I. GENERAL INFORMATION CITY OF PAPILLION PLANNING COMMISSION STAFF REPORT MAY 31, 2017 AGENDA SHADOW LAKE 2 FINAL PLAT FP-17-0006 A. APPLICANT: Shadow Lake 2, LLC 15950 West Dodge Road, Suite 300 Omaha, NE 68118 B. PROPERTY OWNER: Shadow Lake 2, LLC 15950 West Dodge Road, Suite 300 Omaha, NE 68118 C. LOCATION: NW Corner of 72 nd Street and Capehart Road D. LEGAL DESCRIPTION: A tract of land located in part of the S ½ of the SE ¼ of Section 2, T13N, R12E excluding right-of-way E. REQUESTED ACTION: Approval of a Final Plat F. EXISTING ZONING AND LAND USE: Zoned AG (Agricultural), undeveloped G. SIZE OF SITE: 76.7 aces II. BACKGROUND INFORMATION A. COMPREHENSIVE PLAN SPECIFICATIONS: The Future Land Use map identifies this site as a mix of Greenway, Low Density Residential, and Medium Density Residential. The Greenway bisects the two residential future land use designations. Medium Density Residential is located at the intersections of 72 nd Street and Capehart Road. Low Density Residential is to the north and west of the Medium Density Residential. B. EXISTING CONDITION OF SITE: Undeveloped.
2 C. GENERAL VICINITY AND LAND USE: The area to the north consists of the portion of Shadow Lake that is zoned R-3 (Urban Family Residential) and developed with single-family residential. The areas to the east of 72 nd Street, consists of Lienemann s Subdivision, which is zoned RE (Residential Rural Estates) and developed with single-family residential and the surrounding Lienemann farmstead which is zoned AG (Agricultural) and GC (General Commercial) and undeveloped. The area immediately to the west is zoned Agricultural (AG) and undeveloped with the exception of a singlefamily residence. The area to the west of the AG property consists of the portion of Shadow Lake that is zoned R-3 (Urban Family Residential) and developed with single-family residential. The area to the south of Capehart Road is zoned Agricultural (AG) and undeveloped with the exception of a single-family residence. D. RELEVANT CASE HISTORY: In 2005, City Council approved both phases of Shadow Lake. Lienemann s Subdivision consists of four separate final plats that were approved between 1972 and 2001. In March 2017, City Council approved the Shadow Lake 2 Preliminary Plat. 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 Final Plat. The Final Plat is consistent with the approved Preliminary Plat. 2. Lots 1 181 are proposed to be zoned Urban Family Residential (R- 3) and developed with single-family residential. 3. Nine outlots are proposed. The purpose and maintenance responsibility of the outlot is as follows: a. Outlot A Storm sewer, drainage, and open area to be maintained by Homeowners Association. b. Outlots B, D, F, G, and I Storm sewer, drainage, and water quality basin to be maintained by Homeowners Association. c. Outlots C and E Wetlands to be maintained by Homeowners Association. d. Outlot H Landscape area and entrance marker to be maintained by Homeowners Association. May 31, 2017 Planning Commission FP-17-0006
3 4. The outlots are to be owned by the SID until annexation. Prior to annexation, ownership will be transferred to the Homeowners Association. B. LAND USE/COMPREHENSIVE PLAN: 1. The proposed Urban Family Residential (R-3) zoning conforms to the current Future Land Use designation of a mix of Greenway, Low Density Residential, and Medium Density Residential. 2. The proposed density of Shadow Lake 2 is consistent with the density range for Low Density Residential established by the Comprehensive Plan. a. The Comprehensive Plan identifies Low Density Residential as having a density of one to four units per acre and Medium Density Residential as having a density of three to 12 units per acre. (Comprehensive Plan, Pages 27-28) b. Shadow Lake 2 proposes to have 181 units on 76.7 acres, which is a density of 2.4 units/acre. Such density is consistent with Low Density Residential. C. PARK/TRAIL: 1. Shadow Lake 2 does not include a dedicated park. It does include Outlots C and E, which preserve wetlands. A trail is proposed along 72 nd Street. 2. Concerns were raised by the public at the Planning Commission s public hearing for the Preliminary Plat regarding a trail connection to Shadow Lake. Staff reviewed the existing trail network to determine the most appropriate trail location. Two possible trail systems were considered. The first is an extension of the trail within 72 nd Street right-of-way to continue the existing 72 nd Street trail. The right-of-way is sufficient to provide for a trail. The second is an interior trail system that would connect with Shadow Lake. Staff determined that an interior trail system is not feasible. The existing trail system within Shadow Lake does not extend south of Legacy Street so there is not an existing connection point. This would require SID 264 to construct a connecting trail system within Shadow Lake. Further, constructing a connecting trail system between Shadow Lake and Shadow Lake 2 would be a challenge because Shadow Lake does not have a reserved corridor for the trail. Additionally, construction of a trail within Shadow Lake 2 would be hampered by the existing drainage way. Staff determined that extending the regional trail within the 72 nd Street corridor is a more efficient and desirable use of public funds because a greater number of citizens will be served. 3. Staff reviewed the concerns that were raised by the public at the public hearing for the Preliminary Plat regarding a reimbursement to Shadow Lake to offset the cost of the amenities within Shadow Lake. Staff also determined that Shadow Lake 2 does not have any financial reimbursements due to SID 264. The Shadow Lake Subdivision Agreement, effective date 5/17/05, identifies SID 264 and SID 267 as May 31, 2017 Planning Commission FP-17-0006
4 the contributing partners for the construction of the two lakes within Shadow Lake. Shadow Lake 2 is not using either lake for postconstruction stormwater management. Additionally, Shadow Lake 2 is providing a passive recreation space and a regional trail system for its residents. D. TRAFFIC AND ACCESS: 1. Access will be provided to Shadow Lake 2 from: a. 72 nd Street (Arterial) b. 75 th Street (Local street in Shadow Lake) c. Capehart Road (Arterial) d. 77 th Street (Local street in Shadow Lake) 2. Two future local street connections to the west will be provided via Von Street and Swallowtail Street. Corresponding street alignments in Shadow Lake have already been dedicated. The AG property between Shadow Lake and Shadow Lake 2 will be required to dedicate the missing segments when the land is platted. The unpaved portions of Von Street and Swallowtail Street within Shadow Lake will need to be paved when the connecting segment is dedicated and improved. 3. The Final Plat includes dedication of right-of-way for local streets. 4. The Final Plat includes two crossings over a waterway under the jurisdiction of the Army Corps of Engineers. Prior to City Council consideration of the Final Plat, the applicant shall provide written confirmation from the Army Corps of Engineers indicating they are aware of the project and its details and the proposed street crossings and general site design are acceptable. Formal approval will be required prior to construction document permitting. 5. The Final Plat does not include any additional dedication for 72 nd Street and Capehart Road. The full widths of both rights-of-way were previously acquired. 6. Sarpy County is improving Capehart Road to a paved rural crosssection. 7. A commitment to cost share for potential future signalization of Capehart Road at 72 nd Street will be a provision in the subdivision agreement. Further, the subdivision agreement will include an obligation to conduct traffic studies, as necessary, to determine if or when signalization may be required. E. DRAINAGE: 1. Per Sarpy County Engineering Manager Pat Dowse, Drainage improvements need to be evaluated to ensure that the existing roadway drainage appurtenances are adequate to handle the increase in runoff. The applicant shall coordinate with Sarpy County Public Works to ensure that Mr. Dowse s concern is addressed. Per May 31, 2017 Planning Commission FP-17-0006
5 the applicant, coordination with Sarpy County Public Works has commenced. Final coordination will occur during the design phase. This will be addressed as a condition of the Subdivision Agreement. 2. The developer shall address over lot drainage in the covenants. Documentation of this provision will be required at the time of final plat. Additionally, the following dedication is required: A Permanent Storm Water Drainage Easement is granted over all properties except where structures exist to provide for the positive flow of water drainage from one property to another. The applicant shall provide the draft covenants for review. F. EASEMENTS: 1. It appears that the existing easement within Lots 6 10 and 84 85 impacts the buildable lot area. The applicant shall verify that the lots are buildable. Per the applicant, the update of the drainage swales along Capehart Road should allow for the vacation for the Sarpy County easement, which will allow for sufficient buildable areas. This will be addressed as a condition of the Subdivision Agreement. 2. Standard utility easements shall be provided along all lot lines. 3. 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. G. GRADING/UTILITIES: 1. All rights-of-way shall be graded full width with 2% grade projecting from top of curb elevation to edge of right-of-way. 2. Any proposed grading off site shall require written authorization or temporary easements from the property owner. H. PAVING/PROWAG/STREET PROFILES: 1. The developer shall address street creep/driveway binding on curved streets in the covenants. The applicant shall provide the draft covenants for review. 2. ADA: a. The developer shall address driveway cross slope/ada compliance in the covenants. The applicant shall provide the draft covenants for review. b. ADA ramps shall be installed at intersections with original pavement installation, given that builders seem to have a hard time building these within compliance. I. WATER/SANITARY SEWER: 1. Shadow Lake 2 will connect to the City of Papillion s water and sewer systems. The development is within the South Outfall Service Area. The applicant is advised that connection to any other outfall will May 31, 2017 Planning Commission FP-17-0006
6 require the express written approval of the City Engineer or his designee. It is the applicant s responsibility to obtain such approval. 2. Amendments to the Wastewater Sewer Agreements with the City of Omaha will be required in order to service this new area. The drainage basin area has been included but the development name and number of lots serviced will need to be added through administrative amendment. 3. The developer or its Engineers shall contract with Thompson, Dreessen and Dorner, Inc. (engineers for the City) for WaterCAD Modeling of the development area and provide verification to City that main size, pressures and flow rates are all adequate as they relate to the entire City system. All costs associated with such modeling shall be an expense to the private development. J. GENERAL: 1. When the Planning Commission reviewed the Preliminary Plat, the area was within the Springfield Platteview Community Schools district. The proposed subdivision is now within the Papillion La Vista Community Schools district. 2. A separate Sanitary and Improvement District will be formed for Shadow Lake 2. 3. The applicant submitted draft Subdivision Agreement exhibits. Such exhibits shall be revised as directed by staff during the Subdivision Agreement drafting process. IV. RECOMMENDATION The Planning Department recommends approval of the Shadow Lake 2 Final Plat (FP-17-0006) based on: 1. General consistency with the Comprehensive Plan. 2. Consistency with the approved Preliminary Plat. 3. Compliance with the Zoning and Subdivision Regulations. The recommendation for approval is contingent upon the applicant completing the Subdivision Agreement process. V. COPIES OF REPORT TO: Applicant Public upon request VI. ATTACHMENTS: Final Plat Application Final Plat Aerial Report prepared by: Michelle Romeo, City Planner & Derek Goff, Staff Engineer May 31, 2017 Planning Commission FP-17-0006
& ASSOCIATES LAMP RYNEARSON 14710 West Dodge Road, Suite 100 402.496.2498 P Omaha, Nebraska 68154-2027 402.496.2730 F www.lra-inc.com
S 84th St Queen Dr S 72nd St King Dr S 79th Ave S 73rd St S 70th St S 73rd Ct S 71st St S 68th Ave Laura Cir S 67th St S 79th St S 77th St S 75th St Beechwood Ave S 66th St Cherry Tree Ln S Washington St Hwy 370 WB Juniper Dr Olson Dr Applewood Dr E Gold Coast Rd Midlands Hospital Rd Fenwick Dr Grandview Ave Towne Center Pkwy Hwy 370 EB Olson Dr Shadow Lake Pvt Dr Papillion Dr Schram Rd S 75th St Ann Marie Ct Glenwood Ave Marilyn Dr Lakeview Dr Moore Dr South Shore St Corn Dr Ponderosa Dr Overview St Crawford St S 79th St S 73rd Ave S 82nd St Legacy St S 81st Ave S 81st St S 79th Ave Shadow Lake Dr Legacy St S 78th St Legacy St Reed St Castle St Leawood St S 76th St S 74th St Leawood Cir S 83rd St S 81st Ave S 80th St Von St Swallowtail St Capehart Rd Area of Application Shadow Lake 2 FP-17-0006 -