RES 2004-0704 - Variance from land use element of master plan for mixed use area southwest of 162nd St and W Maple Rd CA; l, i + `` Pi "
CASE: C3-04-098 17
APPLICANT: L. C. Enerprises, Inc.
REQUEST: Approval of an Amendment to the Master Plan to designate the 156th St. &
West Maple Road intersection for 80-acres of mixed-use development,
instead of current 65-acres, and Approval of a maximum 20%variance to
increase the amount of mixed-use to 96 acres
LOCATION: Southwest of 162nd St. &West Maple Road
SUBJECT AREA IS SHADED -APRIL 2004
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C-25a• CITY OF OMAHA
LEGISLATIVE CHAMBER
June 8, 2004
Omaha,Nebraska
RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA:
WHEREAS, the City has received a request of L. C. Enterprises, Inc. for a
variance from the Land Use Element of the Master Plan to allow an increase of 20% in the size
of the Mixed Use Area for property located southwest of 162nd Street and West Maple Road as
shown on Exhibit "A" attached hereto and made a part hereof by this reference; and,
WHEREAS, the Land Use Element of the Master Plan of the City of Omaha
allows for variances from the size specifications of Mixed Use area upon meeting criteria set
forth for same; and,
WHEREAS, justification for said variance has not been shown because there are
no mixed use areas available at the intersection of 168th and West Maple Road and because the
applicant does not meet the requirements for the provision of a 1/4 mile break between mixed-
use centers; and,
WHEREAS, the City Planning Board held a public hearing on this request April
7, 2004, and upon hearing testimony recommended denial of said variance.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF OMAHA:
THAT, the request of L. C. Enterprises, Inc. for a variance from the Land Use
Element of the Master Plan to allow an increase of 20% in the size of the Mixed Use Area for
property located southwest of 162nd Street and West Maple Road as shown on Exhibit "A"
attached hereto and made a part hereof by this reference is hereby approved.
P:\PLN2\10629pjm.doc APPROVED AS TO FORM:
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06/18/2004 16:30 4023300936 LAUGHLINPETERSONLANG PAGE 02/02'' '
t LAUGHLIN, PETERSON & LANG
ATTORNEYS AT LAW
1.1.718 NtCHOLAS STRE1T,SUITE 101
OMAT A,NEBRASKA 68154
(402)330-1900
`' FAX(402)330.0936
i .
June 18,2004
Mr. Buster Brown BY FAX NO. 444-5263
e City Clerk, City of Omaha •
;, 1819 Farnam Street •
Omaha,NE 68183
RE: L.C. Enterprises,Inc.-Item No. 20 on June 22, 2004 Council Agenda
Dear, Buster:
This office represents L.C. Enterprises, Inc. which is the applicant on item no. 20 on the June 22,
2004 Omaha City Council Agenda. On behalf of L.C. Enterprises,Inc., we hereby request that
this matter be laid over until the July 20, 2004 City Council meeting.
Thank you for your consideration in regard to this matter. If you have any questions or need
anything in addition from me,please let me know.
,
Sincerely,
•
For the F_Firm ___-_ ... .-
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L_:r ' JEL:,cw
c: Steve Jensen, City of Omaha Planning Department
L.C. Enterprises,Inc.
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07/19/2004 09:38 4023300936 LAUGHLINPETERSONLANG PAGE 02/02
LAUGHLIN, PETERSON &LANG
ATTORNEYS AT LAW
11.718 NICHOLAS STREET.SUITE 101
OMAHA,NEBRASKA 681,54
(402)330-1900• ` C7
FAX(402)330-0936 '
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July 19, 2004
Mr. Buster Brown BY FAX NO, 444-5263
City Clerk, City of Omaha
1819 Farnam Street
Omaha,NE 681.83
RE: L.C. Enterprises, Inc, item No, 20 on July 20,2004 Council Agenda
Dear Buster:
This office represents L.C. Enterprises,Inc. which is the applicant on item no. 20 on the July 20,
2004 Omaha City Council Agenda. On behalf of L.C. Enterprises, Inc.,we hereby request that
this matter be laid over until the August 24,2004 City Council meeting.
Thank you for your consideration in regard to this matter. If you have any questions or need
anything in addition.from me,please let me know.
Sincerely,
For the Firm,
Jame: g
JETS:acw
c: Steve Jensen, City of Omaha Planning Department
L.C. Enterprises, Inc.
07/19/2004 09:38 4023300936 LAUGHLINPETERSONLANG PAGE 01/02
LAUGHLIN,PETERSON & LANG
ATTORNEYS AT LAW
11718 NICNOLAS STREET,SUITE 101
OMAHA,NEBRASKA 68154
(402)330-1900
FAX(402)330-0936
FAX SHEET
THIS DOCUMENT BEING COPIED IS _ PAGES LONG, INCLUDING THE
COVER SHEET. IF YOU DO NOT RECEIVE ALL PAGES TRANSMITTED,PLEASE CALL
(402) 330-].900.
TRANSMIT TO:
NAME:
COMPANY:
FAX NO.: Lf L??
TRANSMITTED FROM:
NAME: 1 !r1
DATE:
RE: .
REMARKS:
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ARECEIVED DIST./'' �
LAUGHLIN, PETERSON & LANG DIST.#DIST.#2
014 AUG 18 PM 3: 36 ATTORNEYS AT LAW DIST.#4
11718 NICHOLAS STREET,SUITE 101 DIST#5
T } OMAHA,NEBRASKA 68154 DIST.#6
C s L'L L.r : (402)330-1900 DIST#7
OMAHA, NEBRASKA FAX(402)330-0936 CH.OF STAFF v
STAFF •
CITY CLERK
August 17, 2004 LOBBYIST
AUG 18 '04
Mr. Chuck Sigerson, Jr. / 3
Vice President, Omaha City Council �M
r.1819 Farnam Street
Omaha, NE 68183
RE: L.C. Enterprises,Inc.; Request for Rezoning from R6 to MU; Southwest of 162"d and West
Maple Road, before the City Council on August 24, 2004
Dear Councilman Sigerson:
This office represents L.C. Enterprises,Inc. ("LC"). LC proposes to rezone a 5.57 acre lot located
at the southwest corner of 162"d and West Maple Road from R6 (multi family)to MU (mixed use).
The purpose of the rezoning would be to permit a mixed use (office/retail) development at this
location.
I am enclosing an aerial photograph which sets forth the site in relation to West Maple Road, 156`h
Street and the surrounding area. I am also enclosing a site plan of the proposed mixed use area
which incorporates the Special Community Value guidelines found in the Land Use Element of the
Master Plan which includes the properly designed mix of office and commercial uses, an internal
sidewalk system, landscaping, plazas, common areas and parking/vehicle circulation.
LC believes it is appropriate to rezone the lot to MU for the following reasons:
1. Location/Infrastructure. The lot is located at the southwest corner of 162nd and West Maple Road.
This corner consists of a full movement intersection with a deceleration lane for eastbound traffic
turning south onto 162"d Street to the subject property,a full deceleration lane for westbound traffic
turning south onto 162"d Street and a four lane separated West Maple Road with traffic signal. The
site is further served by 162"d Street to the east and Pinkney Street to the south. All of the
infrastructure public improvements are in place to properly and adequately serve this site as a MU
zoned property.
2. Appropriate Use for Site. LC believes that the highest and best use of this site is for a retail/office
MU development. This site was originally zoned for a residential use, however, all of the
surrounding factors and uses now dictate that this site is now more suitable for MU zoning
(retail/office use) rather than residential.
The MU zoning will fit in well with the existing adjoining uses. To the east across 162nd Street the
property is zoned MU for retail/office uses; to the southeast there is a single family residential
subdivision; to the south there are apartments and to the west there is an undeveloped parcel
consisting of an existing structure which area is lower than the subject property and as a result does
not have the desirability for commercial/office MU zoning as does the present parcel. The property
to the west also consists of a treed drainage area. To the north is West Maple Road which consists
of a four lane separated major arterial roadway with traffic signals and turning lanes.
From observing the lot it is clear that the highest and best use for this lot is as MU/retail/office use.
3. Neighborhood Support. The developer has met with the Huntington Park Homeowners
- Association which represents the Huntington Park single family residential subdivision to the
southeast. The Huntington Park Homeowners Association is supportive of the developer's request
to rezone the parcel to MU, especially with the developer's Special Community Value site plan
consisting of additional landscaping,the decorative entrances and plaza which they believe will be
an asset to their neighborhood as well. A copy of the Association support letter is attached hereto.
The developer has also met with homeowners to the southeast and such homeowners are also in
support of this request. A copy of a letters from the homeowners are included with this letter.
4. Design of Center. As seen from the attached site plan,Purdy&Slack,architects,have designed
the center utilizing the Special Community Value design features. The center consists of an
attractive and well designed retail/office center featuring a plaza/open space, a proposed
amphitheater-event space,buildings designed and located with walkways to interact with each other,
sculptures and upgraded landscaping to enhance the center.
5. Master Plan Objectives. The proposed center will further important aspects of the master plan
and its elements. The project will(1)incorporate the Special Community Value criteria set forth in
the Land Use Element of the Master Plan; (2) utilize an existing parcel of improved property with
all of the infrastructure and utilities having been installed and provided to this lot;(3)meets the floor
area ratio for density; and (4)permits the parcel to be utilized for its highest and best use.
6. Master Plan Quarter Mile Break and MU Acres. Figure 7 of the Land Use Element of the Master
Plan requires a non MU(office/commercial)break along West Maple Road. In the event the subject
property, consisting of 5.57 acres, is zoned MU,there will continue to exist a non MU break along
the south portion of West Maple Road to the west at this location. Enclosed with this letter is a
drawing showing the break after the rezoning of the subject property to MU. The master plan does
not require that the break be continuous, only that there is a non commercial/office break. In this
case the break will exist since there is property to the west which is non commercial/office as shown
on the attached sheet.
As to the availability of 5.57 acres of MU in this area,according to the applicant's calculation,there
remains 11 acres of MU at 156th and West Maple Road. The applicant would be utilizing 5.57 of
this 11 acres.
7. Planning Department/Planning Board Position. Before the Planning Board, the Planning
Department recommended denial for the reason that (1) there are no available mixed use acres
available at the intersection of 168`h and West Maple Road and (2) the applicant does not meet the
requirement for the provision of a quarter mile break between mixed use centers. Based upon this
recommendation, the Planning Board voted to deny the request six to one.
The master plan only requires a break or spacing,it does not require that the break be contiguous for
a quarter mile. I am enclosing a copy of that portion of the Master Plan with this letter. Concerning
allocating the MU acres from 156`h versus 168`h Street,there is no provision in the Master Plan that
states that an applicant within the mile corridor cannot obtain an allocation of MU from the
intersection on the other side of the half mile mark. This parcel is adjacent to and part of the MU
area to the east which,the Planning Department agrees, is part of the allocation of MU at 156`h and
West Maple Road. It makes no sense to create an artificial boundary which cuts this parcel off at
the half mile point. This parcel is part of the area to the east as shown from the aerial. There is a
natural physical break to the west of this parcel where the break exists. The Master Plan is a flexible
guideline designed to achieve certain objectives. In this situation the objectives of maintaining the
break and limiting the number of MU acres continues to exist since those acres (a) are not being
exceeded and(b)the break to the west continues to exist. What we are doing here is recognizing the
physical layout of the parcels as they relate to one another and not attempting, as the Planning
Department does, to draw an artificial line at the half mile.
The applicant requests that the City Council vote to approve the MU zoning. By doing so, the
applicant believes that master plan objectives are further enhanced,the parcel is zoned to its highest
and best use,existing infrastructure is utilized,contiguous development and density is achieved,the
special community use values are incorporated and the Master Plan's requirements of a break and
limiting the number of MU acres is achieved.
If you have any questions or need any additional information concerning this matter,please let me
know. Thank you for your time and assistance in regard to this matter.
Sincerely,
For the Firm
Jamd E.2ang
JEL:acw
Enclosure
c: Mike Earl
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I +--•-- '' - MIXED USE DEVELOPMENT AGREEMENT EXHIBIT B ' 1.
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• -� Huntington Park
4-b
`� Homeowner's Association
H•L\TI NGTO1 P,kRh 71. r.>;•. r
`'' P.O.Box 541044 •Omaha,NE 68154
HUNTINGTON
PARK
HOMEOWNERS
ASSOCIATION April 2, 2004
OFFICERS&
DIRECTORS:
PRESIDENT:
SHARON EDLOFF •
491-0775 MichaelM P. Earl l
VICE PRESIDENT: Principal
JOHN DEBOER Lund Company
4450971 120 Regency Parkway
VICE PRESIDENT. Omaha,NE 68114-4301
MIKE DowD
4936580
Mr. Gregory A.Mahloch
SECRETARY.JUDY STRIBLEY First Commercial Realty
498.0768 11235 Davenport#106
TREASURER: Omaha, NE 68154
DUANE THELEN
445-4811 Dear Mike and Greg:
DIRECTOR:
TOM SAMUELSON
333.3632 Thank you for meeting with the Huntington Park Homeowner's Association Board about
DIRECTOR: your proposed development on 162nd and Maple. We appreciate your ideas and
RICHARD WILKINSON your willingness to include our ideas into this area.
963 0867
DIRECTOR:
BE: Our Board discussed the situation and will support your endeavors for rezoning this area
CAROL BEHM
491-3396 from Multi-Family to a Mixed Commercial Use area. We also support the additional
landscaping and decorative entrances that would blend in with what the James family
comm" . is doing to the land to the east of 162nd Street so there would be consistency along
FINANCE:
DUANE THELEN Maple Street making our neighborhood stand out from others.
4454811
MAILBOX: We look forward to hearing more about your development, if rezoning allows and
JERRY PONT encourage you to call on us and keep us updated. Please feel free to contact us for
4937274
covENAN-s:
any ideas needed. Good luck!
MIKE DOWD
4936580 Sincerely,
NEWSLETTER: ? �`/
CAROL BEHM �' f
ACTNMES:
OPEN Sharon Edloff
GROUNDS: President, •
JOHN DEBOER Huntington Park Homeowner's Association
4450971
HUNTINGTON WOODS
VILLAS:
TOM SAMUELSON
3333632
•
L.0 Enterprises
11235 Davenport#106
Omaha,Nebraska 68154
Lot 1
Maple Creek Subdivision
Dear Gregory,
We have reviewed the site plan that is coming up for zoning consideration. It looks like a
fine development.
Thank You,
For Showing us your Idea.
X X
1
2y3yN k-" iLzi�F �
L.0 Enterprises
11235 Davenport#106
Omaha,Nebraska 68154
Lot 1
Maple Creek Subdivision
Dear Gregory,
We have reviewed the site plan that is coming up for zoning consideration. It looks like a
fine development.
Thank You,
For Showing us your Idea.
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