RES 2022-0195 - Stratford West - Preliminary PlatExhibit “B”
Conditions: 1. Revise the lot boundaries to provide Outlot D with a 25 foot frontage on 172nd Street. 2. Any drainage way must be placed in an outlot sized to accommodate either the 3:1 + 20 foot section, or the 100-year storm flow, whichever is greater. 3. Acquire the Rachel Snowden Parkway right-of-way adjacent to lots 17-20. Either include the right-of-way within the subdivision boundaries or record separate dedication concurrently with the final plat. 4. Revise plans to show the existing Military Road right-of-way is 66 feet wide. 5. Revise plans to provide 17 feet of right-of-way dedication along the Military Road section line. 6. Provide a pro-rata reimbursement to Bennington Public Schools for prior street and sewer construction. 7. Coordinate with Public Works on an acceptable General Obligation (GO) Paving Plan. 8. Provide traffic calming on all streets longer than 1,000 feet. 9. Provide temporary turn-arounds at the terminus of all temporarily dead-ended streets. 10. Coordinate with the Planning and Public Works Departments on the Complete Streets Design Guide design checklists. 11. Coordinate with the Douglas County Engineer’s office on the review, approval, and permitting of all street, grading, sewer, storm sewer, drainage, and utility designs related to the widening/improvement for Military Road. 12. Construct sidewalks along all street frontages, including Military Road. 13. In the subdivision agreement, cover the maintenance obligations for the sidewalks abutting double-fronted lots. 14. Grant a noise attenuation easement 115 feet from the centerline of Military Road, and place the standard noise attenuation easement language on the plat. 15. Submit the 30 percent 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. 16. Place the following notes on the plat document: a. There shall be no direct access to Military Road from any lots or outlots. b. There shall be no direct access to 171st Street from Lot 191. 17. Receive preliminary approval of the Post Construction Stormwater Management Plan (PCSMP) from Public Works prior to submittal of a Final Plat application. Upload the drainage study and preliminary plans to Permix. 18. The development must comply with all stormwater management ordinances and policies, including no net increase in stormwater runoff and treatment of the first half inch of stormwater for water quality. 19. Rachel Snowden Parkway must be designed in accordance with the Suburban Parks Master Plan, including provision of acceptable sidewalks and street trees. 20. Show and label the required 35-foot-wide no-build easement along Rachel Snowden Parkway. 21. The required sidewalk on the south side of Military Road must connect with the sidewalk walk provided by the Bennington Public School facility to the east. 22. Coordinate the design of Park 24 with adjacent SIDs and the Omaha Parks Department. Park design shall meet the requirements as outlined in the Suburban Parks Master Plan, 2016 Update. The park must be designed by a professional landscape architect licensed in the State of Nebraska.
23. Trails and/or open space constructed within the development that are not part of the Suburban Parks Master Plan will be privately constructed and maintained by the developer, HOA, or other approved entity. 24. Submit a final wetlands delineation report with submittal of a Final Plat application. 25. Provide for the use, ownership, and maintenance of the outlots in the subdivision agreement. Pln0178lgb
RML
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
Date: December 29, 2021
Case Number(s): C10-22-013, C12-22-014
Applicant: Celebrity Homes Omaha
Request: Preliminary Plat approval of STRATFORD WEST, a subdivision outside
city limits, with rezoning from AG and DR to R4
Location: Southwest of 171st Street and Military Road
I. GENERAL INFORMATION:
Purpose: To subdivide 75.5 acres into 220 lots and six outlots and to rezone to allow
for single family residential uses.
Existing Use(s): Vacant (agricultural) Existing Zoning: AG
Adjacent Land Use(s): Adjacent Zoning:
North: Single Family Residential
(agricultural)
North: AG
South: Single Family Residential South: R4
East: Civic (Bennington Public Schools) East: DR, R4
West: Vacant (agricultural) West: AG
Future Land Use Designation(s): Low Density Residential
Relevant Case History: • Case #C10-20-088, C12-20-089: Final Plat
approval of 168 Snowden Commons, a subdivision
outside city limits, with rezoning from AG to DR and
R4. Planning Board approved 9/02/20. City Council
approved 12/15/20.
Applicable Regulations: If approved, development of the site will be subject to
the requirements of the R4-Single Family Residential
District (high density), as well as all other applicable
regulations.
No building permits will be issued based on a site plan that does not comply with the
provisions of the Zoning Ordinance.
II. SPECIAL INFORMATION:
Site
Characteristics:
The site is comprised of 75.5 acres of rolling agricultural land located in
northwest Omaha. The site includes a significant natural drainage channel
running from the northwest corner to the southeast, to the midpoint of the
eastern property boundary. Tributary drainage also extends from the
eastern property line to the southwest.
Development
Proposal:
Plans show subdivision of the site into a total of 220 lots for single family
residential development, as well as six outlots for drainage and stormwater
retention. The plat also incorporates remnant portions of 168 Snowden
Commons, located east of the site, into the boundary of this subdivision.
Lot 19 is identified as the location for a future park.
Case Number: C10-22-013, C12-22-014
STRATFORD WEST
Page 2
RML
Public
Improvements:
Lot Layout: Revise the lot boundaries to provide Outlot D with a 25 foot
frontage on 172nd Street.
Any drainage way must be placed in an outlot sized to accommodate either
the 3:1 + 20 foot section, or the 100-year storm flow, whichever is greater.
Right-of-Way: Acquire the Rachel Snowden Parkway right-of-way adjacent
to Lots 17-20. Either include the right-of-way within the subdivision
boundaries or record separate dedication concurrently with the final plat.
Submitted documents show Military Road right-of-way is 65 feet. Revise
plans to show the existing right-of-way is 66 feet wide.
A minimum 50 feet of right-of-way must be dedicated south of the Section
Line along Military Road. As the width of right-of-way is currently 33 feet, a
minimum 17 feet of right-of-way must be dedicated along Military Road.
Submitted plans show 13.29 feet of right-of-way being dedicated. Revise
plans to provide the additional 17 feet of dedication.
Streets: Provide a pro-rata reimbursement to Bennington Public Schools
for prior street and sewer construction.
Coordinate with Public Works on an acceptable General Obligation (GO)
Paving Plan.
Provide traffic calming on all streets longer than 1,000 feet.
Provide temporary turn-arounds at the terminus of all temporarily dead-
ended streets.
Coordinate with the Planning and Public Works Departments on the
Complete Streets Design Guide design checklists.
Coordinate with the Douglas County Engineer’s office on the review,
approval, and permitting of all street, grading, sewer, storm sewer,
drainage, and utility designs related to the widening/improvement for
Military Road.
Sidewalks: Construct sidewalks along all street frontages, including Military
Road.
In the subdivision agreement, cover the maintenance obligations for the
sidewalks abutting double-fronted lots.
Easements: Grant a noise attenuation easement 115 feet from the
centerline of Military Road, and place the standard noise attenuation
easement language on the plat.
Case Number: C10-22-013, C12-22-014
STRATFORD WEST
Page 3
RML
Sanitary Sewer: Submit the 30 percent 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.
Plat Document: Place the following notes on the plat document:
a. There shall be no direct access to Military Road from any lots or
outlots.
b. There shall be no direct access to 171st Street from Lot 191.
Grading and
Drainage:
Receive preliminary approval of the Post Construction Stormwater
Management Plan (PCSMP) from Public Works prior to submittal of a Final
Plat application. Upload the drainage study and preliminary plans to
Permix.
The development must comply with all stormwater management ordinances
and policies, including no net increase in stormwater runoff and treatment
of the first half inch of stormwater for water quality.
Utilities: Water, gas, and electricity will be provided as required by Chapter 53,
Subdivisions, of the Omaha Municipal Code.
Parks and Open
Space:
Rachel Snowden Parkway must be designed in accordance with the
Suburban Parks Master Plan, including provision of acceptable sidewalks
and street trees.
Show and label the required 35-foot-wide no-build easement along Rachel
Snowden Parkway.
The required sidewalk on the south side of Military Road must connect with
the sidewalk walk provided by the Bennington Public School facility to the
east.
Coordinate the design of Park 24 with adjacent SIDs and the Omaha Parks
Department. Park design shall meet the requirements as outlined in the
Suburban Parks Master Plan, 2016 Update. The park must be designed by
a professional landscape architect licensed in the State of Nebraska.
Trails and/or open space constructed within the development that are not
part of the Suburban Parks Master Plan will be privately constructed and
maintained by the developer, HOA, or other approved entity.
Environmental: A preliminary wetlands analysis has been provided and found acceptable.
Identified wetlands are being preserved in outlots and mitigation is not
required. Submit a final wetlands delineation report with submittal of a Final
Plat application.
A tree canopy analysis has been provided and found acceptable. Tree
canopy mitigation is not required.
Provide for the use, ownership, and maintenance of the outlots in the
subdivision agreement.
Case Number: C10-22-013, C12-22-014
STRATFORD WEST
Page 4
RML
Land Use and
Planning:
Future Land Use: The proposed rezoning and plat is consistent with the
Omaha Master Plan and the requirements of the Zoning Ordinance.
III. ANALYSIS:
Conditionally, the proposed subdivision generally complies with the requirements of Chapters
53, Subdivisions and Chapter 55, Zoning of the Omaha Municipal Code.
IV. RECOMMENDATIONS:
Approval of the rezoning from AG and DR to R4.
Approval of the Preliminary Plat, subject to the following conditions:
1. Revise the lot boundaries to provide Outlot D with a 25 foot frontage on 172nd Street.
2. Any drainage way must be placed in an outlot sized to accommodate either the 3:1 + 20
foot section, or the 100-year storm flow, whichever is greater.
3. Acquire the Rachel Snowden Parkway right-of-way adjacent to lots 17-20. Either include
the right-of-way within the subdivision boundaries or record separate dedication
concurrently with the final plat.
4. Revise plans to show the existing Military Road right-of-way is 66 feet wide.
5. Revise plans to provide 17 feet of right-of-way dedication along the Military Road section
line.
6. Provide a pro-rata reimbursement to Bennington Public Schools for prior street and sewer
construction.
7. Coordinate with Public Works on an acceptable General Obligation (GO) Paving Plan.
8. Provide traffic calming on all streets longer than 1,000 feet.
9. Provide temporary turn-arounds at the terminus of all temporarily dead-ended streets.
10. Coordinate with the Planning and Public Works Departments on the Complete Streets
Design Guide design checklists.
11. Coordinate with the Douglas County Engineer’s office on the review, approval, and
permitting of all street, grading, sewer, storm sewer, drainage, and utility designs related
to the widening/improvement for Military Road.
12. Construct sidewalks along all street frontages, including Military Road.
13. In the subdivision agreement, cover the maintenance obligations for the sidewalks
abutting double-fronted lots.
14. Grant a noise attenuation easement 115 feet from the centerline of Military Road, and
place the standard noise attenuation easement language on the plat.
15. Submit the 30 percent 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.
16. Place the following notes on the plat document:
a. There shall be no direct access to Military Road from any lots or outlots.
b. There shall be no direct access to 171st Street from Lot 191.
17. Receive preliminary approval of the Post Construction Stormwater Management Plan
(PCSMP) from Public Works prior to submittal of a Final Plat application. Upload the
drainage study and preliminary plans to Permix.
18. The development must comply with all stormwater management ordinances and policies,
including no net increase in stormwater runoff and treatment of the first half inch of
stormwater for water quality.
Case Number: C10-22-013, C12-22-014
STRATFORD WEST
Page 5
RML
19. Rachel Snowden Parkway must be designed in accordance with the Suburban Parks
Master Plan, including provision of acceptable sidewalks and street trees.
20. Show and label the required 35-foot-wide no-build easement along Rachel Snowden
Parkway.
21. The required sidewalk on the south side of Military Road must connect with the sidewalk
walk provided by the Bennington Public School facility to the east.
22. Coordinate the design of Park 24 with adjacent SIDs and the Omaha Parks Department.
Park design shall meet the requirements as outlined in the Suburban Parks Master Plan,
2016 Update. The park must be designed by a professional landscape architect licensed
in the State of Nebraska.
23. Trails and/or open space constructed within the development that are not part of the
Suburban Parks Master Plan will be privately constructed and maintained by the
developer, HOA, or other approved entity.
24. Submit a final wetlands delineation report with submittal of a Final Plat application.
25. Provide for the use, ownership, and maintenance of the outlots in the subdivision
agreement.
V. ATTACHMENTS:
Preliminary Plat
Know what's below.
before you dig.Call
R
LAMPRYNEARSON.COM
OMAHA, NEBRASKA
14710 W. DODGE RD, STE. 100 (402)496.2498
FORT COLLINS, COLORADO
4715 INNOVATION DR., STE. 100 (970)226.0342
KANSAS CITY, MISSOURI
9001 STATE LINE RD., STE. 200 (816)361.0440
TODD L. WHITFIELD
LS-561
15. C10-22-013 D-APPROVAL C12-22-014 Celebrity Homes Omaha
REQUEST: Preliminary Plat approval of STRATFORD WEST, a subdivision outside city limits, with rezoning from AG and DR to R4 LOCATION: Southwest of 171st Street and Military Road
This case was removed from the Consent Agenda.
At the Planning Board meeting held January 5, 2022, Mark Johnson, 11440 West Center Road, appeared before the Board on behalf of the applicant. Mr. Johnson stated that the project is a single family subdivision with some additional right-of-way that needs to be acquired. He offered to answer any questions. Jason Peery, 9119 Kilpatrick Parkway, Bennington, Nebraska, appeared before the Board in opposition. Mr. Peery stated that he is the owner of the awkward lot that Celebrity is trying to acquire. He is opposed to the consensus or the use of his property as part of the proposed development. Mr. Peery also added that he has not agreed to sell any portion of his land and Lot 20 negatively impacts the value of his home and land. Mr. Peery requested that Lot 20 be removed from the Preliminary Plat and recommended a new name because Stratford West is confusing and resembles the name of Stratford Park. In response to Mr. Englund, Mr. Peery confirmed that he acquired a building permit for the fence approximately two to three years ago and the paving in the rear is used for a basketball court. Tom Lauritsen, 17306 Military Road, Bennington, Nebraska, appeared before the Board in opposition. Mr. Lauritsen stated that he is concerned with density and traffic. Jessie Sleeper, 9125 Kilpatrick Parkway, appeared before the Board in opposition. Mr. Sleeper stated that he is concerned with safety and is opposed to Lot 20 which backs up to his property. Mark Johnson, 11440 West Center Road, stated that the property to the west of the proposed subdivision will someday be developed therefore Lot 20 will fit into the neighborhood in the future. There is no likeness requirement or confusing language as it relates to names, it is not uncommon to have a continuation of a platted name. In addition, the density complies with the Master Plan and zoning. Eric Englund, Assistant Director, appeared before the Board on behalf of the Planning Department. Mr. Englund stated that the 1.35 acre remnant piece was unfortunately transferred and recorded improperly and created some additional challenges but cannot be included in the subject site but Lot 20 will be included in the proposed subdivision. The staff recommends approval of the rezoning from AG and DR to R4 and approval of the Preliminary Plat, subject to the 25 conditions in the recommendation report. Mr. Morris motioned for approval of the rezoning from AG and DR to R4 and approval of the Preliminary Plat, subject to the following conditions: 1. Revise the lot boundaries to provide Outlot D with a 25 foot frontage on 172nd Street. 2. Any drainage way must be placed in an outlot sized to accommodate either the 3:1 + 20 foot section, or the 100-year storm flow, whichever is greater. 3. Acquire the Rachel Snowden Parkway right-of-way adjacent to lots 17-20. Either include the right-of-way within the subdivision boundaries or record separate dedication concurrently with the final plat. 4. Revise plans to show the existing Military Road right-of-way is 66 feet wide. 5. Revise plans to provide 17 feet of right-of-way dedication along the Military Road section line. 6. Provide a pro-rata reimbursement to Bennington Public Schools for prior street and sewer construction. 7. Coordinate with Public Works on an acceptable General Obligation (GO) Paving Plan. 8. Provide traffic calming on all streets longer than 1,000 feet. 9. Provide temporary turn-arounds at the terminus of all temporarily dead-ended streets.
10. Coordinate with the Planning and Public Works Departments on the Complete Streets Design Guide design checklists. 11. Coordinate with the Douglas County Engineer’s office on the review, approval, and permitting of all street, grading, sewer, storm sewer, drainage, and utility designs related to the widening/improvement for Military Road. 12. Construct sidewalks along all street frontages, including Military Road. 13. In the subdivision agreement, cover the maintenance obligations for the sidewalks abutting double-fronted lots. 14. Grant a noise attenuation easement 115 feet from the centerline of Military Road, and place the standard noise attenuation easement language on the plat. 15. Submit the 30 percent 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. 16. Place the following notes on the plat document: a. There shall be no direct access to Military Road from any lots or outlots. b. There shall be no direct access to 171st Street from Lot 191. 17. Receive preliminary approval of the Post Construction Stormwater Management Plan (PCSMP) from Public Works prior to submittal of a Final Plat application. Upload the drainage study and preliminary plans to Permix. 18. The development must comply with all stormwater management ordinances and policies, including no net increase in stormwater runoff and treatment of the first half inch of stormwater for water quality. 19. Rachel Snowden Parkway must be designed in accordance with the Suburban Parks Master Plan, including provision of acceptable sidewalks and street trees. 20. Show and label the required 35-foot-wide no-build easement along Rachel Snowden Parkway. 21. The required sidewalk on the south side of Military Road must connect with the sidewalk walk provided by the Bennington Public School facility to the east. 22. Coordinate the design of Park 24 with adjacent SIDs and the Omaha Parks Department. Park design shall meet the requirements as outlined in the Suburban Parks Master Plan, 2016 Update. The park must be designed by a professional landscape architect licensed in the State of Nebraska. 23. Trails and/or open space constructed within the development that are not part of the Suburban Parks Master Plan will be privately constructed and maintained by the developer, HOA, or other approved entity. 24. Submit a final wetlands delineation report with submittal of a Final Plat application. 25. Provide for the use, ownership, and maintenance of the outlots in the subdivision agreement. Mr. Sotolongo seconded the motion which carried 6-0.
SUBJECT AREA IS SHADED - JANUARY 2022
R4
R4
R4
R4
R5
R4
DR
R4
AG
R4
R5
R4
AG
R4R4
DR
R4
AG
DR
DRR4
AG
Kilpatr
i
c
k
P
k
w
y
N
1
7
1
s
t
S
tBartlett
S t
Sun f l o w e rSt
N 167th Ave
M ili ta r y R d
N
169t
h
A
v
e
N
1
7
3
r
d
S
t
Rachel S no w den Pkw y
N
1
72ndSt
N 169th
S
t
N
170thSt
N 168th St
±0 2,100
Feet
15CASE:10-22-013,C12-22-014APPLICANT:Celebrity Homes OmahaREQUEST:Preliminary Plat approval of STRATFORD WEST, a subdivision outside citylimits, with rezoning from AG and DR to R4LOCATION:Southwest of 171st Street and Military Road