that acceptable
emergency warning is being provided for the area.
21. Submit a letter of approval from Douglas County for a Noxious Weed Plan.
22. The use, ownership and maintenance of the outlots need to be provided for in the final
subdivision agreement.
23. Include provisions in the subdivision agreement for compliance with all applicable
stormwater management ordinances and policies.
ATTACHMENTS:
Preliminary Plat
Preliminary Site Plans
June 26, 2019 Recommendation Report
ECE
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
I. GENERAL INFORMATION:
Purpose: The purpose of this request is to plat and rezone 79.06 acres into two lots
and two outlots to allow a long-term care facility for combat wounded
veterans.
Existing Use(s): Undeveloped Existing Zoning: AG
Adjacent Land Use(s): Adjacent Zoning
North: Agricultural/acreage residential North: AG
South: Agricultural/nonputrescible landfill South: AG
East: Agricultural East: AG
West: Agricultural/acreage residential West: AG
Future Land
Use
Designation(s):
The property is designated as industrial in the Future Land Use Element
of the City’s Master Plan. There is a concurrent request (C3-19-137) to
amend the Future Land Use Element to low-density residential for the
subject site.
Applicable
Regulations:
If rezoned, the subject site would be required to comply with the regulations
of the R4 District, as well as all other applicable development regulations.
Date: June 26, 2019
Case Number(s): C3-19-136, C10-19-124, C12-19-125
Applicant: John Folsom
Request: Preliminary Plat approval of WOUNDED WARRIORS FAMILY SUPPORT
– DUNHAM ADDITION, a subdivision located outside the city limits, with
rezoning from AG-Agricultural District to R4-Single Family Residential
District (High Density), along with a request for a variance to the Present
Development Zone (PDZ) boundary of the Urban Development Element
of the City’s Master Plan
Location: Northwest of 120th Street and Rainwood Road
II. SPECIAL INFORMATION:
Site
Characteristics:
The subject site is generally located northwest of 120th Street and
Rainwood Road (between future 123rd and 126th Streets) and contains
approximately 79 acres. The site consists primarily of moderately sloped
rolling hills currently used for agricultural purposes. There are two large
areas of mature tree canopy located in the northwest and southwest
portions of the site.
Development
Proposal:
The applicant proposes to subdivide the property into two large lots (53.4
acres) and two outlots (19.4 acres) to allow a long-term care facility for
combat wounded veterans with spinal cord and/or moderate to severe
traumatic brain injuries. The preliminary site plan proposes the northern
half of the property (Lot 2) to be developed with up to ten living units that
could each house 10-12 wounded veterans, an administrative
building/meeting hall and a network of walking paths/outdoor areas.
Potential development for the southern half (Lot 1) has not been identified.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
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The applicant is requesting a variance to allow standard development of the
property as this site is currently located outside of the Present Development
Zone.
Public
Improvements:
Traffic and Circulation: The applicant will need to pave Roadway A (the
north/south ¼ mile access) and Roadway B (the east/west ¼ mile access)
to City standards within publicly dedicated right-of-way, including curb and
gutter and storm sewer. Due to potential future industrial development of
the property adjacent to the east, Roadway A will be required to comply with
Industrial street design standards.
Roadway A will need to be widened to three lanes on its approach to
Rainwood Road and must be centered on the section line at the
intersection. The applicant will be required to acquire right-of-way from the
neighboring property owner on the east for the approach.
Widen Rainwood Road to provide an eastbound left turn lane and tapers at
its intersection with Roadway A.
The north/south ½ mile access is not shown on the proposed preliminary
plat. There is an existing 50 foot wide pipeline easement running north to
south throughout the site. Due to this pipeline, the majority of the ½ mile
north/south street will need to be located on the adjacent property to the
west when that site develops. The preliminary plat needs to show the
dedication of right-of-way and future stub street connection to Rainwood
Road. At the time of final platting of Lot 1 and Outlot A (the southern half of
the site), the dedication of right-of-way and paving of the stub street would
need to occur. Right-of-way will need to be acquired from the neighboring
property owner on the west for this approach.
At the time of final platting of Lot 1 and Outlot A, widen Rainwood Road to
three lanes along the subdivision’s frontage and construct sidewalks along
Rainwood Road.
The application did not include a phasing plan, however it is believed that
the northern half of the property (Lot 2) would be the first portion of the site
to be developed. A detailed phasing plan will need to be provided and the
applicant to coordinate with City staff on acceptable strategies to defer the
paving of Roadway A north of Roadway B and Roadway B west of Roadway
C. However, the preliminary plat needs to show the extent of what these
through streets would look like.
The applicant will need to coordinate with City staff regarding street names
and to confirm that all streets will be public within dedicated rights-of-way.
The preliminary plat is currently unclear on whether Roadways A and B
provide the necessary dedication of right-of-way.
A note will need to be placed on the plat that there shall be no access to Lot
1 or Outlot A from Rainwood Road.
The final subdivision agreement will need to provide for the private
maintenance of Roadway A and Roadway B.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
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Traffic calming will be required on all streets in excess of 1,000 feet. Pave
all stub streets to the subdivision boundary, and provide temporary
turnarounds.
A 115 foot noise attenuation easement from the centerline of Rainwood
Road and the standard noise attenuation easement language will need to
be provided on the final plat.
Any street connections from the development to Rainwood Road will require
a permit 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.
If the development will not be located within a Sanitary Improvement District
(SID), a maintenance agreement will be required before Douglas County
will provide routine maintenance of public streets. If not located in a SID,
major maintenance activities are the responsibility of the adjacent property
owner.
Sanitary Sewer: Being located in the Future Development Zone, the site
does not currently have access to City of Omaha sanitary sewer. With this
project, it is proposed to extend an outfall sewer connection to the existing
interceptor sewer located to the east along Blair High Road (Highway
133). The new sanitary sewer line along Rainwood Road will be sized for
the proposed development as well as future developments that may tie
into it along Rainwood Road. The construction of the outfall sewer will be
funded initially by the developer, with reimbursement anticipated from
future connections. Prior to submittal of a final plat application for
Planning Board, the applicant will be required to coordinate with the Public
Works Department regarding preliminary approval of the sanitary sewer
design.
Storm Sewers: 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 Rainwood Road.
USidewalks: Sidewalks will need to be provided along all streets as required
by the Subdivision Ordinance.
Utilities: Water, gas, and electricity will be provided as required by Chapter 53,
Subdivision of the Omaha Municipal Code.
Grading and
Drainage:
Any grading, sewer or utility work carried out in conjunction with the
development, in the Rainwood Road right-of-way, will require permits from
the Douglas County Engineer’s office.
The proposed site grades along the southern boundary of the plat,
adjacent to Rainwood Road, 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 Rainwood Road
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
Page 4
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improvements. Certification of the grade coordination will be required
prior to the City of Omaha’s approval of the Final Plat.
The applicant 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:
Provide for the use, ownership, and maintenance of the outlots 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.
Environmental: Tree Canopy: A tree canopy analysis was not provided with the submittal.
While generally it appears that large areas of tree canopy are being
preserved within the two outlots, an analysis is required to ensure that
mitigation will not be required. The ratio of mitigation for tree canopy
(mature woodlands) is 1:2 for removal over 25%.
Wetlands: A wetlands analysis was not submitted. Such an analysis is
required to ensure the protection or proper mitigation of wetlands (as
defined by the Corps of Engineers) on site. Destruction of a jurisdictional
wetland is required to be mitigated at the ratio of 1:3.
Additionally, it is unclear if there are any drainageways on site. All
drainageways must be encapsulated within outlots that are adequately
sized to encompass the 3:1+20’ (3:1 = 50’ where applicable) or the 100
year storm, whichever is greater.
Noxious Weeds: Nebraska Statute 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 will be required prior to or
with submittal of a final plat.
Financing: The projected total taxable valuation of the development has not been
provided. The projected total cost of infrastructure has been estimated at
$2,521,500, with a general obligation debt estimated at $886,250. It is not
believed that the project will utilize a Sanitary & Improvement District (SID)
at this time. If an SID will be used, the applicant will need to coordinate
with City staff regarding an acceptable debt ratio.
Land Use and
Planning:
The property is currently designated as industrial in the Future Land Use
Element of the City’s Master Plan. There is a concurrent request (C3-19-
137) to amend the Future Land Use Element to low-density residential for
the subject site.
This subdivision is accompanied by a request for a variance to the Present
Development Zone boundary of the Urban Development Element of the City
of Omaha Master Plan. Subject to an acceptable sanitary sewer extension
and providing the necessary street improvements, such variance would be
acceptable.
WOUNDED WARRIORS FAMILY SUPPORT – DUNHAM ADDITION
Case Number: C3-19-136, C10-19-124, C12-19-125
Page 5
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III. ANALYSIS:
While the proposed subdivision could be deemed acceptable with the extension of an
acceptable sanitary sewer line to the site, in addition to providing the required street
infrastructure and network, it would be premature to make a favorable recommendation at this
time. There are several items regarding the street network that need addressed, in addition to
the applicant providing a phasing plan, tree canopy analysis and wetland analysis. The
applicant should continue to coordinate with City staff regarding these items.
IV. RECOMMENDATIONS:
Layover to allow the applicant time to meet with City staff regarding the street network, and to
provide a phasing plan, tree canopy analysis and wetlands analysis.
V. ATTACHMENTS:
Preliminary Plat
Preliminary Site Plans
Based on the information provided, the proposed use of the property for the
care of wounded veterans would likely be classified as an Assisted living
facility. This use type requires application of a Special Use Permit in the R4
District which would need to be approved by Planning Board and City
Council prior to issuance of any building permits.
S 87°14'53" W 1320.99'(R) 1320.89'(S)
50' wide Pipe Line Easement per
Right-of-Way Agreement
(Book:392, Page:693)
33' County Road
Right-of-Way
B A
A
B
735.51'
50.00'
S 86°45'57" E 1256.76'
N 86°45'57" E 1256.67'1239.44'665.86'444.00'655.00'66.00'
215.35'67.41'250.53'
73
.
7
1
'65.00'17' Additional Road
Right-of-Way Dedication385.50'236.00'552.05'315.00'69
0
.
0
0
'
93.03'1580.37500.00'380.00'539.12'1018.42'100.00'250.00'99.39'119.50'71.99'96.78'64.35'50.00'83.32'96.53'64.35'232.83'PROJECT NO: 19-1579DATE: 07/12/2019DESIGNED BY: DRAWN BY: CJGCHECKED BY: CJG
SHEET
PROJECT INFO
DRAWING INFO
REVISION DATE
Consultant
Owner
R.W. Engineering & Surveying, Inc.6225 North 89th Circle |Omaha, Nebraska 68134Tel. 402-573-2205 |www.RWomaha.comPRELIMINARY
PLATWOUNDED WARRIORS FAMILYSUPPORT-DUNHAM ADDITIONDOUGLAS COUNTY, NEBRASKA1 of 1
BENNINGTON ROAD
N. 132nd ST.RAINWOOD ROAD
N. 120th ST.STATE HWY 1331. EXISTING ZONING IS AG. PROPOSED ZONING IS R4
FRONT YARD:25 FEET (MIN.)
STREET SIDE YARD: 15 FEET (MIN.)
INTERIOR SIDE YARD: 15 FEET (MIN.)
REAR YARD:25 FEET (MIN.)
2. EXISTING CONTOURS ARE SHOWN AT 5 FOOT INTERVALS BASED ON U.S.G.S. DATUM.
3. POWER WILL BE PROVIDED BY OMAHA PUBLIC POWER DISTRICT.
4. GAS AND WATER WILL BE PROVIDED BY METROPOLITAN UTILITIES DISTRICT.
HDR
1917 S 67th STREET
OMAHA, NE 68106
WOUNDED WARRIOR FAMILY SUPPORT
11218 JOHN GALT BLVD., SUITE 103
OMAHA, NE 68137
RW ENGINEERING AND SURVEYING
6225 N. 89TH CIRCLE
OMAHA, NE 68134
NOTES
ENGINEER
SUBDIVIDER
LAND SURVEYOR
THE WEST ONE-HALF OF THE SOUTHEAST ONE-QUARTER OF SECTION 18, TOWNSHIP 16
NORTH, RANGE 12 EAST OF THE 6th P.M., IN DOUGLAS COUNTY, NEBRASKA, EXCEPT
THAT PART CONVEYED TO DOUGLAS COUNTY BY WARRANTY DEED FILED IN BOOK 1647
AT PAGE 261, DEED RECORDS, DOUGLAS COUNTY, NEBRASKA.
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500.00'380.00'236.00'315.00'690.00'ENTRANCE ROADWAY AENTRANCE ROADWAY BROADWAY CROADWAY C30'25'50'ROW50'ROW66'ROWPHASE IPHASE II66'ROW25'ROADWAY DB2ISSUEDESCRIPTIONPROJECT MANAGERPROJECT NUMBER01"2"FILENAMESCALESHEETDATECDA1345678WOUNDED WARRIORSFAMILY SUPPORTDUNHAM HOUSE PROJECTBRAD WECKERLIN10143752OVERALL SITE PLANC-001.DWG1" = 100'C-001-- -1001000200SCALE IN FEET\\omsrv01.intranet.hdr\newforma\187034\10143752\6.0_CAD_BIM\6.2_WIP\DWG\6.2.2_CAD\_Sheets\C-001.dwg, Layout1, 7/12/2019 8:24:40 AM, GPETERS
PLANNING BOARD MINUTES
7.
C10-19-124
C12-19-125
John Folsom
REQUEST: Preliminary Plat approval of WOUNDED
WARRIORS FAMILY SUPPORT - DUNHAM
ADDITION, a subdivision outside the city
limits, with rezoning from AG to R4, along
with a request for a variance to the Present
Development Zone (PDZ) boundary of the
Urban Development Element of the City's
Master Plan (laid over from 7/3/19)
LOCATION: Northwest of 120th Street and Rainwood
Road
*Ms. Karnes advised that agenda items #7 (C10-19-124 & C12-19-125) and #5 (C3-19-137) would be
heard together with but that both cases would be voted on separately*
At the Planning Board meeting held August 7, 2019, Mr. Adam Charlson, 13330 California Street, Suite
200, appeared before the Board on behalf of the applicant. He stated that the request is for a change to the
Master Plan and rezoning to allow the construction of a residential long term care facility for combat
wounded veterans. Mr. Charlson advised that Colonel John Folsom, members of the HDR team, and Mr.
Hal Daub were also present at the meeting to provide more information and answer questions from the
Board.
Colonel John Folsom, 1719 North 60th Street, appeared before the Board as the applicant for this request.
He described this project as being a one of a kind facility in the United States to provide care for combat
wounded veterans who have suffered injuries from I.E.D. and other attacks such as kinetic trauma causing
moderate to severe traumatic brain and spinal injuries. Colonel Folsom stated that his inspiration was a
young soldier with whom he served in Iraq who was injured when an explosive device, which was placed
“head high” was detonated as he was performing clearing duty in Rimadi, causing brain trauma so severe
that the young man, while not in a vegetative state, is now completely reliant on the care of others. He
stated that the primary care giver for this young man, and many other single young soldiers, is his mother.
Colonel Folsom noted that, eventually, the parents of soldiers in such dire condition would be unable to
care for their child either due to age, illness, or death and that the only alternatives for the care at that point
would be a VA veterans home, or another assistive care facility, both of which are geared towards elderly
people. He stated that his vision is to build this facility in Omaha because in addition to the availability of
excellent medical facilities, Omaha is also nearly in the exact center of the United Stated. Colonel Folsom
stated that once the facility is ready to go, there will be a national call for applicants. Initially, phase one of
the program will include 24 beds.
Mr. Don Vokee, 12640 & 12610 Rainwood Road, appeared before the Board in support of the project. Mr.
Vokee stated that he will be the adjacent neighbor to this project and emphasized that he was not asked to
address the Board and had not discussed his testimony with the applicant, but he wanted to express that
he was highly in favor of the project. He stated that he had grown up and gone to school in Omaha. After
leaving the area for 43 years, he and his wife returned and spent two years searching for the perfect location
for their home before finding the right place. He stated that the residents in this area of Omaha feel the area
is special and are not interested in selling their land for any purpose not related to agriculture. Mr. Vokee
stated that while he believes that, like most people, his neighbors prefer the land to remain undeveloped,
he understands that progress happens and if the land is to be developed he believes this is the best project
to put there due to the design of the project by HDR and the engineering contractor. Mr. Vokee stated that
he wanted to speak to address the erroneous claims which had been made in social media that the
neighbors were opposed to this project and to state that he thinks the world of the soldiers who will be
served by this project and welcomes their presence.
Mr. Vokee stated that he understands that the Master Plan currently calls for this land to eventually be
zoned heavy industrial and that he would like for the department to revisit the future land use plan for the
area to possibly revise the best use for that land.
Mr. Hal Daub, 314 North 97th Court, appeared before the Board in support of the request. Mr. Daub stated
that he is passionate about this project not only for the singular national implication, but also because
Omaha has grown into a center of health care for the country. He stated that they had looked all around
the country before deciding on this location due to the proximity of health care, hospitals, rehabilitation
centers and other specialized services which will be necessary for the success of the project, as well as
allowing the potential for growth into a larger facility in the future. Mr. Daub advised that this was a perfect
place being surrounded by rural homes, horse riding communities and large agricultural acreages which
will provide a peaceful, serene setting for the residents at the facility.
Mr. Daub stated that they appreciated the work the Planning Department and HDR had put into making this
project workable. He stated that Wounded Warriors Family Support organization had their headquarters in
Omaha and is one of only five 501c-3 organizations in the country devoted to veteran services who had
earned Morningstar’s elite 5 star rating.
Mr. Eric Englund, Acting Assistant Director, addressed the Board to describe the department’s
recommendations. Mr. Englund stated that the department is always reviewing Master Plan to ensure the
best zoning fit for various areas of the city. He stated that the department believes that this area is a good
location to rezone to low density residential for this project. Mr. Englund stated that the department has
been working with the applicant and development team for some time to get to this point where the
department can support the application for an amendment. He stated that the Planning staff believes this
is a great project and are glad they are able to recommend this request for approval. He also explained that
with the Preliminary Plat and rezoning request (agenda item #7, C10-19-124 & C12-19-125) there is also a
request for a variance to the boundary of the Present Development Zone and with this project the applicant
will be required to extend the sanitary sewer from Blair High Road and with the installation of a street
network, the department is supportive of extending the boundary of the Present Development Zone.
Mr. Englund stated that the proposed use will likely be classified as an Assisted Living Facility which will
require a Special Use Permit which is anticipated to be included in the Final Plat.
At the request of Mr. Pate, Colonel Folsom returned to the podium to answer questions from the Board
regarding the project. Mr. Pate stated that he believes this is a great project and that it will be very good for
the veterans it will serve as well as for the community as a whole. In response to questions from the Board,
Colonel Folsom stated that the facility will be open to both male and female veterans and that this phase
will not include medical facilities on site, but it is anticipated in a future phase. He explained that there will
be small pods built to accommodate skilled care, similar to family style housing rather than a big hospital
or dormitory type building. He reminded the Board that the conditions of the veterans with traumatic brain
and spinal injuries will not improve, it is his goal to build a facility where these young men and women can
live the remainder of their lives. Colonel Folsom stated that his long term goal is to have no development
east of the current location, even if he has to purchase all of that land, this is to allow the residents of the
facility to go out on the veranda and watch the sunrise/sunset, relax, and just enjoy the Nebraska
countryside. He is confident that once the facility is up and running, it will be something that the entire
country will get behind. He also assured the neighboring residents that this would never be an eyesore with
high rise buildings, rather it will be single floor pods, resembling residential homes which will conform to the
land and will be something Omaha as a whole can be proud of.
Mr. Hal Daub returned to address the Board and answer questions as well. He stated that initially the first
20 to 24 veterans who are admitted will be in an independent living situation, however, it will also have to
have the facilities to accommodate the progression of the physical and mental condition of their residents
into assisted living, and then to skilled nursing care. He also stated that the initial buildings will possibly not
require the use permit, however the second and third phases may. Mr. Daub explained that as their physical
and mental condition deteriorates, the veterans may be moved from one building to another which will be
built to accommodate their condition.
Mr. Pate stated that he believes there is a huge demand for this type of facility and expressed his belief
that it will be a model used throughout the country to create similar facilities. Mr. Daub agreed and stated
that they are confident that after this is developed and in operation, other groups around the country will
see that there is, indeed, a demand and will rise to meet that demand.
In response to a question from Mr. Magid, Colonel Folsom stated that the facility will only house the
veterans, their families will not reside there at all. He reminded the Board that many warriors returning home
are single young men and women, and that their primary caregivers are their parents. He stated that as the
parents age and as the condition of the veteran deteriorates, there will be a time when the parent is unable
to provide care for their son or daughter. The goal of Mr. Daub and Colonel Folsom is to create a facility
which can provide a home for these wounded warriors when they cannot be cared for in their parent’s home
or in a situation where a wounded soldier comes home and their spouse is unable to handle the
responsibility for their care. Colonel Folsom stated that their goal in a later phase is to create a facility similar
to a Ronald McDonald House where the families can stay for a short time, however, there is no plan to
provide permanent or long term housing for family members. Mr. Magid observed that this facility will
probably also draw people into the community who wish to live near their loved one who is in the facility.
Colonel Folsom stated that this could possibly happen, however, since Omaha is so centrally located, it will
also be possible for families to travel relatively short distances from where they currently live to see their
family member as well.
Mr. Eric Englund, Acting Assistant Director, stated that the department recommends approval of the
rezoning, approval of the preliminary plat, and approval of the variance to the Present Development Zone
boundary of the Urban Development Element of the City’s Master Plan subject to the 23 conditions in the
recommendation report.
Mr. Magid motioned for approval of the rezoning from AG to R4, approval of a variance to the Present
Development Zone (PDZ) boundary of the Urban Development Element of the City’s Master Plan, and
approval of the Preliminary Plat, subject to the following conditions:
1. Pave Roadway A and Roadway B to City standards (including curb and gutter and storm sewer).
Roadway A will be required to comply with Industrial street design standards.
2. Widen Roadway A to three lanes (38 feet, no median) on its approach to Rainwood Road and
center on the section line at the intersection (acquire right-of-way from the neighboring property
owner on the east for the approach).
3. Widen Rainwood Road to provide an eastbound left turn lane and tapers at its intersection with
Roadway A.
4. Modify the Roadway B right-of-way width to the local residential standard of 50 feet.
5. Modify the radius of the Roadway A assumed horizontal curves (north of Roadway B) to a
minimum of 200 feet, per the local industrial street standards (update the right-of-way dedication
accordingly).
6. Place a note on the plat that “there shall be no access to Lot 1 or Outlot A from Rainwood Road.”
7. Provide for the private maintenance of Roadway A and Roadway B in the final subdivision
agreement.
8. Provide traffic calming on all residential streets in excess of 1,000 feet.
9. Pave all stub streets to the subdivision boundary, and provide temporary turnarounds.
10. Provide a 115 foot noise attenuation easement from the centerline of Rainwood Road and the
standard noise attenuation easement language on the final plat.
11. Dedicate right-of-way and pave the stub street connection to Rainwood Road at the time of final
platting of Lot 1 and Outlot A (acquire right-of-way from the neighboring property owner on the
west for the approach).
12. Widen Rainwood Road to three lanes along the subdivision’s frontage and construct sidewalks
along Rainwood Road at the time of final platting of Lot 1 and Outlot A.
13. Shorten the name of the plat to comply with Douglas County Assessor/Register of Deeds office
requirements.
14. Coordinate with City staff regarding street names.
15. Coordinate with Public Works regarding preliminary approval of the sanitary sewer design prior to
submittal of a final plat.
16. Coordinate with Douglas County to grade the subdivision to match the ultimate profile of
Rainwood Road.
17. Submit an updated wetlands analysis and acceptable wetlands mitigation plan (if necessary).
18. Encapsulate all drainageways within outlots that are adequately sized to encompass the 3:1+20’
(3:1 = 50’ where applicable) or the 100 year storm, whichever is greater.
19. Provide sidewalks along all streets as required by the Subdivision Ordinance.
20. Submit a letter from Douglas County Emergency Management confirming that acceptable
emergency warning is being provided for the area.
21. Submit a letter of approval from Douglas County for a Noxious Weed Plan.
22. The use, ownership and maintenance of the outlots need to be provided for in the final
subdivision agreement.
23. Include provisions in the subdivision agreement for compliance with all applicable stormwater
management ordinances and policies.
Mr. Morris seconded the motion which carried 6-0.
August 7, 2019
Pln1516jp
SUBJECT AREA IS SHADED - AUGUST 2019
GI
AG
AG
AG
Rainwo o d R dN 126thStN 120th St±0 2,100
Feet
7CASE:C10-19-124,C12-19-125APPLICANT:John FolsomREQUEST:Preliminary Plat approval of WOUNDED WARRIORS FAMILY SUPPORT -DUNHAM ADDITION, a subdivision outside the city limits, with rezoning from AG to R 4,along with a request for a variance to the Present Development Zone (P DZ) boundary ofthe Urban Development Element of the City's Master PlanLOCATION:Northwest of 120th Street and Rainwood Road