HomeMy WebLinkAboutPrelim Plat-Faith EstatesDATE: March 18, 2019
TO: Planning Commission
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: To consider a request for Preliminary Plat approval of Faith Estates, Section 1,
Beaumont, Jefferson County, Texas.
FILE: Preliminary Plat — Faith Estates, Section 1
STAFF REPORT
Faust Engineering and Surveying, Inc., has requested Preliminary Plat approval of Faith
Estates Section 1. The development is located south of Plant Road and west of Helbig
Road. The 9.72 acre development is a forty lot residential lot subdivision in an R-S
(Residential Single -Family Dwelling) District. The proposed streets will have 60 ft.
right-of-ways. Grace Lane and Peace Street will have 38 ft. pavement widths and Favor
Street will have a 28 ft pavement width. Both Grace Lane and Favor Street will access
Plant Road. Water and sewer will be provided by extension of City utilities.
The Planning staff recommends approval with the following conditions:
1. Sidewalks must be shown.
2. Temporary cul-de-sac must be installed at the end of Grace Lane. (Fire Department)
3. A temporary ditch will need to be constructed in a private drainage easement which
delivers runoff to the DD6 ditch to the south. A storm drain tie in permit will be
required with DD6 at the outfall, adhering to DD6 requirements.
4. Plans for water and sewer infrastructure, adequate to serve the entire Faith Estates,
must be approved by Water Utilities prior to construction of any infrastructure and
recording of this or any unit of the subdivision.
This item was sent to all interested parties.
Exhibits are attached.
r
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Faust Engineering and Surveying, Inc.
PROPERTY OWNER: Faith Community Development Center,
LLC
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
FLOOD HAZARD ZONE:
URROUNDING LAND USES:
NORTH:
Residential
EAST:
Residential
SOUTH:
Residential
WEST:
Residential
COMPREHENSIVE PLAN:
STREETS:
DRAINAGE:
WATER &
SANITARY SEWER
SERVICE:
West of Helbig Road, South of Plant Road
R-S (Residential Single -Family Dwelling
District)
9.72 acres, more or less
Vacant
"X" - Areas determined to be outside
500-year floodplain
SURROUNDING ZONING:
R-S (Residential Single -Family Dwelling
District)
R-S
R-S
R-S
Stable Area
Favor Street — Proposed rural street with a
60' right-of-way and a 28' pavement width
Grace Lane — Proposed rural street with a
60' right-of-way and a 38' pavement width
Curb and gutter
On site
FA LIST Engineering and Surveying, Inc.
Professional Engineers and Professional Surveyors Telephone (409) 813-3410
E-MAIL ADDRESS INFO@FAUSTENG.COM Fax (409) 813-3484
2525 Calder Street
Beaumont, Texas 77702
Surveying Firm Registration No. 100024-00
Engineering Firm Registration No. 4800
February 22, 2019
City of Beaumont
Planning and Zoning
801 Main Street
Beaumont, Texas 77701
To Whom It May Concern:
Re: Faith Estates Section 1
Attached for consideration is a Preliminary Plat for Faith Estates Section 1. The subdivision will take up 9.72
acres, being a part of Tract I, II, and III of a deed described in Clerk's File No. 2018034594 of the Jefferson
County Official Public Records. This request was originally requested for the February Planning and Zoning
Commission meeting and was removed in order to clarify several matters.
LAND DEVELOPMENT USE FOR SECTION 1:
TOTAL RESIDENTIAL LOTS
RIGHT-OF-WAY
40 LOTS 6.87 ACRES
2.56 ACRES
RESERVE TRACT 0.29 ACRES
TOTAL ACREAGE 9.72 ACRES
Our proposed plan has two separate access points on Plant Road spaced around 1,000 feet apart. Water
and Sewer services will be extended from Plant Road. Storm Sewer will be sent to an existing Drainage
District ditch adjacent to the client's south property line. Contractor will install two temporary ditches to
achieve the tie-in.
Per your requirements, we have attached the following items:
1) 2 copies of the Preliminary Plat for Faith Estates Section 1.
2) CD containing a working CAD file and PDF of the Preliminary Plat
for Faith Estates Section 1.
3) 2 copies of the Master Plan
4) A copy of a hydrant audit
5) Preliminary water distribution calculation
6) A letter discussing the items addressed in this revised Preliminary Plat
Faith Estates Section 1
Thank you for your assistance in this matter. If you have any questions, I can be reached by telephone at
409-813-3410.
For the Firm,
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Richard F. Faust, P.E.
......°°°°°°°°°°°°°°°°
RICHARl7 F. FAUST
Registered Professional Land Surveyor No. 4782
°°°° .....°°°°°°°°°........°°'°8°°°°'
Registered Professioinal Enginner No. 58169
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Hydrant Audit Worksheet
Location:
Work Performed: 151�0w le:)�' Brand of Hydrant -Alp &"� upan Dir. Lee
0 7
Date of Manufacture: ___Hydrant No.: Main Valve:
Nozzle Pumper: Lubrication points: Bonnet: Caps:
Condition of hydrant: Excellent: Good: Fair: Poor:
System pressure: Residual Flow in GPM:
Work needed:
Hydrant Valve Ye- S' -Open Dir Hydrant Marker A)C)
qo 09'43 7
GPS location: )91 N t-I W
Technician: Date:
Location: Y-A, 6)
Work Performed: _2CSL—Brandof Hydrant: �,AA; Open Dir.
a4� q
Date of Manufacture: Hydrant No.: Main Valve:
Nozzle: :0' _)�- Pumper: Lubrication points: Bonnet: _ Caps:
Condition of hydrant: Excellent: Good: Fair: Poor:
System pressure: Residual Flow in GPM:
Work needed: (l 4e
Hydrant Valve V4t7-) Open Dir Hydrant Marker
ljo
GPS location: a/, N 9q C' 01' 3 2, 1 W
Technician: &LaeAtvg l i H Date: e, 1,0
FAUST Engineering and Surveying, Inc.
Professional Engineers and Professional Surveyors Telephone (409) 813-3410
E-MAILADDRESS INFO@FAUSTENG.COM Fax (409) 813-3484
2525 Calder Street
Beaumont, Texas 77702
Surveying Firm Registration No.100024-00
Engineering Firm Registration No. 4800
Preliminary Water Distribution Analysis
Faith Estates
Based on Hydrant Audit note the following:
Helbig Road
System Pressure 55 psi
Residual Pressure 35 psi
Flow in GPM 1,000 gpm
Plant Road
System Pressure 55 psi
Residual Pressure 30 psi
Flow in GPM 920 gpm
Utilizing the flow on Plant Road, the daily rate is:
920 gpm x 60 min/hr x24 hrsjdy=1,324,800 gpd
Daily use within Faith Estates based on 300 gpd = 34,800 gpd
Based on this preliminary review, it appears that there is sufficient flow volume to support the
subdivision.
1 711 ZO//(?
preliminary water use 2.20.19
FAUST Engineering and Surveying, Inc.
Professional Engineers and Professional Surveyors Telephone (409) 813-3410
E-MAIL ADDRESS INFO@FAUSTENG.COM Fax (409) 813-3484
2525 Calder Street
Beaumont, Texas 77702
Surveying Firm Registration No. 100024-00
Engineering Firm Registration No. 4800
i
February 20, 2019
Ms. Adina Josey
Senior Planner
City of Beaumont
801 Main Street
Beaumont, Texas 77701
Dear Ms. Josey:
Re: Faith Estates, Section 1 Preliminary Plat
Below are our responses to the comments provided our office concerning the Preliminary Plat of
Faith Estates, Section 1.
Fire Marshall's Comments:
I know we talked about this plat last week and you told me it was being held to the next month.
The hydrants placement is good. The issue we will have is on Grace Lane. The temporary cul-de-
sac needs to be 96' in diameter according to the 2015 International Fire Code, Appendix D,
which has been adopted by the City. If you have any questions I will be back in the office on
Tuesday, February 19, 2019.
Response:
In Sec. 26.03.002 Streets (8) there are several situations involving cui-de-sacs. These
are "(8) (A) A cul-de-sac shall be no more than eight hundred (800) feet long, unless
topography, density, adequate circulation, or other unusual conditions necessitate a greater
length, and shall terminate at a circle with a minimum right-of-way radius of fifty (50) feet and
a pavement radius of thirty-three (33) feet back to back of curb.
(B) When the planning commission determines that there is a reasonable expectation that a
dead-end street will be extended within two (2) years, construction of a temporary cul-de-sac
may be approved. The planning commission may waive temporary cul-de-sac requirements
for dead-end streets when the street is less than two hundred (200) feet in length. The portion
of the temporary cul-de-sac which will serve as an extension of the street shall be constructed
in accordance with the city standards and that additional portion of the temporary cul-de-sac
City of Beaumont, Preliminary Plat, Section 1 2-10-19
City of Beaumont, Faith Estates
02-20-2019
shall be in accordance with the city standards for a permanent cul-de-sac or a cement
stabilized base with an asphaltic concrete surface. The pavement radius shall be twenty-five
(25) feet within a fifty -foot right-of-way (in fee or easement). No parking shall be allowed on a
street terminating with a temporary cul-de-sac. No curb shall be required on a temporary cul-
de-sac.
(C) If the street extension is not under construction within two (2) years of the date of city
acceptance of the dead-end street on which a temporary cul-de-sac was permitted, then the
developer shall construct a permanent cul-de-sac in accordance with city standards within six
(6) months of the end of the two-year period.
(D) When the street is extended, the developer shall remove the temporary portion of the
cul-de-sac and install curbs and other improvements necessary to conform with city
standards. Driveways shall be extended from the existing driveways to connect to the street
after the extension."
There appears to be a conflict between the 2015 IFC and the City of Beaumont Ordinance.
This was noted in our Thursday meeting on this project. The City needs to provide some
clarification on this issue.
Comments from Molly Villarreal, P.E.:
Water Utilities objects to the platting due to an incomplete Master Plan. This objection is based
on our review of the submitted Preliminary Master Plan and Preliminary Plat of Faith Estates
Section 1, a 9.72 acre tract of land out of the Thomas Spear Survey, Abstract No. 50. The reasons
for this objection are as follows:
No calculations or information is included on the submitted plan indicating proposed line
sizes, grades, or depths.
Response:
The line sizes and grades are added to the Master Plan (attached to this correspondence).
No determinations are provided to confirm whether the existing utilities can meet the
proposed demand requirements for the proposed 116 lots, or if additional provisions will
be required.
Response:
Faust Engineering and Surveying, Inc., spoke with Ms. Villarreal concerning these calculations.
Testing of the water line along Helbig Street and Plant Road were completed on February 15,
2019 (see attachment). These tests were used to provide a rudimentary calculation of the
PAGE 2
City of Beaumont, Faith Estates
02-20-2019
existing system and the impact that the 116 lot subdivision will place on the system. A more
refined calculation will be provided.
No calculations or justification is provided for exceeding the 700 LF limit of dead end
water lines. Water Utilities communicated this requirement to the Engineer during a
pre -development meeting. The line must either tie to the existing 16-inch water line on
Helbig Road, the overall length must be reduced, or calculations confirming that the
current TCEQ requirements can be maintained during normal and fire flow demand
situations must be provided.
Response:
The subdivision Master Plan has been revised to indicate that the water line will extend to the
southern portion of the subdivision and loop to the 16 inch water line along Helbig Road. There
was some question whether the drainage structures along the southern end of the subdivision
was a fee strip or an easement to DD 6. The ditch is within an easement granted by the City of
Beaumont to DD 6 by instrument recorded in Clerk's File No. 9839890 of the Jefferson County
Clerk's records. The determination as to'mhether the drainage easement can include a water
line easement will have to be agreed to by the City of Beaumont. This should not affect the
services for Section 1.
The proposed 10-inch sanitary sewer "stubout" must be extended to the south
property line of Section 1.
Response:
This was revised and the "stubout" was extended.
The proposed sanitary sewer service for Lot 27 must tie either the sewer main on
Favor Street or on Peace Street, not to the manhole on the corner.
Response:
This was revised and the service is located on Favor Street.
Per the City's standard details H-14 and H-16, Typical Tap Details for Sewer Mains,
the wye's for the sewer services are within the City right of way, not on the property
line.
Response:
This was revised and the details are included on the Preliminary Plat.
The proposed sanitary sewer service for Lot 64 must be set 5 feet to the left of
center of the lot.
PAGE 3
City of Beaumont, Faith Estates
02-20-2019
Response:
This was revised as noted. ,
The end of the proposed sanitary sewer main on Grace Lane must be extended to
the end of the right of way, and not located within the temporary cul-de-sac.
Response:
This was revised as noted.
Water Utilities will further review the water and sanitary sewer design, including the
line sizes and grades, water services, fire hydrants, flush outs, valves, sewer
services, manholes, cleanouts, and easements in detail when the preliminary
construction plans are submitted. Any additional comments will be addressed at that
time.
Please note that Faust Engineering and Surveying, Inc., submitted the Master Plan for
review and approval by the City of Beaumont Planning and Zoning Commission. The
Master Plan was never reviewed by the City since Planning and Zoning does not approve
a Master Plan; however, approval of the Preliminary Plat has been delayed after the Master
Plan was reviewed.
If you have any questions, I may be reached by telephone at 409-813-3410.
For The Firm,
RMARD Richard F. Faust, President F.
Faust Engineering and Surveying, Inc. 58169
PAGE 4
FAUST Engineering and Surveying, Inc.
Professional Engineers and Professional Surveyors
E-MAILADDRESS INFO@FAUSTENG.COM
2525 Calder Street
Beaumont, Texas 77702
Surveying Firm Registration No. 100024-00
Engineering Firm Registration No. 4800
Preliminary Sanitary Sewer Analysis
Faith Estates
Based on flow rate of 100 gpd per person
4 person per household
100 gpd per person
Peak flow factor of 4
Existing Subdivision along Plant Road (Woodland Meadows, Section One)
16 lots in subdivision along Plant Road
16 lots x 1 home/lot x 4 persons per home x 100 g/person = 6,400 gpd
Peak flow = 4 x 6,400 gpd = 25,600 gpd
Proposed Faith Estates Section 1
40 lots
40 lots x 1 home/lot x 4 persons per home x 100 g/person = 16,000 gpd
Peak flow = 4 x 16,000 gpd = 64,000 gpd
Proposed Faith Estates Master Plan
116 lots
116 lots x 1 home/lot x 4 persons per home x 100 g/person = 46,400 gpd
Peak flow = 4 x 46,400 gpd = 185,600 gpd
Capacity of 8" sanitary sewer line along Plant Road
Based on Manning's Equation with a coefficient roughness of 0.013
Capacity of a 8" line at 0.20% slope flowing full is 242 gpm
Telephone (409) 813-3410
Fax (409) 813-34S4
Sewer Calc. Study — Faith Estates
Faith Estates Sewer Capacity
Capacity of a 8" line at 0.20% slope flowing % full is 121 gpm
Sanitary Sewer Service Capacity
For Existing subdivision (16 lots)
Peak flow is 18 gpm =15% of capacity (based on %Z flow'capacity of 8" pipe)
For Existing subdivision (16 lots) and Faith Estates Section 1 (40 lots)
Peak Flow is 62 gpm = 51% of capacity (based on % flow capacity of 8" pipe)
For Existing subdivision (16 lots) and Faith Estates Master Plan (116 lots)
Peak Flow is 515 gpm = 426% of capacity (based on % flow capacity of 8" pipe)
Based on this review, it appears that there is sufficient capacity to support Faith Estates Section 1
(40 lots) and the existing lots of Woodland Meadows Section 1(16 lots).
Our office will review the Master Plan and ask for a further meeting with the City to review the
options for serving the remaining portion of Faith Estates.
For the Firm,
(1� 024y—
Richard F. Faust, P.E.
Registered Professional Land Surveyor No. 4782
Registered Professioinal Enginner No. 58169
PAGE 2
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TEXAS
Interoffice Memorandum
Date: March 8, 2019
To: Adina Josey, Senior Planner
From: Molly Villarreal, P.E., Water Utilities Engineer
Subject: Preliminary Plat of Faith Estates Section 1
CC: Dr. Joseph Majdalani, P.E. Public Works Director
Phi Nguyen, P.E., Senior Water Utilities Engineer
Raymond Rowzee, Project Manager
Water Utilities has no further objection to the preliminary plat for the above referenced project.
Calculations were submitted on March 7 showing that the existing sewer line on Plant Road has
sufficient capacity to serve Section 1. They also show that the line does not have sufficient
capacity to serve the entirety of the proposed subdivision.
Water Utilities looks forward to further exploration of options to provide sewer service to the
development. Concurrence on the design of the master plan will be required prior to review
and approval of the construction plans for Section 1. -
Previous comment that Water Utilities will further review the construction plans is also still valid.
Any additional comments will be addressed at that time.
If you need any additional information, please call me at 785-3016.
c: Dr. Joseph Majdalani, P.E., Public Works Director
Phi Nguyen, P.E., Senior Water Utilities Engineer
Raymond Rowzee, Project Manager
CITY UTILITIES WATER ADMINISTRATION
T 409.866.0026 0
F 409.861.4836
1350 Langharn
Beaumont, TX 77707
beaumonftexas.gov
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Preliminary Plat — Faith Estates, Section 1: Request for approval of a Preliminary Plat
approval for Faith Estates, Section 1, Beaumont, Jefferson County, Texas.
Applicant: Faust Engineering & Surveying, Inc.
Location: West of Helbig Road, South of Plant Road
0 500 1,000
I I Feet