RECOMMENDATION REPORT

Transcription

1 ARPY COUNTY PLANNING & BUILDING DEPARTMENT RECOMMENDATION REPORT FINAL PLAT (FP ) RIVER OAK UBDIVIION (PHAE 3) (LOT , OUTLOT O AND P INCLUIVE) APPLICANT: RIVER OAK DEVELOPMENT, LLC PLANNING COMMIION HEARING OF: October 17, 2017 I. GENERAL INFORMATION A. APPLICANT: River Oaks Development, LLC McDermott Plaza, uite 200 La Vista, NE B. PROPERTY OWNER: River Oaks Development, LLC McDermott Plaza, uite 200 La Vista, NE C. UBJECT PROPERTY LOCATION: ubject property is located south of the existing River Oaks Development at 184 th and Harrison reets. D. LEGAL DECRIPTION: Tax Lot 1, located in part of the E1/4 and part of the E1/4 of the NE1/4, ection 17, Township 14 North, Range 11 East of the 6 th P.M., arpy County, NE. E. UBJECT PROPERTY IZE: approximately acres. F. EXITING FUTURE LAND UE AND ZONING DEIGNATION: Future Land Use Designation: Low to Medium Density Residential Zoning: AG (Agricultural) G. REQUETED ACTION(): To approve a Final Plat of Phase 3 of a subdivision known as River Oaks, Lots and Outlots O and P inclusive. II. BACKGROUND INFORMATION A. EXITING CONDITION OF ITE: Undeveloped; graded for future residential development

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 attached map) Urban Residential Urban Residential Urban Residential Urban Residential CURRENT ZONING DEIGNATION (reference attached map) RD-50/PD RD-50/PD & R-72 RD-50 & R-72 RD-50 & R-72 URROUNDING DEVELOPMENT River Oaks (Phase I) & unridge West single-family residential subdivisions River Oaks (Phase 2) & Garden Oaks single-family residential subdivisions under development unridge & Garden Oaks single-family residential subdivisions ugar Creek Addition & Whitetail Creek single-family residential subdivisions RD-50 = Two-family residential (5,000 sq. ft. minimum lot size) R-72 = ingle-family residential (7,200 sq. ft. minimum lot size) PD = Planned District Overlay (allows for a decrease in setback requirements of some lots) C. RELEVANT CAE INFORMATION A Change of Zone application from AG (agricultural) to RD-50 PD (Two family residential Planned Development) was approved in 2015 to become effective with the filing of the applicable Final Plat. The original Preliminary Plat, approved in 2015, had three phases with a total of 283 single-family residential lots and 20 outlots set aside for creek channels, drainage stormwater management areas and to provide trail amenities. This application proposes a third phase with the remaining lots to be platted in a fourth and final phase. The approved ubdivision Agreement for Phase 2 required that the Lillian reet creek crossing be completed prior to Phase 3 or by the end of 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. III. APPLICABLE REGULATION A. ARPY COUNTY COMPREHENIVE PLAN CHAPTER 3: Land Use & Growth Management - Future Land Use Map 12 Future Land Use Map classifies this site as Low to Medium Density Residential. The Low to Medium Density Residential land use area is intended for typical suburban scale residential development densities. This category

3 represents one of the most common residential land use types, and is located in areas that are experiencing growth and have an established transportation network and infrastructure. Generally uses within this area include single-family residential in accordance with appropriate zoning districts, neighborhood commercial, public and quasi-public uses, parks/recreation/open space, and associated accessory uses. Appendix A: Zoning Relationship to the Future Land Use Plan lists the proposed zoning for this site, RD-50, as a compatible zoning district under the Low to Medium Density Residential use designation. - Future Land Use Growth Management Map 13 Growth Management Zones designates this site as being within the Urban Development Zone. This zone is intended to provide opportunity for immediate investment and development. These are the areas of the County that are best able to support urban and suburban-scale densities with corresponding infrastructure extensions. - Development Density Figure 19 Residential Development Decision Matrix allows densities of less than 10,000 square feet per unit up to 1 acre per unit with municipal water and sanitary sewer utilities being provided. The proposed River Oaks subdivision meets this criteria. - Conservation Provisions Map 14 Environmentally ensitive Areas identifies portions of this site as Environmentally ensitive. Environmentally sensitive areas include: Water bodies and watercourses Wetlands 100 year floodplains Tree canopy, individual specimen trees, or small stands of significant trees Aquifer recharge areas and areas with highly permeable ( excessively drained ) soils ignificant wildlife habitat areas Historic, archaeological or cultural features listed (or eligible to be listed) on the National Register of Historic Places, or on inventories developed by the Nebraska ate Historical ociety lopes of a gradient higher than 15% Land with soils that do not support residential development Native or original growth prairie Areas of concern with this site include the watercourse running diagonally in a northsouth direction through the site. - Developments within the Urban Development Zone that are proposed on sites identified on Map 14 Environmentally ensitive Areas, must provide a minimum amount of open space conservation area as follows: 100% of the designated environmentally sensitive areas shall be protected as a platted outlot when the sensitive area comprises 15% or more of the site. Or, subdivisions may designate at least 40% of the total site area as a protected outlot; whichever is less. In order to be exempt from this requirement, the applicant must provide evidence that less than 15% of the site contains environmentally sensitive areas of the nature identified above. The preliminary plat for the River Oaks ubdivision was approved prior to the recently adopted arpy County Comprehensive Plan. A large percentage of those environmentally sensitive areas along the watercourse were put into outlots for drainage and environmental protection.

4 CHAPTER 4 Infrastructure - The site of this proposed project is located within MUD s water service area and the City of Gretna s sanitary sewer district. - An approved Wastewater ervice Agreement with the City of Gretna must be submitted to the County prior to approval of the Final Plat for the project. - Wellhead Protection Area Map 16 arpy County Wellhead Protection Areas does not indicate any wellhead protection areas on this site. CHAPTER 5 Transportation - Federal Roadway Functional Classification Map 17 arpy County Federal Roadway Functional Classification identifies Harrison reet as a Minor Arterial roadway, with 180 th reet and Giles Road as Major Collector roadways. - Anticipated Full Buildout reet Network Map 21 arpy County Anticipated Full Buildout reet Network shows Harrison reet and Giles Road as future a 4-lane divided roadway with 100 right-of-way and 180 th reet as being realigned as a 4-lane divided roadway with 120 of right-of-way where possible. - Implement a Through-Route Policy to set standards to allow direct and continuous neighborhood access to adjacent arterial streets. Each mile section should have three through local or collector routes in the north/south and east/west direction generally at the ½ and ¼ mile points. Local roadways should also be designed to provide connection and access to adjacent developments through subdivision regulations. This preliminary plat addresses these policies as best as is possible given natural constraints of the property as well as needing to align streets with adjacent developments. Proposed access points to the subdivision are as follows: th reet (existing access into River Oaks Phase 1) - Briar and Willow reets (existing streets in River Oaks Phase 2 and Whitetail Creek to the west) - Redwood and Black Walnut reets (connections into Garden Oaks to the east) th Terrace,. 184 th Avenue, and. 184 th reet (connections into Garden Oaks to the south) B. ARPY COUNTY ZONING REGULATION ECTION 12, RD-50/PD (Two-Family Residential 5,000 sq. ft. minimum lot size) ingle family dwellings, as proposed by this application, are a Principal Permitted Use ingle family dwelling development must meet the following minimum requirements: Lot Area 5,000 square feet Lot Width 50 foot (measured at the front yard setback line) Front Yard etback 25 feet ide Yard etback 5 feet ide Yard reet etback 15 feet Rear Yard etback 25 feet Maximum Height 35 feet

5 IV. ECTION 28, PD (Planned Development District) - The applicant has requested a reduction in the rear yard setback to allow for minimum 15 foot rear yard requirement on certain lots within the proposed development. We have requested an exhibit identifying those lots to which the PD Overlay applies. C. ARPY COUNTY UBDIVIION REGULATION ECTION 8, FINAL PLAT AND UPPLEMENTAL DATA - The following requirements still must be met and adequate information must be provided by the applicant to show compliance: A preliminary drainage plan of the area in which the preliminary plat is located must be submitted Revised Phasing Plan identifying future phases of the development. Exhibit showing those sidewalks that will be constructed by the developer on publicly owned lots abutting dedicated right-of-ways. Update on the status of the construction of the Lillian reet creek crossing that was to be completed prior to Phase 3 or by the end of 2018, which ever came first. As was discussed with Phase II, streambank stabilization is of great concern in this area. We are requesting that the following be provided: 1) An analysis of the stream stability in the area including stream grade and bank stability. 2) Double check the actual field geometry of the channel (vs. the LiDAR interpretation) to ensure that plotted bottom of channel extents (and subsequent 3:1+20/50 lines) are shown in the right spot. 3) Incorporate any additional measures to help with stream stability possible with the design of the Lillian reet culvert. 4) Additionally, if the analysis of the stream stability shows that some preventive measures are appropriate at this time, we will require that they be noted and implemented at the appropriate time during construction of this phase of the development. An approved Waste Water ervice Agreement with the City of Gretna and a signed ubdivision Agreement with arpy County must be submitted before application will be submitted for consideration by County Board. Construction ormwater Plan must be submitted to Permix website for review and approval. arpy County Public Works submitted additional comments with regards to the interior roadway. (see attached memo from Pat Dowse, Engineering Manager). City of Gretna has an existing thirty foot easement within the proposed 186 th Avenue right-of-way and between proposed Lots 226 and 227. No fences or other utilities will be allowed to occupy this easement between such lots. City of Gretna Engineer shall review the grading and sanitary sewer plans for the subdivision (see attached from eve Perry, Engineer for Gretna). ANALYI A. COMPREHENIVE PLAN POLICY TATEMENT: This development application, and the requirements placed on it, support the following policies of the arpy County Comprehensive Plan (see Comprehensive Plan Chapter 9 Goals & Implementation):

6 Land Use and Growth Management - 1.a An Urban Development Zone will be established to facilitate urban-scale growth in areas that can be served immediately by public utility extensions prior to, or in conjunction with, new development. The Urban Development Zone is to be created to facilitate the urban growth demands of arpy County These zones are established in accordance with the outh arpy County anitary ewer udy and represent areas currently served by urban services. By guiding urban scale growth to these areas, the County is promoting compact, contiguous growth and the most efficient provision of infrastructure and utilities. - 2.a arpy County should not approve a development or subdivision that is: inconsistent with the County's adopted Comprehensive Plan, detailed area plans, infrastructure and utility plans, or long-range transportation corridor plans or studies; inconsistent with the County's right-of-way standards, or standards established in long-range transportation corridor plans or studies; lacking necessary local paved road plans, approved by the County, to serve the subdivision or development within a timeframe consistent with development, or does not conform to roadway policies; lacking adequate sanitary sewer and potable water capabilities; lacking adequate storm water drainage, storm water treatment facilities, or storm water management either within the development site or downstream; inconsistent with any other standards addressed in adopted zoning regulations, subdivision regulations, or design standards; inconsistent with other adopted decision criteria; inconsistent with the Comprehensive Plan unless the proposed development or subdivision furthers another more important Comprehensive Plan objective. In which case, the County should, for good planning purposes, allow development that is different than the Comprehensive Plan might call for in certain areas. inconsistent with the Comprehensive Plan unless there have been substantial legal, physical, or infrastructure changes that formed the basis for the Comprehensive Plan, in which case the Comprehensive Plan should be amended so as to allow for an support the change The County shall maintain clear standards for approval of development and subdivision plans in order to implement the vision of its Comprehensive Plan. - 3.b Promote land use development within the zoning jurisdictions of municipalities and the Urban Development Zone. Infrastructure service should be implemented in cooperation with appropriate entities to ensure the efficient utilization of resources and local control of the built environment. - 3.d The cost of extending infrastructure and increasing capacities should be shared by the development generating the need for such improvements. Funding mechanisms should be established relating to a fee structure of sharing costs proportionately by development(s) that benefit from facility improvements relating to: Parks; ormwater Management; and Transportation. The expense of servicing new development should not fall solely on required due to the increase in demand and use of public facilities. Over-builds are often an important policy for staged infrastructure investments, which can be recouped with development fees. Overbuilding is a phasing process by which a single subdivision will build excess infrastructure capacity to facilitate the development of future subdivisions along the served route. The cost of the excess infrastructure is then reimbursed via a fee or other financial mechanisms, paid by adjacent developments and the County.

7 - 5. Developments should be built and designed in a manner that contributes to and enhances the quality of life in arpy County. - 5.a Ensure that arpy County, along with local jurisdictions within, provide diverse options in relation to lot size, density, and type for all land uses. arpy County and the municipalities located within the county represent a primary area of residential growth for the Omaha-Council Bluffs MA. However, a public priority lies in preserving the unique environmental resources found in the area, including agriculture production. Offering a range of development options in a managed fashion will result in a more diverse, well-balanced, and prosperous region. - 5.c Development should be designed in a manner that identifies the infrastructure of adjacent development and provides continuation and connectivity of those facilities throughout the immediate area. Coordinating the development of public infrastructure and facilities will enhance the overall connectivity and continuity of public amenities, thereby creating comprehensive systems available throughout the county. The infrastructure and amenity systems that should be connected include: - Trails - Parks - Roadways and transportation access - Utilities - ormwater management - 5.f County ubdivision Regulations should reflect standards for development and grading along waterways to allow the waterway to meander and erode; or for manmade stabilization techniques to be installed. These standards should allow for a maintenance access easement. ubdivision Regulations should prevent development too close to waterways to protect the natural amenity as well as the development itself. To best protect these areas, a minimum easement/right-of-way should be considered which provides the wider of the 100-year flow, or the width determined by a 3H:1V slope plus 50 feet on each side of the channel projected up from the lowest point in the channel to the overbank ground surface. Transportation - 2.e Local roadways should also be designed to provide connection and access to adjacent developments through subdivision regulations. - 2.f arpy County should not approve a development or subdivision that is: inconsistent with the County s right-of-way standards, or standards established in long-range transportation corridor plans or studies; lacking a necessary local paved roads plan to serve the subdivision or development within the Urban Development Zone. Environmental Resources & Recreation - 1.d Managing storm-water runoff on site will be a requirement of development, implemented through subdivision regulations. - 1.e Protect all water supplies and aquifers from development activities that may affect the quality and/or quantity of water. Development with the potential for adverse effects on water sources should not be approved. - 1.f Promote best land management practices through the development of erosion control design standards for subdivision development. B. OTHER AGENCY REVIEW/COMMENT: The applications were sent to various jurisdictional agencies and departments within arpy County that may have an interest.

8 Comments received are attached for your review. hould any additional comments be received, they will be provided to you at the public hearing. V. TAFF COMMENT AND RECOMMENDATION The arpy County Planning Department sent comments to the engineer of record following their review of the submittal on eptember 21, A response was received on October 10, 2017 stating many of the items were still being worked on and that they would be provided to the County as soon as possible (see attached copies of letters). aff recommends that the application for the proposed Final Plat of Lots and Outlots O and P inclusive (Phase 3) of the subdivision known as River Oaks be TABLED to the November 21, 2017 meeting to allow for the submittal of the necessary information for a complete review by arpy County staff to ensure compliance with the arpy County Comprehensive Development Plan, Zoning Regulations, and ubdivision Regulations. VI. PLANNING COMMIION RECOMMENDATION MOTION: FINAL PLAT VII. ATTACHMENT TO REPORT 1. Final Plat exhibit 2. Letter to Engineer dated eptember 21, 2017 and response dated October 10, Comments received 4. Current Zoning Map (showing subject property area) 5. Current Future Land Use Map (showing subject property area) VIII. COPIE OF REPORT ENT TO 1. Peter Katt, River Oaks Development, LLC (applicant) 2. Kyle Vohl, E & A Consulting Group, Inc. (Applicant s Agent) 3. Public Upon Request

9 ' 02 21'52"E ' 59.95' 82 40'32"E ' 34.93' ' ' ' 65.00' 81.90' 74.34' 61.15' 65.00' 60.84' ' 229 CURVE ' 69 59'27" 60.83' ' ' '07" 33.02' ' (30.00') 55.0' R 10.81' ' ' ' 60 18'38"E ' ' 96 24'49" ' 73 31'52" 50.0' R ' ' 86 54'18" ' ' CENTERLINE CURVE TABLE RADIU ' ' ' ' ' LENGTH ' ' ' 21.83' ' TANGENT 80.93' ' ' 10.91' ' '07" ' ' ' '49" 30.06' DELTA 8 25'00" 25 25'40" 70 41'20" 2 30'00" 29 51'00" ' ' '52" ' ' 51.52' 72.81' ' 50.07' 57.03' ' (157.83') (117.17') (143.69') 65.00' ' ' 65.00' ' 69.51' OLIVE CIRCLE 184TH AVENUE ' 185TH TREET ' '11" N44 22'26"W ' EXITING OUTFALL EWER EAEMENT INT. No ' 62 38'34"E ' '57" ' 72.39' 66.50' ' '27" ' ' ' N26 31'10"E ' N69 55'22"E 12.35' R=525.00', L=22.49' CH=68 21'54"E 22.49' N20 24'27"E ' ' ' ' 69 15'27" 8.73' 24.24' 12.02' 22.19' 67.00' ' 90 12'11" 12.02' 25.0' N65 52'48"W 62.67' 83 42'39" 17.17' ' R=5, L=278.44' CH=N12 00'58"E ' ' 62.67' N53 55'14"W 62.75' 75 26'57" ' OPPD EAEMENT 201 OUTLOT ''P'' AC 66.90' 76 18'41" BOOK 43, PAGE '49" ' 62.75' 95 24'45" 67.02' ' ' 184TH AVENUE 94 50'40" (143.79') 66.90' ' ' '48" ' ' 94 48'40" 67.50' 76 18'41" ' ' 12.35' ' ' 76 18'41" '02"E ' ' ' ' 99 57'06" N44 09'48"W ' 79.38' 77 16'58" ' ' ' ' ' ' ' 77.45' 83 14'30" ' ' 90 47'59" ' ' 214 (62.53') (120.68') 81 18'41" 85.74' ' 57.49' 77.45' 77 14'23" 96 48'05" 82 53'53" MARGO TREET 75.55' ' 12.31' 29.55' 20.73' 22.92' 29.55' ' 91 08'36" ' ' ' 87 39'12" 86 23'17" 94 54'42" 84.11' 88 45'17" 74.11' ' 37.45' 71.79' 71.79' 66.50' 199 N44 15'55"W ' N45 50'12"E ' 45 50'12"W ' ' 3 ' '53" N44 09'48"W 75.00' 3 EXITING UTILITY AND ACCE EAEMENT INT. No ' 71.79' 75.00' 89 53'53" 67.01' 12.31' '49" '49" 198 N42 25'30"W 71.77' ' 76.43' 208 (281.03') (107.46') ' (262.50') WILLOW TREET 13 56'13"E ' 12 31'58"E ' 79 07'46" 92 29'28" 89.60' ' OUTLOT ''O'' AC 89 47'22" ' 65.00' ' 12.02' 30.0' 13.34' 33.85' 89 53'53" 90 06'07" 30.00' 93.63' 80 50'32" 30.09' CREEK ETBACK & NO BUILD EAEMENT (EE NOTE 7) 75 28'53" ' ' '07" 90 13'24" 67.00' 51.65' 67.13' 10.00' 52.79' 67.13' ' 89 46'36" 12.02' ' ' 56.50' ' ' 17.46' ' 89 00'11" 89 46'36" 18.98' ' ' ' 89 46'09" 62.35' 67.13' 89 46'36" ' ' ' 31 54'42"E '36 04'13"E ' ' ' 67.12' ' ' ' ' 184TH TREET 70.29' N37 26'12"W ' EXITING EWER EAEMENT INT. No '141.07' 89 46'36" 88 03'10" ' 1 inch = 100 ft ' 73.99' 74.07' 84 41'26" ' R= ', L=34.54' CH=34 49'39"E 34.54' 54 15'07"W ' 81 21'40" 56 05'35"W ' LOT NO EXITING OUTFALL EWER EAEMENT INT. No '07" LOT AREA Q. FOOTAGE 8,345 8,345 8,250 8,089 9,339 8,983 8,992 9,115 9,226 9,268 9,724 9,314 8,922 8,742 8, '51"E ' ' 5' IDE YARD N44 22'05"W ' ' TREET LOT NO ' LOT AREA 02 29'20"E ' Q. FOOTAGE 8,707 8,690 9,363 10,138 12,261 11,047 8,811 8,385 8,558 9,261 9,964 10,683 11,498 11,937 12,966 POINT OF BEGINNING RIVER OAK LOT 193 THRU 236 & OUTLOT "O" & "P" INCLUIVE A TRACT OF LAND BEING PART OF TAX LOT 1, A TAX LOT LOCATED IN PART OF THE E1/4 OF ECTION 17, AND ALO PART OF THE E1/4 OF THE NE1/4 AID ECTION 17, ALL LOCATED IN TOWNHIP 14 NORTH, RANGE 11 EAT OF THE 6TH P.M., ARPY COUNTY, NEBRAKA, MORE PARTICULARLY DECRIBED A FOLLOW: LEGEND BOUNDARY LINE RIGHT OF WAY LINE LOT LINE EAEMENT EXIT. ECTION CORNER EXIT. ECTION LINE EXIT. PROPERTY LINE EXIT.EAEMENT 5' IDE YARD 5' IDE YARD 25' REAR YARD 25' FRONT YARD RD-50 ZONING ETBACK REQUIREMENT TREET 15' TREET CORNER IDE YARD LOT NO LOT AREA Q. FOOTAGE 12,680 11,255 9,659 9,883 12,687 18,755 19,569 17,071 9,767 11,448 10,514 9,538 9,289 18,741 NOTE: 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 196 & 197; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO 184TH AVENUE FROM LOT 212; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO LILLIAN TREET FROM LOT 213; DIRECT VEHICULAR ACCE WILL NOT BE ALLOWED TO 185TH TREET FROM LOT 232 & 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. 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. 7. CREEK ETBACK I BEING MET WITH THE BOUNDARIE OF OUTLOT "P" AND WITHIN THE 25' REAR YARD ETBACK OF ADJACENT LOT. 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 E1/4 OF ECTION 17, AND ALO PART OF THE E1/4 OF THE NE1/4 AID 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 OUTHWET 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, RIVER OAK (LOT 81 THRU 192), A UBDIVIION LOCATED IN AID E1/4 OF ECTION 17; THENCE ALONG THE NORTH LINE OF AID RIVER OAK (LOT 81 THRU 192) ON THE FOLLOWING (9) COURE: THENCE N44 22'05"W, A DITANCE OF FEET; THENCE 54 15'07"W, A DITANCE OF FEET; THENCE OUTHEATERLY ON A CURVE TO THE RIGHT WITH A RADIU OF FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR 34 49'39"W, A DITANCE OF FEET; THENCE 56 05'35"W, A DITANCE OF FEET; THENCE N37 26'12"W, A DITANCE OF FEET; THENCE N42 25'30"W, A DITANCE OF FEET; THENCE N44 09'48"W, A DITANCE OF FEET; THENCE 45 50'12"W, A DITANCE OF FEET; THENCE N44 09'48"W, A DITANCE OF FEET; THENCE N45 50'12"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 N20 24'27"E, A DITANCE OF FEET; THENCE OUTHEATERLY ON A CURVE TO THE RIGHT WITH A RADIU OF FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR 68 21'54"E, A DITANCE OF FEET; THENCE N69 55'22"E, A DITANCE OF FEET; THENCE N26 31'10"E, A DITANCE OF FEET; THENCE NORTHEATERLY ON A CURVE TO THE LEFT WITH A RADIU OF FEET, A DITANCE OF FEET, AID CURVE HAVING A LONG CHORD WHICH BEAR N12 00'58"E, 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 EATERLY ALONG THE OUTHERLY LINE OF AID RIVER OAK (LOT 81 THRU 192) ON THE FOLLOWING NINE (9) COURE; (1) 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 803,503 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 Date Description E & A CONULTING GROUP, INC. P Proj No: No 09/01/2017 Date: Engineering Planning Environmental & Field ervices RIVER OAK Date Description LOT 193 THRU 236 & OUTLOT "O" THRU "P" ARPY COUNTY, NEBRAKA FINAL PLAT JR Designed By: JR Drawn By: Mill Valley Road, uite 100 Omaha, NE Phone: Fax: " = 100' cale: 1 of 1 heet: K:\Projects\2017\361\p01\Plat\Final Design\FP-PH3-000.dwg 9/1/ :48 AM Jeff oll

10 .,.-i<... ***.,:" ~""i. Co *.. ;~~!j~.}~ arpy County Planning & Building Department ""~ ~ l@* Bruce Fountain, AICP, EDFP-Director \~ ~}~ J IO G_o_Jd-en-G--at_e_D_ri ve "',.. ~ 't~+.,,_"- Papillion, NE * /i R ~ ~.** Phone: ,...,,.:+* Fax: KyleVohl E and A Consulting Group Mill Valley Road, uite 100 Omaha, NE RE: RIVER OAK LOT 193~236 AND OUTLOT 0 AND P (PHAE Ill) FINAL PLAT UBMITTAL The recent submittal of the River Oaks Final Plat of Lots and Outlot 0 and P (Phase III) has been reviewed and we have the following comments: Final Plat ~ arpy County ubdivision Regulations, ection require that a street profile plan with a statement of proposed streets be submitted with Final Plat submittal. ~ Please submit a sidewalk plan for those sidewalks that will be constructed by the developer along publicly owned outlots. ~ We would request that a new phasing plan be submitted as the approved phasing plan had only three phases. It appears that the subdivision will now have more than three. )lo>- Please provide a status update on the construction of the Lillian Creek crossing that was platted in Phase II of the development. aff reports from Phase II state that the crossing would be completed by the end of 2018 or prior to Phase Ill )lo>- As was discussed with Phase II, streambank stabilization is of great concem in this area. We are requesting that the following be provided: 1) An analysis of the stream stability in the area including stream grade and bank stability. 2) Double check the actual field geometry of the channel (vs. the LiDAR interpretation) to ensure that plotted bottom of channel extents (and subsequent 3:1 +20/50 lines) are shown in the right spot. 3) Incorporate any additional measures to help with stream stability possible with the design of the Lillian reet culvert. Additionally, if the analysis of the stream stability shows that some preventive measures are appropriate at this time, we will require that they be noted and implemented at the appropriate time during construction of this phase of the development. )lo>- An approved Waste Water ervice Agreement with the City of Gretna and a signed ubdivision Agreement with arpy Cowity must be submitted before application will be submitted for consideration by County Board. )lo>- Post Construction ormwater Plan must be submitted to Pennix website for review and approval. )lo>- Please provide an exhibit identifying any lots that will have reduced setbacks allowed by the PD zoning in this phase.

11 These are comments following the review of the Planning Department only. We will route the submittal for review and forward any additional comments that may be brought to our attention as soon as we receive them. Please submit your response to the items noted above to our office at your earliest convenience. Pie se-ce tact Bruce Fountain, Planning Director, or myself at if you have any questions. cc Bruce Fountain, Planning Director File

12 E & A CONULTING GROUP, INC. Engineering Answers October 10, Miii Valley Road, uite 100 Omaha, NE P F Donna Lynam arpy County, NE 1210 Golden Gate Drive Papillion, NE RE: River Oaks Lots and Outlets 0 & P (Phase Ill) Review Comments Dear Ms Lynam: Below is a list of how the comments you sent on October 4, 2017 to Kyle Vohl will be addressed or how questions have been answered. Final Plat: ~ arpy County ubdivision Regulations, ection require that a street profile plan with a statement of proposed streets be submitted with Final Plat submittal. A street profile plan is being created that will include the required information. This will be provided to the County as soon as available. ~ Please submit a sidewalk plan for those sidewalks that will be constructed by the developer along publicly owned outlots. A sidewalk plan showing all sidewalks to be constructed along publicly owned outlots will be provided. This will be provided to the County as soon as available. ~ Please provide a status update on the construction of the Lillian Creek crossing that was platted in Phase II of the development. aff reports from Phase II state that the crossing would be completed by the end of 2018 or prior to Phase III. We are currently in the process of completing the survey work necessary to create the final design for the culvert as well as address issues related to streambank stabilization and 3: lines. The weather has not been very cooperative with these efforts. Once the cross sections are complete, design will begin in earnest with plans to bid the culvert late fall to early winter for 2018 construction. ~ As was discussed with Phase II, stream bank stabilization is of great concern in this area. We are requesting that the following be provided: 1) An analysis of the stream stability in the area including stream grade and bank stability. 2) Double check the actual field geometry of the channel (vs. the LiDAR interpretation) to ensure that plotted bottom of channel extents (and subsequent 3:1+20/50 lines) are shown in the right spot. 3) Incorporate any additional measures to help with stream stability possible with the design of the Lillian reet culvert. Additionally, if the analysis of the stream stability shows that some preventive measures are appropriate at this time, we will require that they be noted and implemented at the appropriate time during construction of this phase of the development. As stated above, the first step to this is field cross sections of the channel and surrounding area which is underway. With that information, we can dive more deeply into issues with stability, future maintenance and culvert design. hould preventative measures be appropriate, we will work with the County on what those will be and when to install them. ~ An approved Waste Water ervice Agreement with the City of Gretna and a signed ubdivision Agreement with arpy County must be submitted before application will be submitted for consideration by County Board. The District will work with the City of Gretna and arpy County to enter into and complete necessary agreements with the understanding that these must be in place prior to the plat moving on to the County Board. ~ Post Construction ormwater Plan must be submitted to Permix website for review and approval.

13 A Post Construction ormwater Plan will be submitted to Permix for review and we will work with County on changes that may be needed to complete approvals. ~ Please provide an exhibit identifying any lots that will have reduced setbacks allowed by the PD zoning in this phase. An exhibit identifying any lots that will have reduced setbacks allowed by the PD zoning in this phase is being developed. This will be provided to the County as soon as available. Please let me know if you have any questions with regards to our resubmittal. incerely, E&A Consulting Group pv~ Kyle Vohl, PE Cc: Inc: File ee attached transmittal E & A CONULTING GROUP, INC. Engineering Answers

14 ARPY COUNTY Dennis L. Wilson, P.E., PhD arpy County Engineer PUBLIC WORK DEPARTMENT outh 84th reet Papillion, NE Phone (402) FAX (402) MEMO TO: FROM: Bruce Fountain, AICP, EDFP, Director Patrick M. Dowse, PE, Engineering Manager PmP DATE: October 6, 2017 RE: River Oaks Phase 3 - Final Plat arpy County Public Works has reviewed the above mentioned submittal documents, and has the following comments: Interior Roadway Please confirm the proposed Lillian reet culvert crossing is not considered a bridge per 23 CFR 650. If culvert crossing is considered a bridge, it will need to be placed on the state and federal inventory and biennially inspected per National Bridge Inspection andards. Exhibit "E" Please confirm return radii dimensions at all intersections and any sidewalks contemplated as part of the public improvements. Please submit a preliminary drainage report. Please feel free to let me know if you have any questions.

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16 Donna Lynam From: even Perry ent: Tuesday, eptember 26, :24 PM To: Kelly Jeck ubject: RE: Planning Review - Final Plat - River Oaks (Phase 3) Kelly The City of Gretna s municipal interceptor sewer is located in an existing 30 foot easement within the new 186 th Ave right of way. The sewer s connection to the City s interceptor system to the northwest is between Lots 226 and 227. No fences or other utilities are allowed to occupy this easement between the lots. The City will need to review the grading and sanitary sewer plans for the subdivision. The Phase 3 subdivision will require an amendment to River Oaks wastewater service agreement with the City. eve even W. Perry, PE OLMTED & PERRY CONULTING ENGINEER INC Pacific reet, uite 232 Omaha, Nebraska Ph: Cell: Fax: stevep@olmstedperry.com Confidentiality atement: The information contained in this message is confidential information intended only for the use of the individual or entity identified above. If the receiver of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, use or copying of this message is strictly prohibited. If you have received this message in error, please immediately notify the sender by replying to his/her e mail address noted above and delete the message. From: Kelly Jeck [mailto:kjeck@sarpy.com] ent: Tuesday, eptember 19, :45 AM To: Dan Hoins; cott Bovick; Nikki Lampe; Denny Wilson; Pat Dowse; Nicole pitzenberger; Jeff Davis; Greg London; Lynn Marshall; even Perry; Michael Helgerson; Jeff chovanec MUD ; 'sfanslau@oppd.com' (sfanslau@oppd.com); llaster@papionrd.org; Grint, Amanda; 'Williams, Eric'; Dan Giittinger; Dr. Kevin Riley; Rod Buethe Cc: Bruce Fountain; Donna Lynam ubject: Planning Review Final Plat River Oaks (Phase 3) River Oaks Development LLC has submitted an application for consideration of a Final Plat of a subdivision to be known as River Oaks, Lots and Outlots O & P (Phase 3), for a tract of land being part of Tax Lot 1, a tax lot located in part of the E1/4 of ection 17, and also part of the E1/4 of the NE1/4 said ection 17, all located in Township 14 North, Range 11 East of the 6 th P.M., arpy County, NE. Generally located outh of 186 th & Harrison reets. 1

17 204th ellbrook 184th 183rd Ave 180th 169th 168th 201st 198 t h Emiline t Gertru de Josephine t 196th Cir Chandle r 196th Rosewood 197th Brook side A udrey t Ln Josephine Olive 193rd t 191s Cottonwood 190th Ave Chandler Briar 189th Olive ubject Property Outlined Lillian in blue (Low to Medium Density Margo Residential) 195th 194th B Bl v d Plz 1 93rd Greenle a f 192nd Edn a 190th Robin Dr Josephine Redwood 190th Willow 188th Emiline 6th 18 Robin Dr 185th Cir 185th 184th Emiline 183rd Bi rch Ave Gertrude Edna Josephine Lillia n 180th 180th Av e Giles Rd Harrison Margo Edna Lillian 177th Olive orage Rd 1 76th Olive Chandler 174th Emiline 173rd 171st Chandler Joanne Dr outh Creek Cir 170th Audrey th st Gertrude 167th Josephine Willow Briar Valarett a Dr GretnaETJ 1 69th Edna 168th Ave Audrey 167th Plz O 167th Cir live Redwood Cottonwood Heather Virgini Plz a t Olive Cir Rosewood Birch Ave Greenleaf 164th Pearl Dr Banne r Aurora Greenfield Centennial Rd R ampart PalisadesDr Meridian Loop Cir 167th Timberlane Dr Current FLU - arpy Co Legend 1 6 6th Cinnamon Dr Portal 164th Loop Future Land Use arpy County, Nebraska 163rd t Miles Agriculture General Commercial Residential Estates Business Park Low to Medium Density Residential Light Industrial Medium to High Density Residential Heavy Industrial Final Plat - Lots and Outlots O & P River Oaks (Phase 3) Mixed Use Area Parks, Recreation, and Open pace Amended

18 184th 181st Ave Harrison 185th Ave BG 190th Ave Edna Josephine Margo Greenleaf Robin Dr RD th Willow 190th R-72 Olive Lillian Chandler 190th RD-50 Cottonwood Josephine C Emiline ir Blackwalnut Rosewood Birch Ave Ge AG Hoich Dr Redwood 187th 188th Greenleaf Willow Briar Emiline rtrud e t ubject Property (Outlined in red) 186th Robin Dr Giles Rd 185th Cir AG 185th Cir 185th 184th RD th Ter Birch Ave R obin Cir 183rd Ter PD - Planned Development AG Ave 184th R-72 Emilin e RG rd Ave Blackwalnut 184th Greenleaf AG 183rd 183rd Gertrude Edna 182nd Lillian Redw ood RD st Ave 181st unridge Margo 1 180th Ave 80th A ve Aven ue Cir 1 81st Gretna 180th 180th BG Josephine 179th Gertrude Olive orage Rd AG La Vista Papillion 178th 178th Cir AG IL RD-50 Edna 178th Bellevue 177th Lillian AG pringfield IL Vicinity Map - Current Zoning Final Plat - Lots and Outlots O & P River Oaks (Phase 3) Legend Zoning Classification PD - Planned Development District