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HomeMy WebLinkAboutPreliminary Plat - Cottontail TrailR� DATE: April 6,1998 TO: Planning Commission FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider the Preliminary Plat of Cottontail Trail (Lots 1-4). FILE: Preliminary Plat - Cottontail Trail STAFF REPORT Mark Whiteley & Associates, Inc. are representing Bill Munro and Mike Jenkins in the development of the four lot 6.8 acre single family subdivision. The tract is located north and west of Wellington Place and is situated due west of the intersection of Sheridan Oaks with Wellington. These four lots will be served by a 350' long cul-de-sac which will extend west from Wellington. The largest lot is 1.9 acres and the smallest is 1.4 acres. This property lies east of a medical clinic, a residential care facility and a vacant tract owned by St. Elizabeth Hospital. A 100'wide DD#6 ditch forms the northerly boundary of the subject property. The plat was distributed to all interested and concerned parties. The Planning staff has received at the time of this writing only one objection regarding the proposed layout scheme of the subdivision, The developer has proposed to align the north right-of-way line of Cottontail Trail at Wellington with the south line of Sheridan Oaks at its intersection with Wellington. From centerline to centerline the resulting offset is only fifty (50') feet. The Traffic Engineer has voiced his concerns at this potential safety hazard and objects to the offset shown on the plat. Article 111, General Design Principals and Specific Design Standards and Improvement Requirements, Chapter 24, City Codes, Subdivision Ordinance states: "Offsets in street alignment shall be avoided. When a subdivision street is intersected by two other subdivision streets, the intersecting streets should form a four -leg intersection or two three -leg intersections offset at their centers by at least one -hundred fifty (150) feet." The consulting engineers have requested in writing a variance to Section 24-13 (street design), The Planning Commission may grant variances to the requirements of the Subdivision Ordinance under Section 24-30 if evidence is provided to them justifying the variance. STAFF REPORT continued Other than the above, the proposed plat meets or exceeds the regulations of the Subdivision and Zoning Ordinances and is in compliance with the Comprehensive Plan. Exhibits are attached. February 20, 1998 Mr. Stephen Richardson, Director Planning Division City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 REP: Preliminary Plat - AT Mr. Murray Duren MARK W. WHITELEY AN D ASSOCIATES INCORPORATE D CONSULTING ENGINEERS, SURVEYORS, AND PLANNERS P.O. BOX 5492 BEAUMONT, TEXAS 77726 4091892.0421 Cottontail Trail Attached, please find thirty (30) copies of the proposed preliminary plat, three (3) copies of the drainage area map with calculations and a check in the amount of three hundred dollars ($300.00), for review of the above referenced plat. As shown on the attached plat, the proposed development shall consist of four (4) lots for single family 'residential usage. The existing land use is R-S. The proposed water line, sanitary sewer line, fire hydrants, street lights and easements are shown on the attached plat. The proposed streets shall be as shown on the plat. Please process this preliminary plat and place it upon the earliest available agenda for review by the Planning Commission. Thank you for your cooperation in the matter, I remain, Sincerely, Donald M. Rao Manager of Engineering Attachments cc: Bill Munro cc: File F:\WP5MATA%TA11LXTR CTN OF BEAUMONT WNNING DIVISION RECIENED fEB 0 1998 3250 Easlex Freeway Beaumont, Texas 7T703 Fax (409)892-130 AL4RK W. WHITELEY AND ASSOCIATES I-- INCORPORATED Co ULTING ENGINEERS, St SURVEYORS,. AND PLANNERS P.O. BOX 5492 BEAUMONT, TEXAS 77726 March 23, 1998 F 4091892.0421 Mr. Stephen Richardson Planning Division Director City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 ATTN. Mr. Murray Duren REF. Cottontail Trail Subdivision ADDENDUM Dear Murray; Reference our letter of February 20, 1998 regarding a request for a review of the preliminary plat for the above mentioned subdivision. In addition to this request, we are making a request for a variance to Section 24-13 "Streets", paragraph (g) with respect to an offset in alignment of the proposed Cottontail Trail and Sheridan Oaks Drive. The granting of the variance will not be detrimental to the public safety, health, or welfare or injurious to other property. The new street will only serve four homes and will be more like a private drive than a public street. Traffic generated will be very minor and will not create a safety hazard due to the offset in alignment. The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are not applicable generally to other property. This is due to the location of the existing roadway which has been in existence for many years and the desire of the property owner to utilize this location for the new location of Cottontail Trail. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere ' inconvenience, if the strict terms of these regulations are enforced. The result of moving the road northward would unevenly divide the property, thus creating undesirable lot dimensions. The variance will not in any significant way vary the provisions of the Zoning Ordinance, Zoning Map, or Comprehensive Plan. 325O Eastex Freeway Beaumont Texas M03 Fax (409)892-1346 Cottontail Trail Addendum Page 2 If you have any questions or need additional information, do, not hesitate to call me, as I remain, Sincerely, Donald M, Rao Manager of Engineering Cc: Mr. John Ohmstede Cc: File GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: STATUS OF APPLICANT: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: DD#6 ditch EAST: Wellington Place street, subdivision SOUTH: Wellington Place street, electric power substation, subdivision WEST: Vacant tract, medical clinic, St. Elizabeth tract, residential care facility COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: STREETS: WATER: SANITARY SEWER SERVICE: Mark Whiteley & Associates, Inc. Bill Munro and Mike Jenkins Consulting engineer Wellington Place, east of Dowlen Road RS (Residential Single Family Dwelling) and RM-H (Residential Multiple Family Dwelling - Highest Density) District 6.8331 acres Vacant wooded site "C" - Minimal flood hazards SURROUNDING ZONING: NC (Neighborhood Coinmercial) District PUD (Plumed Unit Development) District RS (Residential Single Family Dwelling) District RM-H Neighborhood Growth Unit Existing oil field road on site. Proposed Cottontail Trail, 50' right-of-way and 27' pavement. This is a 350' cul-de-sac with decorative brick pavers as spacers. The street will serve only the four lots. Proposed 24" storm sewer. Proposed 6" water line. Proposed 6" sanitary sewer. GENERAL INFORMATION/PUBLIC UTILITIES continued FIRE PROTECTION: Fire protection is provided by Station #4, Lucas at Gladys. ADEQUACY Existing and proposed services and utilities are OF SERVICE: adequate. Proposed are 10' and 15' wide utility easements along the front of each lot. There is also a 10" wide "Landscape Area" along the east side of the addition abutting Wellington Place.