RES 2022-0228 - F Street Crossing - Preliminary Plat
Exhibit “B” Conditions:
1. Construct sidewalks along all street frontages not included in the waiver request. 2. Provide two sidewalk connections from Street B to the sidewalk fronting 177th Street. 3. Receive Omaha Fire Department concurrence for all stub streets; if OFD concurrence is not given for Circle A, then the cul-de-sac must be constructed with a minimum diameter of 75 feet. 4. The Circle B cul-de-sac must be constructed with a minimum diameter of 75 feet. 5. Comply with the City’s Infill and Redevelopment Policy for Alternative Lot Access. 6. Grant access, utility, and public sewer easements in all of the accessway outlots. 7. Record an MOA for each lot served by an accessway and coordinate with Public Works regarding this matter. 8. On the Street A approaches to Frances and Arbor Streets, remove the medians and construct a 25’ wide approach. 9. Construct public sanitary sewer to abut each lot; grant sewer easements to the City. 10. Coordinate with OPPD on removal/relocation of equipment if necessary, as well as regarding plans for new service. 11. Comply with all stormwater management policies and ordinances. 12. Provide an 8’ wide trail along Arbor Street. 13. Provide for the use, ownership, and maintenance of the outlots in the subdivision agreement. 14. Revise the legal description on the final plat to refer to a replat of the existing lots. Pln0263lgb
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City of Omaha Planning Department
Planning Board
Memo
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: January 26, 2022
Subject: Preliminary Plat approval of F STREET CROSSING, a subdivision outside city
limits, with rezoning from AG-Agricultural District to DR-Development Reserve
District, R4-Single-Family Residential District (High-Density), and MU-Mixed Use
District
Southeast of 204th and F Streets
Case # C10-21-165, C12-21-166
At the July 7, 2021 meeting, the Planning Board laid over the Preliminary Plat and rezoning
request for approval of F Street Crossing to allow the applicant time to address issues related to
the Mixed Use Plan and the layout of streets and lots within the site. The original request was
comprised of 22.06 acres subdivided into 47 lots and 4 outlots to allow development of single
family residential and mixed commercial uses.
The applicant has resubmitted materials to address the issues identified in the recommendation
report dated June 30, 2021. The revised lot layout includes one additional MU-zoned lot (5 total
lots) and one fewer single-family residential lot (41 total lots). However, the overall boundary of
the subdivision as well as the boundary of the MU-zoned area is remaining the same. Revised
materials have also addressed the following:
• Streets have been realigned to match the identified north-south connections approved as
a part of North Streams Replat 1, located south of the subject property.
• A green corner has been included at the intersection of 204th and F Streets.
• A wetlands analysis has been submitted indicating there are no identified wetlands on the
site.
• A revised Mixed Use Development Plan has been submitted for proposed Lots 42-46.
PUBLIC IMPROVEMENTS:
Lot/Street Layout: On the Mixed Use Plan, Lot 46 does not meet the City’s on-site stacking
requirements. Revise the land use or coordinate with the City to modify the site to meet minimum
stacking requirements.
Verify that the lot lines and rights-of-way along the southern boundary of the subdivision match
the previously approved North Streams Replat 1.
Streets: 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 F Street.
F STREET CROSSING
Case Number: C10-21-165, C12-21-166
Page 2
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Provide temporary turnarounds at the terminus of all temporarily dead-ended streets.
Coordinate with Public Works on an acceptable GO Paving Plan.
Coordinate with Planning and Public Works on the Complete Streets Design Guide design
checklists.
Sanitary Sewer: Provide sanitary sewer to serve all lots, including Lot 44.
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:
● There shall be no direct access to F Street or 204th Street from any lots or outlots.
● The intersection of 202nd Avenue and F Street will be restricted to right-in/right-out only
upon future improvements to F Street.
Subdivision Agreement:
In the subdivision agreement, provide for a pro-rata contributions to intersection improvements at
204th and F Streets, and for improvements to 204th and J Streets.
Miscellaneous:
If the subdivision is not located within a Sanitary Improvement District (SID), a maintenance
agreement is required prior to Douglas County providing routing maintenance of public streets.
In addition, if the subdivision in not located within an SID, major maintenance activities are the
responsibility of adjacent property owners.
GRADING AND DRAINAGE:
Receive preliminary approval of the 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: OPPD has distribution equipment is located on or near the property. Coordinate with
OPPD for equipment removal or relocation if necessary.
ENVIRONMENTAL: Provide for the use, ownership, and maintenance of the outlots in the
subdivision agreement.
The submitted tree canopy analysis identifies a total of 18,473 square feet of canopy removed as
a part of this development. A total of 10,470 square feet of the destroyed tree canopy must be
mitigated at a ratio of 2 trees per every 500 square feet of canopy. A minimum 42 mitigation trees
must be provided. The submitted tree canopy mitigation plan proposes a total of 42 mitigation
trees in Outlots A and B, which is acceptable.
The submitted wetlands analysis indicates there are no identified wetlands on the site, and is
acceptable.
F STREET CROSSING
Case Number: C10-21-165, C12-21-166
Page 3
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PARKS AND OPEN SPACE: Coordinate design of Park 45 with adjacent SIDs and the Omaha
Parks Department. The park must meet the requirements as outlined in the Suburban Parks
Master Plan, 2016 Update, and must be designed by a professional landscape architect licensed
in the State of Nebraska.
FINANCING: The applicant has indicated the proposed subdivision will be privately funded.
LAND USE AND PLANNING:
Future Land Use: The Omaha Master Plan identifies this area as appropriate for low density
residential development. The proposed R4 zoning is appropriate.
The intersection of 204th and F Streets is identified as a Neighborhood Mixed Use Area (30
acres), with a 20 percent waiver previously approved to allow a maximum of 36 acres of mixed
use zoning at this intersection. The Copperfields subdivision northeast of the intersection
accounts for 11.8 acres of mixed use zoning. Iron Bluff, located southwest of the intersection,
accounts for 15.65 acres of mixed use zoning at the intersection. A total of 27.45 acres of mixed
use zoning have been allocated to this intersection to date, leaving a maximum 8.55 acres of
mixed use zoning available. Submitted plans show four lots zoned MU-Mixed Use, totaling 6.061
acres. The proposed MU zoning is acceptable, and a balance of 2.49 acres of MU zoning remains
available at the intersection.
Mixed Use Development Plan:
All new MU development agreements require use of the current and revised development
agreement template available from the Planning Department. Submit a redlined version of the
agreement template to the Planning Department for review. The agreement must be approved
by the Planning Department and executed by the Developer prior to forwarding the Mixed Use
Plan to City Council for final approval.
The proposed development plan and agreement or amendments to such are presumed to
illustrate intent to comply with applicable provisions of the Omaha Municipal Code, Sections 55-
561 through 55-565 related to Mixed Use Districts. Any deviation from applicable code should be
explicitly defined, enumerated and detailed in Section 4 of the development agreement, as a
separate exhibit included in the development agreement or as an integral part of the Development
Plan. Modifications to the required bufferyard must be included as a special condition for Outlot
A with the rezoning of the outlot to DR District.
Full sized electronic copies of all exhibits must be provided to the City before approval of the final
agreement.
Pursuant to Section 55-564(e), the applicant is required to provide pedestrian oriented open
space in an amount equal to 3 percent of the land area of the MU development. The required
open space must be provided in addition to other minimum pedestrian-oriented facilities such as
minimum building sidewalks and/or landscaping. As submitted, the current proposal does not
comply with this requirement. However, revised materials provide street sections demonstrating
intent to comply with the minimum Mixed Use sidewalk standards pursuant to Section 55-924.
The applicant should consider widening and enhancing the proposed sidewalks areas with
additional landscaping, decorative lighting, benches, and other features to help satisfy the
pedestrian open-space requirements. Coordinate with the Planning Department staff to address
the pedestrian-oriented open space requirement.
Pursuant to Section 55-925, the building facades along Street A must be designed as a “front” or
a “side” of the building. The “rear” of the buildings, including any loading docks, or utility services,
cannot face Street A.
F STREET CROSSING
Case Number: C10-21-165, C12-21-166
Page 4
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Pursuant to Section 55-564(d)(2), pedestrian facilities must connect all sidewalks to building
entrances and not be interrupted by drive-through facilities (sub-section 5). Revise plans to show
all required sidewalks and pedestrian pathways providing for a clear and direct connection
between the entrances of all buildings and adjacent developments.
Pursuant to Section 55-564(d)(1) and Section 55-745 regarding Mixed Use zoning, off-street
bicycle parking shall be provided. No indication of bicycle parking has been included and must be
provided in compliance with Code.
The proposed buildings must be designed to meet all applicable Urban Design standards as
detailed in Article XXII, Section 55-935. Submitted building elevation are limited in context and
are considered a demonstration of intent to comply with Urban Design standards.
ANALYSIS:
Conditionally, the requested Preliminary Plat generally complies with the objectives of the Omaha
Master Plan and the requirements of the Omaha Municipal Code.
A number of issues remain to be addressed with the details of the Mixed Use Development Plan,
including the use and design of Lot 46; the design and location of the pedestrian-oriented open
space; the four-sided design of proposed structures; and the location and design of sidewalks.
The applicant must continue to coordinate with the Planning Department on an acceptable Mixed
Use Development Plan.
RECOMMENDATION:
Approval of the rezoning from AG-Agricultural District to DR-Development Reserve District, R4-
Single-Family Residential District (High-Density), and MU-Mixed Use District, subject to
submittal of an acceptable Final Mixed Use Development Plan.
Approval of the Preliminary Plat, subject to the following conditions:
1. Verify that the lot lines and rights-of-way along the southern boundary of the subdivision
match the previously approved North Streams Replat 1.
2. 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 F Street.
3. Provide temporary turnarounds at the terminus of all temporarily dead-ended streets.
4. Coordinate with Public Works on an acceptable GO Paving Plan.
5. Coordinate with Planning and Public Works on the Complete Streets Design Guide
design checklists.
6. Provide sanitary sewer to serve all lots, including Lot 44.
7. 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.
8. Place the following notes on the plat:
● There shall be no direct access to F Street or 204th Street from any lots or outlots.
● The intersection of 202nd Avenue and F Street will be restricted to right-in/right-out
only upon future improvements to F Street.
9. In the subdivision agreement, provide for a pro-rata contributions to intersection
improvements at 204th and F Streets, and for improvements to 204th and J Streets.
10. If the subdivision is not located within a Sanitary Improvement District (SID), a
maintenance agreement is required prior to Douglas County providing routing
maintenance of public streets.
F STREET CROSSING
Case Number: C10-21-165, C12-21-166
Page 5
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11. Receive preliminary approval of the PCSMP from Public Works prior to submittal of a
Final Plat application. Upload the drainage study and preliminary plans to Permix.
12. The development must comply with all stormwater management ordinances and policies.
13. Coordinate with OPPD for equipment removal or relocation if necessary.
14. Provide for the use, ownership, and maintenance of the outlots in the subdivision
agreement.
15. Coordinate design of Park 45 with adjacent SIDs and the Omaha Parks Department.
ATTACHMENTS:
Preliminary Plat
Mixed Use Development Plan Exhibit B
Recommendation report dated June 30, 2021
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F STREET CROSSING
LOTS 1 THRU 46 & OUTLOTS "A" THRU "D" INCLUSIVE
A TRACT OF LAND LOCATED IN PART NW1/4 OF NW1/4 OF SECTION 06, TOWNSHIP 14 NORTH, RANGE 11
EAST OF THE 6TH P.M., DOUGLAS COUNTY, NEBRASKA.
1120
1122
EXIST. MAJOR CONTOURS
EXIST. MINOR CONTOURS
SETBACK LINE
BOUNDARY LINE
LOT LINE
EASEMENTS
LEGEND
RIGHT OF WAY LINE
SANITARY SEWER LINE
STORM SEWER LINE
POWER LINE (OVERHEAD)
SSSS
ST ST
OHPOHP
EXIST. BUILDING
LEGAL DESCRIPTION
A TRACT OF LAND LOCATED IN PART NW1/4 OF NW1/4 OF SECTION 06, TOWNSHIP 14 NORTH, RANGE 11
EAST OF THE 6TH P.M., DOUGLAS COUNTY, NEBRASKA.
SAID TRACT OF LAND CONTAINS 960,716 SQUARE FEET OR 22.055 ACRES, MORE OR LESS.
DEVELOPER/OWNER
ROSS K. PIERSON
11414 S 145TH STREET
OMAHA, NE 68138
ZONING:
EXISTING AG
PROPOSED:R-4, LOTS 1 THRU 41 9.840 AC
MU, LOTS 42 THRU 46 6.568 AC
DR, OUTLOTS "A" THRU "D" 2.348 AC
PROPOSED RIGHT-OF-WAY 3.299 AC
TOTAL 22.055 AC
NOTES:
1.DIRECT VEHICULAR ACCESS WILL NOT BE ALLOWED TO 204TH STREET, F STREET OR TO J STREET
FROM ANY LOTS OR OUTLOTS ABUTTING SAID STREETS.
2.A PERMANENT RECIPROCAL INGRESS AND EGRESS, AND PEDESTRAIN EASEMENT SHALL BE
GRANTED TO THE OWNERS OF LOTS 42 THRU 46, F STREET CROSSING, THEIR GUESTS AND
INVITEES OVER ALL OF SAID LOTS EXCEPT THOSE PARTS OF SAID LOTS 42 THRU 46, F STREET
CROSSING, WHICH ARE OCCUPIED BY BUILDINGS AS CONSTRUCTED.
3.TEMPORARY TURNAROUNDS WILL BE CONSTRUCTED AT ALL DEADEND STREETS.
4.CHAMFERS FOR SIDEWALKS ON CORNER LOTS ARE SET AT TWELVE AND HALF FEET (12.5') RADII
FROM THE INTERSECTION OF RIGHT-OF-WAY LINES.
5.TYPICAL UTILITY EASEMENTS WILL BE DEDICATED WITH THE FINAL PLAT.
6.A STORM SEWER AND DRAINAGE EASEMENT IS GRANTED OVER ALL OF OUTLOTS "A" & "B".
7.OUTLOTS "C" & "D" SHALL BE RESERVED FOR GREEN SPACE.
8.THE INTERSECTION OF 202ND AVENUE AND F STREET WILL BE RESTRICTED TO RIGHT-IN/
RIGHT-OUT ONLY UPON FUTURE IMPROVEMENTS TO F STREET.
VICINITY MAP
PROJECT
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TRASH URN
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DECORATIVE BOLLARD
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EASEMENT
RIGHT OF WAY LINE
LOT LINE
PEDESTRIAN WALK / TRAIL
SETBACK / BUFFERYARD
PLANTER - URN TYPE
SITE STATISTICS
LOT AREA
LOT NO SQ. FT.ACRES BUILDING FOOTPRINT PROVIDED PARKING PARKING RATIO
TOTAL 6.569286,149
BUILDING USE
OFFICE (1-STORY)85,786 1.969 17,000 S.F.7.6 STALLS / 1,000 S.F.43
45
130 STALLS
*TOTAL PLAZA / OPEN SPACE PROVIDED = 9,050 S.F.
MIXED USE LOT AREA = 286,149 S.F.
(3.2% OF ASSOCIATED LOT AREA PROVIDED)
(3% OF ASSOCIATED LOT AREA REQUIRED)
PLAZA AREA CALCULATION
Picea abies Norway Spruce 8'-9' B&B
Malus 'Pink Profusion'Pink Profusion Crabapple 1 1/2" B&B
Malus 'Spring Snow'Spring Snow Crabapple 1 1/2" B&B
Juniperus cheninsis 'Seagreen'Seagreen Juniper 3 Gal. Cont.
Calamagrostis 'Karl Foerster'Karl Foerster Grass 2 Gal. Cont.
Pyrus calleryana 'Chanticleer'Chanticleer Pear 2" B&B
Acer rubrum 'Franksred'Red Sunset Maple 2" B&B
Picea pungens 'Glauca'Colorado Blue Spruce 8'-9' B&B
Taxus x media 'Densiformis'Dense Yew 3 Gal. Cont.
Ulmus 'Frontier'Frontier Elm 2" B&B
Acer miyabei 'Morton' State Street Maple 2" B&B
PLANT SCHEDULE
BOTANICAL NAME COMMON NAME TYPESIZE
Gleditsia triacanthos 'Skyline'Skyline Honeylocust 2" B&B
Quercus rubra Red Oak 2" B&B
Quercus bicolor Swamp White Oak 2" B&B
Picea mariana Wellspire Black Spruce 8'-9' B&B
Betula nigra River Birch 2" B&B
Ginkgo biloba 'Autumn Gold'Autumn Gold Ginkgo (fruitless)2" B&B
Euonymus alatus 'Compactus'Dwarf Burning Bush 3 Gal. Cont.
Cornus stolonifera 'Farrow'Arctic Fire Red Twig Dogwood 3 Gal. Cont.
Miscanthus 'Purpurascens'Autumn Flame Grass 2 Gal. Cont.
60,071 1.379 5,200 S.F.83 STALLS 15.9 STALLS / 1,000 S.F.RESTAURANT (1-STORY)42
66,855 1.535 16,000 S.F.80 STALLS 7.9 STALLS / 1,000 S.F.RETAIL (1-STORY)
46 24,806 0.569 800 S.F.5 STALLS 6.3 STALLS / 1,000 S.F.FAST FOOD (1-STORY)
46,600 S.F.
8' PEDESTRIAN CROSSWALK
Landscape Areas to be planted with vartious shurbs and perennials.
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MONUMENT SIGN
20' ACCESS
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15' STREET SIDE YARD
BUILDING SETBACK &
BUFFERYARD
15' STREET SIDE YARD
BUILDING SETBACK &
BUFFERYARD
25' FRONT YARD
BUILDING SETBACK
25' FRONT YARD
BUILDING SETBACK
25' FRONT YARD
BUILDING SETBACK
0' INTERIOR SIDE YARD
BUILDING SETBACK
0' INTERIOR SIDE YARD
BUILDING SETBACK
0' INTERIOR SIDE YARD
BUILDING SETBACK
30' BUFFERYARD
25' FRONT YARD
BUILDING SETBACK
0' INTERIOR SIDE YARD
BUILDING SETBACK
15' REAR YARD
BUILDING SETBACK
15' REAR YARD
BUILDING SETBACK
5' x 5" CONCRETE
SIDEWALK
8.00'25.00' ROADWAY 1.00'
5' x 5" CONCRETE
SIDEWALK
8.00'1.00'
TYPICAL STREET SECTION B-B
NOT TO SCALE
RIGHT-OF-WAY
LINE RIGHT-OF-WAY
LINE
B
PROPOSED SIDEWALK
BY OTHERS, TYP.
B
5' x 5" CONCRETE
SIDEWALK
8.00'36.00' ROADWAY1.50'
5' x 5" CONCRETE
SIDEWALK
8.00'1.50'
TYPICAL STREET SECTION A-A
NOT TO SCALE
RIGHT-OF-WAY
LINERIGHT-OF-WAY
LINE
AA
48,631 1.116 7,600 S.F.83 STALLS 10.9 STALLS / 1,000 S.F.RESTAURANT (1-STORY)44
GREEN CORNER,
5,000 S.F.
NOTE:
Each lot in development shall provide off-street
bicycle parking.
RML
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
Date: June 30, 2021
Case Number(s): C10-21-165, C12-21-166
Applicant: Ross K. Pierson
Request: Preliminary Plat approval of F STREET CROSSING, a subdivision
outside city limits, with rezoning from AG to DR, R4, and MU
Location: Southeast of 204th and F Streets
I. GENERAL INFORMATION:
Purpose: To subdivide a 22.06 acre parcel into a total of 47 lots and 4 outlots to allow
for a mix of single family residential and commercial uses.
Existing Use(s): Vacant (agricultural) Existing Zoning: AG
Adjacent Land Use(s): Adjacent Zoning:
North: Mixed Use commercial North: DR, MU
South: Agricultural (single family
residential proposed)
South: AG (R4 pending)
East: Single family residential East: R4
West: Agricultural West: AG
Future Land Use Designation(s): Low Density Residential, within a Neighborhood (30
Acre) Mixed Use Area
Relevant Case History: Case #C3-21-002. Approval of an Amendment to the
Future Land Use Element of the City of Omaha
Master Plan to reclassify the intersection of 204th
and F Streets from a Convenience Mixed Use Area
(10 acres) to a Neighborhood Mixed Use Area (30
acres), along with approval of a 20 percent variance
to the proposed Neighborhood Mixed Use Area (30
acres) to allow up to 36 acres of mixed use
development. Approved by Planning Board 1/6/21
and subsequently approved by City Council 3/16/21.
Applicable Regulations: If approved, development of the site will be subject to
the underlying DR, R4, and MU zoning regulations, the
approved Mixed Use Development Plan, and 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 22.06 acres of agricultural land and a single family
residence. Land slopes downhill from 204th and F Streets to the east. A
drainage channel bisects the northern portion of the property from the
intersection east and south toward the existing terminus of G Street.
Case Number: C10-21-165, C12-21-166
F STREET CROSSING
Page 2
RML
Development
Proposal:
Submitted plans show the site subdivided into a total of 43 single family
residential lots; four lots for mixed use office commercial, and four outlots
intended for open space, drainage, and tree mitigation.
Public
Improvements:
Lot/Street Layout: Revise lot lines and rights-of-way on the southern end
of the subdivision to match the previously approved plat of North Streams
Replat 1.
Streets: 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 F
Street.
Provide temporary turnarounds at the terminus of all temporarily dead-
ended streets.
Coordinate with Public Works on an acceptable GO Paving Plan.
Coordinate with Planning and Public Works on the Complete Streets Design
Guide design checklists.
Green Corner: Provide a green corner in an outlot at the southeast corner
of 204th and F Streets, and grant an easement between the green corner
outlot and 202nd Avenue (Street A).
Plat Document: Place the following notes on the plat:
● There shall be no direct access to F Street or 204th Street from any
lots or outlots.
● The intersection of 202nd Avenue and F Street will be restricted to
right-in/right-out only upon future improvements to F Street.
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.
Subdivision Agreement: Provide a draft copy of the subdivision agreement.
In the subdivision agreement, provide for a pro-rata contributions to
intersection improvements at 204th and F Streets, and for improvements to
204th and J Streets.
Utilities: OPPD has existing equipment on or near the property. Coordinate with
OPPD on the removal or relocation of the equipment as necessary.
Water, gas, and electricity will be provided as required by Chapter 53,
Subdivisions, of the Omaha Municipal Code.
Grading and
Drainage:
Receive preliminary approval of the PCSMP from Public Works prior to
submittal of a Final Plat application. Upload the drainage study and
preliminary plans to Permix.
Case Number: C10-21-165, C12-21-166
F STREET CROSSING
Page 3
RML
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.
Environmental: A tree canopy analysis and mitigation plan have been submitted and found
acceptable. A minimum 42 mitigation trees must be provided as shown in
the submitted tree mitigation plan.
Submitted plans show substantial grading and construction activities will be
located in areas that appear to be regional drainage. In particular, Outlot C
on the Mixed Use Development Plan is identified as wetlands. Provide a
wetlands analysis demonstrating that no wetlands will be impacted as a
result of development. If wetlands are impacted, provide a wetlands
mitigation plan mitigating all (100%) of impacted wetlands at a 1:3 ratio.
Parks and Open
Space:
Coordinate design of Park 45 with adjacent SIDs and the Omaha Parks
Department. The park must meet the requirements as outlined in the
Suburban Parks Master Plan, 2016 Update, and must be designed by a
professional landscape architect licensed in the State of Nebraska.
Trails or open space constructed with this development that are not a part
of the Suburban Parks Master Plan must be privately constructed and
maintained by the developer, HoA, or other approved entity.
Provide for the use, ownership, and maintenance of the outlots in the final
subdivision agreement.
Miscellaneous: If the subdivision is not located within a Sanitary Improvement District (SID),
a maintenance agreement is required prior to Douglas County providing
routing maintenance of public streets. In addition, if the subdivision in not
located within an SID, major maintenance activities are the responsibility of
adjacent property owners.
Land Use and
Planning:
Future Land Use: The Omaha Master Plan identifies this area as
appropriate for low density residential development. The proposed R4
zoning is appropriate.
The intersection of 204th and F Streets is identified as a Neighborhood
Mixed Use Area (30 acres), with a 20 percent waiver approved to allow a
maximum 36 acres of mixed use zoning at this intersection. The
Copperfields subdivision northeast of the intersection accounts for 11.8
acres of mixed use zoning. Iron Bluff, located southwest of the intersection,
accounts for 15.65 acres of mixed use zoning at the intersection. A total of
27.45 acres of mixed use zoning have been allocated to this intersection to
date, leaving a maximum 8.55 acres of mixed use zoning available.
Submitted plans show four lots zoned MU-Mixed Use, totaling 6.061 acres.
The proposed MU zoning is acceptable, and a balance of 2.49 acres of MU
zoning remains available at the intersection.
Lot Layout and Configuration: The southern boundary of the subdivision
abuts the recently approved North Streams Replat 1. Streets A and B as
identified on F Street Crossing do not align with 203rd Avenue and 203rd
Street from North Streams Replat 1. As designed, it appears that St reet B
terminates at the southern boundary of the property and does not connect
Case Number: C10-21-165, C12-21-166
F STREET CROSSING
Page 4
RML
to J Street due to an intervening outlot. The connection between Street B
and J Street must be provided. As proposed, the street alignment of A and
B Streets are not acceptable. Revisions to address street alignment will
likely result in a reconfiguration of lots and additional coordination between
the applicant and the developer of North Streams Replat 1 is required.
Mixed Use Development Plan:
All new MU development agreements require use of the current and revised
development agreement template available from the Planning Department.
Check with the Planning Department for the most recent version (12/10/20)
prior to submitting for final zoning approval.
The proposed development plan and agreement or amendments to such
are presumed to illustrate intent to comply with applicable provisions of the
Omaha Municipal Code, Sections 55-561 through 55-565 related to Mixed
Use Districts. Any deviation from applicable code should be explicitly
defined, enumerated and detailed in Section 4 of the development
agreement, as a separate exhibit included in the development agreement
or as an integral part of the Development Plan.
Full sized electronic copies of all exhibits must be provided to the City before
approval of the final agreement.
Pursuant to Section 55-564(e), the applicant is required to provide
pedestrian oriented open space in an amount equal to 3 percent of the land
area of the MU development. The required open space must be provided
in addition to other minimum pedestrian-oriented facilities such as minimum
building sidewalks and/or landscaping. The current proposal includes some
of these minimum required areas as a part of the open space calculation,
which in not acceptable. Per OMC Section 55-564(e)(7), a public plaza
shall be framed on three sides including no less than two building
elevations. In addition, vehicle circulation may not bisect plaza areas, which
is proposed on plans. Revise plans to reconfigure the plaza area to and
provide updated Open Space calculations.
Pursuant to Section 55-564(g) MU districts shall provide Green Corners. No
such feature is provided. Revise the development plan accordingly.
Revise plans to provide a vehicle connection and cross-access easement
between Lots 44 and 45.
Access to Lot 44 is provided with a driveway immediately across the street
from Lot 24, which is identified as a single family residential lot. Access to
Lot 44 as proposed will not be permitted, and must be removed. Continue
to coordinate with Public Works and the Planning Department on an
acceptable access plan for the mixed use development.
Provide all proposed street sections demonstrating compliance with Mixed
Use sidewalk standards pursuant to OMC Section 55-924. This includes
the west side of Street A.
Case Number: C10-21-165, C12-21-166
F STREET CROSSING
Page 5
RML
Pursuant to OMC Section 55-564(d)(2) pedestrian facilities must connect
all sidewalks to building entrances and not be interrupted by drive through
facilities (sub-section 5). No indication of pedestrian facilities has been
provided to illustrate compliance with this provision. Revise plans to show
all required sidewalks are provided in compliance with this Section.
Compliance may be demonstrated by minor amendment at time of
development.
Pursuant to Section 55-564(d)(1) and Section 55-745 regarding Mixed Use
zoning, off-street bicycle parking shall be provided. No indication of bicycle
parking has been included. Revise the development plan accordingly.
The proposed buildings must be design to meet all applicable Urban Design
standards as detailed in Article XXII, Section 55-935. Submitted building
elevation are limited in context and are considered a demonstration of intent
to comply with Urban Design standards.
III. ANALYSIS:
Generally the proposed lot layout and zoning of the site are acceptable. However, required
revisions to the site layout to address the alignment of streets with North Streams Replat 1 will
result in changes to lot configuration. In addition, the Mixed Use Development Plan requires
revisions to the required plaza space and access which may alter the layout of the site. A draft
subdivision agreement has not been submitted or reviewed. A wetlands analysis has not been
provided. The request must be laid over to allow the applicant additional time to address layout
and configuration questions and submit revised/additional materials as outlined in the report.
IV. RECOMMENDATIONS:
Layover
V. ATTACHMENTS:
Preliminary Plat
Mixed Use Development Plan
SUBJECT AREA IS SHADED - FEBRUARY 2022
DR
R4
R4
R4
R4
DR
R5
DR
R4
DR
R4
R4
R4
MU
R4
DR
DR
DR
R4
AG
R4
R4
AG
R4
R4
DR
R4
R5
R4
R4
S202nd
St
I St
S
199t
h
Av
e
G S t
AtlasPlzE St
S
205th
St
K St
H o w e S t
Bl a i n e St
N i n a S t
D St
S
2
0
3
r
d
P
lz
Atlas St
S
204th
Ave
F St
S 202
nd
Ave
S 204th St
R4
MU
DR
DR
DR
±0 1,400
Feet
3CASE:C10-21-165, C12-21-166APPLICANT:Ross K. PiersonREQUEST:Preliminary Plat approval of F STREET CROSSING, a subdivision outside citylimits, with rezoning from AG to DR, R4, and MULOCATION:Southeast of 204th and F Streets