CITY OF PAPILLION PLANNING COMMISSION STAFF REPORT MARCH 30, 2016 AGENDA

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1 I. GENERAL INFORMATION CITY OF PAPILLION PLANNING COMMISSION STAFF REPORT MARCH 30, 2016 AGENDA THRASHER ADDITION PRELIMINARY PLAT, CHANGE OF ZONE, & COMPREHENSIVE PLAN AMENDMENT PP ; CZ ; CPA A. APPLICANT: GNT Properties, LLC Cary Cir. La Vista, NE B. PROPERTY OWNER: GNT Properties, LLC Cary Cir. La Vista, NE C. LOCATION: Northwest of 114 th Street and Cornhusker Road D. LEGAL DESCRIPTION: A tract located in the SW ¼ of Section 20, T14N, R12E of the 6 th PM, Sarpy County, NE E. REQUESTED ACTION: Approval of a Preliminary Plat, a Change of Zone from AG (Agricultural) to Mixed Use (MU), and a Comprehensive Plan Amendment F. EXISTING ZONING AND LAND USE: Zoned AG, undeveloped G. SIZE OF SITE: 55 acres II. BACKGROUND INFORMATION A. COMPREHENSIVE PLAN SPECIFICATIONS: The Future Land Use map approved as part of the West Papio Future Land Use Plan Comprehensive Plan amendment identifies this site as Greenway. B. EXISTING CONDITION OF SITE: Undeveloped.

2 2 C. GENERAL VICINITY AND LAND USE: The area to the north is within the City of La Vista s jurisdiction. It consists of Brook Valley II Business Park, which is zoned I-2 (Heavy Industrial) and partially developed with industrial uses. The area to the west, across 120 th Street consists of Pink Industrial Park and Pink Industrial Park 2 (Phase 1), unplatted tax lots, and Rock Estates. Pink Industrial Park is zoned LI (Limited Industrial) and is developed with industrial uses. Pink Industrial Park 2 (Phase 1) is zoned LI (Limited Industrial) and is undeveloped. The unplatted tax lots include a singlefamily residential acreage and the future second phase of Pink Industrial Park 2. Rock Estates is zoned AG (Agricultural) and is developed as single-family residential. The area to the east, across 114 th Street, is Clatterbuck Addition, which is zoned LI (Limited Industrial) and partially developed with the Fidelity Investments data center. The area to the south, is zoned AG (Agricultural). It is the future site of the WP-6 Detention Basin. D. RELEVANT CASE HISTORY: In April 2007, City Council approved the Pink Industrial Park 2 preliminary plat. The Pink Industrial Park 2 developer requested to final plat the property in two phases. In September 2007, City Council approved the first phase of Pink Industrial Park 2. The public improvements contemplated with phase 1 have not been completed yet. Further, the second phase has not been final platted yet. In February 2010, City Council approved the West Papio Future Land Use Plan Comprehensive Plan Amendment for the WP-5 Sub-Area, which included this site. The amendment identified this site as Greenway. This site is immediately north of the proposed WP-6 reservoir. The WP-6 recreation area is intended to be a passive recreation area as compared to Prairie Queen Recreation Area and Walnut Creek Recreation Area. E. APPLICABLE ORDINANCES AND REGULATIONS: Zoning and Subdivision Regulations and Comprehensive Plan. III. ANALYSIS AND DEVELOPMENT ALTERNATIVES STAFF COMMENTS: A. REQUEST: 1. This is a request for a Preliminary Plat, Change of Zone, and Comprehensive Plan Amendment. 2. Thrasher Addition is proposed to consist of four lots. 3. The requested Change of Zone is from AG (Agricultural) to MU (Mixed Use). 4. According to the application, the requested Comprehensive Plan Amendment is from Business Park to Mixed Use 2: Commercial/Industrial. As noted above, the current Future Land Use March 30, 2016 Planning Commission PP /CZ /CPA

3 3 Designation is Greenway based on the West Papio Future Land Use Plan Comprehensive Plan Amendment (WPFLU-CPA). The applicant mistakenly referenced Business Park because this was the designation prior to the adoption of WPFLU-CPA. 5. The proposed preliminary plat is for the northern 55 acres of Tax Lot 7, which encompasses approximately 173 acres. The Papio-Missouri NRD intends to purchase part of the southern portion of Tax Lot 7 for the WP-6 detention basin. Typically, platting only a portion of an unplatted parcel is not permitted. Given that the NRD is in the process of purchasing a portion of said tax lot for the WP-6 detention basin, the partial platting of Tax Lot 7 into Thrasher Addition is being allowed to proceed. B. LAND USE/COMPREHENSIVE PLAN: 1. The current future land use designation is Greenway. This site is immediately north of the proposed WP-6 detention basin and therefore outside of the area that will be maintained as greenway/parkland. As such, staff agrees with the proposed amendment to the Comprehensive Plan to allow for development of this area. 2. The applicant shall revise the Comprehensive Plan Amendment application and exhibit to identify the current Future Land Use Designation as Greenway. 3. The Papio-Missouri NRD has identified the elevation for reserving land for the WP-6 recreation area as The applicant shall provide documentation from the Papio-Missouri NRD that verifies that the proposed subdivision and its associated improvements do not conflict with the plan for the proposed WP-6 detention basin. 4. The applicant is proposing a Comprehensive Plan Amendment to change the future land use designation to Mixed Use 2: Commercial/Industrial, which allows a mix of commercial and industrial uses. The proposed amendment is compatible with the uses established on the properties north and west of the proposed development. Establishing a mixed use district will allow the establishment of design guidelines that are sensitive to both the industrial nature of the proposed development and the proposed WP- 6 detention basin. C. TRAFFIC AND ACCESS: 1. Access to the lots within the subdivision will be provided from a local public street that connects between 114 th Street and 120 th Street. 2. The local public street will be named Valley Ridge Drive because it aligns with the previously dedicated Valley Ridge Drive in Pink Industrial Park 2 (Phase 1). The applicant shall revise all exhibits to identify the internal street as Valley Ridge Drive. March 30, 2016 Planning Commission PP /CZ /CPA

4 4 3. The Preliminary Plat includes the dedication of right-of-way for: a. 114 th Street, b. 120 th Street, c. The full width of the local public street (to be named Valley Ridge Drive) between Lots 1 and 4, and d. The north half of the local public street (to be named Valley Ridge Drive) abutting Lots 2 and The Preliminary Plat only includes the northern half of the right-of-way needed for Valley Ridge Drive along Lots 2 and 3. As such, Valley Ridge Drive will not be able to be constructed abutting Lots 2 and 3 until the southern half of the right-of-way is dedicated. Those lots will not be able to be developed until the owner to the south dedicates the needed right-of-way and Valley Ridge Drive is constructed. 5. Currently, a two lane cross section is proposed for Valley Ridge Drive. A typical industrial road section would be better suited given the proposed use of Lot 1 and the inclusion of industrial uses on the Permitted Uses list. The typical industrial road section is 30 from back of curb to back of curb with an overall right-of-way width of 60. The applicant shall provide a traffic impact study (TIS) to allow for a determination of the appropriate cross-section. The TIS must take into account the uses listed in the Permitted Uses list when projecting future traffic counts. 6. The applicant is requesting that Lot 1 be allowed to access 120 th Street. The proposed access is in alignment with Roberts Road. Lot 4 will not be allowed access to 120 th Street due to the proximity of the intersection of 120 th Street and Valley Ridge Drive. 7. Lot 3 will not be allowed access to 114 th Street due to the proximity of the intersection of 114 th Street and Valley Ridge Drive. 8. The applicant shall indicate the projected 120 th Street profile into the proposed Valley Ridge Drive profile to demonstrate that the Valley Ridge Drive connection to the projected 120 th profile will still function and meet MUTCD design standards. 9. The applicant shall revise the profile for Valley Ridge Drive to label the SSD lengths on each vertical curve on the proposed profile for Valley Ridge Drive. Further, the applicant shall ensure the roadway is designed for a speed of 45mph with an assumed posted speed limit of 35mph. This shall be completed prior to approvals for the construction of Valley Ridge Drive. 10. The applicant shall revise the submittal to identify the proposed roadway pavement as 10 thick and adjacent sidewalks as 5 thick. 11. The scope and cost of improvements to 120 th and 114 th must be identified and allocated prior to City Council consideration of the final plat. March 30, 2016 Planning Commission PP /CZ /CPA

5 5 12. All driveway connections shall follow the City of Omaha s Driveway Guidelines for industrial uses. This relates to maximum width as well as return radii allowed. This guidance document can be found on the City of Omaha website. 13. A sidewalk shall be provided on the north side of Valley Ridge Road and along the south side of Valley Ridge Road abutting Lot 4. A sidewalk on the south side of Valley Ridge Road abutting the future WP-6 recreation area may not be necessary depending on the uses established within the Mixed Use District. D. GRADING: 1. The applicant shall provide documentation from the Papio-Missouri NRD that the proposed grading will not interfere with the WP-6 site. E. DRAINAGE/STORM SEWER: 1. The applicant shall provide a simplified basin sizing calculations based on ½ rainfall over disturbed area draining to basin. A more detailed basin sizing drainage study will be required as part of the commercial building permit process. 2. As part of the Post-Construction Stormwater Management Plan (PCSMP), a drainage study including hydraulic grade line profiles must be provided for the proposed storm sewer system. The PCSMP plan must meet the ½ treatment requirements as well as the two year detention requirements to maintain predeveloped two year runoff rates. 3. The applicant is proposing to construct Post-Construction Stormwater Management Plan (PCSMP) basins on the proposed WP-6 site to service this development. PCSMP basins must remain on site within the private property unless authorized by the Papio-Missouri NRD. If permission is not granted, offsite detention and treatment will not be allowed. F. WATER/SANITARY SEWER: 1. The proposed subdivision is located within the City of Papillion s sewer service area but is within Metropolitan Utilities District s (MUD s) water service area. As such, the developer will be required to work with MUD for water services. The obligations related to this requirement shall be detailed in the Subdivision Agreement. 2. The applicant shall provide correspondence from MUD that confirms that service will be provided as indicated on the utility plan. 3. Sanitary sewer service for Lot 4 appears to be problematic. The applicant shall ensure the indicated sewer layout and grading will provide enough fall to achieve a minimum 2% slope in the service pipe. This must be addressed prior to the approval of grading permit. March 30, 2016 Planning Commission PP /CZ /CPA

6 6 4. The applicant shall provide a fire hydrant coverage exhibit. A maximum of 600 along the right-of-way limits is allowed between hydrants. G. UTILITIES/EASEMENTS: 1. Standard utility easements shall be provided along all lot lines. 2. All proposed easements shall be by separate instruments including a prescription outlining the rights and terms of the easements. Copies of the recorded documents shall be provided to the City of Papillion. 3. The applicant shall verify if the overhead OPPD power along 114 th Street has been accounted for in terms of grading and other proposed improvements. Further, the applicant shall provide documentation of OPPD approval of the grading and other proposed improvements prior to the issuance of permits related to those activities. H. PRELIMINARY PLAT: 1. The applicant shall revise the Preliminary Plat as follows: a. Per C(7), identify the street dedication as Valley Ridge Drive. b. Per C(8), the building setbacks must be identified. A table is acceptable to indicate setbacks on regularly shaped lots. Setbacks must be drawn on irregularly shaped lots. c. Per C(12), show the existing buildings Add a note that indicates when building will be demolished and who will be responsible for demolition. If a well and septic system exist, identify the locations and add a note that identifies when such systems will be removed and who will be responsible for removal. d. Per C(14), identify existing trees. e. Identify Outlot A, Clatterbuck Addition. f. Add a note to limit access for Lot 4 to Thrasher Drive. g. Provide a 15 landscape easement along the western lot line of Lot 4 for the required landscape buffer. A 15 landscape buffer is required because a residential use is established on Lot 1, Rock Estates. h. Provide a 15 landscape easement along the western lot line of Lot 1 for the required landscape buffer. A 15 landscape buffer is required because a residential use is established on Tax Lots 5B1 & 5A2B The configuration of Lot 4 may conflict with the planned access for the WP-6 site. The applicant shall provide documentation from the Papio- Missouri NRD that the configuration of Lot 4 will not conflict with the planned access for the WP-6 site. If the lot configuration conflicts, the applicant shall revise the boundary of Lot 4 to eliminate the conflict. March 30, 2016 Planning Commission PP /CZ /CPA

7 7 I. MIXED USE DISTRICT: 1. The applicant intends to develop Lot 1 first. It will be developed as a corporate headquarters as shown on the Mixed Use Site Plan. Users for Lots 2 4 have not been identified. As such, the site plan only shows the building concept for Lot The applicant shall revise the site plan as follows: a. Rename Thrasher Drive to be Valley Ridge Drive. b. Limit the number of driveway connections from Lot 1 to Valley Ridge Drive. A maximum of two driveway connections is recommended. c. Identify sidewalk/trails along 120 th Street and 114 th Street adjacent to the proposed development. A trail is required along the west side of 114 th Street. d. Provide a 15 landscape buffer along the western lot line of Lot 4. A 15 landscape buffer is required because a residential use is established on Lot 1, Rock Estates. e. Provide a 15 landscape buffer along the western lot line of Lot 1. A 15 landscape buffer is required because a residential use is established on Tax Lots 5B1 & 5A2B f. Update the road cross-section as noted above under Traffic and Access. g. Add a sidewalk on the north side of Valley Ridge Drive. 3. The applicant shall revise the Permitted Uses list as follows: a. Alphabetize the use types under each category. b. Revise the uses shown on the Permitted Uses list to be consistent with the use types as defined in the Zoning Regulations: i. Replace Car/Truck Wash with Auto Services. Classify it as a Commercial Use Type. Add a note that is only permitted as an accessory use. ii. Replace Concrete Batch Plant with Construction Batch Plant. Add a note that it is only permitted as an accessory use and that it must be located within an iii. enclosed structure. Replace Restaurant/Bar with Cocktail Lounge and Restaurants (General). These are separate use types. c. Identify the specific category for use types that have more than one type. This applies to Clubs, Financial Services, Medical Services, Commercial Recreation, Retail, and Food Sales. d. Eliminate Park and Recreation Services because a publicly owned park is not proposed within the Mixed Use District. 4. The Permitted Uses list includes a number of high traffic generators that are not compatible with the proposed development and street design. As such, the applicant shall eliminate the following high traffic generators from the Permitted Uses list: a. Convenience Food Sales March 30, 2016 Planning Commission PP /CZ /CPA

8 8 b. Gas Station (which is defined as either Auto Services or Convenience Food Sales in the Zoning Regulations) c. Public Assembly d. Religious Assembly e. Restaurant Fast Food f. Retail (Mass) 5. It is recommended that the applicant review the Permitted Uses list to ensure compatibility between the use types. A number of the uses will generate vehicular and pedestrian traffic that is not typical of an industrial development. 6. The Mixed Use District will be visible from the WP-6 recreation area. As such, the Mixed Use Development Agreement will need to address the views from the recreation area. This includes, but it is not limited to, the design standards for uses such as Warehousing (Enclosed) 7. The Mixed Use Development Agreement (MUA) will be required to incorporate the Commercial, Civic, and Office Design Guidelines and the Industrial Guidelines. J. GENERAL: 1. An existing farmstead is located within the proposed Lot 3. The applicant shall verify if the farmstead is serviced by a well and septic system. If so, the applicant shall provide documentation from the Nebraska Department of Health and Human Services approving the removal of the well and septic system. This shall be completed by the applicant prior to the removal of any well or septic system. 2. All agreements must be finalized prior to final plat proceeding to City Council. IV. RECOMMENDATION The Planning Department recommends approval based on: 1. General consistency with the Comprehensive Plan as proposed to be amended. 2. Compatibility with adjacent uses. 3. Compliance with the Subdivision Regulations. 4. Compliance with the Zoning Regulations. The recommendation for approval is contingent upon the applicant: 1. Revising the Comprehensive Plan Amendment application per Section III, B, Providing documentation from the Papio-Missouri NRD that the proposed subdivision does not conflict with the WP-6 detention based in as described in Section III, B, 3, Section III, D, 1, Section III, E, 3, and Section III, H, Revising all exhibits to reflect that the local street will be named Valley Ridge Drive. (Section III, C, 2) 4. Providing a traffic impact study as detailed in Section III, C, Revising the street profile as described in Sections III, C, 8 9. March 30, 2016 Planning Commission PP /CZ /CPA

9 9 6. Revising the pavement and sidewalk thicknesses as indicated in Section III, C, Providing simplified basin sizing calculations per Section III, E, Providing correspondence with MUD that service will be provided as described in Section III, F, Providing a fire hydrant coverage exhibit as described in Section III, F, Verifying the OPPD easement as described in Section III, G, Revising the Preliminary Plat per Section III, H, Revising the Preliminary Plat per Section III, H, Revising the site plan per Section III, I, Revising the Permitted Uses list per Section III, I, Verifying if the farmstead has a well and septic system. (Section III, J, 1). V. COPIES OF REPORT TO: Applicant Public upon request VI. ATTACHMENTS: Preliminary Plat Application Preliminary Plat Change of Zone Application Permitted Uses List Site Plans Comprehensive Plan Amendment Application Comprehensive Plan Amendment Exhibit Aerial Report prepared by: Mark Stursma, Planning Director Jeffrey Thompson, City Engineer March 30, 2016 Planning Commission PP /CZ /CPA

13 PROPERTY OWNER DEVELOPER SURVEYOR ENGINEER THRASHER ADDITION R LOTS 1 THRU 4 PRELIMINARY PLAT TEL FAX A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 14 NORTH, RANGE 12 EAST OF THE 6TH P.M., SARPY COUNTY, NEBRASKA 2111 South 67th Street, Suite 200 Omaha, NE REV. NO. DATE REVISIONS DESCRIPTION REVISIONS LEGEND NOTE: SHEET INDEX C1.1 PRELIMINARY PLAT C2.1 PRELIMINARY SITE PLAN C2.2 PRELIMINARY ENLARGED SITE PLAN C3.1 PRELIMINARY GRADING PLAN C4.1 PRELIMINARY UTILITY PLAN C5.1 PRELIMINARY THRASHER DRIVE CENTERLINE PROFILE SURVEY CERTIFICATION PROJECT LOCATION PRELIMINARY PLAT THRASHER ADDITION 120TH STREET AND CORNHUSKER ROAD PAPILLION, NEBRASKA 2016 EXISTING ZONING PROPOSED ZONING CITY OF PAPILLION PLAT APPROVAL VICINITY MAP drawn by: checked by: approved by: QA/QC by: project no.: drawing no.: date: CAS KAR ERG ZONING DESC. LOTS 1 THRU 4 AG AGRICULTURAL ZONING DESC. LOTS 1 THRU 4 MU MIXED USED SHEET C1.1

16 Thrasher Addition Permitted Uses: Lot 1 OFFICE Corporate Office INDUSTRIAL Custom Manufacturing Light Industry General Industry Warehousing (Enclosed) MISCELLANEOUS Car/Truck Wash Concrete Batch Plant Lots 2 thru 4 CIVIC Administration Clubs College and University Facilities Cultural Services Health Care Maintenance Facilities Park & Recreation Public Assembly Religious Assembly Safety Services Utilities OFFICE Corporate Office Data Center Financial Services General Offices Medical Office COMMERCIAL Business Support Services Commercial Recreation Construction Sales Restaurant/Bar Retail Food Sales Gas Station INDUSTRIAL Custom Manufacturing Light Industry General Industry Warehousing (Enclosed) F:\Projects\ \20-Management\Approvals\Entitlements\Mixed Use Agreement\ Mixed Use Permitted Uses-Thrasher.doc 2111 South 67th Street, Suite 200 TEL Omaha, NE FAX

17 REV. NO. DATE REVISIONS DESCRIPTION REVISIONS 2111 South 67th Street, Suite 200 Omaha, NE TEL FAX R TYPICAL SECTION 50' RIGHT OF WAY 0' 50' 100' 200' SCALE IN FEET LEGEND NOTES: PRELIMINARY SITE PLAN PRELIMINARY PLAT drawn by: checked by: approved by: QA/QC by: project no.: drawing no.: date: THRASHER ADDITION 120TH STREET AND CORNHUSKER ROAD PAPILLION, NEBRASKA 2016 CAS KAR ERG SHEET C2.1

18 REV. NO. DATE REVISIONS DESCRIPTION REVISIONS 2111 South 67th Street, Suite 200 Omaha, NE PRELIMINARY ENLARGED SITE PLAN PRELIMINARY PLAT THRASHER ADDITION 120TH STREET AND CORNHUSKER ROAD PAPILLION, NEBRASKA 2016 TEL FAX R 0' 30' 60' 120' SCALE IN FEET LEGEND NOTES: drawn by: checked by: approved by: QA/QC by: project no.: drawing no.: date: CAS KAR ERG SHEET C2.2

$DWG: F:\Projects\015-2843\40-Design\AutoCAD\Preliminary$ dwg USER: kriens DATE: Feb 12, 2016 10:26am XREFS:

SCALE IN FEET CURRENT LAND USE PLAN CLASSIFICATIONS drawn by:

16 SHEET 1 of 1 COMPREHENSIVE PLAN AMENDMENT THRASHER ADDITION

21 DWG: F:\Projects\ \40-Design\AutoCAD\Preliminary Plans\Sheets\LDVP\C_CMP_52843.dwg USER: kriens DATE: Feb 12, :26am XREFS: C_PBNDY_52843 C_PBASE_52843 C_XBASE_ ' 100' 200' 400' SCALE IN FEET CURRENT LAND USE PLAN CLASSIFICATIONS drawn by: checked by: approved by: QA/QC by: project no.: drawing no.: date: CAS KAR ERG ERG SHEET 1 of 1 COMPREHENSIVE PLAN AMENDMENT THRASHER ADDITION 120TH AND CORNHUSKER ROAD PAPILLION, NEBRASKA 2016 REV. NO. DATE REVISIONS DESCRIPTION REVISIONS 2111 South 67th Street, Suite 200 Omaha, NE TEL FAX R

S 123rd Ave S 126th St S 125th St S S 124th St S 123rd St S 121st St S 120th St S 120th St S 117th St S 114th St Southport Pkwy S 125th St Giles Rd Pkwy Eastport Harry Anderson Ave S 109th St S

Application Pheasant Run Ln Pintail Cir 124th Ave S 124th St Osprey Ln Freeboard Dr Superior Dr Cornhusker Rd Windward Ave Ave Longshore Pintail Dr S 108th St Caspian Dr Lincoln Rd Grant St St S

22 S 123rd Ave S 126th St S 125th St S S 124th St S 123rd St S 121st St S 120th St S 120th St S 117th St S 114th St Southport Pkwy S 125th St Giles Rd Pkwy Eastport Harry Anderson Ave S 109th St S 108th St Brentwood Dr Hill crest Plz Westport Pkwy West Giles Rd Old Giles Rd Cary Cir Virginia Plz Cary St Virginia Plz Portal Rd Portal Rd Portal Rd Centennial Rd Roberts Rd Area of Application Pheasant Run Ln Pintail Cir 124th Ave S 124th St Osprey Ln Freeboard Dr Superior Dr Cornhusker Rd Windward Ave Ave Longshore Pintail Dr S 108th St Caspian Dr Lincoln Rd Grant St St S 126th St Ballpark Way S 113th St Prospect St Sherman St St Laramie Cimarron St S 110th S 109th St Laramie St Cimarron St Wittmus Dr Hwy 370 WB Hwy 370 EB Thrasher Addition PP ; CZ ; CPA

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017

& PUD-0000102-2017 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017 NAME SUBDIVISION NAME Dauphin Creek Estates Subdivision Dauphin Creek Estates Subdivision LOCATION CITY COUNCIL