HomeMy WebLinkAboutPreliminary Plat - Manion CourtDATE: March 3, 1997
TO: Planning Commission
FROM: Stephen C. Richardson, Planning Director
SUBJECT: Preliminary Plat of Manion Court, a 2.68 acre tract out of the A. Huston Survey
located at the end of Manion Drive in Beaumont, Texas,
FILE: Preliminary Plat - Manion Court
STAFF REPORT
The Planning Director recommends conditional approval of the preliminary plat subject to
the following conditions: 1) Change the right-of-way radius of the cul-de-sac from 3 5' to 50'
and the pavement radius of the cul-de-sac from 25' to 33.5' as required by the Subdivision
Ordinance; 2) Correct Note No. 4 of the FIRM Panel; and 3) Final approval by City Council
of Major Streets and Highway Plan as recommended by Planning Commission.
The Nichols Development Company wishes to subdivide the tract into 11 residential lots and
one out parcel. The I I lots will be developed for single family "garden home" residences.
The out parcel will be sold to the owner of an abutting residence located at Manion Drive and
Spring Meadow Drive. Manion Court as shown on the plat will be a private drive. The
subdivision will be entered through a locked gate located at a point 45' west of the present
west end of Manion Drive, The street and storm sewers will be built to City standards but
will be privately maintained by a homeowners association. The water lines and sanitary
sewers will be built to city standards and will be dedicated to the City for maintenance.
All of the 11 lots will lie on the north side of the private street. Property along the south side
of the street is owned by Buckner Baptist Benevolences.
The subdivision plan was submitted to all interested parties for comment.
The Fire Marshal, the City Engineer and the Traffic Engineer object to the proposed cul-de-
sac which depicts a paved radius of only 25' instead of the required 33.5'. Also, the radius of
the cul-de-sac right-of-way is supposed to be 50' and not 35' as shown on the plat.
Reducing the status of Manion Drive as a collector street 45' west of its intersection with
Spring Meadow to a private drive is acceptable if the Major Street and Highway Plan, as
recommended by the Planning Commission, is approved by City Council, The City Council
is contemplating changing the status of the street and has received a favorable
recommendation from the Planning Commission to delete Manion Drive as a collector from
the present western end to Keith Road.
The consulting engineer shall correct the general notes reference FIRM panel 50 from 0050B
to 0050C and change date of map from 1984 to 1992. (Note 4),
Other than mentioned above, this plat is in compliance with land subdivision regulations.
Exhibits are attached,
&
5aar�rolll
ackman,
Consulting Engineers & Surveyors
nc.
10 February 1997
CITY OF BEAUMONT
Kim Carroll, PE
Norman Blackman, PE, RPLS
Planning Division
Terra Dariez, PE
P.O. Box 3827
SeniorConsuliant
Beaumont, Texas 77704
n ill Warrick, RPLS
Steve Boucber RPLS
Attn: Mr. Stephen Richardson, AICP
AfifcbellBrackin, RPIS
Planning Director
Re: Manion Court
Dear Mr, Richardson:
Transmitted herewith in regard to the above referenced are the following:
1) 30 prints of the preliminary plat for Manion Court.
2) 6 prints of the proposed drainage plan.
3) $300.00 application fee (check no. 7683)
Manion Court, proposed for development by Nichols Development Co., Inc. will
consist of 11 lots designated for single family garden home residences. This
subdivision will establish a homeowner's association for maintenance of all common
areas on this site, Lot A, a 50 foot wide, 0.062 acre tract will be sold as an out parcel
to the adjacent property owner at 9620 Manion Drive for additional yard area.
The developers plan to extend Manion Drive an additional 45 feet where a
landscaped island with a gated entrance will be constructed for the residents of
Manion Court, Since Manion Drive has had a dead-end status at this location since
1985 it is reasonable to assume that Manion Court as planned will not be subject to
the adjacent flow of residential traffic. The gates will remain, open during daytime
hours for garbage pickup, mail delivery, etc. and will be secured at night to limit and
deter public access. A Knox -Box entry system or equal meeting the approval of the
City's Fire Department will be installed for emergency entry. The street and storm
sewer system serving this development will be built according to City standarTds but
will be privately maintained by the homeowners association. 4
J.V-11 ?'°Sireel
I Iionl, Texas 77702 tL8 y 0- 1997
Pbone, 409.833-3363
BAX, 409-833'-0317
E-mail,- cbiengC&aol.com
Mr. Stephen Richardson, AICP
City Of Beaumont Planning Director
10 February 1997
Page 2
Water and sanitary sewer improvements will be extended to serve this development and
will also be constructed to City specifications. After completion and testing, these
improvements will be dedicated to the City for maintenance.
Easements will be dedicated as required for access and maintenance of all utility services.
A centralized box unit (NDCBU) will be constructed for mail service delivery to the
residents. The street addresses shown are an extension of the address system currently
assigned: to Manion. Electrical service (overhead) is in place along the rear of the lots to
serve new residences. The developer proposes to place ornamental street lights along the
green area south of the private drive via underground service. Lighting will also be placed
at the gated entry.
The private street will transition from existing collector width (37') to residential (27')
extending west to a cul-de-sac at the west property line. Because of the limited depth of
.this tract, the cul-de-sac will be elongated to 67 feet with a 25 foot radius to allow
additional area for turnaround. A 25 cul-de-sac radius has been, accepted, on several of the
private drives off Green Meadow Drive and has proven to be adequately functionable.
Obviously a standard offset cul-de-sac design (33.5' paving radius with a 50'r.o.w radius)
would impose the unnecessary and costly loss of at least one or possibly two lots. We
certainly feel the proposed design will serve the purpose and request a waiver to the
minimum City standard for the cul-de-sac.
The restrictive covenants for this development have not yet been completed but I will
forward a draft copy to you in the next week or so. It is our understanding by your letter
dated January 6, 1997 that this project will not be affected by way of the City's amendment
to the Major Street and Highway plan, deleting the westward extension of Manion Drive.
With the recent shift seen in buyer interest toward the garden home market, the developer
anticipates Manion Court to be a successful venture offering quality custom homes in a
quiet, secluded location. We trust this development plan will meet with the Planning
Commission's favorable approval at the upcoming meeting scheduled for March 3, 1997.
Should you have any questions, please feel free to call.
Respectfully submitted,
I & BLACKMAN, INC.
0 8 ulflngngineers & Surveyors
tie, E.T.
Manager
JP/jp
Attachments
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lackman,
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Mr. Stephen Richardson, AIICP
City Of Beaumont Planning Director
10 February 1997
Page 3
cc: Nichols Development Co., Inc.
Reed Nichols
Howard Nichols
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LOCATION MAP.
NTS
PRELIMINARY PLAT
OF
FEBRUARY 1997
DEVELOPED BYc
NICHOLS DEVELOPME, NT CO., INC.
P.O. BOX 7069
BEAUMONT, TEXAS 77720
PREPARED BY,
arroll & CONSULTING ENGINEERS & SURVEYORS
lack7naM 1360 7TH STREET
BEAUMONT, TEXAS 77702
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT:
PROPERTY OWNER:
STATUS OF APPLICANT:
LOCATION:
LEGAL DESCRIPTION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
I
SURROUNDING LAND USES:
NORTH- Single family residences
EAST: Single family residences and West Brook
High School
SCUM Buckner's Childrens Horne
WEST: Vacant land, DDY6 property
(Ditch and retention pond)
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
STREETS:
Carroll and Blackman, Inc.
Nichols Development Company
Consulting Engineers
West Beaumont at west end of Manion Drive.
Proposed Lot A (0. 062 acres) and Lots I -11,
Manion Court, A. Huston Survey, Ab. #33,
Bmt., Jeff. Cty., Texas, containing a total of
2,683 acres of land, more or less.
RS (Residential Single Family Dwelling)
2,683 acres
Vacant tract
"C" Minimal Flood Hazard Zone
SURROUNDING ZONING:
RS (Residential Single Family Dwelling)
RS
I t �
Outside City
Neighborhood Growth Unit
R=;,
Manion Drive is presently a residential
collector street. The developer proposes
extending this street as a public right-of-way
an additional 45' to a landscaped island and a
locked gate. The Manion Drive 37' pavement
will be reduced to a 27'residential street width
west of the entrance to the private addition.
This street, Manion Court, will be a private
drive with a 50'right-of-way.
GENERAL INFORMATION/PUBLIC UTILITIES continued
DRAINAGE: A 15"' and 18" storm sewer is proposed for the
Manion Court right-of-way. Flow will enter
the DD#6 ditch on the west boundary of the
subdivision. All drainage plans are subject to
approval of the City Engineer and DD#6.
WATER: A 2" water line will extend west from an
existing 6" line in Manion to serve the
proposed new lots.
SANITARY SEWER An existing 6" and 8" sanitary sewer line
SERVICE: will be extended west along the rear of Lots A
and Lots I - 11 in an easement.
FIRE PROTECTION: Fire protection is provided by Station #9, 7010
Gladys Avenue.
ADEQUACY
OF SERVICE: Existing and proposed services are adequate.