SARPY COUNTY PLANNING & BUILDING DEPARTMENT

RECOMMENDATION REPORT CHANGE OF ZONE (CZ 15-006) PRELIMINARY PLAT (PP 15-007) APPLICANT: WALNUT OPPORTUNITIES, LLC RIVER OAKS SUBDIVISION

PLANNING COMMISSION HEARING OF: April 21, 2015 I.

GENERAL INFORMATION A. APPLICANT: Walnut Opportunities, LLC 2045 S Folsom Street Lincoln NE 68522 B. PROPERTY OWNER: Katherine Johnson 2026 N 64th Street Omaha NE 68104

Marvale Farms, LLC 24155 County Road 26 Arlington NE 68002

C. SUBJECT PROPERTY LOCATION: Subject property is located at 184th and Harrison Street on the south side. D. LEGAL DESCRIPTION: Part of the W ½ of the NE ¼, together with a part of the NW ¼ of the SE ¼ of Section 17, Township 14N, Range 11E of the 6th P.M., Sarpy County, Nebraska. E. SUBJECT PROPERTY SIZE: approximately 106 acres F. EXISTING FUTURE LAND USE AND ZONING DESIGNATIONS:  Future Land Use Designations: Urban Residential II  Zoning: AG (Agricultural) and RG-35 (General Residential). G. REQUESTED ACTION(S): Approval of a Change of Zone from AG (Agricultural) and RG-35 (General Residential) to RD-50 (Single-Family Residential) and a Preliminary Plat of a subdivision to be known as River Oaks Lots 1-284 and Outlots A - M II.

BACKGROUND INFORMATION A. EXISTING CONDITION OF SITE: Tillable farm ground, trees and flood plain B. GENERAL VICINITY AND LAND USE Areas surrounding this project are developed with single-family residential subdivisions. C. RELEVANT CASE INFORMATION:  The preliminary plat submitted proposes 284 single-family lots and 13 outlots.  Proposed outlots are for creek channels, drainage areas, and stormwater retention.  The following proposed streets exceed the maximum 800 foot block length allowed by the Subdivision Regulations: o Street A – running from Street B/C to Street E o Street A – running from Street F to Street I o Street L – running from Street I to Street G

o Street I – running from Street K to Street A  Development will be served with utilities as follows: water by MUD, natural gas by Black Hills Energy, sanitary sewer by City of Gretna, and electrical power by OPPD.  Proposed access points are as follows: o 186th Avenue (existing access to Sugar Creek) o 184th Street (existing access to SunRidge West) o Josephine Street via SunRidge Subdivision from the east o Briar Street and Willow Street via the Whitetail Creek Subdivision from the west D. APPLICABLE REGULATIONS:  Sarpy County Comprehensive Development Plan  Sarpy County Zoning Regulations Section 16, RD-50 Two-family Residential District  Sarpy County Subdivision Regulations III.

ANALYSIS / STAFF COMMENTS A. COMPREHENSIVE PLAN:  The Comprehensive Plan shows the area as Urban Residential II and the proposed development is consistent with this future land use designation. B. OTHER AGENCY REVIEW/COMMENTS: The applications were sent to various jurisdictional agencies and departments within Sarpy County that may have an interest. Sarpy County Public Works comments are attached. No other comments were received. C. GENERAL COMMENTS:  The Sarpy County GIS Department has assigned street names for the proposed development. Please see attached map.  Applicant has submitted request for a waiver of the maximum 800 foot block length requirement for the following proposed streets: o Street A – running from Street B/C to Street E o Street A – running from Street F to Street I o Street L – running from Street I to Street G o Street I – running from Street K to Street A Applicant makes this request due to the numerous site constraints such as steep topography, the Beadle Creek Channel, overhead power easement, existing surrounding development and proposes to provide traffic calming devises such as speed tables along these streets.  Staff comments following the review of the submittal have been addressed by the applicant’s engineer.  Applicant has realigned Street A and Street L to coordinate with Willow Street and Briar Street in Whitetail Creek.  Sarpy County Public Works has submitted comments regarding the corridor feasibility study from 180th Street to 192nd Street and from Harrison Street to Platteview Road, Traffic Calming Devices, and SunRidge Outfall Sewer. Please see comments attached.  Sanitary sewer flow from the proposed development will flow to the SID 235 (Sunridge) sewer. An existing siphon on this line needs to be rebuilt due to failure potential. The applicant is directed to contact the Attorney or Engineer of record for SID 235 to coordinate reimbursement costs.

IV.

STAFF RECOMMENDATIONS:  Staff recommends APPROVAL of the proposed Change of Zone from AG (Agricultural) and RG-35 (General Residential) to RD-50 (Single-Family Residential) as the proposal is in compliance with the Sarpy County Comprehensive Development Plan and the requirements of the Sarpy County Zoning and Subdivision Regulations.  Staff recommends APPROVAL of the Preliminary Plat of a subdivision to be known as River Oaks, Lots 1 -284 and Outlots A-M as the proposal meets the requirements of the Sarpy County Zoning and Subdivision Regulations.

V.

PLANNING COMMISSION RECOMMENDATION: MOTION:

VI.

ATTACHMENTS TO REPORT: 1. Current Zoning Map 2. Current Development Structure Plan – Figure 5.1 of Comprehensive Plan (showing subject property area) 3. Application for Change of Zone 4. Application for Preliminary Plat 5. Proposed Preliminary Plat 6. Waiver Request of the maximum 800 foot block length 7. Comments Received

VII.

COPIES OF REPORT SENT TO: 1. Walnut Opportunities, LLC (applicant) 2. Katherine Johnson and Marvale Farm, LLC (owners) 3. Eric Galley, Olsson and Associates (applicant’s engineering consultant) 4. Public Upon Request

Report prepared by: Donna Lynam, CFM - Assistant Director, Planning & Building Dept. Reviewed, edited & approved by: Bruce Fountain, AICP - Director, Planning & Building Dept.

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Amended 3-07-2012

SARPY C, JNTY PLANNING & BUILDING DEPT. 1210 GOLDEN GATE DRIVE, #1240 PAPILLION, NE 68046 PHONE: 402-593-1555 FAX: 402-593-1558 E-MAIL: [email protected]

CHANGE OF ZONING APPLICATION In order for your application to be considered COMPLETE. please answer all applicable questions and provide the following:

PLANNING STAFF USE ONLY: APPLICATION #:

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____

DATE RECEIVED: _ _ _-:s _-_~_ -_;;i. _ o_;_s_-

1. Completed Change of Zoning Application 2. Non-Refundable Fee of$ o made payable to Sarpy County (an additional fee of $25.00 is also be required to cover cost of mailing of public notifications) 3. Copy of Deed on file with Register of Deeds or other acceptable proof of ownership 4. Two (2) site plan drawings (folded) 5. One (1) reduced size site plan drawing (8.S x 11) 6. One (1) electronic copy of site plan drawing in PDF form 7. Site plan drawing should include the following (as applicable) a. Legal description with site layout (1"=20') b. Metes and bounds description with lot size c. Floodplain/floodway boundaries d. Existing easements e. General location map (2 mile radius) f. Elevations or other supporting materials 8. Detailed operational plans 9. Please review Section 43 of the Sarpy County Zoning Regulations for a complete list of change of zoning process and submittal requirements.

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CP DESIGNATION: __U: _r_h_t!1_,,,__f?. _ ~_~_,_k _.,, _ -l--_l_A-_f_ /I "".: ' (:?_ - 5 >CURRENT ZONING DESIGNATION: _r_-r{..;;> - -1v'/ -S........ _ __

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PROPOSED ZONING DESIGNATION: APPLICATION FEE:$

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PUBLIC NOTIFICATION PROCESSING FEE: $25.00

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RECEIVED BY: _ _ _ _ _ _ _ _ _ _ _ _ __ NOTES: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

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APPLICATION FILING FEES- see Sarpy County Master Fee Schedule for the Planning and Building Department

APPLICANT INFORMATION: CHECK BOX IF TEXT AMENDMENT APPLICATION

NAME: Walnut Opportunities, LLC

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E-MAIL:

D [email protected]

-------------------~

ADDREss: 2045 S Folsom St.

ciTY/STATE/ZIP:_L_in_c_o_ln_,_N_E_6_ 8s_2_2 _ _ _ _ _ __

MAILING ADDRESS:--- - - - - - - - - -(IF DIFFERENTI PHONE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

CITY/STATE/ZIP: _ _ _ __ _ __ _ _ _ _ _ _ __ _ _ FAX: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

PROPERTY OWNER INFORMATION: (If multiple owners, please attach separate sheet)

NAME: Katherine Johnson

E-MAIL:

ADDRESS: 2026 N 64th St.

ciTY/sTATE/ZIP: Omaha, NE 68104

--------------------

MAILING ADDRESS: _ __ _ _ _ _ _ _ __ _ _ CITY/STATE/ZIP: _ __ _ _ _ _ _ _ _ __ _ _ _ _ __ (IF DIFFERENT) PHONE=---------------~

FAX: _ _ _ _ __ _ __ _ _ _ _ __ _ _ __ _ _

ENGINEERING/SURVEYING OR OTHER CONSULTING PROFESSIONAL'S INFORMATION:

NAME: Olsson Associates

E-MAIL: egalley@olssonassociates .com

ADDRESS: 2111 S 67th St. Ste. 200

ciTY/sTATE/ZIP: Omaha, NE 68106

MAILING ADDRESS: - - -(IF DIFFERENT) n u n m ·.

402- 341 - 1116

-

-

-------

CITY/STATE/ZIP: _ __ __ _ _ _ _ __ _ _ __ _ __

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402-341-5895

SARPY C"- JNTY PLANNING & BUILDING DEPT. 1210 GOLDEN GATE DRIVE, #1240 PAPILLION, NE 68046 PHONE: 402-593-1555 FAX: 402-593-1558 E-MAIL: PLANNING@SARPY .COM

CHANGE OF ZONING APPLICATION In order for your application to be considered COMPLETE. please answer all applicable questions and provide the following:

PLANNING STAFF USE ONLY: /I_·2 eAPPLICATION#: _ _c_:...... ___ f_ ..;> __ - _o_ o____f.G_______ -.7 .:::DATE RECEIVED: _ _ _ >__ --, -"... _- _ _ _ _ __

1. Completed Change of Zoning Application 2. Non-Refundable Fee of$ made payable to Sarpy County (an addftional fee of $25.00 is also be required to cover cost of mailing of public notifications) 3. Copy of Deed on file with Register of Deeds or other acceptable proof of ownership 4. Two (2) site plan drawings (folded) 5. One (1) reduced size site plan drawing (8.5 x 11) 6. One (1) electronic copy of site plan drawing in PDF form 7. Site plan drawing should include the following (as applicable) a. Legal description with site layout (1"=20') b. Metes and bounds description with lot size c. Floodplain/floodway boundaries d. Existing easements e. General location map (2 mile radius) f. Elevations or other supporting materials 8. Detailed operational plans 9. Please review Section 43 of the Sarpv County Zoning Regulations for a complete list of change of zoning process and submittal requirements.

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Walnut Opportunities, LLC

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PROPOSED ZONING DESIGNATION: APPLICATION FEE:$

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RECEIVED BY: _ _ _ _ _ _ _ _ _ _ __ NOTES: _ _ _ _ _ _ _ _ _ _ _ _ __

APPLICANT INFORMATION: NAME:

Walnut Opportunities, LLC

ADDREss:

2045 S Folsom St.

MAILING ADDRESS: _ _ _ _ _ _ _ _ _ _ __ (IF DIFFERENT) PHONE: _ _ _ _ _ _ _ _ _ _ _ _ _ __

E-MAIL:

[email protected]

ciTY/STATE/ZIP:

Lincoln, NE 68522

CITY/STATE/ZIP: _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

FAX: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

PROPERTY OWNER INFORMATION: (If multiple owners, please attach separate sheet) NAME:

Marvale Farm, LLC

ADDREss:

18415 Harrison St

MAILING ADDREss:

24155 County Rd 26

E-MAIL: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ CITY/STATE/ZIP: _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ ciTY/sTATE/ZIP:

Arlington, NE 68002

(IF DIFFERENT) PHONE: _ _ _ _ _ _ _ _ _ _ _ _ _ __

FAX: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

ENGINEERING/SURVEYING PROFESSIONAL'S INFORMATION: NAME:

Olsson Associates

ADDREss:

2111 S 67th St. Ste. 200

E-MAIL:

[email protected]

ciTY/STATE/ZIP:

Omaha, NE 68106

MAILING A D D R E S S : - - - - - - - - - - - - CITY/STATE/ZIP: _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ (IF DIFFERENT) PHONE:

402-341-1116

402-341-5895 FAX: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __

PROJECT DESCRIPTION: (Describe the project in detail, including physical features of the site, proposed improvements, proposed uses or business, operating hours, number of employees, anticipated customers, etc. -Attach additional sheets if necessary.) PLEASE NOTE: A detailed project description is essential to the reviewing process of this request.

This is a proposed 290 lot residential subdivision situated on approximately 106 acres bisected by Beadle Creek just south of Harrison Street in Sarpy County.

PROJECT SITE INFORMATION: Complete each section in its entirety. If a question is not applicable to your project, please indicate

this to show that each question has been carefully considered. SUBDIVISION NAME: River Oaks ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

GENERAL LOCATION: 184th and Harrison ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

1

(example 189 h & Giles Rd}

ASSESSOR'S PARCEL NUMBER: 010430849

ADDITIONAL PARCEL NUMBERS 0140430830, 011588208, 011588207

~~~~~~~~~~

LEGAL DESCRIPTION: (Describe property to wit:) Part of the West Half of the Northeast Quarter (W1/2 NE1/4) together with

a part of the Northwest Quarter of the Southeast Quarter (NW1/4 SE1/4) of Section 17, Township 14 North, Rance 11 East of the 6th P.M., Sarpy County, Nebraska. acres CURRENT ZONING: AG,

SIZE OF PROPERTY: SOURCE OF UTILITY SERVICES:

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REQUESTED ZONING: RD-50

~~~~~~~~

Water - MUD

Sewer_ City of Gretna

Gas- MUG

Electric - OPPD

~~~~~~~~~~~

~~~~~~~~~~~~~~~

PLEASE NOTE THE FOLLOWING PROCEDURES: 1.

2. 3. 4.

The Planning Department will review the application material along with other appropriate departments and/or agencies and provide a recommendation report to the Planning Commission and County Board. The Planning Commission will hold a public hearing and make a recommendation to the County Board. The County Board will hold a public hearing and make a final decision on the Change of Zoning application. Any necessary agreements will be recorded with the Sarpy County Register of Deeds, the cost of which will be borne by the applicant or the property owner.

pplicant (or authorized agent) has prepared this application and certifies that the facts stated herein and exhibits attached 3/2/2015 Date

I, the undersigned, understand a sign will be posted on my property and will remain until the public hearing process of the Planning Commission and County Board is complete. I further understand the Change of Zoning process as stated above and I authorize ~~c(&Sltffil'J'.Ptaff to enter the property for inspection related to the specific request during this process.

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3/2/2015 Date

3/2/2015 Owner Signature (or authorized agent)

Date

April 2, 2015

Sarpy County Planning Commission 1210 Golden Gate Dr. Papillion, NE 68046

Re:

River Oaks Change of Zone and Preliminary Plat Submittal – Waiver Request

Dear Planning Commission, We are requesting the following waivers as they relate to the River Oaks Subdivision generally located at 184th and Harrison Street: Pursuant to Section 10.3.1 of the Sarpy County Subdivision Regulations, block lengths shall not exceed 800 feet. In cases of irregular shaped blocks, this requirement may be granted a waiver by the Planning Commission if requested by the developer.

Street A – running from Street B/C to Street E Due to the numerous site constraints such as the steep topography, the Beadle Creek channel and surrounding existing development we are requesting that the block length for Street A running from Street B/C to Street E be waived. • An additional traffic control measure, in the form of a speed table, shall be taken to slow traffic along this block. Street A – running from Street F to Street I Due to the numerous site constraints such as the steep topography, the Beadle Creek channel, the overhead power easement and surrounding existing development we are requesting that the block length for Street A running from Street F to Street I be waived. • An additional traffic control measure, in the form of a speed table, shall be taken to slow traffic along this block. Street L – running from Street I to Street G Due to the numerous site constraints such as the steep topography, the Beadle Creek channel, the overhead power easement and surrounding existing development we are requesting that the block length for Street L running from Street I to Street G be waived. • An additional traffic control measure, in the form of a speed table, shall be taken to slow traffic along this block. Street I – running from Street K to Street A 2111 South 67th Street, Suite 200 Omaha, NE 68106

TEL 402.341.1116 FAX 402.341.5895

www.oaconsulting.com

1 OF 2

Due to the numerous site constraints such as the steep topography, the Beadle Creek channel, the overhead power easement and surrounding existing development we are requesting that the block length for Street L running from Street I to Street G be waived. • An additional traffic control measure, in the form of a speed table, shall be taken to slow traffic along this block. Thank you for your time and consideration. Please contact me with any questions at (402) 970-2319. Sincerely,

Eric Galley, P.E. Encls. Cc:

Bruce Fountain, Planning Director Nicole O’Keefe, Deputy County Attorney

F:\Projects\015-0415\20-Management\Approvals\Entitlements\Prelim Plat\2015-03-23_Waiver Request Ltr_50415.doc

2111 South 67th Street, Suite 200 Omaha, NE 68106

TEL 402.341.1116 FAX 402.341.5895

www.oaconsulting.com

2 OF 2

March 23, 2015

Donna Lynam Zoning Administrator/Code Enforcement Sarpy County Planning Re:

River Oaks Change of Zone and Preliminary Plat Submittal

Dear Mrs. Lynam, Please find enclosed a revised Preliminary Plat Submittal which addresses comments as noted below for the River Oaks Subdivision. This submittal is provided as a revision to the documents originally submitted for Preliminary Plat on 3/1/2015 and are in response to Review Comments dated 3/23/2015. Comment responses are as follows:

Section 42.2.3 of the Sarpy County Zoning Regulations requires that a copy of the deed for the property be submitted with the application. Response: Please see attached property deeds Section 6.2.13 of the Sarpy County Subdivision Regulations requires that a preliminary draft subdivision agreement be submitted. Response: Please see attached draft subdivision agreement Preliminary Plat Comments: The Preliminary plat lists Lots 1 – 284 and Outlots A – M and the application states that there are 290 lots. Please confirm which is correct. Response: There are 284 lots on the preliminary plat Draft Subdivision Agreement has not been submitted Response: Please see attached draft subdivision agreement Lots are identified with number and dimensions but we need to have the lot sizes as well (this can be submitted on a separate page) Response: Please see attached preliminary plat Outlot “J” needs to be identified Response: Complete Typographical error in legal description Rang should be Range, missing the “e” Response: Complete Connections to Willow Street and Briar in the Whitetail Subdivision do not align with proposed connections to Street A and Street L in River Oaks. Response: Olsson Associates has coordinated with Whitetail Subdivision and we have revised our preliminary layout to make the connecting streets align with the Whitetail Final Plat. Please see the attached Exhibit A. Confirm and identify buildable area for Lots 75 and 91 Response: Complete Add “Note” that access to Lot 19 has no vehicular access to proposed Street E Response: Complete Pursuant to Section 10.3.1 of the Sarpy County Subdivision Regulations, block lengths shall not exceed 800 feet. In cases of irregular shaped blocks, this requirement may be granted a waiver by 2111 South 67th Street, Suite 200 Omaha, NE 68106

TEL 402.341.1116 FAX 402.341.5895

www.oaconsulting.com

1 OF 2

the Planning Commission if requested by the developer. Please submit such request in writing for the following: o Street A – running from Street B/C to Street E o Street A – running from Street F to Street I o Street L – running from Street I to Street G o Street I – running from Street K to Street A Response: Please see attached waiver request letter. Consideration of a traffic slowing measures should be discussed for those areas that you are requesting block length waivers for. Response: Consideration of traffic slowing measures have been noted on the waiver request.

Thank you for your time and consideration. Please contact me with any questions at (402) 970-2319. Sincerely,

Eric Galley, P.E. Encls. Cc:

Bruce Fountain, Planning Director Nicole O’Keefe, Deputy County Attorney

F:\Projects\015-0415\20-Management\Approvals\Entitlements\2015-03-23_Engineering Comment Response Ltr_50415.doc

2111 South 67th Street, Suite 200 Omaha, NE 68106

TEL 402.341.1116 FAX 402.341.5895

www.oaconsulting.com

2 OF 2

SARPY COUNTY Dennis L. Wilson, P.E., PhD Sarpy County Engineer

PUBLIC WORKS DEPARTMENT 15100 South 84th Street •Papillion, NE 68046-2895 Phone (402) 537-6900 •FAX (402) 537-6955 • www.sarpy.com

MEMO TO:

Bruce Fountain, AICP, EDFP, Planning Director

FROM:

Patrick M. Dowse, PE, Engineering Manager

DATE:

March 31, 2015

RE:

River Oaks - Change of Zone and Preliminary Plat

PlnQ

Sarpy County Public Works has reviewed the above mentioned Change of Zone and Preliminary Plat submittal, and has the following comments:

1aoth Street Alignment Sarpy County Public Works has entered into an agreement for a corridor feasibility study from 180th Street to 192nd Street and from Harrison Street to Platteview Road to study potential vertical and horizontal roadway alignments as well as potentially environmentally sensitive areas (see Sarpy County Board Resolution 2015-76). The 180th street alignment will most likely deviate from the current alignment based upon the findings of this study. Giles Road may deviate somewhat from current alignment as well east of 186th Street. Traffic Calming Devises As many of the block lengths are in excess of the maximums as set forth by the subdivision regulations, traffic calming devises should be considered as a countermeasure to excessive speeds. All-way (4-way) stop conditions shall not be considered as a traffic calming/traffic control measures. Traffic calming devises shall be consistent with current City of Omaha construction standards, and shall be reviewed and approved by Public Works prior to construction. Sunridge Outfall Sewer As a portion of the River Oaks SID sanitary sewer will connect to the Sunridge (SID 235), the River Oaks SID will need to discuss reimbursement for the siphon that is to be rebuilt that ties the outfall to the City of Gretna interceptor sewer. The siphon needs to be rebuilt due to the failure potential of the existing system. Please contact the SID 235 Attorney and Engineer of record for further coordination.

Local Road Connectivity Street "L" and Street "A" should connect to Willow Street and Briar Street respectively within the Whitetail Creek subdivision to make to make the vehicular and pedestrian connection. Coordination will need to take place between both SIDs.

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