HomeMy WebLinkAboutPZ2022-31DATE: February 21,2022
TO: Planning Commission
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: Consider a request for approval of the Preliminary Plat of Seven Stars, Phase One,
Beaumont, Jefferson County, Texas.
FILE: PZ2022-31
STAFF REPORT
Joe Pattie of Arcencaux Wilson & Cole, L.L.C., has requested preliminary plat approval of
Seven Stars, Phase One. The project is located on the north side of the 8500 block of State
Highway 105. The 6.51 acre development is atwenty-one (21) lot, single family, residential
subdivision. All lots will front on Sana Drive, a 50' wide right-of-way with a newly
constructed 27' wide street. Kareem Drive is proposed to have a 55' wide right-of-way and a
32' wide collector street that will access State Highway 105. Water and sewer will be provided
by the City of Beaumont and all lots exceed the minimum lot area, width and depth requirements
for residential property.
The applicant has requested waivers to allow 68 lots on a single outlet and a minor collector
street with a 55' wide right-of-way and 32' wide back of curb to back of curb paved street. City
ordinance states in Section 26.03,002(d), "A street serving inore than sixty-four (64), but less
than foam hundred fifty (450) divelling units, shall be a minor collector street ivith a right -of lvaj)
of no less than sixty (60)feet and a thirty-six fact face of curb to face of curb pavenient. City
Engineering states that in Phase One, Kareem Drive needs to meet City requirements for a minor
collector, similar to Deerfield Drive to the east with a sixty (60) foot wide right-of-way and
thirty-seven (37) foot back of curb to back of curb, pavement.
In addition, the applicant is requesting a waiver to the sidewalk along State Highway 105.
Reasons offered for the waiver are cost and lack of connecting sidewalks along State Highway
105. Due to a large growth in the population of this area, including Deerfield, subdivisions along
Tolivar & RFD Roads, and 2 large apartment complexes in addition to this proposal, BISD
(Beaumont Independent School District) may be looking to build a new school in this area. BISD
owns property adjacent to this development to the north. That and Legacy Christian Academy
both being less than a quarter mile from this property should require a sidewalk creating safe
school routes and there is already a sidewalk to the west. City Ordinance Section 26.03.004(c)
states, "The planning and zoning commission mo)) grant a upaiver to the sideti,alk requirement if
the applicant can prove that there is an engineering reason jbr° not installing a sidewalk. " No
engineering reasons have been provided. Section 26.03.004 states, "If the lot is not developed
ivilhinfive (5) years of the recordation of the final plat, the current property oivner shall
construct the sidewalk. " Sidewalks within the subdivision shall be provided prior to final
building inspection of individual lots unless the lots are not developed within five years.
Section 26.03.001 (a)(3) states, "Children can ivalk to school rand play areas through pedestrian
ways or olmn sl-?ace corridors selwratedfton? streets and the hazai-ds of inoving, antoniobiles.
The neighborhood unit concept should provide access through an casement to the adjacent
school property to the north, in a future phase, to be opened should a school be built.
Extension of the water and sewer lines will be considered once construction drawings have been
submitted and reviewed by City Engineering and Water Departments.
The Planning staff recommends approval of the Preliminary Plat but denial of all three (3)
waiver requests with the following conditions:
I . Kareern Drive must be revised to meet City standards for a collector street.
2. Provide a sidewalk along State Highway 105, either on private property or in the
right-of-way with permission frorn TXDOT, and add the following note to the final plat: If
lots are not developed within five (5) years of the recordation of the final plat, the current
property owner shall construct the sidewalk.
3. Provide an casement for pedestrian access to the BISD property to the north,
4. Provide a note on the final plat stating: Common areas to be maintained by the owners within
the subdivision.
This item was sent to all interested parties.
Exhibits are attached.
LEGAL DESCRIPTION
FIELD NOTE DESCRIPTION of a 6.5102 acre (283,584 square feet) tract of land out of the
DANIEL EASLEY SURVEY, ABSTRACT No. 20, located in Jefferson County, Texas, and being
all of that certain called "6.5107 Acres" tract of land of land designated as "Tract One", and
described in that certain instrument to Kareem Haindan, a single person and Hanan
Hamdan, a married person, recorded under County Clerk's File No. 2021030520 of the
Official Public Records of Jefferson County, Texas, said tract being more particularly
described by metes and bounds as follows:
BEGINNING at a 1/2inch steel rod with a "AW&C LLC" cap set in the north right-of-way line
of Texas State Highway 105 for the southeast corner of that certain tract of land called
"0.53 Acres" described in that certain instrument to Jefferson County Drainage District No.
6 recorded in Film Code No. 100-92-0737 in the Real Property Records of Jefferson County,
the southeast corner of said "Tract One", and the most southerly southeast corner and
Point Of Beginning of the herein described tract of land, from which said 1/2" steel rod set, a
broken monument found bears North 61 degrees 29 minutes 55 seconds West, 0.67 feet,
and the said 1/2inch steel rod set having a Texas State Plane Coordinate value of North
13,990�,597.01'and East 3,482,870.13';
THENCE South 87 degrees 18 minutes 37 seconds West (called "North 89 degree 53
minutes 24 seconds West") along and with the said north right-of-way line of Texas State
Highway 105, the south line of said "Tract One", and the south line of the herein described
tract of land, a total distance of 784.8�6 feet (called "784.86 feet") to a 5/8 inch iron rod
found for the southeast corner of that certain tract of land called "3.0028 Acres", described
in instrument to Hoa V. Dieu, recorded under County Clerk's File No. 2015030198 in the
Official Public Records of Jefferson County, Texas, the southwest corner of the said "Tract
One", and the most southerly southwest corner of the herein described tract;
THENCE North 02 degrees 56 minutes 10 seconds West (called "'North 00 degrees 11
minutes 32 seconds West), along and with the east line of said "3,0028 Acres" tract, the
west line of the said "Tract One", and west line of the herein described tract, a total distance
of 360.02 feet (called "360.13 feet") to % inch iron rod found for the northeast corner of the
said "3.0028 Acres" tract, the northwest corner of said "Tract One", and the northwest
corner of the herein described tract of land, from which an iron rod with a "Whiteley" cap
bears South 04 degrees 07 minutes 51 seconds East, 10.29 feet;
THENCE North 87 degrees 17 minutes 12 seconds East (called "North 89 degrees 53
minutes 24 seconds West"), along and with the north line of said "Tract One" and the north
line of the herein described tract of land, for a total distance of 789.82 feet (called "790.18
feet")�, to a 1/2 inch steel rod with a "AW&C LLC" cap, set in the west line of the said "0.53
Acres" tract for the northeast corner of said "Tract One, and the northeast corner of the
herein described tract;
THENCE South 02 degrees 08 minutes 48 seconds East (called "'South 00 degrees 39
minutes 11 seconds West"), along and with the west line of said "0.53 Acres" tract, the east
line of said "Tract One", and the east line of the herein described tract of land, for a total
distance of
of 360.36 feet (called "360,14'"), returning back to the PLACE OF BEGINNING and
CONTAINING IN AREA 6.5102 acres (293,584 square feet) of land, more or less.
NOTE: Boundary dimensions (including coordinates, bearings, distances, areas, and
elevations) found in the field and indicated on the accompanying plat and herein are "Grid"
dimensions (in U.S. survey feet) determined based upon Global Positioning System (GPS)
surveying, using the Allterra Central Trimble, Real Time Kinetic (RTK) network, referenced
to the North American Datum of 1983 (NAD 83), Texas State Plane Coordinates, South
Central Zone (4204) (SPC TXSC), and the North American' Vertical Datum of 1988 (NAVD
88) with Geoid Model 18. Convergence angle = 02'20'51.29952", Scale Factor =
0.9999600,61, Combined Factor = 0.999962764 at the POINT OF BEGINNING, the southeast
corner of the herein described 6,5102 acre tract of land.
GENERAL INFORMATIONRUBLIC UTILITIES
APPLICANT: Joe Pattie of Arceneaux, Wilson & Cole, L.L.C.
PROPERTY OWNER: Kareem Hamdan/Hanan Hamdan
LOCATION: The north side of the 8500 block of State Hwy. 105
EXISTING ZONING: RM-M (Residential Multiple -Family Dwelling -Median
Density) and RM-H (Residential Multiple -Family
Dwelling - Highest Density)
PROPERTY SIZE: &S 1 acres, more or less
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: "X" - Areas determined to be outside the 500-year
floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Vacant RS (Residential - Single Family Dwelling) District
EAST: Vacant/School RM-M (Residential Multiple-Fainily Dwelling - Medium
Density)
SOUTH: Residential RS
WEST: Vacant GC -MD (General Commercial - Multiple -Family
Dwelling)
COMPREHENSIVE PLAN: Neighborhood Growth Unit
STREETS: Proposed Sana Drive - Residential street with a SO'
right-of-way to meet City of Beaumont standards.
Proposed Kareern Drive - Minor collector with a 55'
right-of-way to meet City of Beaumont standards.
DRAINAGE: To be Curb and gutter
WATER & SANITARY SEWER 6" water and 8" sewer lines to meet City of Beaumont
SERVICE standards.
BEAUMONT
Planning & Community Development
Prol3ertv Information
SUBDIVISION APPLICATION
APj4vft7.A prn— Ngaliu. page
6-11"Preliminary Plat 0 Amended Plat'
M Final Plat* 0 Replat*
El Minor Plat* D Vacate Plat
S,&dMfl.. N—o Addrw/Lmtlon
Seven Stars, Phase One 8500 Block of State Hi-qhway 105
Lot[.): Voe4i)k
Lots 1-8. Block 1 and Lots 1.13. Block 2
#.fA-1! 4 of tow 9 of u9b:
6.5102 Acres 21 Lots
applicant Information
Paton comp..r.
Joe Pattie Arceneaux Wilson & Code. LLC
MIMI Addeom Oty: sratv� 'a P:
3120 Central Mail Drive Port Arthur Texas 77642
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Owner Information
nanit; C.Mpnyi
Kareem Harridan / Hanan Harridan
t4a%.gAdd—o Ow suit: zrpa
8395 Winnsboro Circle Beaumont Texas 77713
phmt- enaIr.
409\658-0177 cim.kareemPhotmail.corn.
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Checklist of items required on PLAT to be filed*:
_Check
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. Flood zones and boundaries, if applicable, shown on map. Elevations for full subdivisions,
9. Addresses clearly displayed
10. Certificate of ownership signed, stamped and notarized
11. Certificates of approval from City and County shown on map
12. All legal restrictions and regulations placed on the approval of plat shown clearly on map
Checklist of items required on Preliminary Plat map:
EZI
1. Title or name of plat, meridian north point, vicinity map and name and signature of owner.
EZ:l
2. written evidence of ownership.
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3. Scale of map shown on map, map to be drawn on a scale of one hundred (100) feet to inch or larger.
4.Locationof existing blocks, lots, alloys, easements, building lines, natural features and buildings,
S. Existingand proposed streets with street names.
✓
6. Plan of subdivision with blocks, lots, alleys, easements, budding lines, parks, dimensions and addresses,
7. Location of existing and proposed sewers, water, gas mains, as well as storm and drainage easements.
8. Topography if the surface Is markedly uneven.
9. Boundaries and elevations of all areas located in the flood hazard and flood zones for all areas.
ELI
10. Location of all existing pipeline easements with size, type of product and pressure.
✓
11.Na ie of registered surveyor/engineer responsible for preparing the plat.
12. List of all restrictive covenants, conditions, and limitations to govern property being subdivided.
Plots (criglnal signed document) to be Filed must he UWAIRE Ied by AtIng fees (City PA County), tax certiricates, dl§W files (CAD,•Pdrand shaponle),
and 2toples of the plat.
0,1/24/2022
Planning Application Acceptance:
&"- - -i
RPOsed 3/2020 1 Vail,
PLANNING & COMMUNITY
DEVELOPMENT
T 409.880,3100
F 409.880.3133
PO BOX 3827 1 Beavmont, TX
25 January 2022
CITY OF BEAUMONT
Planning Division
P.O. Box 3827
Beaumont, Texas 77704
Attn: Adina Josey, CFM
Senior Planner/Floodplain Administrator
Re: SEVEN STARS, PHASE ONE
Dear Adina:
Transmitted herewith in regard to the above referenced project are the following:
1) Subdivision Application form in pdf format (original to be hand delivered)
2) The preliminary plat for Phase One in pdf format (5 copies to be hand delivered)
3) The project drainage plan and design computations in pdf format (3 copies to be
hand delivered)
4) The conceptual development plan for the Seven Stars development in pdf format (2
copies to be hand delivered)
5), The legal description for Phase One in pdf format (1 copy to be hand delivered)
6) Diskette containing this transmittal letter, images in pdf, dwg, and .shp format of the
preliminary plat, the drainage plan/computations, the Subdivision Application, legal
description of the property in pdf and MSWord format, and the conceptual
development plan. (No Restrictive Covenants will be applied to this development)
Phase One of the Seven Stars development will consist of 21 lots proposed for new single-
family residences and is in keeping with the attached conceptual development plan, As a part of
this project, sidewalks will be constructed by the homebuilder on both sides, of the streets
internally along with handicap ramps/landings at corner lots as construction of each home is
completed.
A waiver for construction of a sidewalk along the frontage of the State Highway is requested in
that sidewalks were not required or were waived for the last phase of the adjoining Deerfield
subdivision constructed in 2018, The nearest sidewalk connection to the east is the new car
wash in front of Ritter Lumber almost a mile away. Neither Ritter Lumber nor the Community
409.724.7888
3120 Central Mall Drive
Port Arthur TX 77642 Engineering Surveying
awceng.com F-16194 10194049
MNAMM/11//
Adina Josey, CFM
Senior Plan ner/Floodplal n Administrator
City of Beaumont
25 January 2022
Bank at the intersection of Hwy 105 and FM 364 were required to construct sidewalks as well as
all the other developed tracts that include a school, two churches, and a subdivision along the
north side of this stretch of highway corridor, The plant nursery to the, west has a sidewalk along
the highway back of curb as does the vacant church tract at the Keith Road/Hwy 105
intersection with the sidewalk ending 25' short of Keith Road. There are no sidewalks along the
south side of this corridor from Keith Road to FM 364 which is primarily residential with a few
commercial tracts. Given that a sidewalk and any foot traffic from the Seven Stars development
would only allow access to the adjacent nursery in addition to the expense associated with
constructing 865 linear feet of walk, including intersection ramps, a waiver is requested in
keeping with the above referenced Phase VI of Deerfield.
A curbside mail kiosk will be installed near the intersection of Kareern Drive and Sana Drive for
the lots in Phase One for mail/parcel service. Street identification signage and stop signs will be
placed at the intersections by the developer in accordance with City requirements. Permitting for
the entry drive and utility extensions on State Highway 105 will be submitted to TxDOT for
approval.
All streets, storm sewer, water, and sanitary sewer improvements will be constructed in
accordance with current City standards and specifications. Upon final inspection of these
improvements by the City departments, DD6, and TxDOT, the developer will request that future
maintenance of these improvements be accepted by the City. Primary electrical service will be
overhead with underground secondary service throughout the subdivision. A total of four (4)
cobra -head streetlights will be placed at the locations shown on the preliminary plat.
Communications and natural gas services will also be installed to serve this development.
'The water system for this project will entail extending an existing 12" main west along the north
side of the Hwy 105 frontage. A 6" water line will be extended off the 12" at, the intersection of
Hwy 105 and Kareem Drive with 6" lines to be extended east/west on Sana Drive, terminating
with 2" water lines at the cul-de-sacs. Provisions for a future loop system will be included in the
plans for Phase One. 1Y2" water service lines will be constructed to serve each lot. In
accordance with Article 22.02, Section 22.02.143 of the City Code of Ordinances, the developer
is requesting City participation in the cost to extend the 12" water main as a part of Phase One,
to be determined by current pricing at the time of construction. A schematic of the proposed
water and sanitary sewer system along with capacity summary for both will be submitted to
Water Utilities as requested in our pre -application meeting.
The sanitary sewer system will consist of extending an existing 15" trunk line west along the
Hwy 105 frontage of Deerfield to the proposed entry drive for the Seven Stars project. It is not
Adina Josey, CFM
Senior Planner/Floodplain Administrator
City of Beaumont
25 January 2022,
known why the developer of Deerfield was only required to extend the 15" trunk line 40' past the
entry to Deerfield contradictory to City Ordinance. In that the developer will now be required to
incur the cost to install an additional 445 linear feet of 15" across the Deerfield frontage in
addition to extending the line across/past the frontage of Phase One, he is requesting City
participation to cover the cost of the material only for that 445 foot section. From the proposed
manhole at the intersection of Hwy 105 and Kareern Drive, a 15" sewer line will be extended
north along the west side of Kareern Drive with 8" line segments extended east/west on Sana
Drive. Dual and single 4" service lines will be constructed off the 8" lines to serve each lot.
Drainage will be via underground storm sewers with a 36" outfall pipe and concrete riprap, lining
constructed at DD6 ditch 1004-B1 in accordance with DD6 standards. Inlets/storm sewers will
be constructed in accordance with current City standards. Also, an additional 20' of right-of-way
will be dedicated to DD6 for maintenance of Ditch 1004-B1 as a part of Phase One.
A Storm Water Pollution Prevention Plan (SWP3) will be prepared specifically for construction of
Phase One with control measures to be implemented by the contractor per State (TCEQ) and
Federal (EPA) Regulations along with a supplemental Grading Permit as required by the City of
Beaumont.
With the conceptual plan for this development to include a total of 68 lots, a waiver is requested
to allow an additional 4 lots, over the 64-450 lot minimum requirement under the City Code of
Ordinances, without the requirement to add an additional outlet. The adjoining development,
Deerfield, has 146 lots with a single outlet.
The entrance drive planned for this development will be a minor collector, serving a total of 68
lots, with a 55 foot wide right-of-way and street pavement width of 32 feet, back to back of curb.
A waiver is requested to allow this configuration over the 60 foot wide/37 foot pavement section
required under the City Code of Ordinances that is typical of collector streets serving much
larger developments such as the above referenced Deerfield. A 32' wide pavement allows
ample clearance for emergency vehicles if there is parking along the street and has been
granted in the past for other projects, such as Bellechase West.
We trust that these development plans will meet with the Planning Commission's favorable
approval at the upcoming meeting scheduled for February 211t 2022. The $350.00
application/processing fee will be submitted via the City Portal system. Should you or your staff
have any questions, certainly feel free to give us a call.
Adina Josey, CFM
Senior Plan ner/Fl ood plain Administrator
City of Beaumont
25 January 2022
Sincerely,
Joe Pattie
AWC - Consulting Planner
Attachments noted
cc: Quality Home Builders, LLC
Rebhi Harridan, Developer
AWC
Keestan X. Cole, P.E.
Joe M. Wilson, Jr,, P.E.
Q:\Projects\HHB-010\Correspondence\Letters of TransmittalVStars Ph I-P&Z Prelim Submittal 1,25,2022,docx
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022-31: Request for Preliminary Plat approval of the Preliminary Plat of Seven Stars,
se One, Beaumont, Jefferson County, Texas.
ilicant: Joe Pattie
ation: 8500 block of State Highway 105
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