Sarpy County planning panel backs comp‑plan change and rezoning for 299‑unit Riva at Chalco development; traffic study update required

Papillion, Neb. — The Sarpy County Planning Commission on Oct. 21 recommended approval of a change to the county comprehensive plan and a rezoning that would allow Hubbell Development Services to build a 299‑unit multifamily complex on about 20.74 acres southwest of the intersection of 150th Street and Giles Road.

Planning Director Robert Lauroco presented the request, describing a planned development overlay that would rezone the property from AG (Agricultural) to RG‑35 PD (general residential with planned development), create four lots (one to retain an existing cell tower) and allow three multifamily lots with a total of 299 units in 19 buildings. ‘‘What we’ve gotten in front of you this evening is a preliminary plat for the creation of 4 lots,’’ Lauroco said, noting the request includes a comprehensive plan amendment from mixed‑use to medium‑ to high‑density residential.

The commission’s recommendation followed public hearings in which several nearby residents urged caution, citing traffic congestion, impacts to wildlife adjacent to Chalco Hills Recreation Area and local school capacity. ‘‘This area already is overburdened with traffic in the mornings,’’ resident Brandon Harms said. Christina Hoye, another nearby homeowner, said she had not received meeting materials and asked that notices be clarified if the item advances.

Why it matters: The planning commission’s approvals move the project to the Sarpy County Board for final decisions. The commission attached a set of conditions to the preliminary plat — including a required update to the traffic study, design revisions, drainage review and coordination with fire districts — that the applicant must address before county‑board consideration.

Key details and exceptions - Site and buildings: Approximately 20.74 acres; 299 multifamily units in 19 structures ranging from triplexes up to 45‑unit apartment buildings; a clubhouse, pool and playground are shown on the plans. - Lots and access: The preliminary plat creates four lots; Lot 4 contains the existing cell tower; Lot 3 would rely on an access easement through Lot 1 rather than street frontage. Primary access is shown from 150th Street with a secondary right‑in/right‑out on Giles Road. - Requested waivers: The applicant requested two main exceptions — reduce minimum area per unit from 3,500 sq. ft. to 3,000 sq. ft. (to reach 299 units) and increase maximum impervious surface from 65% to 70% to accommodate parking and circulation. Planning staff said the lower area‑per‑unit request mirrors what would be allowed for townhomes and that the developer is providing additional on‑site green space in places adjacent to single‑family lots and NRD property. - Parking and garages: Plans show roughly 24 attached garage stalls for triplexes and about 47 detached garages; the applicant said the development currently provides about 2.28 stalls per unit and noted they are providing more stalls than minimum code requirements for flexibility.

Traffic and public‑safety conditions Commissioners and residents repeatedly raised traffic concerns. The traffic impact study was prepared by Kimberly Rouse Engineering and uses counts spanning 2014–2022; the applicant said that study is being updated to reflect the lower unit count now proposed. JEO Consulting Group requested additional clarification and more current counts at the intersection of 150th Street and Giles Road because some turn‑movement fields in the study had zero values, which could affect signal warrant analyses.

Julie Ogden of JEO said the study ‘‘does not currently change the level of service’’ for Giles Road, but recommended updated counts and responses to other review comments. Commissioners attached a specific condition requiring the traffic study to be updated to: (A) the accurate unit count proposed, (B) current traffic counts in the surrounding area, and (C) responses to reviewer comments; the preliminary‑plat approval requires the developer to construct any improvements identified in the final traffic study.

Fire and utilities Staff required coordination with Millard Fire District, Papillion Fire Department and Omaha Fire Department on dual keyed Knox boxes to ensure emergency access. The Papio‑Missouri River Natural Resources District (NRD) reviewed the application and provided comments, primarily about stormwater; staff said coordination with the NRD on a future sidewalk connection would be desirable but no guaranteed NRD access changes exist.

Commission action and votes - Comprehensive plan amendment (change future land use from mixed use to medium‑ to high‑density residential): motion to recommend approval passed by voice vote, recorded as 9 yays, 1 absent (Dembinski). - Rezoning from AG to RG‑35 PD (and preliminary plat for Lots 1‑4, Riva at Chalco): commission voted to recommend approval of the rezoning (9 yays, 1 absent) and approved the preliminary plat and waiver of lot‑frontage for Lot 3 subject to staff conditions. The commission also considered an amendment proposed to remove the developer’s requested reduction in minimum area per unit (from 3,500 to 3,000) but that amendment failed (voice vote: 1 yes, 8 no, 1 absent).

What the commission required before county‑board consideration The preliminary‑plat motion approved by the planning commission includes, among other items, these conditions: (1) show a right‑in/right‑out access and design details for the Giles Road access and the proposed right‑turn lane; (2) provide internal road construction details per county criteria; (3) update the traffic study to reflect accurate unit count and current area traffic counts and respond to reviewer comments, and construct any improvements the final study identifies; (4) provide a preliminary drainage report and address comments; (5) show an access path/easement between internal circulation and the stormwater basin on Lot 3; (6) address all agency and department comments; and (7) address any further planning‑staff comments.

Next steps The project will be re‑noticed and scheduled for a Sarpy County Board hearing once the applicant submits revised plans and the updated traffic study. Staff said timing depends on how long the traffic‑study revisions take. Several residents asked that notification procedures be reviewed to ensure nearby homeowners receive materials in advance.

Commissioners and staff noted the item will return with final plat materials and the updated traffic analysis for county‑board consideration. ‘‘These types of changes and conditions are what we do at preliminary so that we can get the details resolved before final,’’ Robert Lauroco said.

Ending: The planning commission’s next scheduled meeting was listed as Nov. 18, 2025; no final county‑board date has been set for Riva at Chalco pending plan revisions and study updates.