RECOMMENDATION REPORT

Transcription

1 ARPY COUNTY PLANNING & BUILDING DEPARTMENT RECOMMENDATION REPORT REVIED PRELIMINARY PLAT (18-002) FINAL PLAT (FP ) RIVER OAK UBDIVIION REVIED PRELIMINARY PLAT, LOT , OUTLOT O - R INCLUIVE FINAL PLAT, LOT OUTLOT O AND P INCLUIVE (Phase 3) APPLICANT: RIVER OAK DEVELOPMENT, LLC PLANNING COMMIION HEARING OF: Augus 21, 2018 Acion by he arpy Couny Planning Commission, a he applican s reques, has abled his applicaion since he February 20, 2018 Public Hearing while coninuing o gaher addiional informaion and revising he submial. I. GENERAL INFORMATION A. APPLICANT: River Oaks Developmen, LLC McDermo Plaza, uie 200 La Visa, NE B. PROPERTY OWNER: River Oaks Developmen, LLC McDermo Plaza, uie 200 La Visa, NE C. UBJECT PROPERTY LOCATION: ubjec propery is locaed souh of he exising River Oaks Developmen a 184 h and Harrison rees. D. LEGAL DECRIPTION: Tax Lo 1, locaed in par of he E1/4 and par of he E1/4 of he NE1/4, ecion 17, Township 14 Norh, Range 11 Eas of he 6 h P.M., arpy Couny, NE. E. UBJECT PROPERTY IZE: Revised Preliminary Pla acres, Final Pla acres. F. EXITING FUTURE LAND UE AND ZONING DEIGNATION: Fuure Land Use Designaion: Low o Medium Densiy Residenial Zoning: AG (Agriculural) approved for RD-50PD by Resoluion G. REQUETED ACTION(): To approve a Revised Preliminary Pla and a Final Pla of Phase 3 of a subdivision known as River Oaks, Los and Oulo O and P. II. BACKGROUND INFORMATION A. EXITING CONDITION OF ITE: Undeveloped, graded for fuure residenial developmen.

2 B. GENERAL VICINITY FUTURE LAND UE (FLU) AND CURRENT ZONING (CZ) DIRECTION FROM UBJECT PROPERTY NORTH OUTH EAT WET FUTURE LAND UE DEIGNATION (reference aached map) Urban Residenial Urban Residenial Urban Residenial Urban Residenial CURRENT ZONING DEIGNATION (reference aached map) RD-50/PD R-72 RD-50 & R-72 RD-50 & R-72 RD-50 = Two-family residenial (5,000 sq. f. minimum lo size) R-72 = ingle-family residenial (7,200 sq. f. minimum lo size) PD = Planned Disric Overlay (allows for a decrease in seback requiremens of some los) URROUNDING DEVELOPMENT River Oaks (Phase I and 2) & unridge Wes single-family residenial subdivisions Garden Oaks single-family residenial subdivisions unridge & Garden Oaks single-family residenial subdivisions ugar Creek Addiion & Whieail Creek single-family residenial subdivisions C. RELEVANT CAE INFORMATION A Change of Zone applicaion from AG (agriculural) o RD-50 PD (Two family residenial Planned Developmen) was approved wih Resoluion o become effecive wih he filing of he applicable Final Pla. The original Preliminary Pla, approved in 2015, had hree phases wih a oal of 283 single-family residenial los and 20 oulos se aside for creek channels, drainage sormwaer managemen areas and o provide rail ameniies. The revised preliminary pla applicaion mainains he 283 los while proposing adjusmens o he 3:1 plus 20 fee and 3:1 plus 50 fee creek se back requiremens. The developer is proposing o add an addiional phase o he subdivision, compleing he developmen in four phases raher han hree. Developmen will be served wih uiliies as follows: waer by MUD, naural gas by Black Hills Energy, saniary sewer by Ciy of Grena, and elecrical power by OPPD. III. APPLICABLE REGULATION A. ARPY COUNTY COMPREHENIVE PLAN CHAPTER 3: Land Use & Growh Managemen - Fuure Land Use Map 12 Fuure Land Use Map classifies his sie as Low o Medium Densiy Residenial. The Low o Medium Densiy Residenial land use area is inended for ypical suburban scale residenial developmen densiies. This caegory represens one of he mos common residenial land use ypes, and is locaed in areas ha are experiencing growh and have an esablished ransporaion nework and infrasrucure. Generally uses wihin his area include single-family residenial in accordance wih appropriae zoning disrics, neighborhood commercial, public and quasi-public uses, parks/recreaion/open space, and associaed accessory uses.

3 Appendix A: Zoning Relaionship o he Fuure Land Use Plan liss he proposed zoning for his sie, RD-50, as a compaible zoning disric under he Low o Medium Densiy Residenial use designaion. - Fuure Land Use Growh Managemen Map 13 Growh Managemen Zones designaes his sie as being wihin he Urban Developmen Zone. This zone is inended o provide opporuniy for immediae invesmen and developmen. These are he areas of he Couny ha are bes able o suppor urban and suburban-scale densiies wih corresponding infrasrucure exensions. - Developmen Densiy Figure 19 Residenial Developmen Decision Marix allows densiies of less han 10,000 square fee per uni up o 1 acre per uni wih municipal waer and saniary sewer uiliies being provided. The proposed River Oaks subdivision mees his crieria. - Conservaion Provisions Map 14 Environmenally ensiive Areas idenifies porions of his sie as Environmenally ensiive. Environmenally sensiive areas include: Waer bodies and waercourses Welands 100 year floodplains Tree canopy, individual specimen rees, or small sands of significan rees Aquifer recharge areas and areas wih highly permeable ( excessively drained ) soils ignifican wildlife habia areas Hisoric, archaeological or culural feaures lised (or eligible o be lised) on he Naional Regiser of Hisoric Places, or on invenories developed by he Nebraska ae Hisorical ociey lopes of a gradien higher han 15% Land wih soils ha do no suppor residenial developmen Naive or original growh prairie Areas of concern wih his sie include he waercourse running diagonally in a norhsouh direcion hrough he sie. These areas are being se aside in oulos which do no allow developmen. - Developmens wihin he Urban Developmen Zone ha are proposed on sies idenified on Map 14 Environmenally ensiive Areas, mus provide a minimum amoun of open space conservaion area as follows: 100% of he designaed environmenally sensiive areas shall be proeced as a plaed oulo when he sensiive area comprises 15% or more of he sie. Or, subdivisions may designae a leas 40% of he oal sie area as a proeced oulo; whichever is less. In order o be exemp from his requiremen, he applican mus provide evidence ha less han 15% of he sie conains environmenally sensiive areas of he naure idenified above. The preliminary pla for he River Oaks ubdivision was approved prior o he recenly adoped arpy Couny Comprehensive Plan. A large percenage of hose environmenally sensiive areas along he waercourse were pu ino oulos for drainage and environmenal proecion. CHAPTER 4 Infrasrucure - The sie of his proposed projec is locaed wihin MUD s waer service area and he Ciy of Grena s saniary sewer disric.

4 - An approved Wasewaer ervice Agreemen wih he Ciy of Grena mus be submied o he Couny prior o approval of he Final Pla for he projec. - Wellhead Proecion Area Map 16 arpy Couny Wellhead Proecion Areas does no indicae any wellhead proecion areas on his sie. CHAPTER 5 Transporaion - Federal Roadway Funcional Classificaion Map 17 arpy Couny Federal Roadway Funcional Classificaion idenifies Harrison ree as a Minor Arerial roadway, wih 180 h ree and Giles Road as Major Collecor roadways. - Anicipaed Full Buildou ree Nework Map 21 arpy Couny Anicipaed Full Buildou ree Nework shows Harrison ree and Giles Road as fuure 4-lane divided roadways wih 100 righ-of-way and 180 h ree as being realigned as a 4- lane divided roadway wih 120 of righ-of-way where possible. - Implemen a Through-Roue Policy o se sandards o allow direc and coninuous neighborhood access o adjacen arerial srees. Each mile secion should have hree hrough local or collecor roues in he norh/souh and eas/wes direcion generally a he ½ and ¼ mile poins. Local roadways should also be designed o provide connecion and access o adjacen developmens hrough subdivision regulaions. This preliminary pla addresses hese policies as bes as is possible given naural consrains of he propery as well as needing o align srees wih adjacen developmens. Proposed access poins o he subdivision are as follows: h ree (exising access ino River Oaks Phase 1) - Briar and Willow rees (exising srees in River Oaks Phase 2 and Whieail Creek o he wes) - Redwood and Black Walnu rees (connecions ino Garden Oaks o he eas) h Terrace,. 184 h Avenue, and. 184 h ree (connecions ino River Oaks Phase 2 and Garden Oaks o he souh) The applican has submied a reques of a waiver of ecion requiring 100 foo angens beween reverse curves. Please see aached waiver reques. B. ARPY COUNTY ZONING REGULATION ECTION 16, RD-50/PD (Two-Family Residenial 5,000 sq. f. minimum lo size) ingle family dwellings, as proposed by his applicaion, are a Principal Permied Use ingle family dwelling developmen mus mee he following minimum requiremens: Lo Area 5,000 square fee Lo Widh 50 foo (measured a he fron yard seback line) Fron Yard eback 25 fee ide Yard eback 5 fee ide Yard ree eback 15 fee Rear Yard eback 25 fee Maximum Heigh 35 fee

5 ECTION 28, PD (Planned Developmen Disric) - The applican has requesed a reducion in he rear yard seback o allow for minimum 15 foo rear yard requiremen on cerain los wihin he proposed developmen. We have requesed an exhibi idenifying hose los o which he PD Overlay applies. C. ARPY COUNTY UBDIVIION REGULATION ECTION 6, PRELIMINARY PLAT AND UPPLEMENTAL DATA - A Preliminary Pla shall a a minimum mee he design sandards se forh in hese regulaions and provide all necessary informaion shown hereon. Please see aff Commens o Engineer daed February 2, 2018 aached. ECTION 8, FINAL PLAT AND UPPLEMENTAL DATA - Following he approval of he preliminary pla by he Planning Commission and he Couny Board, he developer shall prepare a final pla ha is consisen wih he approved preliminary pla and submi for consideraion. Please see aff Commens o Engineer daed February 2, 2018 and Public Works Projec Commen Form aached A preliminary drainage plan of he area in which he preliminary pla is locaed mus be submied indicaing he Revised Phasing Plan idenifying fuure phases of he developmen. Exhibi showing hose sidewalks ha will be consruced by he developer on publicly owned los abuing dedicaed righ-of-ways. (Applican needs o provide his informaion) Updae on he saus of he consrucion of he Lillian ree creek crossing. (Applican needs o provide his informaion) As was discussed wih Phase II, sreambank sabilizaion is of grea concern in his area. We requesed ha he following be provided: 1) An analysis of he sream sabiliy in he area including sream grade and bank sabiliy. 2) Double check he acual field geomery of he channel (vs. he LiDAR inerpreaion) o ensure ha ploed boom of channel exens (and subsequen 3:1+20/50 lines) are shown in he righ spo. 3) Incorporae any addiional measures o help wih sream sabiliy possible wih he design of he Lillian ree culver. 4) Addiionally, if he analysis of he sream sabiliy shows ha some prevenive measures are appropriae a his ime, we will require ha hey be noed and implemened a he appropriae ime during consrucion of his phase of he developmen. 5) The Papio-Missouri NRD has recommended ha all proposed los be locaed ouside of he 3: fee seback for Beadle Creek due o known erosion and channel sabiliy issues in his area. The proposed sebacks mee he 3: fee seback as required by curren zoning regulaions. arpy Couny Planning saff, Planning Commission members, NRD saff, and he Ciy of Grena have mee o discuss he impac ha developmen is having on Beadle Creek and how o ensure he safey and invesmen of exising infrasrucure and fuure propery owners in he area. Commens from he Papio-

6 Missouri Naural Resource Disric and he Ciy of Grena lising such concerns, as well seps ha need o be aken o reduce he impacs of he sream derogaion in he area, are aached. The applican has agreed o insall a grade sabilizaion srucure downsream of he exising Grena saniary sewer siphon o reesablish previous channel grades and proec he saniary sewer siphon. The applican should coordinae wih he Ciy of Grena o ensure ha he soluion is adequae o address he issues wih he saniary sewer siphon. The applican has also agreed o consruc a grade conrol srucure wih he consrucion of he Lillian ree creek crossing as well as, grade approximaely 3700 fee of he righ bank (souhwes side) o a sable 3:1 slope. In addiion o he above iems ha have already been addressed by he applican, i is noed ha he applican consider insalling armoring along he graded channel bank o proec he oe of he channel. Bank grading should be coordinaed wih he Ciy of Grena o ensure here are no adverse impacs o he saniary sewer lines in he area. Furhermore, when consrucion of he Emiline ree creek crossing occurs, addiional grade sabilizaion should be incorporaed wih he srucure. An approved Wase Waer ervice Agreemen wih he Ciy of Grena and a signed ubdivision Agreemen wih arpy Couny mus be submied before applicaion will be submied for consideraion by Couny Board. Pos-Consrucion ormwaer Plan mus be submied o Permix websie for review and approval. arpy Couny Public Works submied addiional commens wih regards o he proposal. Those commens are aached on he arpy Couny Public Works Projec Commen Form and are considered o be a par of his repor. Ciy of Grena Engineer, eve Perry, has provided a number of commens regarding he ciy s saniary sewer line, easemens and grading review in he area. Those commens are aached and are considered o be a par of his repor. IV. ANALYI A. COMPREHENIVE PLAN POLICY TATEMENT: This developmen applicaion, and he requiremens placed on i, suppor he following policies of he arpy Couny Comprehensive Plan (see Comprehensive Plan Chaper 9 Goals & Implemenaion): Land Use and Growh Managemen - 1.a An Urban Developmen Zone will be esablished o faciliae urban-scale growh in areas ha can be served immediaely by public uiliy exensions prior o, or in conjuncion wih, new developmen. The Urban Developmen Zone is o be creaed o faciliae he urban growh demands of arpy Couny These zones are esablished in accordance wih he ouh arpy Couny aniary ewer udy and represen areas currenly served by urban services. By guiding urban scale growh o hese areas, he Couny is promoing compac, coniguous growh and he mos efficien provision of infrasrucure and uiliies. - 2.c arpy Couny should no approve a developmen or subdivision ha is: inconsisen wih he Couny's adoped Comprehensive Plan, deailed area plans,

7 infrasrucure and uiliy plans, or long-range ransporaion corridor plans or sudies; inconsisen wih he Couny's righ-of-way sandards, or sandards esablished in long-range ransporaion corridor plans or sudies; lacking necessary local paved road plans, approved by he Couny, o serve he subdivision or developmen wihin a imeframe consisen wih developmen, or does no conform o roadway policies; lacking adequae saniary sewer and poable waer capabiliies; lacking adequae sorm waer drainage, sorm waer reamen faciliies, or sorm waer managemen eiher wihin he developmen sie or downsream; inconsisen wih any oher sandards addressed in adoped zoning regulaions, subdivision regulaions, or design sandards; inconsisen wih oher adoped decision crieria; inconsisen wih he Comprehensive Plan unless he proposed developmen or subdivision furhers anoher more imporan Comprehensive Plan objecive. In which case, he Couny should, for good planning purposes, allow developmen ha is differen han he Comprehensive Plan migh call for in cerain areas. inconsisen wih he Comprehensive Plan unless here have been subsanial legal, physical, or infrasrucure changes ha formed he basis for he Comprehensive Plan, in which case he Comprehensive Plan should be amended so as o allow for an suppor he change. The Couny shall mainain clear sandards for approval of developmen and subdivision plans in order o implemen he vision of is Comprehensive Plan. - 3.b Promoe land use developmen wihin he zoning jurisdicions of municipaliies and he Urban Developmen Zone. Infrasrucure service should be implemened in cooperaion wih appropriae eniies o ensure he efficien uilizaion of resources and local conrol of he buil environmen. - 3.d The cos of exending infrasrucure and increasing capaciies should be shared by he developmen generaing he need for such improvemens. Funding mechanisms should be esablished relaing o a fee srucure of sharing coss proporionaely by developmen(s) ha benefi from faciliy improvemens relaing o: Parks; ormwaer Managemen; and Transporaion. The expense of servicing new developmen should no fall solely on required due o he increase in demand and use of public faciliies. Over-builds are ofen an imporan policy for saged infrasrucure invesmens, which can be recouped wih developmen fees. Overbuilding is a phasing process by which a single subdivision will build excess infrasrucure capaciy o faciliae he developmen of fuure subdivisions along he served roue. The cos of he excess infrasrucure is hen reimbursed via a fee or oher financial mechanisms, paid by adjacen developmens and he Couny Developmens should be buil and designed in a manner ha conribues o and enhances he qualiy of life in arpy Couny. - 5.a Ensure ha arpy Couny, along wih local jurisdicions wihin, provide diverse opions in relaion o lo size, densiy, and ype for all land uses. arpy Couny and he municipaliies locaed wihin he couny represen a primary area of residenial growh for he Omaha-Council Bluffs MA. However, a public prioriy lies in preserving he unique environmenal resources found in he area, including agriculure producion. Offering a range of developmen opions in a managed fashion will resul in a more diverse, well-balanced, and prosperous region. - 5.c Developmen should be designed in a manner ha idenifies he infrasrucure of

8 adjacen developmen and provides coninuaion and conneciviy of hose faciliies hroughou he immediae area. Coordinaing he developmen of public infrasrucure and faciliies will enhance he overall conneciviy and coninuiy of public ameniies, hereby creaing comprehensive sysems available hroughou he couny. The infrasrucure and ameniy sysems ha should be conneced include: - Trails - Parks - Roadways and ransporaion access - Uiliies - ormwaer managemen - 5.f Couny ubdivision Regulaions should reflec sandards for developmen and grading along waerways o allow he waerway o meander and erode; or for manmade sabilizaion echniques o be insalled. These sandards should allow for a mainenance access easemen. ubdivision Regulaions should preven developmen oo close o waerways o proec he naural ameniy as well as he developmen iself. To bes proec hese areas, a minimum easemen/righ-of-way should be considered which provides he wider of he 100-year flow, or he widh deermined by a 3H:1V slope plus 50 fee on each side of he channel projeced up from he lowes poin in he channel o he overbank ground surface. Transporaion - 2.e Local roadways should also be designed o provide connecion and access o adjacen developmens hrough subdivision regulaions. - 2.f arpy Couny should no approve a developmen or subdivision ha is: inconsisen wih he Couny s righ-of-way sandards, or sandards esablished in long-range ransporaion corridor plans or sudies; lacking a necessary local paved roads plan o serve he subdivision or developmen wihin he Urban Developmen Zone. Environmenal Resources & Recreaion - 1.d Managing sorm-waer runoff on sie will be a requiremen of developmen, implemened hrough subdivision regulaions. - 1.e Proec all waer supplies and aquifers from developmen aciviies ha may affec he qualiy and/or quaniy of waer. Developmen wih he poenial for adverse effecs on waer sources should no be approved. - 1.f Promoe bes land managemen pracices hrough he developmen of erosion conrol design sandards for subdivision developmen. B. OTHER AGENCY REVIEW/COMMENT: The applicaions were sen o various jurisdicional agencies and deparmens wihin arpy Couny ha may have an ineres. Commens received are aached for your review. hould any addiional commens be received, hey will be provided o you a he public hearing. V. TAFF COMMENT AND RECOMMENDATION aff recommends APPROVAL of he applicaion for a Revised Preliminary Pla of he River Oaks ubdivision (Los and Oulos O hrough R), subjec o he commens and aachmens in his saff repor as he proposal is consisen wih he arpy Couny Comprehensive Plan and complies wih he requiremens of he arpy Couny Zoning and ubdivision Regulaions.

9 aff furher recommends APPROVAL of he applicaion for a Final Pla of a ubdivision o be known as River Oaks Los and Oulos O and P inclusive, subjec o he commens and aachmens in his saff repor and he finalizaion of a ubdivision Agreemen prior o he submial for Couny Board consideraion, as he proposal is consisen wih he arpy Couny Comprehensive Plan and complies wih he requiremens of he arpy Couny Zoning and ubdivision Regulaions. VI. VII. VIII. PLANNING COMMIION RECOMMENDATION MOTION: REVIED PRELIMINARY PLAT MOTION: FINAL PLAT ATTACHMENT TO REPORT 1. Revised Preliminary Pla exhibi (daed ) 2. Final Pla exhibi (daed ) 3. Commens received - arpy Couny Public Works (daed and ) - Papio-Missouri NRD (daed ) - Ciy of Grena (daed and ) 4. Curren Zoning Map (showing subjec propery area) 5. Fuure Land Use Map of he arpy Couny Comprehensive Plan (showing subjec propery area) COPIE OF REPORT ENT TO 1. Peer Ka, River Oaks Developmen, LLC (applican) 2. Kyle Vohl, E & A Consuling Group, Inc. (Applican s Agen) 3. Public Upon Reques

10 66' (87') (419') (300') (281') (86') 43' 29' 168' 37' 15' 59' 54' 120' 199' 116' 116' 52' 33' 131' 124' 135' 144' 137' 37' 137' 137' 70' 40' 144' 143' 143' 143' 142' 141' 140' 64' 144' 144' 143' 143' 142' 142' 137' 1 141' 88' 19' 75' 75' 75' 45' 80' 75' 75' 30' 70' 70' 92' 117' 197' 254' 199' 27' 78' (66') ' 117' (253') (262') 276 (107') (281') ' 109' 134' 44' 35' 126' 35' ' 34' 116' 33' 131' 7' (198') 55.0' R (30') OUTLOT "Q" AC OUTLOT "R" AC (108') (108') ' 130' EAEMENT 130' EAEMENT 30' TORM EWER 20' TORM EWER 82' 129' 130' 82' 124' 63' 62' 72' 124' 85' 63' 41' 37' 127' 63' 85' 129' 82' EAEMENT 63' 30' TORM EWER 85' 62' 135' 81' 79' 1 113' 70' 166' 104' 153' 70' 107' WILLOW TREET 66' 10' 63' 26' 11' 178' 38' 13' 44' 51' 76' 23' 46' 126' 66'100' 79' 14' OPPD EAEMENT BOOK 43, PAGE 18 27' 128' 43' 200' 64' 23' 121' 39' 56' 119' 122' 134' 184TH AVENUE 126' 45' OLIVE CIRCLE 3: LINE EXITING OUTFALL EWER EAEMENT INT No ' 132' 74' 136' 62' 24' 22' 136' 105' 137' 136' 138' 153' 139' 94' 21' 94' 76' 74' 46' 34' 62' 72' 75' 22' 105' 72' 72' 72' 66' 70' 116' 62' 40' 74' 141' 38' 56' 68' 62' 116' 110' 268' 28' 104' 63' 61' 55' 63' 124' 63' 124' 63' 56' 124' 63' 59' 123' 59' 68' 49' 36' 117' 70' 71' 8' 59' 7' 21' 97' 29' 40' 61' 130' 54' 18' 122' 56' 34' 62' 28' 75' 73' 61' 130' 52' 19' 83' 79' 23' 45' 148' 286' 64' 164' 48' 259' 16' 184TH TREET WILLOW TREET 3' MARGO TREET 184TH AVENUE REDWOOD TREET 185TH TREET 184TH AVENUE LILLIAN TREET 185TH TREET 5' 502' 8' 349' OUTLOT "O" AC 349' ACCE EAEMENT INT. No EXITING UTILITY AND 202' 207' 30' 114' 115' 13' 39' 76' 58' 403' 404' 286' 177' 30' 14' 19' 122' 52' 83' 124' 120' 85' ABANDON EXITING ANITARY EWER IN PLACE 3: LINE 3: LINE 94' 352' 8 (186') (146') 347' 3: LINE 4 286' 30' 166' 306' 149' 102' OUTLOT "P" AC ' (66') 22' 86' 66' 9' 31' 57' (139') 87' 313' ' WATER EAEMENT 142' 5' 226' 126' 136' ' 145' ' 74' 141' EXITING EWER EAEMENT INT No ' 287' 222' CENTERLINE CURVE TABLE CURVE RADIU ' ' ' ' ' ' ' ' ' RD-50-PD ZONING ETBACK TABLE FRONT YARD 25' IDE YARD 5' TREET IDE YARD 15' REAR YARD 25' EXITING OUTFALL EWER EAEMENT INT. No RIGHT OF WAY LINE inch = 100 f. LEGAL DECRIPTION A TRACT OF LAND BEING PART OF TAX LOT 1, A TAX LOT LOCATED IN PART OF THE NW1/4 OF THE NE1/4 AND ALO PART OF THE W1/4 OF THE NE1/4, AND ALO PART OF THE NW1/4 OF THE E1/4 OF ECTION 17, ALL LOCATED IN TOWNHIP 14 NORTH, RANGE 11 EAT OF THE 6TH P.M., ARPY COUNTY, NEBRAKA. AID TRACT OF LAND CONTAIN 1,562,025 QUARE FEET OR ACRE, MORE OR LE. DEVELOPER/OWNER RIVER OAK DEVELOPMENT LLC C/O PETER KATT MCDERMOTT PLAZA, UITE 200 LA VITA, NE ZONING: EXITING AG PROPOED: RD-50-PD, LOT 193 THRU 283 & OUTLOT "O" THRU "R" NOTE: 1. TYPICAL UTILITY EAEMENT WILL BE DEDICATED WITH THE FINAL PLAT. 2. A TORM EWER AND DRAINAGE EAEMENT I GRANTED OVER ALL OF OUTLOT "O" & "P". 3. NO DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO WILLOW TREET FROM LOT 235, 236, 240, & 281; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO 184TH AVENUE FROM LOT 203; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO LILLIAN TREET FROM LOT 204; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO 185TH TREET FROM LOT 222 & 223; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO MARGO TREET FROM LOT 228 & 250. LOT AREA LOT AREA LOT AREA LOT AREA LOT NO. Q. FOOTAGE LOT NO. Q. FOOTAGE LOT NO. Q. FOOTAGE LOT NO. Q. FOOTAGE 193 9, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , CORNHUKER ROAD LEGEND VICINITY MAP BOUNDARY LINE LOT LINE EAEMENT EXIT. MAJOR CONTOUR EXIT. MINOR CONTOUR EXIT. OVERHEAD POWER EXIT. ANITARY EWER EXIT. TORM EWER EXITING ANITARY EWER ABANDONED 3: LINE 3: LINE ETBACK LINE 180TH TREET 192ND TREET HARRION TREET PROJECT ITE GILE ROAD 180TH TREET 168TH TREET Proj No: Dae: P /05/2018 Designed By: Drawn By: cale: JR JR 1" = 100' hee: 1 of 1 No Revisions Dae Descripion E & A CONULTING GROUP, INC. Dae Descripion REVIED PRELIMINARY PLAT RIVER OAK LOT 193 THRU 283 & OUTLOT "O" THRU "R" ARPY COUNTY, NEBRAKA Engineering Planning Environmenal & Field ervices Mill Valley Road, uie 100 Omaha, NE Phone: Fax: Jeff oll 5/18/ :28 PM K:\Projecs\2017\361\p01\Pla\Preliminary Design\PP-000.dwg

11 82 40'32"E ' N02 21'52"W ' ' CURVE ' ' ' OUTLOT "P" AC 66 45'53" '27" ' CENTERLINE CURVE TABLE RADIU ' ' ' ' ' ' ' ' ' ' ' 19.39' ' R 13.54' LENGTH ' ' ' ' ' ' 22.28' (30.00') 25.0' 85 44'54" 28.62' ' 31.46' ' 94.20' RD-50-PD ZONING ETBACK TABLE ' TANGENT 80.93' ' 67.05' 87.20' 95.89' 11.14' '12" 51.53' FRONT YARD 25' IDE YARD 5' TREET IDE YARD 15' 6 REAR YARD 25' 60 18'38"E ' ' ' R 220 OPPD EAEMENT 87.46' 74.25' 30.42' 89 47'49" 65.00' BOOK 43, PAGE '41" ' N.R. DELTA 8 25'00" 40 55'50" 71 07'20" 12 45'10" 35 11'10" 51 13'50" 3 11'30" 40.47' 20.94' ' ' N.R ' '49" 75.59' 50.00' ' 88 34'19" ' ' 50.07' 86.36' ' 27.52' 37.55' 80 47'38" OLIVE CIRCLE (185.94') (145.73') ' ' N44 22'26"W ' N04 54'23"E 50.00' ' EXITING OUTFALL EWER EAEMENT INT. No ' 67.97' 185TH TREET ' 50.00' ' 65.00' 74.34' R=475.00', L=43.45' CH=N82 28'23"W 43.43' ' 42 24" 67.00' ' 223 R=625.00', L=39.20' CH=N19 56'24"W 39.20' N21 44'13"W 75.66' N19 31'56"E 12.78' R=225.00', L=114.42' CH=N45 09'01"E ' N10 08'50"E ' ' 89 47'49" '55" 63.49' 70 55'01" ' 10.87' 88 15'20" ' 12.02' '22" 65.03' ' 25.0' 12.35' 34.30' (198.41') 24.48' 184TH AVENUE 25.80' 50.00' 67.02' 230 3: LINE TH AVENUE ' (65.84') 3: LINE ' ' (107.77') 11.97' '12" ' 45.73' '48" 93 42'44" 65.03' 65.21' '49" 88 15'20" ' 61.55' ' ' ' 62.39' N76 19'55"W 62.39' N65 52'48"W 62. N02 10'01"W ' N01 46'55"E ' 62 38'34"E ' '31" 10' WATER EAEMENT (EE NOTE 6) 15.29' ' ' 285. N.R ' ' 85.06' ' 88 15'20" 44 22'26"E ' 62. N53 55'14"W 62.75' 70.00' 60.24' 38.70' 85.05' ' 38.16' ' 95 24'45" 62.75' ' 88 15'20" '48" 94 40" ' ' 65.24' 60.20' 65.84'99.91' 10' WATER EWER EAEMENT 61.95' 94 48'40" ' ' 88 15'20" ' 60.20' ' '03" 39.37' ' N.R ' 62.74' '53" 81 08'51" ' 43.28' 71.79' '59" 78.82' 74.28' 50.00' 67.10' 50.00' 9.21' ' 7.87' 23.21' 50.98' LILLIAN 50.00' 3: LINE EXITING UTILITY AND ACCE EAEMENT INT. No '48" ' 40.73' 37.45' ' N44 09'48"W 50.00' 30 14'02"E ' ' '38" ' ' ' 81.17' ' N44 15'55"W ' 89 53'53" N45 12"E ' 45 12"W 112. N44 09'48"W 75.00' 22.55' ' 85.56' 73.59' " 12.04' 85 28'57" " ' 69.26' 92 06" ' 22.61' 201 MARGO TREET ' '44" ' 82 31'38" 64.41' 55.20' 59.61' ' ' 71.79' 71.79' 71.79' 75.00' 89 53'53" 86 11'30" 90 06'07" '42" (281.03') 12.02' (262.) WILLOW TREET TREET (108.43') OUTLOT "O" AC '38" 56.44' 70 18'33" 78.66' 82.29' ' 60.92' 62.01' 42 25'30"E 71.77' 81.30' ' ' 89 22'28" ' 82.13' 13 56'13"E ' '55" 30.0' 67.00' 50.00' ' TORM EWER EAEMENT (EE NOTE 6) 89 46'00" ' ' ' 93.63' '53" 50.98' 82.13' ' '07" 89 47'25" ' 56.04' 12 31'58"E ' ' 67.13' 12.02' ' ' (107.46') '34" ' 89 47'25" ' 15.73' 44.04' ' ' '23" 89 47'25" ' ' 54.99' ' 31 54'42"E ' ' 184TH TREET '25" ' ' ' 69.79' EXITING EWER EAEMENT INT. No ' 70.29' 88 03'59" 50.00' ' 37 26'12"E ' ' 73.99' 84 42'15" ' LOT NO EXITING OUTFALL EWER EAEMENT INT. No ' 74.06' 81 22'30" 54 15'07"W ' '18" R= ', L=34.54' CH=N34 49'39"W 34.54' N56 05'35"E ' LOT AREA Q. FOOTAGE 9,724 9,316 8,925 8,746 8,731 8,713 10,639 10,509 9,254 10,077 14,121 14,681 9,144 8,588 8,823 9, '13"E ' 61 29'51"E ' ' 3: LINE N44 22'05"W ' ' LOT NO ' LOT AREA 02 29'20"E ' Q. FOOTAGE 9,378 9,232 8,905 8,337 9,124 9,253 10,019 9,253 11,947 12,906 15,063 14,196 8,868 10,182 10,139 9,578 POINT OF BEGINNING RIVER OAK LOT 193 THRU 239 INCLUIVE & OUTLOT "O" & "P" AA TRACT OF LAND BEING PART OF TAX LOT 1, A TAX LOT LOCATED IN PART OF THE NW1/4 OF THE NE1/4 AND ALO PART OF THE W1/4 OF THE NE1/4, AND ALO PART OF THE NW1/4 OF THE E1/4 OF ECTION 17, ALL LOCATED IN TOWNHIP 14 NORTH, RANGE 11 EAT OF THE 6TH P.M., ARPY COUNTY, NEBRAKA inch = 100 f. LEGEND BOUNDARY LINE RIGHT OF WAY LINE LOT LINE EAEMENT EXIT. ECTION CORNER EXIT. ECTION LINE EXIT. PROPERTY LINE EXIT.EAEMENT 3: LINE 3: LINE ETBACK LINE LOT NO LOT AREA Q. FOOTAGE NOTE: 19,826 24,745 11,575 11,844 9,372 9,268 9,226 9,115 8,992 8,983 9,339 8,714 8,060 8,002 8,253 DEDICATION KNOW ALL MEN BY THEE PREENT THAT WE, RIVER OAK DEVELOPMENT, L.L.C.; OWNER OF THE PROPERTY DECRIBED IN THE URVEYOR CERTIFICATION AND EMBRACED WITHIN THI PLAT, HAVE CAUED AID LAND TO BE UBDIVIDED INTO LOT AND TREET TO BE NUMBERED AND NAMED A HOWN, AID UBDIVIION TO BE HEREAFTER KNOWN A RIVER OAK (LOT TO BE NUMBERED A HOWN), AND WE DO HEREBY RATIFY AND APPROVE OF THE DIPOITION OF OUR PROPERTY A HOWN ON THI PLAT, AND WE DO HEREBY DEDICATE TO THE PUBLIC FOR PUBLIC UE THE TREET, AVENUE AND CIRCLE AND WE DO HEREBY GRANT EAEMENT A HOWN ON THI PLAT, WE DO FURTHER GRANT A PERPETUAL EAEMENT TO THE OMAHA PUBLIC POWER DITRICT (OPPD), COX COMMUNICATION, AND CENTURYLINK ACRO FIVE (5) FOOT WIDE TRIP OF LAND ABUTTING ALL FRONT AND IDE BOUNDARY LOT LINE; AN EIGHT (8) FOOT WIDE TRIP OF LAND ABUTTING THE REAR BOUNDARY LINE OF ALL INTERIOR LOT; AND A IXTEEN (16) FOOT WIDE TRIP OF LAND ABUTTING THE REAR BOUNDARY LINE OF ALL EXTERIOR LOT. THE TERM EXTERIOR LOT I HEREIN DEFINED A THOE LOT FORMING THE OUTER PERIMETER OF THE ABOVE DECRIBED ADDITION. THE IXTEEN (16) FOOT WIDE EAEMENT MAY BE REDUCED TO EIGHT (8) FEET WIDE WHEN THE ADJACENT LAND I URVEYED, PLATTED AND RECORDED. THE UBDIVIDER HALL GRANT PERPETUAL EAEMENT TO METROPOLITAN UTILITIE DITRICT AND/OR BLACK HILL ENERGY, THEIR UCCEOR AND AIGN TO ERECT, INTALL, OPERATE, MAINTAIN, REPAIR AND RENEW PIPELINE, HYDRANT AND OTHER RELATED FACILITIE AND TO EXTEND THEREON PIPE FOR THE TRANMIION OF GA AND WATER ON, THROUGH, UNDER AND ACRO A FIVE (5) FOOT WIDE TRIP OF LAND ABUTTING ALL CUL-DE-AC TREET. NO PERMANENT BUILDING OR RETAINING WALL HALL BE PLACED IN AID EAEMENT WAY, BUT THE AME MAY BE UED FOR GARDEN, HRUB, LANDCAPING AND OTHER PURPOE THAT DO NOT THEN OR LATER INTERFERE WITH THE AFOREAID OR RIGHT HEREIN GRANTED. RIVER OAK DEVELOPMENT, L.L.C. PETER W. KATT, ADMINITRATIVE MEMBER DATE ACKNOWLEDGEMENT OF NOTARY TATE OF NEBRAKA ) COUNTY OF ARPY ) ON THI DAY OF,, BEFORE ME, THE UNDERIGNED, A NOTARY PUBLIC IN AND FOR AID COUNTY, PERONALLY CAME PETER W. KATT, ADMINITRATIVE MEMBER OF RIVER OAK DEVELOPMENT, L.L.C., WHO I PERONALLY KNOWN TO BE THE IDENTICAL PERON WHOE NAME I AFFIXED TO THE DEDICATION ON THI PLAT AND ACKNOWLEDGED THE AME TO BE HI VOLUNTARY ACT AND DEED. WITNE MY HAND AND NOTARIAL EAL THE DAY AND YEAR LAT ABOVE WRITTEN. NOTARY PUBLIC APPROVAL OF ARPY COUNTY PLANNING COMMIION THI UBDIVIION OF RIVER OAK WA APPROVED BY THE ARPY COUNTY PLANNING COMMIION. CHAIRMAN, ARPY COUNTY PLANNING COMMIION DATE APPROVAL OF ARPY COUNTY PLANNING DIRECTOR THI UBDIVIION OF RIVER OAK WA APPROVED BY THE ARPY COUNTY PLANNING DIRECTOR. ARPY COUNTY PLANNING DIRECTOR DATE 1. ALL ANGLE ARE 90 UNLE OTHERWIE NOTED. 2. ALL LOT LINE ARE RADIAL TO CURVED TREET UNLE HOWN A NONRADIAL (N.R.). 3. ALL DIMENION HOWN WITH PARENTHEE ARE FOR THE LOCATION OF CENTERLINE. 4. NO DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO WILLOW TREET FROM LOT 235 & 236; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO 184TH AVENUE FROM LOT 203; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO LILLIAN TREET FROM LOT 204; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO 185TH TREET FROM LOT 222 & THE CHAMFER FOR IDEWALK ON CORNER LOT ARE ET AT EIGHT AND HALF FEET (8.5') RADII FROM THE INTERECTION OF RIGHT-OF-WAY LINE. NO ANGLE HOWN WHEN RIGHT-OF-WAY LINE HAVE 90 ANGLE. 6. ALL EAEMENT THAT ARE NOT LABELED WITH ANY RECORDING INFORMATION WILL BE RECORDED BY A EPARATE DOCUMENT. 7. OUTLOT "O" THRU "P" HALL BE UED A TORM WATER MANAGEMENT AND DENTITION AREA. OUTLOT "O" THRU "P" HALL BE OWNED AND MAINTAINED BY THE ANITARY IMPROVEMENT DITRICT. URVEYOR CERTIFICATION I HEREBY CERTIFY THAT I HAVE MADE A GROUND URVEY OF THE UBDIVIION DECRIBED HEREIN AND THAT PERMANENT MONUMENT HAVE BEEN PLACED ON THE BOUNDARY OF THE WITHIN PLAT AND TAKE AT ALL CORNER OF ALL LOT, TREET AND ANGLE POINT IN RIVER OAK (THE LOT NUMBERED A HOWN). A TRACT OF LAND BEING PART OF TAX LOT 1, A TAX LOT LOCATED IN PART OF THE NW1/4 OF THE NE1/4 AND ALO PART OF THE W1/4 OF THE NE1/4, AND ALO PART OF THE NW1/4 OF THE E1/4 OF ECTION 17, ALL LOCATED IN TOWNHIP 14 NORTH, RANGE 11 EAT OF THE 6TH P.M., ARPY COUNTY, NEBRAKA, MORE PARTICULARLY DECRIBED A FOLLOW: BEGINNING AT THE OUTHEAT CORNER OF OUTLOT "M", RIVER OAK (LOT 81 THRU 192), A UBDIVIION LOCATED IN AID ECTION 17, AID POINT ALO BEING ON THE WET LINE OF OUTLOT "A", GARDEN OAK, A UBDIVIION LOCATED IN AID ECTION 17, AID LINE ALO BEING ON THE EAT LINE OF THE NW1/4 OF THE E1/4 OF AID ECTION 17; THENCE 02 29'20"E (AUMED BEARING) ALONG AID WET LINE OF OUTLOT "A", GARDEN OAK, AID LINE ALO BEING AID EAT LINE OF THE NW1/4 OF THE E1/4 OF ECTION 17, A DITANCE OF FEET, TO A POINT ON THE EAT LINE OF LOT 93, AID RIVER OAK (LOT 81 THRU 192); THENCE ALONG THE NORTH LINE OF AID RIVER OAK (LOT 81 THRU 192) ON THE FOLLOWING (9) DECRIBED COURE: (1) THENCE N44 22'05"W, A DITANCE OF FEET; (2) THENCE 54 15'07"W, A DITANCE OF FEET; (3) THENCE OUTHEATERLY ON A CURVE TO THE RIGHT WITH A RADIU OF 1, FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR 34 49'39"W, A DITANCE OF FEET; (4) THENCE 56 05'35"W, A DITANCE OF FEET; (5) THENCE N37 26'12"W, A DITANCE OF FEET; (6) THENCE N42 25'30"W, A DITANCE OF FEET; (7) THENCE N44 09'48"W, A DITANCE OF FEET; (8) THENCE 45 12"W, A DITANCE OF FEET; (9) THENCE N44 09'48"W, A DITANCE OF FEET; THENCE N45 12"E, A DITANCE OF FEET; THENCE N44 15'55"W, A DITANCE OF FEET; THENCE N53 55'14"W, A DITANCE OF FEET; THENCE N65 52'48"W, A DITANCE OF FEET; THENCE N76 19'55"W, A DITANCE OF FEET; THENCE N10 08'50"E, A DITANCE OF FEET; THENCE NORTHWETERLY ON A CURVE TO THE LEFT WITH A RADIU OF FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR N82 28'23"W, A DITANCE OF FEET; THENCE N04 54'23"E, A DITANCE OF FEET; THENCE N01 46'55"E, A DITANCE OF FEET; THENCE N02 10'01"W, A DITANCE OF FEET; THENCE 44 22'26"E, A DITANCE OF FEET; THENCE NORTHEATERLY ON A CURVE TO THE RIGHT WITH A RADIU OF FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR N45 09'01"E, A DITANCE OF FEET; THENCE N19 31'56"E, A DITANCE OF FEET; THENCE N21 44'13"W, A DITANCE OF FEET; THENCE NORTHWETERLY ON A CURVE TO THE RIGHT WITH A RADIU OF FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR N19 56'24"W, A DITANCE OF FEET; THENCE N44 22'26"W, A DITANCE OF FEET TO POINT ON THE WET LINE OF AID NE1/4 OF ECTION 17, AID LINE ALO BEING THE EAT LINE OF OUTLOT "A", UGARCREEK, A UBDIVIION LOCATED IN THE NW1/4 OF AID ECTION 17; THENCE N02 21'52"W ALONG AID WET LINE OF THE NE1/4 OF ECTION 17, AID LINE ALO BEING AID EAT LINE OF OUTLOT "A", UGARCREEK, A DITANCE OF FEET TO A POINT ON THE OUTHERLY LINE OF OUTLOT "K", AID RIVER OAK (LOT 81 THRU 192); THENCE ALONG THE OUTHERLY LINE OF AID RIVER OAK (LOT 81 THRU 192) ON THE FOLLOWING NINE (9) DECRIBED COURE: (1) THENCE 82 40'32"E, A DITANCE OF FEET; (2) THENCE 60 18'38"E, A DITANCE OF FEET; (3) THENCE 62 38'34"E, A DITANCE OF FEET; (4) THENCE 30 14'02"E, A DITANCE OF FEET; (5) THENCE 13 56'13"E, A DITANCE OF FEET; (6) THENCE 12 31'58"E, A DITANCE OF FEET; (7) THENCE 31 54'42"E, A DITANCE OF FEET; (8) THENCE 36 04'13"E, A DITANCE OF FEET; (9) THENCE 61 29'51"E, A DITANCE OF FEET TO THE POINT OF BEGINNING. AID TRACT OF LAND CONTAIN AN AREA OF 885,570 QUARE FEET OR ACRE, MORE OR LE. ERIC A. CHABEN L-608 DATE APPROVAL OF THE ARPY COUNTY BOARD THI UBDIVIION OF RIVER OAK WA APPROVED BY THE ARPY COUNTY BOARD. CHAIRMAN DATE ATTET COUNTY CLERK COUNTY TREAURER' CERTIFICATE THI I TO CERTIFY THAT I FIND NO REGULAR OR PECIAL TAXE DUE OR DELINQUENT AGAINT THE PROPERTY DECRIBED IN THE URVEYOR' CERTIFICATE AND EMBRACED IN THI PLAT A HOWN BY THE RECORD OF THI OFFICE. COUNTY TREAURER DATE REVIEW BY ARPY COUNTY PUBLIC WORK THI PLAT OF RIVER OAK WA REVIEWED BY THE THE ARPY COUNTY URVEYOR' OFFICE THI DAY OF, 20. COUNTY URVEYOR / ENGINEER Revisions Dae Descripion E & A CONULTING GROUP, INC. No Engineering Planning Environmenal & Field ervices Mill Valley Road, uie 100 Omaha, NE Phone: Fax: K:\Projecs\2017\361\p01\Pla\Final Design\FP-PH3-000.dwg 5/18/ :26 PM Jeff oll of Proj No: Dae: Designed By: Drawn By: cale: hee: P /05/2018 RIVER OAK Dae Descripion FINAL PLAT JR LOT 193 THRU 239 INCLUIVE & OUTLOT "O" THRU "P" ARPY COUNTY, NEBRAKA JR 1" = 100' 1 1

12 arpy Couny Public Works ouh 84h. Papillion, Nebraska Ph Fax Projec Commen Form Projec/&ID Name and Number: River Oaks Projec Conac Informaion: Kyle Vohl E&A Projec ubmial Level: Preliminary Pla Review Dae: 1/30/18 N Reference (e.g. Ar, ) Reviewer's Commens, Quesions, Proposals Auhor Correcion or jusificaion (by he consulan) 1 Revised preliminary Pla Profiles 2 hee 3 of 3 3 Profiles hee 3 of 3 4 Profiles hee 3 of 3 Profiles 5 hee 3 of 3 Drainage sudy Page Page 4 Tangen beween curves 7 and 8 is less han 100 fee Willow ree 185 h sree - wha is he proposed grade of Willow. in ID o he wes? how Willow ree 185h sree - need Verical curve beween and % Willow ree 185h sree ree grade of hrough inersecion of Redwood ( see ) Willow ree Does ha show a cross slope of 2.45% The Proposed Lillian ree Culver analysis summary has been provided. In his summary, a box culver was sized based on 50-year design sorm and he deails are provided for a 50-year design sorm. However, per ecion of he Omaha Regional Design Manual and in compliance wih he Naional Flood Insurance Program, i is necessary o consider he 100-year flood frequency. The culver does no need o be sized o pass he 100-year flood, provided he capaciy of he culver plus flow by-passing he culver, is sufficien o accommodae he 100-year flood wihou raising he associaed waer surface elevaion more han floodplain regulaions or adjacen propery elevaions allow for ha locaion. Confirm ha he proposed box culver will comply wih hese requiremens. In he able ile ummary of Proposed Lilian ree Culver i has been noed ha oule velociies of fps are proposed. Per ecion of he Omaha Regional Design Manual, he maximum velociy should be consisen wih channel sabiliy requiremens a he culver oule. During final design provide deails and GZ GZ GZ GZ GZ GZ GZ

13 arpy Couny Public Works ouh 84h. Papillion, Nebraska Ph Fax N Reference (e.g. Ar, ) Reviewer's Commens, Quesions, Proposals Auhor Correcion or jusificaion (by he consulan) calculaions of he required channel sabilizaion pracices o be implemened. In he Drainage Repor here are wo pages number 5. and 6. which have similar informaion (i.e. 4. Conclusions, 5. Limiaions 6. References), review and deermine if one shee has been included in error. Addiionally, his page provides a summary of he 2- year sorm even for Basins. Per ecion of he Omaha Regional Design Manual, sorage faciliies should be designed o provide sufficien sorage and release raes o manage he 2-, 10-, and 100-year design sorms. Provide a summary, as well as back up calculaions of he required sorm evens for he sorage faciliies. In he Drainage Repor on a drawing labelled PCMP a ypical secion of he Bio-Reenion Basin has been provided. This ypical secion shows 3:1 maximum slope, however, per ecion of he Omaha Regional Design Manual requires ha sorage faciliies have side slopes no seeper han 4:1. Generally, his drainage repor has been reviewed based on he drainage area delineaed on he drawings. I appears addiional phases of his subdivision have been previously plaed or will be plaed in he fuure. I should be noed ha any previous plas have no been reviewed for compliance and prior o plaing of fuure phases an addiional drainage repor should be submied. GZ GZ GZ

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16 Augus 13, 2018 Mr. Bruce Founain, Direcor arpy Couny Planning Deparmen 1210 Golden Gae Drive Papillion, Nebraska RE: River Oaks Phase III Final Pla Dear Mr. Founain: The Disric has reviewed he applicaions for River Oaks, locaed souhwes of 180 h and Harrison rees in arpy Couny and offers he following commens: Beadle Creek was idenified as a sream wih significan poenial for head cuing and degradaion by he Naural Resources Conservaion ervice (NRC) many years ago. A grade sabilizaion srucure was planned for his area. In 2009, he Disric idenified ha srucure as a poenial sie for boh grade sabilizaion and flood conrol on Beadle Creek. This sie, WP-8, is no longer a viable opion for flood conrol, however grade conrol is sill a prioriy for his sream. The Disric is concerned abou impacs from developmen on Beadle Creek, leading o furher sream degradaion. Erosion and sabiliy issues are well documened in his area. The Disric believes hese issues should be addressed a he ime of developmen, no afer problems have been exacerbaed by increased runoff and erosion due o developmen. The Disric will no provide cos-share funding o address sream sabiliy in his area if developmen is allowed o proceed wihou grade sabilizaion and sreambank sabilizaion measures in place. The Disric was noified las week ha federal funding hrough NRC for grade sabilizaion is available for planning and consrucion. However, an updaed plan mus be prepared prior o beginning any projecs. The imeline for consrucion of a srucure o address Beadle Creek is unknown a his ime bu is likely a leas 2 o 3 years in he fuure. A a meeing wih arpy Couny saff and he applican on July 10, 2018, he applican indicaed an inenion o consruc a grade conrol srucure a he proposed Lillian ree crossing, as well as grade approximaely 3,700 fee of he righ bank of Beadle Creek o a sable (3:1) slope. The applican also indicaed hey were willing o insall a grade sabilizaion srucure o reesablish he previous channel grade and proec he exising saniary sewer siphon a he confluence of ugar Creek and he Norh Tribuary of Beadle Creek. The applican should coordinae wih he Ciy of Grena o ensure ha he soluion is adequae o address he problems.

17 The Disric recommends consideraion of he following: o The Disric recommends ha he applican insall armoring along he graded channel bank o proec he oe of he channel. Bank grading should be coordinaed wih arpy Couny and he Ciy of Grena o ensure no impacs o exising saniary sewer lines. o A he ime he applican consrucs he Emiline ree crossing, addiional grade sabilizaion should be incorporaed a he srucure. If you have any quesions or concerns, I can be conaced a or a llaser@papionrd.org. incerely, Lori Ann Laser, PE, CFM ormwaer Managemen Engineer CC: Jeff Kooisra, Dan Giiinger, Ciy of Grena eve Perry, Olmsead Perry Pa Dowse, arpy Couny Public Works Mike oak Kyle Vohl, E & A Consuling Group, Inc. Marlin Peermann, Eric Williams, P-MRNRD /Documens/Permi-Zoning Reviews/arpy Couny/Reach 8-11/ River Oaks.docx Reach: 8-11

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20 h 184h 181s Ave 180h Harrison R -72 Ge rru d e Ed na Em iline h 185 Cir PD-Planne d De ve lopm e n 183rd Te RD-50 Em iline r RG rd Ave 183rd Ed na 182nd e Ge rru d Olive 181s 180h Ave 180h Jose phine Ge rrud e BG Ed na 178h 178h Olive 178h 177h Ave nue Cir L i lian Em iline RD h Ave 177h Olive Jose ph ine Dr Hoich R -72 an Ch d le r AG Li lia n 184h unrid ge ubjec Propery (Oulined in red) Li lian Margo IL 179h 178h Cir 178h RD-50 Re d w ood Re d w ood orage Rd RD-50 Wi low Blackw alnu 185h Wi low PD-Planne d De ve lopm e n Blackw alnu 181s Ave Ave e h Av s nue Cir AG Rose w ood Birch Ave B Gre e nle af 188h AG riar 186h Robin Dr h 185 Cir Briar R h 184 Te r Rob Cir in 184h Ave Birch Ave Gre e nle af 184h 183rd AG Gile s Rd Gre na LaVisa Be le vue Papi lion pringfie ld AG ViciniyMap -Curre n Zoning Re vise d Pre lim inarypla,los &Oulos O R FinalPla Los &Oulos O P Rive r Oaks (Ph ase 3) Le ge nd ZoningClassificaion PD - Planned Developmen Disric

21 184h rd 181s Ave 174h 194h Bellb 193rd rook Blvd O ive Plz l 192nd 191s Josephine Chandler 189h Lillian Marg o Edna Olive Josephi n e Emi line Cir H oichdr 185h Emiline Gerru de Ave 185h Cir Harrison 183rd Ave 183 rd T er 184h Lillian 183 Emiline Gerrude Edna 182nd unridg e 181s 180hAve ubjec Propery Oulined in blue (Low o Medium Densiy Residenial) O Lillian live Josephine Mar 179h g o Gerrude Edna 178h 178h 178hCir 178h 177h AvenueCir Olive Lillian 177h Emiline 176h 176hAve 176h Cir Edna Cir Josephine Chandler Gerrude Cir Olive 193rd 191s Coonw ood 192nd Ave 190 have 190 h Redw ood Willow Coonw ood 190h Briar 188h 187h Rosew ood BirchAve Willow 186h 185 h 185h Cir 185h 184hT e r 184 Willow ha ve Briar BirchAve Curren FLU-arpy Co Black w a 184h lnu 183rd Greenleaf Redw ood 181s Ave 180h 180hAve 181s AvenueCi r Legend orag erd Fuure Land Use arpy Couny, Nebraska Miles Revised Preliminary Pla,Los &Oulos O R Final Pla Los &Oulos O P River Oak s (Phase3) Agriculure Residenial Esaes Low o Medium Densiy Residenial Medium o High Densiy Residenial Mixed Use Area General Commercial Business Park Ligh Indusrial Heavy Indusrial Parks, Recreaion, and Open pace Amended