HomeMy WebLinkAboutPZ2021-198DATE: August 16,2021
TO: Planning Commission
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: To consider a request for Preliminary Plat approval of The Crossing at Pine
Island, Phase 2, Beaumont, Jefferson County, Texas.
FILE: PZ2021-198
STAFF REPORT
Jeremy Mitchell of Soutex Surveyors and Engineers, has requested Preliminary Plat approval of
The Crossing at Pine Island, Phase 2. This Preliminary Plat will consist of twenty-four (24) lots
and a detention pond to be maintained by the home owners. Water will be supplied by Meeker
Water District and each property will have on -site septic systems.
The 32.99 acre property lies at the edge of the Planning Area, but is not within the Planning area.
As such it is required to meet City of Beaumont design standards. The Planning area was
created to allow developers the option of conforming with Jefferson County standards as
opposed to City of Beaumont standards if the development is located within our ETJ (Extra
Territorial Jurisdiction), but more than two (2) miles from the city limits.
The Subdivision Ordinance design standards for rural streets See. 26.03,002(11) are as follows:
Rural streets may be provided in neighborhoods zoned Agricultural -Residential (A-R) or outside
the city limits, but within our exti,ate7-i-itot-ialjurisdiction with lots conforming to the A-R
District A single outlet rural street shall serve no more than twenty-four (24) dwelling units and
may be eight hundred (800)feet long as a cul-de-sac. A rural street shall have a sixty foot
right-of-way with a twenty (20) foot concrete pavement. Curbs are not required and open
roadside ditches may be used for drainage. No parking shall be allowed along a rural street
right-of-way. Streetlights shall be at each street intersection, but may be spaced at an average of
six hundred (600)feet between intersections."
Many of the proposed lots do not meet the minimum lot size for A-R which requires a minimum
lot width of 200 feet and a minimum lot area of one acre. Mr. Mitchell is requesting a variance to
the lot size and width. Reasons for the variance are due to 1/3 of the property being in the
regulated floodway, the southwest comer of the property crossing into the Planning area, the
county no longer requiring larger tracts and Phase I being approved with smaller tracts (see
attached letter).
The length of the proposed roadway is approximately 1,491 feet. The Subdivision Regulations
require that the street be no more than eight hundred (800) feet long. A Variance has been
requested for the cul-de-sac street length. Mr. Mitchell states the request is due to 1/3 of the
property being in the regulatory floodway, the adjacent pipeline corridor and an increased
roadway width of 24' as opposed to the required 20' giving more room for vehicles.
Mr. Mitchell has requested a variance to the sidewalk requirements due to the rural nature of the
development and open ditches that do not leave room for the sidewalk. He states that Jefferson
County Engineering is requesting wide ditches and wants minimum culvert lengths due to
drainage which eliminates the ditches being filled to accon-in-iodate the sidewalks.
A variance has been requested for street lights. Although street lights are required every 600
feet, the subdivision would not be connected to City utilities. These street lights would not be
operational unless connected to private utilities.
The entire plat is located in flood zone AE, defined as areas with a I% chance of flood in any
given year. In addition, a large area is designated as floodway. Development in the floodway
should be avoided, but will at a minim -Lim require a no -rise certificate per Jefferson County
standards, which should be indicated on the plat.
Jefferson County Engineering and Drainage District No. 6 have requested changes to the plat
concerning drainage and utility easements.
If the Commission should choose to approve this Plat with the requested variances, staff
recommends the following conditions:
1. A note be included on the plat stating that all development in the regulatory floodway
will require a no -rise certificate based on development plans prior to construction.
2. Lot lines should stop at the Drainage District No. 6 casement. The easement may be
deeded to the district.
Exhibits are attached.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Jeremy Mitchell of Soutex Surveyors and
Engineers
PROPERTY OWNER: John Ramsey, Member
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
FLOOD HAZARD ZONE:
SURROUNDING LAND USES:
NORTH: Residential
EAST: Residential
SOUTH: Residential
WEST: Residential
COMPREHENSIVE PLAN
STREETS:
DRAINAGE:
WATER:
SANITARY SEWER
SERVICE:
South of Hwy 90 and cast of S. Pine Island
Road
N/A
32.99 acres, more or less
Vacant
"Shaded X" - Areas determined to be between
the 100 & 500-year floodplains.
"AE" — Areas with a I% chance of being
flooded in any given year.
SURROUNDING ZONING:
N/A
N/A
N/A
N/A
Growth Reserve
South Pine Island Road-- Major Collector with
80' right-of-way and a 30' pavement width.
Open Ditch
Meeker Water District
On -site septic
SUBDIVISION APPLICATION
iX Preliminary Plat 0 Amended Plat
El Final Plat U Replat
Cl Minor Plat [] Vacate Plat
The Crossing at Pine Island Phase 2 Hwy 90, Beaumont, Texas
t.t('J;
24 Lots
#ef A.- p of —W1 A .1 UnItv
32.99 Acres 24
nlirsint Infrinnition
NameJeremy Mitchell "16tex Surveyors & Engineers
IA.W.a Address: Cap state; Zip:
3737 Doctors Drive Port Arthur TX 77642
ph.v (.all:
409-983-2004 Jeremy@Soutex.net
Owner Information
10— C—P-Y: SPI Development LLC
John Ramsey, Member State: Zip;
W.W,g Add""'! city: State:
8554 Katy Freeway, Suite 309 Houston TX
Phan.: E-0:
409-9?,k-67,johji@kiiismeiihoines.com
Applka,t S%nat—
�3809-
Me
4-p-prir--t
check(V)
Citp
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Checklist of items required on PLAT to be filed:
1, Title or name of plat, meridian north point, scale of map and vicinity map.
2. Definite legal description and identification of the tract being subdivided.
3. All block, lot and street boundary lines referenced to Texas State Plane Coordinate System.
4, Building Lines and easements.
S. Actual width of all streets, measured at right angles or radially, where curved, shown on map
6. All necessary dimensions accurately displayed
7. Names of all streets and adjoining subdivisions shown on map
8. Benchmark elevations on map
9. Flood zones, boundaries and elevations shown on map
10. Addresses clearly displayed
11. Description and location of permanent survey reference monuments for full subdivision plats
12. Certificate of ownership signed, stamped and notarized
13, Certificates of approval from City and County shown on map
14. All legal restrictions and regulations placed on the approval of plat shown clearly on map
Checklist of items required on Preliminary Plat map:
V,
1. Title or name of plat, meridian north point, vicinity map and name and signature of owner.
V,
2. Written evidence of ownership.
3. Scale of map shown on map, map to be drawn on a scale of one hundred (100) feet to inch or larger.
4. Location of existing blocks, lots, alleys, easements, building lines, natural features and buildings.
5. Existing and proposed streets with street names.
✓
6. Plan Of Subdivision with blocks, lots, alleys, easements, building lines, parks and dimensions.
7. Location of existing and proposed sewers, water, gas mains, as well as storm and drainage easements.
8. Topography lifthe surface is markedly uneven.
9. Boundaries and elevations of all areas located in the flood hazard.
V—
-10. Location of all existing pipeline easements with size, type of product and pressure.
1. Name of registered surveyor/engineer responsible for preparing the plat.
12. List of all restrictive covenants, conditions, and limitations to govern property being subdivided.
!Llpt Accept nce,,
MA-1—
Date
patC
PLANNING & COMMUNITY
DEVELOPMENT
T 409.880.3100
F 400,880,3133
1:10 Box 3827 1 Beaunimit, TX
TBPE Firm No. F-5755
TBPLS Firm No.. 10123800
LA EF.0005711
3737 Doctors Drive
TEPo� Ar'tkur, Tekis 77642
Planning Department
City ofBeaumont
P.0.BOX 3827
O01Main, Suite 21O
Beaumont, Texas 777U1
Re: Preliminary Plat of The Crossing at Pine Island, Phase 2 — A Private Road Subdivision, 24 Lots,
32.99 Acres out of the James Gerish Sr. League, Abstract 24, ETJ City of Beaumont, Jefferson
County, Texas
The Crossing at Pine island, Phase 2 — A Private Road Subdivision falls within the ETJof
Beaumont. The property is located south of Hwy 90 on the east side of S. Pine Island Road.
Water is served by Meeker Municipal Water West Jefferson County Municipal Utility District.
The property falls within the Hardin -Jefferson School District. Drainage is to be directed into a
pond and discharged into to Jefferson County Drainage District No. 6 Ditch No. 607.
VVeare seeking approval mfthe Preliminary Plat with variances to:
1. Lot size and Lot Geometry
• Phase 2|sBl99acres ofwhich 11.19acres /34Y4\ispart ofadesignated
f|uodwmy.Development inafloodvvayisdiscouraged bythe County and
requires acertificate ofno-dsu.Alarge pipeline corridor bisects the
parent tract todefine the north extent ofthe subdivision. The layout
was designed sothat homes would bebuilt outside ofthe f|oodway.The
f|oodvva»/pipe|ineaffected lot size/geometry
w Phase 2isaprivate road subdivision, The developer worked with County
Commissioners and the County Engineer toupdate the private road
subdivision portion oftheir Subdivision Regulations. The old rule was a
nnininounn2acre tract, |thas been changed tonunninimunnsize but
must adhere toTCE(}requirements for vvater/Sexver.(Approved
7/2A/21atCommissioner Court)
• The property overlaps the ed/p!anningline.
w The Crossing atPine Island, Phase | was passed byPlanning and Zoning
onJuly 1g1h.The Phase 1,8lot plat also overlapped the etj/p|onm|nOline
and had similar sized lots/geometry onanopen ditch roadway.
2. [u|-de-sacstreet length
° The length ofthe proposed roadway is157S|fvsallowable 80O|f.The
ordinance states that o single outlet rural street shall serve no more
than 24dwelling and have 2O'ofconcrete pavement. Phase 2will meet
the 24-dwe||inQrequirement. Phase 2ia32.99acres ofwhich 11.1g
acres (3496)iapart ofadesignated f|ondway.|talso has anadjacent
pipeline corridor. Designing alayout towork around site conditions led
Page I of 2
toalonger cu|'de-sac.The development will have 24 of concrete
pavement roadway with 3'earth shoulders (an upgrade tothe min 2U')
to give more room for vehicles.
3. Sidewalk requirements due tothe rural type development.
w This project will have open ditches that will befrom the roadway
shoulder tothe property line. The ditches will start out 1,5;deep for an
18"pipe and will then grow deeper tothe outta||.Preliminary vvewill be
just over 3' deep at the deepest part. There will be no room in the right-
of- way for a sidewalk. At 2' deep, we are left with 3' to the right of way
but that isdeceiving because |tianot ahard edge for the ditch 1oput
sidewalk directly attop ofditch. The upper slope with have atapper.
* |ndiscussions with the Jefferson County Engineering Department, The
County Engineer stated she wants nnininoumculvert lengths inthe
ditches because ofdrainage. This eliminates the ditches being entirely
filled and the sidewalk placed ontop. (Culverts addressed ositem 7
under notes onthe preliminary plat per County)
w The Jefferson County Engineering Department also requested vvadesign
the ditches toaccept xtormvvaterrunoff from 5.Pine Island Road that
will discharge into aD06ditch. This highlights aneed for 24'roadway, 3'
shoulders with 3:1ditch side slope for safety instead of minimum
standards ofroadway width and ditch slope due tudeeper ditches.
4. Streetlights
� Any streetlights put |nthis development would not bepart ofthe [1h/o
system and would have 1obeput inaprivate account.
For the Firm,
Page 2 of 2
MCIQUM
11, pal axa
PZ2021-198: Request fox• Preliminary Plat approval of The Crossing at Pine Island, Phase
2, Jefferson County, Texas.
Applicant: Jeremy Mitchell of Soutex Surveyors and Engineers
Location: South of Hwy 90 and east of S. Pine Island Road
0 500 1,000
I I I I Feet