RES 2022-0543 - Special Use Permit - Ravi, LLC - Large Group Living in LC District, 2110 Papillion ParkwayRAVI, LLC LANDSCAPING PLAN
May, 2022
2” honeylocust tree to be planted in each of the green circled areas
Exhibit “B”
Conditions:
1. Submittal of and compliance with a landscape plan providing the additional
required tree plantings, prior to forwarding the request to city council for final
action.
2. Compliance with the submitted site plan.
3. Compliance with the submitted operations plan.
4. Compliance with all applicable signage regulations.
5. Compliance with all other applicable regulations.
Pln1886jp
PJB
City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
Date: April 27, 2022
Case Number: C8-22-123, C8-22-124
Applicant: Ravi, LLC
Request: Approval of a Special Use Permit to allow Large group living and
Transitional living in the LC District.
Location: 2110 Papillion Parkway
I. GENERAL INFORMATION:
Purpose: To allow for the site to be used as a Large group living facility.
Existing Use(s): Vacant Existing Zoning: LC
Adjacent Land Use(s): Adjacent Zoning
North: Undeveloped North: R6
South: Office/Commercial South: LC
East: Office/Commercial East: GO-PUD
West: Undeveloped West: DR
Future
Land Use
Designation(s):
Office Commercial/Open Space
Applicable
Regulations:
Existing, future development, or redevelopment would be subject to
compliance with the LC Zoning District as well as all other applicable
regulations, including those of the approved Special use permit.
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 comprises approximately 3.5 acres developed with a vacant office
building and multiple parking areas. Property in the vicinity is developed
with a mix of commercial, civic, and residential uses.
Development
Proposal:
The applicant proposes for the existing building on the property to be
utilized by the Developmental Disability Center of Nebraska ("DDCN").
DDCN specializes in supportive residential services for persons with
disabilities and/or behavioral disorders.
The facility will be separated into several different areas, including
administrative offices, patient living quarters, recreational areas,
kitchen/dining, and restrooms.
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Operations Plan:
● Normal business hours will be Monday through Friday, 8:00 a.m. to
5:00 p.m. However, supervision and services will be provided on a
24-hour basis, seven days per week for the residents living at the
facility.
● Up to 23 beds will be available.
● Services provided: Residential and vocational services to
developmentally disabled children and adults.
● The facility is defined as an Intensive patient Stabilization Care
Facility (IISCF) with expanded outpatient services, providing
services exclusively to those persons diagnosed as having either
Intellectually Developmentally Delay (IDD), or who are diagnosed
as having Autism Spectrum Disorder (A.S.D).
● Program specifics:
○ Three phase step-down approach:
■ Phase 1 - Intensive decompression and adjustment:
● 4-6 weeks, individuals placed in their own
living quarters, frequent interactions with
staff practitioners until progress is shown.
■ Phase 2 - Expanded adjustment:
● 4-12 weeks, goal is to assess an individual's
reaction to being in contact with more people
and assess their readiness to go into the
community on a regular basis, individuals
placed in their own living quarters with
access to a larger group room and outdoor
area.
■ Phase 3 - Transition to group living:
● 8 to 24 weeks, goal is to prepare individuals
for outpatient services, active community
involvement and more independent living,
individuals placed in their own living quarters
with access to larger group rooms and
outdoor areas, given more freedom
throughout the facility and begin transition to
community practitioners in preparation for
outpatient services.
■ Once the program is successfully completed, the
individual(s) then becomes eligible for outpatient
services while being placed in either a separate
group home, apartment, or shared living facility.
■ These options for Expanded Outpatient Services
(EOS) at various off-site locations include:
● Working group home in Springfield, NE; Solo
Apartment Living - Various Apartments in
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the Omaha Area; Modified Group Home -
Various Apartments and Homes in the
Omaha Area; Shared living provider home -
Various Apartments and Homes in the
Omaha Area.
○ All programs will have access to the following: Arts/crafts,
games, book club, men's group, women's group, life
management skills, social skill development, community
outings, sports, sensory room, art therapy, music therapy,
group recovery therapy, and individual therapy.
○ Admissions process: State Department of Human and
Health Services referrals are prioritized, other referrals are
secondary.
■ Individuals must have a counselor evaluation within
the last 6 months. If the evaluation recommends
residential treatment, the individual will be added to
a waitlist. Admissions committee will review the
waitlist weekly to determine who to admit based on
availability.
The applicant has provided additional clarification regarding the proposed
use that there will not be individuals referred to the program from the court
system. Therefore, the Transitional living portion of the request has been
withdrawn (C8-22-124).
Land Use and
Planning: The Large group living use requires a Special Use Permit in the LC zoning
district, which may be approved upon compliance with applicable base
district development standards and Section 55-885 of the Omaha Municipal
Code (OMC) review criteria.
ULarge Group Living UsesU: Pursuant to Omaha Municipal Code Chapter
55—763(c), a large group living use is subject to the following conditions
(with staff comments for this review included in italics):
1. Separation. The distance between a large group living use and any
other large group or small group living use shall be at least 1,200 feet.
(Based on the best available information, there does not appear to be any
other group living facilities located within 1,200 feet of the proposed use.)
2. (Subsection C). In all districts, a minimum of 200 square feet must
be provided in the dwelling unit for each resident. (The proposed
occupancy of 23 residents requires 4,600 square feet of floor area per OMC
Section 55-763(2c). The gross area of the proposed group living use is
approximately 35,000 square feet which complies with this requirement).
3. Any application for special use permit for a large group living use
must include the following information:
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a. Maximum number of residents. (The operations plan
proposes a maximum of 23 residents.)
b. Square feet of bedroom space provided per resident. (The
submitted operations plan proposes bedrooms ranging from 144
square feet to 1,400 square feet.)
c. Name and addresses of organizations expected to be
operating the use. (The submitted operations plan lists the name
and address of the organization who will be operating the proposed
facility (DDCN).)
d. A description of services provided to residents. (The
submitted operations plan identifies all anticipated services provided
by the facility.)
e. The maximum number of staff anticipated. (The operations
plan indicates that patients may need two or three to one
supervision, in which case the number of employees may be up to
69 at any one time.)
f. The number of non-residents expected to visit the facility,
and their length of stay. (The operations plan states that family and
friends of residents may visit residents with visits lasting no longer
than one hour per day.)
g. The number of vehicles expected to be parked at the facility
on a daily basis. (The applicant indicates that up to 50 vehicles may
be parked at the facility during peak times.)
h. All copies of licenses or applications for licenses needed to
operate the use. (The applicant has included documentation of
various licenses within the submitted operations plan.)
i. Certifications, credentials, accreditations, or similar
acknowledgements awarded to the organization expected to be
operating the use. (The applicant has submitted certification from
the State of Nebraska stating that DDCN meets the provisions of
Title 404 NAC, “Community-Based Services for Individuals with
Developmental Disabilities.”)
j. The name and contact information of a designated contact
person for the use. (A name and contact have been provided as a
part of application materials.)
k. A map showing the location of any signage associated
with the use. (All signage must comply with applicable sign
regulations for the LC district.)
l. The location of any existing large group living uses located
within 1,200 feet of the location. (The applicant indicates the
proposed facility is more than 1,200 feet from any existing group
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living use. This separation was also reaffirmed using the city’s GIS
records.)
Parking: Large group living requires 1 space per 2 residents per Section 55-
734. Based on the capacity of the facility, a minimum of 46 parking spaces
are required. Plans show 148 parking spaces, including ten handicapped
stalls, on the property today which is sufficient.
Urban Design: No landscaping plan was provided. A total of 6 trees must
be planted in the interior parking lot landscaping islands. Submit a
landscape plan providing the additional required tree plantings, prior to
forwarding the request to city council for final action.
III. ANALYSIS:
Conditionally, the proposed facility complies with the requirements of the zoning ordinance
and the goals and objectives of the Omaha Master Plan.
IV. RECOMMENDATIONS:
Approval of a Special Use Permit to allow Large group living in the LC District, subject to the
following conditions:
1.Submittal of and compliance with a landscape plan providing the additional required
tree plantings, prior to forwarding the request to city council for final action.
2. Compliance with the submitted site plan.
3. Compliance with the submitted operations plan.
4. Compliance with all applicable signage regulations.
5.Compliance with all other applicable regulations.
V. ATTACHMENTS:
885 Review
Operations Plan(s)
Site Plan
Floor Plan
Elevations
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City of Omaha
Planning Department
1819 Farnam Street
Suite 1100
Omaha, NE 68183
402-444-5150
Planning.CityofOmaha.org
55-885 Project Review
Date: April 27, 2022
Case Number: C8-22-124
Applicant: Ravi, LLC
Location: 2110 Papillion Parkway
Zoning: LC
Site Plan Review Mixed Use
Conditional Use Special Use Reviewed
By:
PJB
CRITERIA GUIDELINES COMMENTS:
1. Land Use Compatibility:
a. Development
Density
Site area per unit, Floor Area
Ratio, and/or Intensity Rating
should be similar to
surrounding uses if not
separated by major manmade
or natural features.
Acceptable
2. Height and Scale:
a. Height and
Bulk
Development should minimize
differences in height and
building size from surrounding
structures. Substantial
differences must be justified
by urban design
considerations.
Acceptable
b. Setbacks Development should respect
pre-existing setback lines in
surrounding areas. Variations
must be justified by significant
site features or operating
characteristics.
Acceptable
c. Building
Coverage
When possible, building
coverage should be similar to
that displayed in surrounding
areas. Higher coverage
should be mitigated by
landscaping or other site
amenities.
Acceptable
3. Site Development:
a. Frontage Generally, a project’s frontage
along a street or private way
should be similar to its lot
width.
Acceptable
b. Parking/ 1. Parking and circulation
should serve all structures
Acceptable
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Internal
Circulation
with minimal vehicular and
pedestrian conflicts.
2. All structures must be
readily accessible to public
safety vehicles.
3. Development must have
access to adjacent public
streets or private ways.
Internal circulation should
distribute traffic to minimize
congestion at access points.
c. Landscaping Landscaped areas should be
planned as an integral part of
the development, providing
street landscaping and
buffering, and dividing
otherwise unbroken paved
areas. Parts of a site with
steep slopes, wooded areas,
and natural drainage ways
should be preserved.
Conditionally acceptable.
4. Building Design:
Architectural design and
building materials should be
compatible with surrounding
areas if located adjacent to
landmark districts or in highly
visible locations.
Acceptable
5. Operating Characteristics:
a. Traffic
Capacity
Projects should not materially
reduce the exiting level of
service on adjacent streets.
Projects will be required to
make street improvements
and/or dedicated right-of-way
to mitigate negative effects.
Acceptable
b. External
Traffic
Effects
Project design should direct
non-residential traffic away
from residential areas.
Acceptable
c. External
Effects
Projects with long operating
hours must minimize effects
on surrounding residential
areas.
Acceptable
d. Outside
Storage
If permitted, outside storage
areas must be screened from
adjacent streets and less
intensive zoning districts and
uses.
Not Permitted
6. Public Facilities
a. Sewage
Disposal
Development within 500 feet
of a public sanitary sewer
Acceptable
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must connect to the public
sewer system. If permitted,
individual systems must not
adversely affect public health,
safety, or welfare.
b. Sanitary
Sewer
Capacity
Sanitary sewer must have
adequate capacity to serve
development.
Acceptable
c. Storm
Water
Manage
ment
1. Development design
should handle storm water
without overloading or
substantially diminishing
capacity of public storm sewer
system.
2. Development should not
inhibit development of other
properties.
3. Development should not
increase probability of
erosion, flooding, landslides,
or other endangerment to
surrounding properties.
Acceptable
d. Utilities Project must provide evidence
of utility service to the site.
Acceptable
7. Comprehensive Plan
Projects should be consistent
with the comprehensive plan
of the City of Omaha and
should minimize adverse
economic effects on
surrounding properties.
Acceptable
PLANNING BOARD MINUTES
32. C8-22-123
C8-22-124
Ravi, LLC
REQUEST: Approval of a Special Use Permit to allow
Large group living and Transitional living in
the LC District
LOCATION: 2110 Papillion Parkway
At the Planning Board meeting held May 4, 2022, Sidney (inaudible), 12910 Pierce Street, appeared before
the Board, on behalf of the applicant. Sidney stated that the applicant, Ravi, LLC, intends to lease the
property to the Developmental Disability Center of Nebraska who will provide a residential daycare and
vocational services to developmentally disabled children and adults. She offered to answer any questions.
There were no opponents.
Eric Englund, Assistant Director, appeared before the Board on behalf of the Planning Department. Mr.
Englund stated that the Transitional living portion has been withdrawn. He stated that staff recommended
approval of a Special Use Permit to allow Large group living in the LC District, subject to the five conditions
in the recommendation report.
Mr. Pate motioned for approval of a Special Use Permit to allow Large group living in the LC District, subject
to the following conditions:
1. Submittal of and compliance with a landscape plan providing the additional required tree plantings,
prior to forwarding the request to City Council for final action.
2. Compliance with the submitted site plan.
3. Compliance with the submitted operations plan.
4. Compliance with all applicable signage regulations.
5. Compliance with all other applicable regulations.
Mr. Sotolongo seconded the motion which carried 6-0.
May 4, 2022
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32CASE: C8-22-123, C8-22-124APPLICANT: Ravi, LLCREQUEST: Approval of a Special Use Permit to allow Large group living and
Transitional living in the LC DistrictLOCATION: 2110 Papillion Parkway