RES 2022-0657 - Vistancia - Final Plat (Lots 524-680, Outlots M-U)PJB
City of Omaha Planning Department
Planning Board
Memo
To: Chairman and Members of the Planning Board
From: David K. Fanslau
Planning Director
Date: November 23, 2021
Subject: Final Plat approval of VISTANCIA (Lots 524-680, Outlots M-U), a subdivision outside
city limits, with rezoning from AG to DR and R4.
Northeast of 216th and Fort Streets
Case # C10-18-219, C12-18-220
The Preliminary Plat of VISTANCIA (Lots 524-680, Outlots M-W), a subdivision outside the city limits,
with waivers to Sections 53-8(2)(b), Cul-de-sac length, 53-9(14), Green corners, and 53-8(3), Block
length, along with a waiver of the PDZ-Present Development Zone boundary and a rezoning from AG
to DR and R4, was recommended for approval by the Planning Board on July 7, 2021 and
subsequently approved by the City Council on October 26, 2021.
The applicant has submitted a Final Plat for review of this phase of development. The proposed Final
Plat creates 157 lots and nine outlots, which is consistent with the approved Preliminary Plat. The
conditions of approval of the Preliminary Plat are listed below (with subsequent responses for this
review included):
1. Coordinate with the NRD and City Staff regarding the various items related to the proposed
Dam Site 12 (DS12) project and submit a revised Preliminary Plat, if necessary (The NRD
requested dedicated access easements to Outlot Q to accommodate access to the future
dam site. This has not been noted on the final plat document. Also, the stormwater outlet
from Outlot P must be revised to discharge closer to the proposed normal pool level of
1,206 feet).
2. Place a note on the plat that there shall be no direct access to Fort Street or 216th Street
from any lots or outlots (An acceptable note has been added to the plat document).
3. Coordinate with Public Works on an acceptable GO paving plan (The applicant indicates
that coordination with Public Works regarding this condition is ongoing).
4. Coordinate with Douglas County on the design of the temporary section of Fort Street, and
on the required ROW dedications in the vicinity of Outlots Q, V, and W (The applicant
indicates that coordination with Douglas County regarding this condition is ongoing).
5. Provide for traffic calming on all streets longer than 1000 feet (This will be addressed in the
final subdivision agreement).
6. Acquire the property for Street 1 on its approach to 216th Street. Either record a paper
ROW dedication concurrently with the plat, or include the full width of the ROW on the plat
(The applicant indicates that a paper dedication will be recorded with the final plat
document).
7. On the Street 1 approach to 216th Street, provide a 16 foot inbound lane, a 4 foot paved
median, and two 12 foot outbound lanes, and dedicate ROW as needed to accommodate
VISTANCIA (Lots 524-680, Outlots M-U)
Case Number: C10-18-219, C12-18-220
Page 2
PJB
(The submitted paving plan shows a three lane section on the Street 1 approach to 216th
Street).
8. Coordinate with the Planning and Public Works Departments on the Complete Streets
Design Guide Design Checklists (This will be addressed in the final subdivision
agreement).
9. Dedication of public right of way at the existing and future 216th Street and Fort Street
intersections must be coordinated with Douglas County (The applicant indicates that
coordination with Douglas County regarding this condition is ongoing. ROW dedication
shall widen to 60 feet along both sides of Fort Street and 216th Street within 300 feet of
their intersection. This will be addressed in the final subdivision agreement).
10. Any vacation of existing public right of way would need to follow state statutes and a study
by the County Engineer would be required (The applicant indicates that no vacation of
existing public ROW is proposed at this time).
11. Obtain all required permits from Douglas County (This condition of approval is still
applicable).
12. Submit documentation for justification for the cul-de-sac at Circle 2 (The applicant indicates
that the width between the NRD proposed purchase outlot and the east property line is not
wide enough to allow for 2 streets without going to single-loaded lot conditions. A width of
620' would be needed and it is 532' at the rear of Lots 528-530 extended).
13. Coordinate with the City on the construction of the interceptor sewer, Link WP-248.5 (The
applicant indicates that coordination with the City regarding this condition is ongoing).
14. Design the sanitary sewer to accommodate the future force main from the west side of
216th (This will be addressed in the final subdivision agreement).
15. Coordinate with Public Works on the storm and sanitary sewer designs and alignments,
including providing for changes to easement and outlot widths (The applicant indicates that
coordination with Public Works regarding this condition is ongoing).
16. Submit the 30% 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 (The
applicant indicates that the 30% design report has been submitted and approved by Public
Works).
17. Move the PCSMP facilities in outlots M and P to the west side of Street 3, adjacent to the
future NRD property (The applicant indicates that they are able to move Outlot 'P' over to
the west side of Street 3. However, Outlot ‘M’ in its current location is preferred. If lots were
located where Outlet 'M' is now, they would be north facing onto the much busier Street 1
(Kansas). The applicant is able to grade Street 3 and Street 1 so that storm events beyond
the capacity of the basin will overflow in public right of way to the sump in Street 1. The
depths of flow meet the criteria of the Omaha Regional Stormwater Design Manual. The
applicant indicates that these PCSMP locations have been coordinated with the Public
Works department).
18. Receive preliminary approval of the PCSMP from Public Works prior to the application for
final plat approval (The applicant indicates that the necessary PCSMP documents have
been submitted to Permix for review. The project must receive preliminary approval of the
PCSMP from Public Works prior to forwarding the subdivision agreement to City Council;
upload the drainage study and preliminary plans to Permix).
19. Storm sewer design computations and final plans must be submitted to the Douglas
County Engineer for review that relate to the handling of roadway and site drainage along
the development boundaries adjacent to Fort Street and 216th Street (This condition of
approval is still applicable).
20. Sidewalks must be provided along all street frontages (The draft subdivision agreement
indicates that sidewalks and street trees along both sides of all public streets within the
area to be developed shall be constructed by the Subdivider or District in accordance with
city code).
VISTANCIA (Lots 524-680, Outlots M-U)
Case Number: C10-18-219, C12-18-220
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PJB
21. Place an outlot between Street 3 and Fort Street in the vicinity of Lots 623 and 565, and
construct a sidewalk connection between the two streets (The applicant indicates that
Street 3 sits significantly higher than the proposed Fort Street vertical profile in this area.
The lots are proposed to be walkout basement lots with slope in the rear yards, which
would make an ADA sidewalk connection here not feasible. The applicant proposes a trail
connection to the NRD-owned outlot rather than to 216th Street.
Because the NRD does not plan on building a trail around the portion of the damsite
adjacent to this phase of Vistancia (Outlot Q), the proposed alternative solution would be
acceptable, subject to the following: The connection needs to be placed in its own outlot. If
this outlot is proposed to be adjacent to Outlot P, it needs to be verified with Public Works
that all PCSMP facilities and necessary maintenance areas are within the boundaries of
Outlot P, so that future maintenance activities don't disturb the sidewalk connection. The
applicant will need to construct the trail connection through Outlot Q (subject to
concurrence by the NRD) to the southwest to Outlot S. This will ensure that, in the future
when 216th is realigned, the sidewalk connection can be made. The applicant must
coordinate with the City regarding this condition, which will be addressed in the final
subdivision agreement).
22. Comply with all applicable stormwater management ordinances and policies (This will be
addressed in the final subdivision agreement).
23. Provide for the use, ownership, and maintenance of the outlots in the subdivision
agreement (Language regarding the use, ownership, and maintenance of the outlots has
been included in the draft subdivision agreement).
24. Coordinate design for Park 33b with adjacent SID’s and the Omaha Parks Dept. park
planning staff (The applicant indicates that coordination will occur with Parks Department
Staff regarding this condition of approval. Contributions to Park 33b are included in the
submitted source and use of funds document).
25. Trails and/or open space constructed within the development that are not part of the
suburban park master plan shall be privately constructed and maintained by the developer,
HOA or other approved entity (This condition of approval is still applicable).
26. Submit a wetlands analysis with the final plat application. All (100%) of impacted
jurisdictional wetlands must be mitigated at a 1:3 ratio (An acceptable wetlands analysis
has been submitted. All wetland and drainage areas are within Outlot Q which will be
acquired by the NRD as a future dam site).
27. Submit a letter of approval from Douglas County for a Noxious Weed Plan. (An acceptable
letter has been submitted).
28. Coordinate with the City on an acceptable debt ratio (This will be addressed in the final
subdivision agreement).
29. Proposed site grades along the southern and western boundaries of the platting, adjacent
to Fort Street and 216th Street, must be coordinated with the future improvement of the
roadways (The applicant indicates that coordination with Douglas County regarding this
condition is ongoing).
30. Receive preliminary approval of the PCSMP from Public Works prior to the application for
final plat approval; upload the drainage study and preliminary plans to Permix (The
applicant indicates that the necessary PCSMP documents have been submitted to Permix
for review. The project must receive preliminary approval of the PCSMP from Public Works
prior to forwarding the subdivision agreement to City Council; upload the drainage study
and preliminary plans to Permix).
Based on the submitted plans, the following additional comments have been provided:
● Proper street names must be added to the final plat mylars; coordinate with Planning staff.
VISTANCIA (Lots 524-680, Outlots M-U)
Case Number: C10-18-219, C12-18-220
Page 4
PJB
● In order to prevent any confusion with future permitting of the proposed lots, the applicant
must remove the setback lines shown on the final plat document.
● Right of Way for Kansas Avenue shall be dedicated concurrently with the final plat.
● Tree canopy analysis is acceptable; no tree mitigation is required.
● Coordination will be required on how the detention cell outflow from Outlots ‘M’, ‘R’ & ‘T’
integrates with the dam site development. The applicant must coordinate with the Parks
Department to discuss additional erosion protection at the outflow of the pipes into the dam
site property.
● The BMP maintenance agreement will need to be revised to include maintenance/repair of
erosion on the downstream end of the outflow pipes into the dam site.
● The pedestrian/bicycle access that the NRD has requested running along the east side of
216th street and connecting into the dam site is not eligible for reimbursement from the trails
and boulevard fund.
● As part of the development of the dam site the NRD will be installing their standard wire fence
with metal ‘t’ posts around the dam site property. If the developer would like a different style
fence they will need to coordinate with the NRD.
ANALYSIS: Conditionally, the proposed subdivision and rezoning is consistent with and carries out
the goals and objectives of the City of Omaha Master Plan.
RECOMMENDATION: Approval of the rezoning from AG to DR and R4
Approval of the Final Plat, subject to addressing the following conditions, prior to forwarding the
request to the City Council for final action:
1. Submittal of an acceptable final subdivision agreement.
2. Adding proper street names and removing the setback lines from the final plat mylars.
3. Dedicate access easements to Outlot Q to accommodate access to the future dam site.
4. The stormwater outlet from Outlot P must be revised to discharge closer to the proposed
normal pool level of 1,206 feet.
5. Receive preliminary approval of the PCSMP from Public Works prior to forwarding the
subdivision agreement to City Council; upload the drainage study and preliminary plans to
Permix.
ATTACHMENTS:
Final Plat
SUBJECT AREA IS SHADED - DECEMBER 2021
AG-FF
R4
R4AG-FW
AG-FF
AG
R4
AG
AG
R5
R5
R4
R4
Camde nAve
GrandAve
N 210th St
N
2
0
9
t
h
St
N 216th St
Mount Mich ael Rd
Fort St
DR
DR
DR
DR
DR
R4
R4
±0 2,200
Feet
1CASE:C10-18-219,C12-18-220APPLICANT:Vistancia 3, LLCREQUEST:Final Plat approval of VISTANCIA (Lots 524-680, Outlots M-U), a subdivisionoutside city limits, with rezoning from AG to DR and R4LOCATION:Northeast of 216th and Fort Streets