HomeMy WebLinkAboutPZ2023-167DATE: May 15, 2023
TO: Planning Commission
FROM: Demi Engman, Planning Manager
SUBJECT.- To consider a request for a sidewalk waiver.
FILE: PZ2023-167
STAFF REPORT
Anis Rehman requests a waiver to the sidewalk requirement for a new gas station and
convenience store located at4B3OCollege Street. |fapproved, this request would allow
sidewalks to be waived to the development site along Dixie Drive and VVaU Street.
Section 2G.03.004(3)of the Subdivision and Site Development Regulations state, "The planning
and zoning commission may grant owaiver to the sidewalk requirement if the applicantom
prove there /sonengineering /eoson/brnot installing os/dem/o8k."Per the letter, they state the
following engineering reasons for the sidewalk waiver:
1. For a right-of-way sidewalk to be constructed the existing ditches would need to be
filled and right-of-way drainage would need to be redesigned for the entire area.
2. Streets are narrow and roadside ditches pose danger to the citizens on sidewalks,
creating afall into the ditches. Both public streets are designed and built asasphalt
drives with roadside ditches. Roadside ditch does not have enough fall/gravity slope to
be replaced with storm sewer culverts resulting in necessity to redesign streets with
curb and gutter and underground storm sewer.
City Engineering staff has reviewed the request for awaiver and states, °Thegeometry of the
exis tin gopen ditch es an d lim itedr��of- way olon gNall Street andDixie Drive will req(ire the
installation of culverts to accommodate the construction of sidewalks. The property is located
on the downstream end ofolarger drainage area located to the north, which presents
negatively impacted.
Planning staff recommends approval of the request.
Exhibits are attached.
BEAuMONT
Planning & Community Development
Case Type:Planning and Zoning
Case SUb Type: Sidewalk Waiver
Case #: PZ2023-167
Location: 4930 COLLEGE ST, BEAUMONT, 77707
Individuals listed on the re cord:
Applicant
Anis Rehman
1475 Texas Street #1610
Houston, TX 77002
Owner
Anis and Arif Rehman
Missing Address, City, State, or Zip Code in People
Agent
Rana Mahmood, P.E.
12603 Southwest Fwy, STE 285
Stafford, TX 77477
Case Status: REVIEW
Tag Name: Sidewalk Waiver for Porky's at 4930
College
Initiated On: 4/1312023 4,19,35PM
Home Phone,
fork Phone:
Cell Phone-
E-Mail: anisarehman@gmail.com
Home Phone:
Work Phone:
Cell Phone,
E-Mail:
Home Phone:
Work Phone, 832-999-4764
Cell Phone:
E-Mail: rana@heightsengineering.com
Reason for Submittal Request sidewalk waiver long College St, Dixie Drive a n d Wa I I St to
new construction of gas station.
Notes:
Case Type: Planning and Zoning Page i of 1
Case #- PZ2023-167 Printed On.- 4121/2023
APHI 11, 2023
City of Beatiniont
P.O. Box 3827
801 Main, Suite 210
Beaumont, TX 77701
Re: Variance cquest BP2023-1540 "Porky's 0a 4930 College Street" (Heights 22-129)
Dear Sir/Madam,
Heights Engineering LLC is designing a proposed commercial redevelopment at 4930 College St
in Beatiniont, TX. We would like to request a variance for the required ROW sidewalks along
Wall Street and Dixie Street. Currently, there are no existing sidewalks along both of these
streets near the property due to the existing ROW ditches and narrow roadways. For a ROW
sidewalk to be constructed the existing ditches would need to be filled and ROW drainage would
need to be redesigned for the entire area.
Granting of this variance will not be contrary to the public" s interest as there are no existing
sidewalks in the area due to the ROW ditches and culverts. Streets are narrow and roadside
ditches pose danger to the citizens on sidewalks, creating a fall into the ditches. My (the
engineers) interpretation is that both Public streets are designed and built as asphalt drives with
roadside ditches. Roadside ditch does not have enough fall / gravity slope to be replaced witli
storm sewer culverts. The only way to cover the entire roadside ditch is to redesign streets with
curb and gutter and Underground storin sewer. Standard depth of public storm sewer systeiin is
minimum 4' and ditches are merely 18" deep.
Therefore, it's not workable to cover the entire length of the roadside ditch to con trust concrete
sidewalk. The literal enforcement of the ordinance will result in unnecessary hardship duc to the
streets being narrow. There is not enough space between road and ditches. If sidewalks were
built it would create a dangerous path for motorists and pedestrians if sidewalk is built.
By granting the variance, the spirit of the ordinance will be observed and substantial justice will
be done since there are no existing sidewalks in the area due. to the roadside ditelies.
Please accept this letter as our format rcquest for variance. If YOU have any questions, feel free to
contact us.
Sincerely,
Rana Mahmood., P.E.
Email- i-ana@lieightsengiticering.coiii
TEXAS
INTER -OFFICE MEMORANDUM
City of Beaumont, Texas
Date: April 20, 2023
To: Demi Engman, Planning Manager
fi-om: Molly Villarreal, P.E., C.F.M., City Engineer -
0
Subi ect: Engineer-ing Concurs-ence foi- Sidewalk Waivei- Request at 4930 College
Street (PortLy's)
COMMENTS
City staff is in favor of granting the sidewalk waiver based on the engineering reasons presented
in Mr. Mal-m-lood's letter for the proposed Porky's store located at 4930 College Street.
The geometry of the existing open ditches and limited right-of-way along Wall Street and Dixie
Drive will require the installation of culverts to accommodate the construction of sidewalks. The
property is located on the downstream end of a larger drainage area located to the north, which
presents signifii
cant design and constructability challenges to ensure the surrounding area s not
negatively impacted.
6LAUMONT
Page 1 of 1 Public Works
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1 3-167: Request for approval of a sidewalk waiver.
kpplicant: ✓Anis Rehman
ovation: 4930 College Street
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